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Common property specialists
Common property kept consistently presentable, with the documentation your committee actually needs — certificates of currency, SWMS and itemised invoicing that stands up at an AGM. $20M public liability, double what most local operators carry.
The committee's problem
That's the awkward part of common property maintenance. A committee member or strata manager signs off on a contractor, then fields the complaints when the paths and entry are still streaked and slippery before an inspection, or when an owner asks at the AGM why the levies went up.
What makes that manageable isn't a cheaper quote — it's a contractor who turns up on schedule without being chased, and paperwork you can put in front of owners without having to go asking for it.
We work with Toowoomba Strata and directly with several self-managed body corporates. The reason we keep those sites is not that we're the cheapest; it's that nobody has to think about us between visits.
Common property
Being clear about scope
Included as standard: building exteriors and entries, unit roofs, gutters and downpipes, stairwells, landings and shared balconies, driveways, paths and visitor parking, fire access and service clearances, bin areas and service yards. All debris removed every visit and wash water managed to the scheme's requirements.
Available as scheduled extras: concrete sealing on high-traffic common areas, window cleaning across the scheme, solar panel cleaning on shared arrays, and exterior water tank cleaning — all on the same schedule and invoice cycle.
Not included: irrigation repairs, pool plant or water features, tree work requiring an arborist's structural assessment or removal above head height, and building or roof works. We'll flag anything we notice in those categories and refer you on rather than attempting it.
Saying that clearly upfront saves a committee the awkward conversation later about what the contract actually covered.
For your records
Everything above is available before you engage us, not after. Committees and strata managers can request the full pack for AGM papers or contractor records at any time.
What happens next
Built around how committees actually make decisions — with the documentation and the annual figure in hand before you have to put anything to owners.
Common questions
Yes, on request and before engagement if you prefer. We carry $20 million public liability — double what most local operators advertise — along with a documented SWMS signed by every worker.
Itemised, showing what was done and when. If your scheme has multiple buildings or stages we can split by site or consolidate into one invoice — whichever suits your reporting to owners.
Yes. We can provide an annual figure broken into scheduled visits plus any periodic work — roof and gutter cycles, concrete sealing, window cleaning — so the committee can budget the year rather than approving costs ad hoc.
We'll take a single point of contact — usually the strata manager or committee chair — and we're happy to be polite and helpful to owners on site without taking instructions from them. That keeps scope and cost under the committee's control.
Every team member holds a current Blue Card and police check, so mixed-use schemes aren't a problem. See childcare and school sites for how we handle those sites.
Yes, and it's common. We'll walk the site first and tell you honestly what state it's in — including whether it needs a catch-up visit before normal maintenance starts, so the committee isn't surprised by the first invoice.
Talk to James directly — 0490 397 740
Get in touch with James
We'll walk the common property, tell you what it needs, and give you an annual figure your committee can budget against — with the documentation pack up front.
See our full commercial approach — See commercial exterior cleaning →