THE HIDDEN RISK IN STRATA MAINTENANCE

Why Cleaning Should Be Part of Every Major Strata Maintenance Plan

When bodies corporate begin planning for major maintenance projects, the focus is often placed on highly visible works such as repainting, roofing replacements, waterproofing upgrades, or lift modernisation. While these projects are undoubtedly important, one critical component of long-term building performance is frequently overlooked — the ongoing cleaning and Strata maintenance of shared spaces.

Cleaning is often viewed as an operational expense rather than part of a building’s broader asset protection strategy. However, poorly maintained common areas can contribute to accelerated wear and tear, increased safety risks, reduced resident satisfaction, and higher long-term maintenance costs.

As buildings age and usage patterns evolve, cleaning should be considered an essential part of every proactive maintenance plan rather than simply a reactive service.

Why Cleaning Matters More Than You Think

In strata environments, common areas experience constant daily use. Entry foyers, lifts, hallways, stairwells, car parks, shared amenities, and external walkways are all exposed to heavy foot traffic, weather conditions, moisture, dust, and debris.

Without a structured cleaning and maintenance approach, these areas can deteriorate far more quickly than expected.

For example:

• Dirt and grit on hard flooring can gradually wear down surfaces and finishes.
• Moisture build-up can contribute to mould growth, corrosion, and slip hazards.
• Neglected external areas can lead to staining, deterioration, and drainage issues.
• Poor presentation can impact resident satisfaction and perceptions of property value.

In many buildings, these issues are only addressed once they become highly visible or generate complaints. By that stage, the cost of rectification can be significantly higher than the cost of preventative maintenance.

The Shift from Reactive to Preventative Strata Maintenance

One of the biggest shifts occurring within the strata industry is the move from reactive maintenance toward proactive asset management.

Rather than waiting for surfaces, finishes, or shared areas to fail, well-managed buildings are implementing regular maintenance schedules designed to extend the life of building assets and reduce long-term costs.

Routine services such as:

• Pressure cleaning.
• Floor scrubbing and sealing.
• Window and façade cleaning.
• High dusting and ventilation cleaning.
• Bin room sanitation.
• External surface maintenance.

These can all play a significant role in preserving the condition of a building over time.

Preventative cleaning not only improves presentation but also helps identify early signs of larger maintenance issues before they escalate into major projects.

Cleaning and Resident Experience

The condition of shared spaces has a direct impact on how residents, visitors, and prospective buyers perceive a building.

Clean, well-maintained environments contribute to:

• Improved resident satisfaction.
• Greater pride within the community.
• Better first impressions for visitors and buyers.
• Increased confidence in the management of the property.

On the other hand, inconsistent cleaning standards can quickly lead to complaints, frustration, and reputational concerns for committees and managers.

Importantly, cleaning also plays a role in supporting health and safety outcomes, particularly in high-use areas where slip risks, hygiene concerns, or poor air quality may arise if maintenance standards decline.

Who Should Be Involved?

Effective maintenance outcomes are rarely achieved in isolation. Strata committees, building managers, strata managers, caretakers, and service providers all play an important role in maintaining building standards.

The most successful buildings are often those that treat cleaning providers as long-term maintenance partners rather than simply contractors engaged to complete a checklist.

Clear communication, defined expectations, regular reviews, and accountability processes all contribute to stronger outcomes and more consistent service delivery.

What Does Good Look Like?

High-performing buildings generally share several common traits when it comes to cleaning and maintenance:

• Clearly defined scopes of work.
• Regular quality inspections.
• Consistent scheduling.
• Strong communication channels.
• Service providers who understand strata environments and resident expectations.

Consistency is particularly important. Having cleaners and maintenance teams who are familiar with the building allows issues to be identified earlier and standards to remain more reliable over time.

When Should Cleaning Arrangements Be Reviewed?

Cleaning contracts and maintenance schedules should not remain static indefinitely. They should be reviewed regularly to ensure they still align with the building’s needs.

Reviews are particularly important:

• Following major maintenance or renovation works.
• When occupancy levels change.
• After repeated complaints or service issues..
• As buildings age and maintenance requirements evolve.
• During annual budgeting and sinking fund planning processes.

A periodic review can help identify gaps in service scope, emerging risks, or opportunities to improve efficiencies.

A Proactive Approach Supports Long-Term Value

Cleaning is often underestimated because its impact is gradual rather than immediate. However, over time, the condition of shared spaces can significantly influence building longevity, maintenance costs, resident experience, and overall asset value.

When incorporated into a broader major maintenance strategy, cleaning becomes more than an operational necessity — it becomes part of protecting the long-term performance and presentation of the building.

Are You Prepared for What’s Ahead?

As part of our upcoming seminar series, Major Maintenance Projects: The Who, What, When, Why and How, industry experts will explore the importance of proactive planning, preventative maintenance, and long-term asset management across strata communities.

Understanding the role that ongoing maintenance and cleaning plays within the bigger picture can help bodies corporate make more informed decisions, avoid costly reactive spending, and better prepare for the future.

Article Contributed by Mark Squire, General Manager at Commercial Clean Australia.

Commercial Clean Australia will also be exhibiting at the upcoming Brisbane and Gold Coast seminars, where attendees can learn more about the ongoing cleaning and strata maintenance of shared spaces.