⬅️ BACK

There are several apartments throughout the Precinct that are experiencing building defects, such as cracks in their ceilings/walls/around openings like air vents, rust, missing finishing like adequate seals etc. We are collectively intending to submit a case to strata to manage a claim against BGC to rectify, and then to escalate this to the SAT if the strata do not take adequate action, and to the Building Commissioners Office if BGC do not wish to engage.

Update timeline

25/02/26

• Forwarded thread to email address as advised by BGC Housing Group ([email protected]) requesting redirection to the relevant defect handling party.

24/02/26

• Email to [email protected] (address advised by Strata Manager) failed to send and returned an error.
• Contacted BGC for correct email.

23/02/26

• Contacted BGC via email requesting defect notification process and contact timeline for defects notified by Strata Manager.

17/02/26

• Requested update on:
  • Assessor inspection timeline

11/02/26

• Requested update on:
  • Assessor inspection timeline
  • BGC contact to pursue individual lot defect conversation directly

03/02/26

• Email response from strata advising:

  • Individual lot defects were notified to BGC on 27/01/26.
  • BGC responded with a somewhat opaque response about their stance on strata’s involvement in non-common property issues, and that the defects noted do not give rise to common property defects.
  • There has been an assessor approved by the COO for common property defects, however it is unclear when this has been scheduled for and whether it will be with enough time to take action before the warranty period expires.

• An email response has been sent to the strata, and the issues will also be sent to. Email to strata:

  Dear Amy,

  Thank you for your detailed response and for formally acknowledging the correspondence regarding defect concerns raised by a number of owners at The Precinct.

  I appreciate the clarification provided regarding the distinction between strata and individual lot responsibilities, and I understand the position outlined in respect of how internal apartment matters are to be progressed.

  For clarity and completeness, I would appreciate confirmation of the following points:

  • When the matters raised have been, or will be, formally referred to BGC, and the scope of what has been provided to them for awareness and response
  • The anticipated timeframe for engagement of the approved surveyor in respect of common property and structural matters, and when that assessment is expected to commence
  • Whether there are any dependencies, constraints, or approvals outstanding that may affect or delay the surveyor’s engagement, or whether engagement is otherwise proceeding as planned

  Notwithstanding the above, owners understand that expert confirmation is required to determine whether certain issues extend beyond individual lot responsibility and may have a common property or systemic cause. On that basis, affected owners will consider obtaining independent expert assessments where appropriate, however this should in no way impede the current approved surveyor producing a report. Should such assessments identify common causes or matters that extend beyond individual lots, it is expected that these would be raised with strata management for further consideration at that time.

  Thank you again for the clarification provided. I would appreciate confirmation of the above points when convenient.

27/01/26

• Email from strata advising:
  • The distinction between strata activities and lot owner activities
  • Where owners believe that internal items constitute building defects attributable to the builder, individual owners are able to take the following actions:
    • Engage their own qualified building consultant, engineer, or building inspector to assess the issue
    • Obtain a written report confirming whether the issue is structural in nature, a building defect, or cosmetic/maintenance-related
    • Compile supporting evidence (reports, photographs, timelines) specific to their apartment
    • Raise the matter directly with the builder within the applicable statutory timeframe
    • Seek independent legal or building advice regarding their rights under the building warranty provisions
    • If required, pursue the matter through the appropriate statutory pathway, including the Building Commissioner, in their own capacity
    • If an owner obtains a professional report confirming that cracking or movement within their apartment is structural rather than cosmetic, owners are encouraged to act promptly and raise the matter without delay, given the implications such findings may have.
  • There has been an assessor approved by the COO for common property defects, however it is unclear when this has been scheduled for and whether it will be with enough time to take action before the warranty period expires.
  • Strata makes no promises to act in a way that preserves individual lot rights to make relevant claims:
    • “Strata management is aware of the relevant statutory timeframes and will act prudently in respect of common property matters where required. This does not extend to preserving or prosecuting claims relating to individual lots.“

26/01/26