December always sneaks up on us. Before everyone goes into holiday mode, smart committees take a few deliberate steps to set their building up for a smooth, safe summer. A little planning now prevents expensive crises later, especially when trades are thin on the ground and storm season hits at the same time as higher visitor traffic.
Below is a practical guide for owners corporation committees in NSW to get ahead of the curve. It’s grounded in common-sense building management and aligned with your obligations under the Strata Schemes Management Act 2015 (NSW) and the Strata Schemes Management Regulation 2016 (NSW), which require maintaining and repairing common property, keeping records, and ensuring compliance across safety and insurance matters.
1) Schedule Preventative Maintenance (Before the Summer Storms Arrive)
Sydney’s summer rains and high heat put real stress on buildings. Poor drainage, blocked gutters, or deferred lift servicing are exactly the type of issues that turn into emergencies over Christmas.
Priority actions:
(a) Roofs & gutters: Book cleaning and minor patching. Confirm downpipes and stormwater drains are clear and flowing. Photograph before/after for records.
(b) Water ingress points: Inspect basement entries, lightwells, planter boxes, and windows for weak spots. Reseal where needed.
(c) Lifts: Confirm preventive servicing is up to date and after-hours call-out arrangements still apply over the break.
(d) HVAC & ventilation: Make sure common-area systems are serviced – heat waves push usage up and failures are costly.
2) Review Common Property Safety (Reduce Risk Before Visitor Traffic Rises)
More visitors over the holidays means more movement, more deliveries, and more chances for slips, trips, and security issues.
What to check:
(a) Lighting: Test stairwells, car parks, and pathways. Replace failing tubes and sensors now.
(b) Handrails & treads: Make sure handrails are solid and stairs have clear, non-slip edges.
(c) Entry points & doors: Confirm auto-closers work, latches engage, and intercoms function as intended.
(d) Signage: Update “No parking,” “Emergency exits,” and short-term letting notices to be visible and current.
Ideally, safety assessments should be carried out by a licensed consultant. However, a strata committee that is proactive – observing and reporting any concerns to the strata manager – is fulfilling its role responsibly. The strata manager can then arrange for qualified contractors or specialists if required.
Much of this should already be in order if the owners corporation is complying with Section 106 of the Strata Schemes Management Act 2015, which requires common property to be properly repaired and maintained.
When in doubt, always speak to your strata manager.
3) Plan for Waste Management (Holiday Volume Is Real)
Christmas and New Year mean more deliveries, more packaging, and (let’s be honest) more rubbish. If your bins overflow, you’re inviting vermin, odours, and neighbour disputes.
Practical steps:
(a) Temporary uplift: Ask council or your private waste contractor about extra pickups in late December and early January.
(b) Bulky waste: Set clear dates and rules, especially for cardboard and e-waste. Enforce tidy stacking and access safety.
(c) Communication: Send a short message to residents with holiday waste tips (flatten boxes, break down packaging, don’t block exits).
(d) Bin room etiquette: Add simple signs: “Flatten boxes,” “No dumping furniture,” “Keep doorways clear.”
4) Communicate Holiday Access Rules (Keep It Simple, Keep It Clear)
Clear communication prevents 80% of holiday headaches. A concise, friendly note before Christmas sets expectations and keeps the building functioning.
Include:
(a) Visitor parking: Where visitors may park, time limits, and the consequences for ignoring rules.
(b) Security & access: Remind residents not to tailgate strangers, keep doors closed, and report suspicious behaviour.
(c) Deliveries: Best practice for parcel storage, courier access, and avoiding lobby clutter.
(d) Short‑term letting: Reiterate building rules (and by-laws) and who to contact if they’re being breached.
(e) Noise & courtesy: A gentle reminder goes a long way when parties are common.
5) Confirm Emergency Contacts (When Something Breaks, Who Do We Call?)
The difference between a small issue and a disaster often comes down to response time. Over the holidays, that means having the right numbers handy and knowing who is authorised to approve urgent repairs.
Build a one‑page emergency sheet:
(a) Strata manager: Name, phone, email, and holiday availability note.
(b) Building manager / concierge: Hours and after-hours arrangements.
(c) Key trades: Plumber, electrician, lift contractor, fire services, garage door tech, locksmith.
(d) Utility providers: Ausgrid (electricity), gas supplier, water authority.
(e) Authority contacts: Police (non‑emergency), SES for storm/flood assistance.
Legal Compliance Note
Under the Strata Schemes Management Act 2015 (NSW), the owners corporation must properly maintain and repair common property and take reasonable steps to manage risks. Committees should act within their authority and refer technical or safety concerns to the strata manager, who can engage licensed contractors or consultants as needed. Never attempt work that requires specialist qualifications.
This list isn’t exhaustive, but it’s a practical starting point for any strata committee. I encourage all committees to schedule a short meeting in the next week or two to confirm that proactive steps have been taken for the upcoming holiday period.
To make it easier, we’ve prepared a downloadable guide, a simple checklist you can use as a reference and starting point.
031225 – Pre-Christmas checklist
Yours in strata,
JM
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Disclaimer
This article provides general information for strata committees in NSW. It is not professional advice and does not replace the need for qualified assessments. Committees are encouraged to be proactive in observing and reporting issues to their strata manager, who can arrange engagement of licensed contractors, building consultants, or WH&S specialists where required. Always follow applicable laws, by-laws, and safety standards.