PROPERTY MAINTENANCE
Strata property maintenance for Sydney buildings
- Updated September 2026
- ABN 69 251 424 351
- Maroubra NSW 2035
- Mon–Sat
Strata property maintenance is the small, recurring repair and reporting work that keeps common property in order between trades: globes, bins, gutters, grates, door closers, storm clean-ups, and a photo report that tells the strata manager what needs a licensed trade before an owner finds it. Streamline Strata Care has cared for Sydney buildings since 2007 and looks after 38 of them today, from Maroubra across the Eastern Suburbs, Inner West, North Shore, South Sydney and the CBD fringe. It is the same crew every visit, on one fixed monthly fee.
Most buildings take maintenance as part of one contract with strata common area cleaning and strata gardening and lawn care – one induction, one set of certificates to chase, one invoice, one number to ring. You can also take it on its own.
What we do not do matters just as much. Cleaning, gardening and minor maintenance need no NSW licence, and we stay inside that line.
What is in the monthly fee, and what is quoted separately
| Work | In the fixed monthly fee | Quoted as its own job |
|---|---|---|
| Bins out and back, bin room cleaned and disinfected, bins washed, chute and hopper cleaned | Yes | – |
| Light globes and lamps, replaced like for like | Yes | – |
| Visual check and report on exit and emergency lights, fire doors, fire exits and extinguishers | Yes | – |
| Minor repairs: door closers, handles, hinges, signage, notice boards, letterboxes | Yes | – |
| Gutters, downpipes, surface drains and grates at reachable heights | Yes | – |
| Car park swept and blown; paths, entries and spills pressure cleaned; graffiti and stickers removed | Yes | Car park pressure cleaning |
| Dumped items and bulky waste cleared, storm and debris clean-up | Small loads and the ordinary tidy-up | Skip-bin loads and large clear-ups |
| Touch-up painting, small fence and gate repairs | – | Yes, under $5,000 |
| Photos after every visit and a same-day issue report | Yes | – |
Work outside the scope is quoted in writing and only done once you approve it. Car park pressure cleaning is quoted with the drainage checked first, and we test a patch before we start.
Written into your scope of works, area by area
The trouble with the last contractor was usually a scope that said "as required". Yours says this instead, and it is what the crew works from:
- Bin room and bin bay – bins out and back, floor swept and hosed, bins washed, chute and hopper cleaned, dumped items cleared.
- Car park, paths and driveway – swept, blown, litter picked up, spills and entries pressure cleaned, graffiti removed, drains and grates cleared of leaves.
- Lobby, corridors and stairwells – globes and lamps replaced like for like, exit and emergency lights checked by eye, fire doors checked and never wedged, closers, handles and hinges repaired.
- Letterboxes, signage, notice boards and the roofline – repairs, notice board updates, and gutters and downpipes cleared at reachable heights.
- Every visit – BBQ, gym equipment and seating checked, photos sent to you, and a same-day issue report when something is wrong.
Bins and bin room cleaning
Overflowing bins are one of the most common strata complaints. Bins go to the kerb on the council collection day and come back the same day, and bin room cleaning covers the floor swept and hosed, bins washed on the schedule you set, and the chute and hopper where the building has them. We check your council's collection calendar when we write the scope, so the visit falls on the right day rather than the day that suits our run.
Building issue reporting: you hear it from us, not from an owner
This is the part of the service a manager feels every month. Our crew are in your building on a fixed schedule, so they see it more often than anyone but the residents – and unlike the residents, they are looking.
After every visit you get photos, by WhatsApp or email, whichever you prefer. When something is wrong you get a separate issue report the same day: what it is, where it is, and a photo of it. Lights out. A leak or a fresh water stain. Cracked tiles. Graffiti. A door or closer that has given up. Dumped rubbish in the bin room. Pest or vermin sightings, which we report rather than treat.
An unreported leak does not stay a maintenance issue. It becomes an owner's complaint at the next committee meeting, and it reaches you with no photo, no location and no date. Streamline offered this under the previous owner, and it has not changed.
What needs a licence in NSW, and what does not
In NSW a licence is needed for residential building work valued at more than $5,000 in labour and materials including GST, for any plumbing, draining or gasfitting work regardless of what it costs, and for any electrical wiring work regardless of cost or type. Cleaning, gardening and minor maintenance sit outside all three, and we keep it that way. Every repair job is quoted on its own and stays under $5,000.
| We do this | This goes to a licensed trade |
|---|---|
| Globes and lamps, swapped like for like | Light fittings, battens, LED retrofits that bypass the ballast, switches, power points and anything on the wiring – a licensed electrician |
| Surface drains and grates cleared of leaves and debris | Anything below the grate, and any tap, pipe or gas work – a licensed plumber |
| Exit and emergency lights, fire doors, fire exits and extinguishers looked at and reported | Testing, tagging, servicing and sign-off – your fire safety contractor |
| Door closers, handles, hinges, signage, notice boards and letterbox repairs | Lock work – a locksmith |
| Touch-up painting: small patches, bollards and railings, quoted under $5,000 | Painting a whole building or facade, which is licensed building work once it passes $5,000 |
| Gutters and downpipes at reachable heights | Roof-level gutters, rope access and anything needing a harness |
| Pest and vermin sightings, reported with a photo | Treatment – a licensed pest controller |
We do not guess at that line and we do not push it. When a job is not ours, you get the fault reported the same day with a photo, so the trade you call arrives knowing what they are looking at.
We also do not take on rope access or abseil window cleaning, tree removal or anything needing a council permit, skip-bin loads, pool water treatment, or work inside a lot. We look after common property. An unstated gap turns into a complaint later, so we state them.
Cleaning, gardens and repairs on one contract
The person cleaning the lobby is the person who notices the garden tap leaking, which is the argument for one contractor for cleaning, gardens and small repairs. Start with one service and add the others once you have seen how we work. The fee is fixed monthly per building, month to month, with 30 days' notice either way.
Common questions
Can a handyman do electrical work in NSW?
No. Any electrical wiring work needs a licensed electrician in NSW, regardless of what it costs or how small it looks. We change globes and lamps like for like. A fitting, a batten, an LED retrofit that bypasses the ballast, a switch, a power point or anything on the wiring is an electrician's job, and you get the fault reported the same day.
Do you test our exit lights, fire doors and extinguishers?
No. We look and we report. On every visit we check that exit and emergency lights are lit, that fire doors are not wedged, that fire exits are clear and that extinguishers are still on their brackets. If something is wrong you get a photo and a location the same day. We do not test, tag, service or sign anything off.
Can you clear a blocked drain?
We clear leaves and debris off surface drains and grates. Below the grate is draining work, and in NSW that needs a licensed plumber regardless of what the job costs. If a drain is backing up rather than simply leaf-blocked, you hear from us the same day with a photo.
How quickly do you fix something we report?
Calls and messages on a business day get a call back the same business day, and a reported problem in our scope is fixed the same day. After hours, call me on 0408 993 943 and we are there the next morning.
Are you insured, and what compliance documents do you hold?
Public liability insured to $10 million. We send a certificate of currency naming your owners corporation and your agency as interested parties before the first visit, and again at every renewal without being asked. We also hold workers compensation with icare NSW, with the certificate on file. Owner police-checked. We hold a Working with Children Check, White Card, working-at-heights ticket and first aid certificate, and safe work method statements for our tasks and a written WHS policy are available on request. We are a registered contractor with Ebix Trades Monitor and ARM Contractor Compliance. Everything a strata manager checks before appointing a contractor is set out in one place.
Get a fixed monthly quote for your building
Tell us about the building – lots, levels, how many bins, and what the current contractor keeps missing – and you will hear back the same business day. Get a quote for property maintenanceCall 0408 993 943, which rings to me, Sam. We already have buildings in the Sydney suburbs we service, from Coogee and Randwick to Summer Hill and Glebe.