Critical Building Maintenance for Property Managers | Sydney & Melbourne Compliance
Fixed Plant, Essential Services & Statutory Compliance
Sydney & Melbourne Commercial Property
Understanding your legal obligations as a Property Manager under NSW and Victorian legislation
Property Managers operating in Sydney and Melbourne sit at the centre of fixed plant compliance, essential services coordination and statutory reporting — regardless of whether the property is owner-managed, strata, single-tenant or multi-tenanted.
While obligations ultimately rest with the Owner, Property Managers carry delegated responsibility for ensuring systems are maintained, tested, certified and documented in accordance with:
- Local Council requirements
- State legislation (NSW & VIC)
- Building Codes and Australian Standards
- Lease obligations and disclosure requirements
If you cannot confidently answer the questions below, your exposure is not theoretical — it is active.
Lift (Elevator) Compliance & Certification
Regulated Plant – NSW & Victoria
Lifts are classified as regulated plant and are subject to strict maintenance and certification regimes.
As a Property Manager, ask yourself:
- Are the lifts maintained under a compliant scheduled maintenance program?
- Are all lifts registered with the relevant state authority?
- Are annual inspections and certifications current and auditable?
- What is the lift’s required behaviour during a fire event?
- Who is accountable if certification lapses or records cannot be produced during an audit?
In both NSW and Victoria, lift compliance failures commonly trigger improvement notices, prohibition notices and insurance complications.
Water Treatment & Legionella Risk Management
Public Health & WHS Exposure
Water systems are a recognised public health risk, particularly in commercial buildings.
- Which systems onsite require Legionella risk management?
- When does legislation mandate water treatment programs?
- Are sampling, testing and reporting obligations being met?
- Who holds responsibility if a positive result is returned?
In Sydney and Melbourne, enforcement action following Legionella incidents is increasing — particularly where records are incomplete or responsibilities are unclear.
Plumbing Compliance – RPZ (Backflow Prevention) Valves
Backflow prevention devices protect public water supplies and are mandatory in many commercial buildings.
- What RPZ devices exist onsite?
- Are they tested annually by accredited testers?
- Are test reports lodged where required?
- What happens operationally if an RPZ fails or is overdue?
Overdue or failed RPZ valves can result in immediate compliance notices from authorities.
Water Tanks – Inspection, Purpose & Records
Most commercial properties contain multiple water tanks.
- What water tanks are present (fire, potable, recycled, stormwater)?
- Where are they located and what systems do they serve?
- Why are inspections required?
- Are inspection records current and accessible?
Unidentified or undocumented water tanks are a common audit failure in both NSW and VIC.
Essential Services – Life Safety Systems
Essential services are legislated life-preservation systems.
- Is the air-conditioning system classified as an essential service?
- When must emergency lighting be tested and documented?
- What are the testing obligations for stair pressurisation systems?
- Does the fire system interface with electrical isolation?
- How often must systems be tested, and to what depth?
In both Sydney and Melbourne, Annual Fire Safety Statements (AFSS) and Essential Safety Measures (ESM) audits rely heavily on accurate testing and documentation.
Lease Obligations & Tenant Interfaces
Property Manager Risk Zone
Compliance responsibilities frequently intersect with tenant works.
- What certifications must be provided to tenants?
- When must Council be notified of tenant alterations?
- What obligations exist for tenant-owned systems (e.g. server room cooling)?
- Are emergency lighting systems shared or segregated?
- Who manages compliance where systems overlap?
Poorly managed tenant interfaces are a leading cause of disputes and regulatory breaches.
Height Safety & Roof Anchor Points
Height safety systems are regulated and auditable.
- Are anchor points tested and certified at the required intervals?
- Are certifications current and available?
- Who is authorised to approve roof access?
Expired certifications expose both Owners and Property Managers to WHS enforcement action.
Workplace Health & Safety (WHS)
Property Managers are duty holders under WHS legislation.
- When can hot works be conducted?
- What happens if a contractor is injured onsite?
- What insurances and licences must contractors provide?
- What inductions, permits and site rules are required?
- Do tenant contractors have to comply with building management procedures?
WHS obligations cannot be transferred or ignored.
Ventilation & Indoor Air Requirements
Ventilation performance is regulated.
- If air-conditioning fails, does the building require evacuation?
- Should toilet exhaust operate continuously or only when occupied?
- Should car park fans activate when roller doors open?
- What do carbon monoxide sensors monitor?
- When and how often should ventilation systems operate?
Incorrect operation can breach both building and health regulations.
Emergency Egress Systems
Egress systems are strictly controlled.
- What systems form part of emergency egress?
- Why are they regulated?
- Are lifts ever considered part of egress in your building?
Assumptions here often fail audits.
Fire Stairs – Permitted and Prohibited Use
Fire stairs are life-safety infrastructure.
- Can equipment be stored in fire stairs?
- Can they be used for daily access or egress?
- Are doors allowed to be wedged open?
- Should fire stair doors self-close?
These items are routinely inspected by Fire Authorities and Councils in NSW and VIC.
Health Care, Medical & Wellness Facilities
Elevated Compliance Obligations
Buildings used for health care, medical or wellness purposes carry heightened legal obligations, particularly where vulnerable occupants are present.
Failure to meet these obligations carries significant legal and reputational risk.
The Property Manager Reality
These are not academic questions.
They are operational compliance obligations with real enforcement outcomes.
If you cannot confidently answer them —
or if records, certifications or responsibilities are unclear —
you need specialist support.
We work with Property Managers across Sydney and Melbourne to:
- Manage fixed plant compliance
- Coordinate essential services
- Maintain statutory certification
- Reduce regulatory and personal risk
Compliance protects lives.
Documentation protects you.