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Strata report check · NSW

Know what's in the strata report before you bid.

For NSW home buyers and buyer's agents. Upload the strata inspection report and see every levy, special levy, defect, dispute and by-law that matters, each linked to its page, with a red, amber or green call for each area.

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Check a strata report See a sample check
  • Each finding quotes the page it came from
  • Red, amber or green for each area
  • Questions to ask before exchange
  • Never used to train AI

Lot 23 (Apartment 504, Level 5), 12 Example Street, Sydney NSW 2000 — car space B1-17 and storage cage S-23

Fictional sample · 290 findings from 16 pages

Red
  • Levies and arrears Red
  • Special levies Red
  • Funds and budget Red
  • Defects and building issues Red
  • Insurance Red
  • By-laws and restrictions Red

Lot 23 owes $9,683.44 in arrears at 29 September 2026.

Arrears at 29 September 2026 $9,683.44

p. 4
Real output for a fictional sample report we wrote for testing: a building with a serious problem in every area, so every area is red. See it below.

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    The inspection report from your strata search, plus minutes or by-laws if you have them.

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Fictional sample

A sample strata report, checked

A 16-page NSW strata inspection report we wrote for testing, for an invented building at 12 Example Street, Sydney. FileAI listed 290 findings. Here's the buyer's brief and some of them.

This is a fictional sample. The building, strata plan, people, companies and figures are invented. Nothing here is about a real property.

Why is every area red? We wrote this building with a serious problem in every area to test the check. On your report each area gets its own call:

  • Red serious: money owed, big levies, major defects or costly disputes
  • Amber something to check, budget for or negotiate
  • Green the documents show this area is in order

What a buyer should worry about

Red · serious issues

Unfunded fire remediation, uncertain litigation recovery and substantial lot-specific liabilities require answers before bidding.

Example Street Residences is a nine-storey, 48-lot mixed residential and commercial building over two basement levels. This fictional test report covers strata records inspected on 29 September 2026 and must not be relied on for a real purchase. It describes substantial unfunded defects, uncertain recovery, insurance renewal risk and outstanding obligations affecting Lot 23.

  • Lot 23’s possible defects exposure is $100,488, including the proposed $50,880 cladding levy, if nothing is recovered from the developer. (p. 2)
  • Combustible cladding is high fire risk; council requires a remediation plan by 12 October 2026, and funding remains proposed. (p. 8)
  • Legal costs are estimated at $780,000 through trial, with adverse-costs risk following rejection of a $650,000 settlement offer. (p. 9)
  • Insurance renewal on 30 November 2026 depends on funded remediation; cladding losses are excluded and water damage excess is $50,000. (p. 10)
  • Lot 23 has $19,212.84 payable on 1 October 2026, plus further interest; proposed regular levies rise 21.7%. (p. 4)
  • Lot 23’s unapproved floors face a 20 October compliance deadline and indicative replacement costs of $9,000–$14,000. (p. 11)

Area by area

  • Levies and arrears

    Red

    Lot 23 has unpaid contributions and rising regular levies, with $19,212.84 payable on the report date before further interest.

    • Arrears were $9,683.44 at 29 September 2026; another $9,529.40 is due 1 October, totalling $19,212.84 plus further interest. (p. 4)
    • A final notice issued 1 September 2026; no payment plan was agreed at inspection, and overdue contributions attract 10% annual simple interest. (p. 4)

  • Special levies

    Red

    A proposed $50,880 cladding levy for Lot 23 sits alongside existing special levies and likely additional legal funding.

    • Approved $900,000 SL-1 gives Lot 23 a $19,080 share; its final $6,360 instalment is due 1 October 2026. (p. 6)
    • Proposed $2.4 million SL-2 gives Lot 23 a $50,880 share, in four $12,720 quarterly instalments from 1 February 2027. (p. 6)

  • Funds and budget

    Red

    Forecast deficits and immediate administrative cash pressure point to further funding needs.

    • Capital works balance excluding SL-1 was $379,647.74 at 30 September 2026; forecast deficits reach $28,945 in FY2029 and $58,698 in FY2030. (p. 7)
    • The forecast excludes $4.74 million of defects and cladding; lift quotes of $380,000–$420,000 exceed the plan’s $260,000 allowance. (p. 7)

  • Defects and building issues

    Red

    Unfunded combustible cladding and unresolved waterproofing, structural and fire defects create substantial cost and disruption risks.

    • Estimated rectification totals $4,740,000, including $2,380,000 cladding replacement; the facade fire assessment rates risk as high. (p. 8)
    • Council’s notice of intention covers cladding, fire doors and fire-stopping; a remediation plan is due 12 October 2026, with readiness unconfirmed. (p. 8)

  • Insurance

    Red

    Renewal is conditional on funded cladding remediation, while exclusions and a $50,000 water excess leave significant uninsured exposure.

    • The $38,500,000 building policy expires at 4:00 pm on 30 November 2026; renewal depends on a funded cladding plan. (p. 10)
    • Cladding and identified defect-related losses are excluded; water damage excess is $50,000 and defects litigation is excluded from legal defence cover. (p. 10)

  • By-laws and restrictions

    Red

    Lot 23 faces flooring replacement costs and owner-funded air-conditioning obligations during remediation.

    • Unapproved timber floors require compliance by 20 October 2026; indicative replacement costs are $9,000–$14,000, or acoustic testing costs if compliant. (p. 11)
    • Lot 23 must fund condenser maintenance and requested disconnection and reinstatement during remediation, carry $20 million public liability insurance and indemnify the owners corporation. (p. 12)

FileAI lists what the documents say. It isn't legal or financial advice: talk to your solicitor or conveyancer before you exchange.

Key dates

  1. Lot 23 regular levy $3,169.40 and final SL-1 instalment $6,360 due

    1 October 2026

    (p. 15)

  2. Lift maintenance contract becomes comprehensive

    1 October 2026

    (p. 14)

  3. Fire engineer’s remediation plan due to council

    12 October 2026

    (p. 15)

  4. Lot 23 flooring compliance deadline; Lot 42 NCAT conciliation

    20 October 2026

    (p. 15)

  5. Major-defect statutory warranty ends

    9 November 2026

    (p. 15)

  6. NCAT hearing for Lot 31’s $48,500 claim

    12 November 2026

    (p. 15)

And 15 more dates in the full report check.

Questions to ask before you exchange

  1. 1 Who will pay Lot 23’s proposed $50,880 cladding levy, and has the scheme chosen a levy or loan? (p. 6)
  2. 2 Is the remediation plan ready for 12 October, has council issued an order, and how will required works be funded? (p. 8)
  3. 3 Can the latest legal advice clarify recovery prospects, remaining legal funding and adverse-costs exposure after the rejected settlement? (p. 9)
  4. 4 Has renewal from 30 November been secured, with what exclusions, premium and excesses, and when will the overdue valuation be completed? (p. 10)
  5. 5 Will the vendor clear all arrears, interest and 1 October instalments, and provide an updated section 184 certificate? (p. 4)
30 levies and arrears 25 special levies 37 funds and budget 42 defects and building issues 36 legal matters and disputes 25 insurance 48 by-laws and restrictions 28 key dates 19 questions to ask
Levies and arrears This lot

Lot 23 owes $9,683.44 in arrears at 29 September 2026.

“Arrears at 29 September 2026 $9,683.44”
Page 4 Quote found on the page
Special levy This lot

Lot 23’s $100,488 possible cost exposure includes, rather than adds to, the proposed $50,880 cladding levy.

“The $100,488 figure includes the proposed $50,880 cladding levy; it is not additional to it.”
Page 2 Quote found on the page
Defects and building

Council issued a notice of intention to give a fire safety order on 14 July 2026, with a remediation plan due by 12 October 2026.

“The local council issued a notice of intention to give a fire safety order on 14 July 2026; a remediation plan is due by 12 October 2026.”
Page 2 Quote found on the page
Legal and disputes

The solicitors estimate total legal costs to the end of a trial at about $780,000.

“The solicitors estimate total costs to the end of a trial at about $780,000”
Page 6 Quote found on the page
Insurance

Insurance renewal depends on a funded cladding plan.

“The insurer has said renewal depends on a funded cladding plan.”
Page 2 Quote found on the page

Want to check it against the source? Open the sample report (PDF, 16 pages)

Ask the sample report a question

Pick a question, then choose a number to see the sentence the answer came from, highlighted on the page.

Strata Inspection Report, 12 Example Street

Sample16 pages

Fictional companies, people and figures

Pick a question

Question

Is a special levy coming, and how much would Lot 23 have to pay?

Yes—a $2,400,000 cladding levy is proposed, not yet approved, for the meeting on 26 November 2026; Lot 23 would pay $50,880 in four quarterly instalments of $12,720 starting 1 February 2027. 1 Separately, the existing special levy has an unpaid $6,360 instalment and another $6,360 due on 1 October 2026. 2 A further levy for legal costs is also likely unless the case settles; its amount is not stated. 3

Sources in the strata report · choose one to see it on the page

  1. 1 Page 2 Show on page A $2,400,000 cladding special levy is proposed for the AGM on 26 November 2026. Lot 23’s share would be $50,880, payable in four quarterly instalments of $12,720 from 1 February 2027.
  2. 2 Page 6 Show on page “Lot 23 share $19,080.00 in total, i.e. $6,360.00 per instalment Lot 23 status Instalment 1 paid; instalment 2 unpaid; instalment 3 due 1 October 2026”
  3. 3 Page 6 Show on page “A further special levy for legal costs is likely unless the case settles.”

Saved answer, written by AI from the full sample strata report. Every quote was checked word for word against its page.

Check your own report. Upload your strata report for a free preview.

Check a strata report

What's in the check

Everything in the report a buyer should know, sorted into the areas that cost money or limit what you can do, and split between the building and the lot you're buying.

Levies and arrears
What the lot pays each quarter, how fast levies are rising, and any arrears the lot or the scheme is carrying.
Special levies
Special levies raised or proposed, the lot's share and when each instalment falls due.
Funds and budget
The capital works fund balance and 10-year forecast, plus an administrative fund that is overspent or short of cash.
Defects and building issues
Defects, combustible cladding, fire safety orders, warranty deadlines and works that will disrupt the building.
Legal matters and disputes
Court and NCAT cases, settlement offers, legal costs, notices to comply and disputes between owners.
Insurance
Sum insured, expiry, premium rises, large excesses, exclusions, renewal conditions and overdue valuations.
By-laws and restrictions
Pets, renovations, floor coverings, short-term letting, the lot's own special by-laws and contracts that bind owners.
Key dates
Every upcoming date to watch: the AGM, levy due dates, insurance expiry, warranty end, hearings and deadlines.
Questions to ask
The questions the report says to put to the vendor, the strata manager or your conveyancer before exchange.

Linked to the page

Click a page number and the report opens at that page with the sentence highlighted.

Checked twice

Every quote is matched against the page text, and a person reviews every finding before delivery.

Ready for your conveyancer

The questions to ask before exchange, plus Excel, CSV and print to share with your solicitor, conveyancer or lender.

One price per report

No subscription. The preview is free, and you only pay to unlock the full check for a property you're serious about.

A buyer's agent checking reports every week? Email support@fileai.pro and we'll sort out a monthly arrangement.

Strata report check

A$29 per report

All prices in Australian dollars (AUD).

  • Free preview first: the overall call, a rating for each area and the first 5 findings
  • Every finding with its quote and page, checked by a person
  • What to worry about in each area, key dates and questions to ask
  • Excel, CSV and print
  • 14-day money-back guarantee
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Photo of Liam Killingback

A person checks every finding

FileAI is small and new. While volumes are low, I read every finding of your check against its page before it's delivered: I fix wording, remove anything that doesn't matter and add anything that was missed. That's why the full check can take up to one business day.

It isn't legal advice, and it doesn't replace your conveyancer. It gets you to the right questions faster. If something's wrong or missing, reply to your results email and I'll fix it.

Liam Killingback

Founder of FileAI · Australia

support@fileai.pro

Free guides for strata buyers

Plain-English guides for NSW buyers: what a strata report shows, and what levies and the capital works fund tell you about costs to come.

Questions

Which reports can I upload?

The strata inspection report (also called a strata search or strata report) as a PDF with selectable text. Add the AGM minutes, by-laws or financial statements too if you have them: up to 20 files. Scanned pages without a text layer are skipped and flagged, because FileAI can't read scans yet.

Is this legal advice?

No. FileAI lists what the documents say, links each finding to its page and rates each area to show you where to look first. It doesn't tell you whether to buy. For advice on the contract, special levies or what to negotiate, talk to a solicitor or licensed conveyancer before you exchange.

Does it replace a strata inspection?

No. It reads the report your strata inspector wrote, and any records you add, so you can see what matters in minutes. If you don't have a report yet, order one from a strata inspector; your agent or conveyancer can arrange it.

How long does it take?

After you upload, the free preview is usually ready in 5 to 15 minutes, and we email you the link. After you unlock it, a person checks every finding against its page before the full check is delivered, usually within one business day.

Is it only for NSW?

It's built around NSW strata law and the words NSW reports use: owners corporation, capital works fund, special levies, by-laws and NCAT. It will read a report from another state, but the red, amber and green calls assume NSW rules.

Do I need an account?

No. You give an email address so we can send you the link to your check. Anyone with that link can open it, so only share it with the people helping you buy.

Is my report kept private?

Your files are stored privately and only reachable through your link. They are sent to our AI provider only to read the pages, and are never used to train AI. Ask us and we delete the report and its files.

How do I know a finding is right?

Every finding quotes the words it came from and gives the page they are on, and FileAI checks each quote against the text of that page. Click the page number and the PDF opens with the sentence highlighted. Findings whose quote can't be matched are flagged for you to check.

What if it misses something?

Tell us. We fix the check, and if you're not happy within 14 days you get your A$29 back.

I'm a buyer's agent. Can I check reports for my clients?

Yes. Upload each report on its own. If you check reports every week, email support@fileai.pro and we'll sort out a monthly arrangement.

Check a strata report