Sample Output · Fictional

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Below is a complete BuyIQ Executive Report for a fictional strata plan — Strata Plan 88412 at 14 Austinmer Grove. Every name, date, lot number, and dollar figure is invented. Its purpose is to show you the shape, discipline, and finish of the output before you upload anything.

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Fictional sample. No real property, strata manager, engineer, insurer, or contractor is referenced. Do not cite.

Ben · Executive Report Summary · Gold Standard v4.0

REPORT SUMMARY

Strata Plan 88412 — 14 Austinmer Grove, Sydney NSW 2010

Inspection Summary

This report has been prepared based on records made available at the time of inspection.

The scheme comprises 42 lots, registered in 2004, managed by Meridian Strata Co. Pty Ltd. Records made available cover the period 14 March 2021 to 9 February 2026. Subject lot: Lot 17, unit entitlement 18/1000.

The records record an active special levy of $312,000 approved 21 November 2025 for balcony balustrade rectification, an active ten-year loan facility of $180,000 with Lannock Strata Finance approved 5 April 2025, an active Fire Safety Order issued by City of Sydney Council dated 18 September 2024, an active NCAT proceeding under matter SCS 24/43187, and an unresolved insurance claim 2023-CL-00814 with Chubb Insurance Australia Ltd.

Active Legal or Administrative Matters

[HIGH] Records include reference to NCAT proceedings under matter SCS 24/43187 [Letter from Kemp Strata Solicitors dated 12 January 2026, p. 1]. The recorded status is "active, hearing listed for 14 May 2026."

[HIGH] Records include reference to a Fire Safety Order issued by City of Sydney Council under the Environmental Planning and Assessment Regulation 2021 [Council correspondence dated 18 September 2024, p. 2]. The recorded compliance deadline is 18 September 2026.

[HIGH] Records include reference to an unresolved insurance claim 2023-CL-00814 with Chubb Insurance Australia Ltd [Chubb correspondence dated 3 October 2025, p. 1]. The recorded status is "in dispute, no determination issued."

Building Defects and Rectification Matters

[HIGH] Concrete spalling and reinforcement corrosion at the basement-level common property car park soffit, recorded as "extensive" [Norton & Tan Consulting Engineers Engineering Report dated 2 August 2024, pp. 6–11]. Status at inspection: CURRENT-DEFECT, no rectification scope or quotation recorded.

[HIGH] Balcony balustrade glazing deficiency at Lots 3, 7, 11, 18, 22, 27, 31, 36, 40 and 42 [Costa Building Consultants Defect Investigation Report dated 14 May 2023, pp. 3–8]. Status at inspection: CURRENT-DEFECT pending rectification under the program at Section 4.

  • Chronological thread:
  • Costa Building Consultants Defect Investigation Report dated 14 May 2023, pp. 3–8: deficiency identified across the ten lots listed above.
  • Minutes of the Strata Committee Meeting dated 18 March 2024, p. 4: motion to obtain a remediation scope tabled, deferred.
  • Minutes of the Annual General Meeting dated 21 November 2025, pp. 11–14: rectification program approved, special levy of $312,000 raised (see Section 4 and Section 6).

[MEDIUM] Stairwell emergency lighting failures recorded at Levels 2, 4 and 7 [Willow WHS Pty Ltd Common Property Safety Report dated 6 February 2025, p. 9]. Status at inspection: IN-PROGRESS, refer Section 4.

[HIGH] Internal water penetration at Lot 19 attributed in source to common property planter box above [Letter from owners of Lot 19 dated 22 July 2025, p. 1]. Status at inspection: CURRENT-DEFECT, no rectification scope or quotation recorded.

No assessment has been made regarding scope, cause, responsibility, or outcome.

Approved and Proposed Works

[HIGH] Balcony balustrade rectification program — scope tabled under Motion 7 of the Annual General Meeting Minutes dated 21 November 2025, pp. 11–14. Status at inspection: RESOLVED-APPROVED. Recorded cost: $312,000 scheme-wide, funded by special levy. Subject lot share approximately $5,616 (unit entitlement 18/1000 = 1.8%).

[MEDIUM] Basement waterproofing remediation at the eastern boundary — Seal-Rite Waterproofing quotation dated 12 August 2025, p. 3. Status at inspection: PROPOSED, no resolution recorded. Recorded cost: $64,800 scheme-wide. Subject lot share approximately $1,166 (unit entitlement 18/1000 = 1.8%).

[MEDIUM] Intercom and access-control system replacement across common entries — CivilAV Pty Ltd quotation dated 3 March 2025, p. 2. Status at inspection: RESOLVED-APPROVED under Motion 4 of the Strata Committee Meeting Minutes dated 18 March 2025, p. 3. Recorded cost: $41,200 scheme-wide. Subject lot share approximately $742 (unit entitlement 18/1000 = 1.8%). No commencement recorded.

[MEDIUM] Stairwell emergency lighting rectification — Vega Electrical Pty Ltd variation to contract dated 27 February 2025, p. 1. Status at inspection: IN-PROGRESS as at the Strata Committee Meeting Minutes dated 11 November 2025, p. 5. Recorded cost: $18,400 scheme-wide. Subject lot share approximately $331 (unit entitlement 18/1000 = 1.8%).

[LOW] Rooftop waterproofing membrane replacement over Levels 7–9 — Omni Roofing Progress Claim 4 (Final) dated 29 April 2024, pp. 1–2. Status at inspection: COMPLETED. Recorded cost: $182,500 scheme-wide, funded from Capital Works Fund.

Financial Position

As per the most recent financial statements identified within the records — Annual Financial Statements for the period ending 30 September 2025 [Annual Financial Statements dated 18 October 2025, pp. 4–11]:

  • [LOW] Administrative Fund balance: $48,210 [p. 4].
  • [HIGH] Capital Works Fund balance: $61,400 [p. 5]. Recorded as a $228,600 shortfall against the recommended closing balance per the Capital Works Fund Forecast dated 7 March 2024 (refer Section 7).
  • [LOW] Net assets: $109,610 [p. 6].
  • [MEDIUM] Levies in arrears: $14,720 across 6 lots [p. 8]. Lot 17 not listed.
  • [MEDIUM] Strata loan balance: $162,500 outstanding, original principal $180,000, remaining term approximately 8.5 years [p. 9].

Financial Information and Levies

[MEDIUM] Standard levies — Administrative Fund $1,820 per quarter, Capital Works Fund $710 per quarter, effective 1 October 2025 [Notice of Levy Contributions dated 28 September 2025, p. 1]. Subject lot annual contribution approximately $10,120 (unit entitlement 18/1000 = 1.8%, applied to scheme-wide total of $562,200 per annum).

[HIGH] Special levy — $312,000 approved 21 November 2025 for balcony balustrade rectification, due-by 1 March 2026 in two instalments [Annual General Meeting Minutes dated 21 November 2025, p. 14]. Recorded status at inspection: outstanding. Subject lot share approximately $5,616 (unit entitlement 18/1000 = 1.8%).

[MEDIUM] Special levy — $87,000 approved 14 November 2023 for engineering investigation costs, fully collected by 30 June 2024 [Annual General Meeting Minutes dated 14 November 2023, p. 8; Annual Financial Statements dated 12 October 2024, p. 7].

[MEDIUM] Strata loan — Lannock Strata Finance, principal $180,000, term ten years, fortnightly repayments of $912, recorded purpose "Capital Works Fund supplementation pending balcony works" [Loan Facility Agreement dated 12 April 2025, pp. 2–4]. Subject lot annual repayment exposure approximately $427 (unit entitlement 18/1000 = 1.8%, applied to scheme-wide annual repayment of $23,712).

Capital Works Fund Forecast

[HIGH] Records include a Capital Works Fund Forecast prepared by Solomons Quantity Surveyors dated 7 March 2024, p. 12. Recorded recommended annual contribution: $96,400. Recorded recommended closing balance at end of forecast horizon (10 years): $290,000. Recorded forecast horizon: 7 March 2024 to 6 March 2034.

The current Capital Works Fund balance per the Annual Financial Statements dated 18 October 2025 is $61,400 (Section 5). Records record a gap of $228,600 against the recommended closing balance.

Subject lot share of the recommended annual contribution approximately $1,735 (unit entitlement 18/1000 = 1.8%).

Insurance

Records confirm a current Certificate of Currency dated 1 July 2025 for the period 1 July 2025 – 30 June 2026 [Strata Insurance Renewal Schedule dated 1 July 2025, p. 1]. The policy is current as at the date of inspection.

[HIGH] Records refer to insurance claim 2023-CL-00814 with Chubb Insurance Australia Ltd, recorded status "in dispute, no determination issued" [Chubb correspondence dated 3 October 2025, p. 1]. The recorded subject of the claim is water damage to common property arising from the matter referenced in Section 3.

Governance and Administration

Meridian Strata Co. Pty Ltd is the strata manager of record [Strata Management Agreement dated 12 February 2024, p. 1].

[MEDIUM] Records show a change in managing agent within the period covered. The previous managing agent of record was Harboursight Strata Pty Ltd to 11 February 2024 [Notice of Change of Strata Manager dated 12 February 2024, p. 1]. No records-handover certificate has been identified within the records reviewed.

Compliance

[HIGH] Annual Fire Safety Statement — most recent recorded statement dated 12 May 2024, p. 1. The recorded statement period is 13 May 2023 – 12 May 2024. No subsequent AFSS has been identified within the records reviewed; the recorded period has lapsed as at the date of inspection.

[HIGH] Fire Safety Order — issued by City of Sydney Council 18 September 2024, p. 2. Recorded compliance deadline: 18 September 2026. Cross-reference Section 2.

[MEDIUM] Window safety compliance certificate — most recent recorded certificate dated 4 April 2024, p. 1. Recorded validity to 4 April 2026.

[LOW] Pool compliance certificate — N/A. No pool was identified within the records reviewed.

[LOW] Asbestos register — most recent recorded register dated 18 January 2025, p. 6. Recorded review cadence: every 12 months.

[LOW] Common Property Safety Report — most recent recorded report dated 6 February 2025, pp. 1–14. Refer Sections 3 and 4 for items recorded therein.

Disclaimer

This report summarises records made available at the time of inspection and does not replace the original source documents. Readers should review the attached records in full.

Advisory

Prospective purchasers should review the records in full and obtain independent legal, financial, and technical advice prior to exchange.

This report is a source-constrained transcription of records made available.

+$49 · Add Emma · Detail Detector

The same report, interrogated.

Emma reads Ben's report and returns every unanswered question, prioritised by financial exposure, legal relevance, and compliance gap — wrapped in a ready-to-send email. Below is Emma's output for the same fictional scheme.

Emma · Detail Detector · Follow-Up Engine

Defects

  1. Provide the full Engineering Report dated 2 August 2024 by Norton & Tan Consulting Engineers, together with any supplementary assessments, scope of works, and engineer-signed rectification plan for the basement concrete spalling and reinforcement corrosion.
  2. Provide the full Defect Investigation Report dated 14 May 2023 by Costa Building Consultants covering balcony balustrade glazing deficiencies at Lots 3, 7, 11, 18, 22, 27, 31, 36, 40 and 42, and confirm whether any additional lots were later identified.
  3. Confirm the current recorded status, completion date, and certificate of occupation (if applicable) for the Lot 19 internal water penetration referenced in the letter dated 22 July 2025, including any common property source investigation.
  4. Provide all Common Property Safety Report follow-up documentation subsequent to the Willow WHS report dated 6 February 2025, including current rectification status for stairwell emergency lighting at Levels 2, 4 and 7.

Works

  1. Provide the final scope of works, tender documentation, and awarded contract for the balcony balustrade rectification program resolved at the AGM of 21 November 2025, together with the expected commencement and completion dates.
  2. Confirm whether the basement waterproofing remediation (Seal-Rite quotation dated 12 August 2025) has been the subject of any subsequent resolution, counter-quotation, or scope revision.
  3. Provide a progress update on the Vega Electrical stairwell emergency lighting variation dated 27 February 2025, including any further variations, current spend against the $18,400 recorded, and completion certificate when issued.
  4. Confirm the commencement date and contractor for the CivilAV intercom and access-control replacement approved on 18 March 2025, and provide any executed contract or variation.

Financial

  1. Provide the current balance of the Capital Works Fund and Administration Fund as at the most recent month-end, together with the updated 10-year Capital Works Fund Plan reflecting the $312,000 special levy and the $180,000 loan.
  2. Confirm the repayment schedule and current outstanding principal of the Lannock Strata Finance loan dated 12 April 2025, including any default, arrears, or covenant-breach events.
  3. Provide the levy arrears register as at the current date, identifying any lot in arrears beyond 90 days and any debt recovery action commenced.
  4. Confirm whether any further special levies are presently contemplated, tabled, or foreshadowed in correspondence or draft meeting agendas.

Insurance

  1. Provide the current Certificate of Currency for the building insurance policy, office bearers' liability, machinery breakdown, workers' compensation (if applicable), and voluntary workers' insurance.
  2. Provide the full claims history for the last five years, including claim 2023-CL-00814 referenced in the Chubb correspondence dated 3 October 2025, with current status, reserve, and settlement outcome.
  3. Confirm whether any insurer has imposed exclusions, excess increases, or refusal-to-renew notices in connection with the balcony, basement, or cooling tower matters.
  4. Provide the most recent Insurance Valuation or Replacement Cost Assessment and confirm the date of the next scheduled reassessment.

Compliance

  1. Provide the most recent Annual Fire Safety Statement, the supporting Fire Safety Statement form, and any Council correspondence received since the Fire Safety Order dated 18 September 2024, together with evidence of compliance works undertaken.
  2. Provide the current WHS / Common Property Safety Report and any subsequent actions list with closure dates.
  3. Confirm the current status of cladding assessment for the scheme and provide the most recent cladding compliance documentation if applicable.
  4. Provide the current window safety certification under the Strata Schemes Management Act 2015 (NSW), confirming compliance with child-safety device requirements.

Email to Strata Manager

Subject: Pre-exchange clarifications — Strata Plan 88412, 14 Austinmer Grove

Dear Strata Manager,

I am preparing to exchange on Lot [X] within Strata Plan 88412 and would be grateful if you could provide the following documentation and confirmations. The list is prioritised by financial and legal materiality; where a document has been previously supplied, a brief confirmation of currency is sufficient.

  1. Full Engineering Report dated 2 August 2024 (Norton & Tan) covering basement concrete spalling and reinforcement corrosion, with any subsequent engineer-signed rectification plan.
  2. Full Defect Investigation Report dated 14 May 2023 (Costa Building Consultants) covering balcony balustrade glazing, and confirmation whether any additional lots were later identified.
  3. Final scope, tender documentation, and awarded contract for the balcony balustrade rectification program resolved on 21 November 2025, with commencement and completion dates.
  4. Current balances of the Capital Works Fund and Administration Fund, together with the updated 10-year Capital Works Fund Plan reflecting the $312,000 special levy and the $180,000 Lannock loan.
  5. Repayment schedule and current outstanding principal of the Lannock Strata Finance loan dated 12 April 2025.
  6. Levy arrears register as at current date, identifying any lot in arrears beyond 90 days.
  7. Current Certificate of Currency across all policies, the full five-year claims history including claim 2023-CL-00814, and any insurer-imposed exclusions or refusal-to-renew notices.
  8. Most recent Annual Fire Safety Statement, Council correspondence subsequent to the Fire Safety Order dated 18 September 2024, and evidence of compliance works undertaken.
  9. Current WHS / Common Property Safety Report with actions list and closure dates.
  10. Current window safety certification and cladding compliance documentation for the scheme.
  11. Confirmation whether any further special levies are presently contemplated, tabled, or foreshadowed in draft meeting agendas or committee correspondence.

Please provide the documents listed above at your earliest convenience — ideally ahead of my exchange date. If any of the above items are not available or applicable, a short written explanation would be appreciated for our file.

Kind regards,

Emma Due Diligence · BuyIQ insight@buyiq.net

Julia · Solicitor Briefing Pack · $59

Sample being prepared. Julia's actual output structures every legal matter, levy exposure, compliance gap, and pre-exchange checklist into a brief your solicitor can action immediately.

Matt · Negotiation Script · $49

Sample being prepared. Matt's actual output is a word-for-word negotiation script — opening offer, counter, walk-away — built from the figures in your records.

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