Make-good, maintenance and common property works

Repairs we take in occupied homes

• Reactive repairs in tenanted properties across all trades
• Make-safe attendance for urgent defects
• Planned and cyclical maintenance programs across a portfolio
• Minimum rental standards compliance works under the Residential Tenancies Regulations
• Smoke alarm and safety compliance works
• Plumbing, electrical, carpentry, glazing, locks and hardware
• Repairs arising from inspection reports or tenant-reported faults

Conduct in occupied properties

• Access arranged with proper notice and confirmed appointment windows
• Tradespeople who identify themselves on arrival and explain the work being done
• Respectful conduct with residents, including vulnerable residents and households where English is a second language
• Protection of floors and belongings, and the property left clean at the end of every visit
• Any defect found beyond the reported fault reported back to you rather than actioned unilaterally
• National Police Checks and Working with Children Checks held for personnel attending tenanted properties, evidenced to you before attendance and available for audit

Work order to closed out, in four steps

1. Work order received from your maintenance system, by email, or by phone for urgent items.
2. Triaged and scheduled. Urgent make-safe items attended first, routine repairs booked into the next available window.
3. Attended and completed in a single visit wherever the fault allows, with parts sourced ahead of attendance where the fault is known.
4. Closed out with evidence. Completion photographs and, where the fault could not be resolved on site, a clear explanation of what is required and what it will cost.

Foundry's team has delivered common property and maintenance work for body corporate management companies in Melbourne. Referees available on request.

Common property works we take on

• Common property repairs: lobbies, corridors, stairwells, car parks and shared amenities
• Water ingress investigation and rectification, including balcony and podium areas
• Balustrade and balcony repairs
• Fire door replacement and fire compliance works
• Glazing, doors, locks and access hardware
• Make-safe attendance for urgent defects to common property
• Reinstatement following an insured event, scoped so it reconciles to the insurer's assessment

Quoting that survives a committee meeting

Our two-part quotation was built for exactly this problem. The works you requested are itemised and totalled on their own; anything we find beyond that brief is listed and priced separately. A committee can approve part one, defer part two, and show owners precisely what each decision cost.

• Quotations are written to be tabled: plain descriptions, itemised amounts, no trade shorthand a lot owner cannot follow
• Where a scope spans both common property and a lot, the split is identified before work starts, so the owners corporation is not billed for what is an owner's responsibility, or the reverse
• Where a scope straddles your committee's spending delegation, we split it. The part that can be approved by committee resolution is priced separately from the part that needs a general meeting, rather than handing you one total that has to wait for the next AGM. Tell us your scheme's delegation limit and we quote to it
• Photographic condition reports support the recommendation, whether it goes to a circular resolution or is tabled at a general meeting
• Variations are quoted and approved in writing, so nothing needs a second, awkward conversation with owners after the fact

Scope, after hours and conduct, in short

• Non-structural common property maintenance. Taken on across your portfolio, unaffected by any height limit.
• Structural work up to 15 m. Covered by our commercial registration CB-L 100149.
• Structural and building-envelope work above 15 m. Checked against our registration scope before we accept it, not after we have quoted it.
• After hours. No guaranteed response window advertised. Urgent make-safe is arranged case by case.
• In occupied buildings. Notice before attendance, identification on arrival, work areas left clean.

The full position on registration scope, after hours and conduct in occupied buildings

What we will and will not take on

Our commercial registration (CB-L 100149) covers structural fit-out work and construction of low-rise building work, in commercial buildings up to 15 m in height, which takes in most walk-up and low-rise apartment stock. Non-structural common property maintenance across your portfolio is not affected by that limit.

For buildings above 15 m, structural and building-envelope work is checked against our registration scope before we accept it, not after we have quoted it. This covers balustrades, balcony and podium waterproofing, and water ingress rectification where the cause is structural. Where the work sits outside our registration, we say so and refer it to a builder who holds the right class, rather than taking it on and sorting the paperwork out later.

After hours

We do not advertise a guaranteed after-hours response window, because we will not sell an SLA we have not confirmed we can hold at 11pm on a Saturday. Urgent make-safe outside business hours is arranged case by case. If your buildings need a committed after-hours response, tell us what it needs to be and you will get a straight yes or no.

Working in occupied buildings

An apartment building is full of residents who did not choose us and cannot ask us to leave. The same conduct standards we apply in tenanted social housing apply here: notice before attendance, identification on arrival, work areas left clean, and escalation to the manager rather than argument with a resident or owner.