Is Your AGM Coming Up? Five Things Every Body Corporate Should Prioritise Before Budget Season

For many residential building committees, AGM season is when important decisions are made about maintenance, compliance, budgeting and the long-term health of the building.

The challenge is that many issues aren't visible until they become expensive. A small leak becomes water damage. A missed compliance requirement becomes a liability. Deferred maintenance becomes a special levy.

Before your next AGM, here are five areas worth reviewing.

1. Roofing and Waterproofing

Your roof is your building's first line of defence against the elements, yet it is often one of the least inspected areas.

Questions to ask:

• Has the roof been professionally inspected within the last 12 months?

• Are there any known leaks or recurring problem areas?

• Are gutters and internal outlets clear and functioning correctly?

• Is waterproofing reaching the end of its expected life?

Identifying issues early can help avoid costly emergency repairs and unexpected expenditure.

2. Height Safety Compliance

Many residential complexes are unaware of their obligations when contractors access roofs and elevated areas.

Questions to ask:

• Are roof access systems compliant?

• Are anchor points and static lines certified?

• Are contractors able to access roof areas safely?

• Have height safety systems been inspected recently?

A compliant system helps protect both contractors and building owners.

3. Building Presentation and Asset Value

The exterior condition of a building directly impacts both resident satisfaction and property values.

Consider:

• Building washing requirements

• Window cleaning

• Moss and mould growth

• Exterior paint condition

• Common area presentation

A well-maintained building not only looks better but can also help preserve long-term asset value.

4. Deferred Maintenance Risks

One of the most common causes of special levies is maintenance that has been delayed for too long.

Before your AGM, consider whether the committee has visibility of:

• Upcoming roof maintenance

• Waterproofing renewals

• Exterior painting requirements

• Compliance upgrades

• Long-term capital expenditure forecasts

The more visibility you have today, the fewer surprises you'll face tomorrow.

5. Building Condition Reporting

The best AGM discussions are informed by facts rather than assumptions.

A building condition assessment can provide:

• Current asset condition

• Immediate priorities

• Medium-term maintenance requirements

• Budget forecasting

• Risk identification

Having clear information available before an AGM helps committees make informed decisions and plan confidently for the future.

Planning Ahead

Whether your building is five years old or fifty, proactive maintenance is almost always more cost-effective than reactive repairs.

Taking the time to review your building's condition before AGM season can help improve budgeting, reduce risk and ensure your property remains safe, compliant and looking its best.

If your committee would like an independent assessment of your building's exterior assets, APS can assist with roofing, waterproofing, height safety, exterior maintenance and building condition reporting throughout Auckland.