Maintaining the common-property air systems of Melbourne strata buildings — ducts, exhaust, car park ventilation and fire dampers, on a scheduled program.
8 min read FreshDuct Melbourne Melbourne, Victoria
Strata and owners corporation buildings carry a duty to maintain their common-property air systems — the shared ductwork, common-area air conditioning, car park exhaust, fire dampers and exhaust ventilation that keep the building healthy, comfortable and compliant. FreshDuct works with owners corporations and their managers across Melbourne to maintain these systems through one-off services or, ideally, scheduled programs that keep everything current without the committee having to manage it.
Common PropertyShared ducts, exhaust, car park & fire dampers
ScheduledPrograms that keep maintenance & compliance current
DocumentedReporting for OC records and budgeting
In a strata building, the owners corporation generally maintains the shared (common-property) air systems — common ducts and air conditioning, car park exhaust, fire dampers and common-area exhaust — while equipment serving a single lot is usually the owner’s.
HVAC and the Owners Corporation
An owners corporation has a duty to repair and maintain the building’s common property, and that includes the shared air systems — common ductwork and air conditioning, common-area and (where applicable) unit exhaust, car park ventilation, and fire dampers. These systems protect the health, comfort and safety of everyone in the building, and several carry compliance obligations. Neglect leads to moisture and mould complaints, poor air quality, compliance gaps and bigger repair bills later. Proactive maintenance of the common-property HVAC is part of running the building well.
What Counts as Common Property
Generally, the shared air systems are common property and the OC’s responsibility, while equipment serving only an individual lot is usually the owner’s — though the exact boundary depends on the building’s plan and rules. Common-property systems typically include shared supply and exhaust ductwork, common-area air conditioning and ventilation, car park exhaust systems, fire dampers in shared ducts, and exhaust serving common areas. Where the OC arranges cleaning of unit exhaust across the building as a coordinated program, that is common too. We help clarify the scope when assessing the building.
Services for Strata
The common-property air services we deliver for strata buildings include: duct cleaning for shared systems; exhaust fan cleaning in common areas and, by arrangement, units; car park exhaust system cleaning and compliance; fire damper inspection and cleaning to AS 1851; common-area air conditioning service; and kitchen exhaust where there is shared food preparation. We assess which apply to your building and propose the right scope and frequency for each. See our sector and service guides via the topics menu.
Scheduled Maintenance Programs
For strata, a scheduled program is the ideal approach. Rather than the committee or manager remembering each maintenance and compliance item, we set a program covering the building’s common-property air systems at the right intervals and deliver it on schedule with documentation. This keeps maintenance proactive, keeps compliance items (fire dampers, car park exhaust, kitchen exhaust) current, and gives the OC predictable budgeting. It is the most reliable way to meet the maintenance duty without administrative overhead. See our maintenance contracts guide.
Budgeting & Records
Owners corporations plan and budget through the committee and manager, so predictable costs and clear records matter. We provide condition assessments and scopes that support budgeting and decision-making, and deliver the work with documentation suitable for the OC’s records, AGM reporting and insurance. A scheduled program turns variable, reactive maintenance into a planned, budgetable line item — which is exactly what committees and managers want.
Getting a Quote
We quote to the building after assessing the common-property air systems. We can provide individual service quotes or propose a maintenance program covering the building’s needs. We’re happy to work directly with your strata manager or committee, including providing a condition assessment to inform decisions. Call 0431 918 137 or request a site assessment.
Frequently Asked Questions
Whose responsibility is HVAC maintenance in a strata building?
In a strata or owners corporation building, the common-property HVAC and ventilation — shared ductwork, common-area air conditioning, car park exhaust, common-area exhaust fans, fire dampers and the like — is generally the responsibility of the owners corporation to maintain, while equipment within an individual lot is usually the lot owner’s. The OC has a duty to repair and maintain common property, which includes these shared systems. We work with owners corporations and their managers to maintain common-property HVAC and ventilation across the building.
What HVAC services does a strata building need?
A typical strata building needs maintenance of its common-property air systems: duct cleaning for shared systems, exhaust fan cleaning in common areas and (by arrangement) units, car park exhaust system cleaning and compliance, fire damper inspection and cleaning (AS 1851), kitchen exhaust if there is shared food preparation, and servicing of common-area air conditioning. The exact mix depends on the building. We assess the common property, identify what needs maintaining, and propose a program. See our car park and fire damper guides.
Can you set up an ongoing maintenance program for our owners corporation?
Yes — a scheduled maintenance program is the ideal approach for strata, because it ensures the common-property air systems are maintained at the right intervals without the committee or manager having to track each item. We assess the building, propose a program covering the relevant services and frequencies, and deliver it on schedule with documentation for the OC’s records. This supports the owners corporation’s maintenance duty and keeps compliance items (fire dampers, car park exhaust, kitchen exhaust) current. See our maintenance contracts guide.
Do you work with strata managers and committees?
Yes — we regularly work with strata/owners corporation managers and committees, providing the assessments, scopes, quotes and documentation they need to make decisions and keep records. We can attend to provide a condition assessment of the common-property air systems, propose a maintenance program, and deliver the work with reporting suitable for the OC’s records and budgeting. Clear documentation and predictable scheduling are exactly what owners corporations need, and a core part of how we deliver strata work.
How is strata HVAC maintenance quoted?
It is quoted to the building after assessing the common-property air systems — their type, extent, condition, access and any compliance obligations. We can quote individual services (a one-off duct or exhaust clean, a fire damper service) or propose an ongoing program covering the building’s needs at the right frequencies. A program gives the owners corporation predictable budgeting and ensures nothing is overlooked. Call 0431 918 137 or request a site assessment for your building.
Commercial or Strata Property? Request a Site Assessment
Scoped, scheduled and documented — across Melbourne. Call or request a quote.
