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Levies & capital works

Plan once,
not on the day it breaks.

A ten-year forecast that owners can trust, levy schedules that fit into it, and advisors invited in when you need them. No more capex-by-crisis.

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Capital works fund · 10-year plan

Aurora Tower · 48 lots

On track
2024 · $214k2026 Q2 · $282k (now)2033 · $1.42M

Upcoming milestones

Lift modernisation2028 · $420k
Facade repaint2030 · $180k
Waterproofing2031 · $240k

Proposed Q3 levy

$1,318

+6.1% · tabled for AGM

Why it matters

The plan that prevents the special levy.

Capital works deferred is the most expensive kind of admin. Something breaks, council comes knocking, and the special levy lands on owners as a shock. NSW's new planning requirements don't help. A proper forecast — visualised, approved, tracked — is the only way through.

Ten years on the same screen

Fund balance over time, upcoming milestones marked, each quarter's levy in context. No surprises, no spreadsheet rot.

Levies with an explainer

Every proposed levy ships with a chart of why and a per-lot impact. Owners vote with context, not in the dark.

Arrears chased, not remembered

Reminders cascade, payment plans slot in where thresholds allow, escalations only happen by policy — not by vibes.

From plan to paid

The whole cycle, from building profile to receipt.

  1. 1.

    Start with the building you actually have.

    Age, construction, lots and entitlements, recovery history, risk factors. These drive the forecast — and you can keep tuning them as your quantity surveyor or insurer updates the picture.

    Building profile · Aurora Tower

    Driving the plan

    Age · construction

    2011 · concrete

    Lots · entitlements

    48 · 100 aggregate

    Levy recovery

    96% · 90-day

    Risk factors

    Pool · lift · waterproofing

    These values flow into every forecast and can be adjusted per review.

  2. 2.

    Ten years, visualised.

    Expenses draw down. Levies top up. See where gaps appear, experiment with different levy paths, and view the per-lot impact of each scenario side by side.

    10-year forecast

    Adjustable
    Per-lot impact · Q3+$76 / lot / quarter
    Scenario AScenario B · tabled+ new

  3. 3.

    Approvals owners can get behind.

    Tabled for the next meeting, supported by the forecast chart and a plain-English explainer. When the vote happens it's informed, not adversarial.

    Proposed levy · Q3 2026

    Tabled for AGM 14 May

    Explainer for owners

    Q3 levy rises from $1,242 to $1,318 to fund the 2028 lift modernisation without a future special levy. See forecast chart.

    AGM vote · requiredOrdinary · 50%
    Supporting docsPlan · 10-yr forecast
    Notice issued23 Apr · SSMA s.81

  4. 4.

    Notices issued on the one true schedule.

    Owners get notices in their preferred format, each with the right references and amount. That's one more thing off the admin pile.

    Notice batch · Q3 levy

    48 notices · ready to send
    Lot 1A · Patel, R. & Patel, S.$1,318
    Lot 2A · Nguyen, K.$1,318
    Lot 3A · Whitman Inv.$2,636 · 2 lots
    Lot 4A · Demir, A.$1,318
    … 44 more$58,192 total
    Email + postal per owner preferenceSend

  5. 5.

    Arrears that chase themselves.

    Reminders cascade by schedule, payment plans kick in where policy allows, escalations are explicit. Owners in genuine hardship get a path; others get a clear deadline.

    Arrears · Q2 2026

    4 lots overdue
    Lot 7B · $1,242 · 34dReminder 2/3 sent
    Lot 9C · $2,484 · 61dPayment plan · 6×$414
    Lot 11A · $1,242 · 14dReminder 1/3
    Lot 18B · $620 · 4dWithin grace
    Escalation thresholds · per buildingConfigure

  6. 6.

    Invite the professionals.

    Quantity surveyors, accountants and auditors can be given scoped access to the plan and the ledger — read, comment or edit. The record of who changed what is always kept.

    Advisor access · Aurora Tower

    3 invited
    HE

    Henderson & Co.

    Auditor · read-only financials

    Active
    QS

    Foxtail QS

    QS · can edit 10-yr plan

    Active
    LT

    Lauder Tax Advisory

    Accountant · read-only

    Invited

In the detail

Everything that goes into the plan — and the plan itself.

Fund balance, levy strategy, arrears and advisor collaboration in a single place.

2033 fund balance$1.42M

10-year forecast

Receipts, expenses, and the fund balance for every year ahead.

Q2 2026 · ordinary$1,242
Q3 2026 · proposed +6.1%$1,318
Q4 2026 · indexed$1,342
2027 special · lift fund+$180 × 4

Levy schedule

Ordinary, special, indexed — all on the same timeline.

Lot 7B · $1,24234d
Lot 9C · $2,484Plan · 6×$414
Lot 11A · $1,24214d

Arrears + payment plans

Policy-driven chases, hardship-aware plans.

Lift modernisation2028 · $420k
Facade repaint2030 · $180k
Waterproofing2031 · $240k

Milestone tracking

Every capital item mapped to when it's forecast to fall.

Plan · FY26$86,400
Actual · FY26$82,910
Variance−4.0%

Actuals vs plan

See drift early. Correct mid-year, not at audit.

HEQSLT3 advisors · read & edit

Advisor collaboration

QS, accountant or auditor invited in with the right scope.

Pairs well with

Built to run together.

Trust accounting

Every levy receipt and capital works drawdown posts straight into the ledger.

Explore

Governance & compliance

NSW's new capital works planning rules are built into the compliance calendar — nothing forgotten.

Explore

The next step

Strata, the way it
should be.

Book a 30-minute call. We'll show you how a meeting, a levy run, and an audit pack feel different.

Book a callOr just say hello →