Scope Walk-Through — Strata
Common-Property Cleaning Scope for a Joynton Avenue Tower, Zetland
Joynton Avenue in Zetland NSW 2017 is lined with mid-rise residential towers built through the Green Square renewal. They share a common shape: ten to twelve residential levels, two lifts, a fully glazed ground-floor lobby, one or two basement parking levels and shared amenities such as a rooftop terrace or residents gym. This page sets out how we scope, price and report on common-property cleaning in a building of that type.
The problem with an unreadable scope
Most common-property cleaning disputes are not about effort. They are about documentation. Where the agreement describes the service in one paragraph — clean common areas as required — nobody can establish whether anything was missed. When an owner complains about the bin room, the committee has no document to check the complaint against, and the conversation becomes opinion against opinion.
A walk-through with the building manager usually surfaces the same four gaps in towers of this age. Bin rooms serviced at a frequency below the actual waste volume, with chute hoppers never washed. Lift door tracks carrying visible grit — common in newer Zetland buildings, where construction fines keep migrating for years after completion. Basement levels only ever spot swept, never machine cleaned. And glazed lobbies, the most visible surface in the building, cleaned on the same frequency as a back stairwell.
What the written scope covers
- A scope broken down by area, task and frequency — several pages rather than one paragraph, so every line is auditable
- Bin room servicing set against actual waste volume, with chute hopper washing and deodorising included
- Lift car interiors and door tracks on the daily task list, detailed rather than wiped
- Lobby glazing, entry matting and the mail area serviced daily, with matting lifted and the floor beneath cleaned weekly
- Machine scrubbing of basement levels scheduled and priced in the agreement rather than raised later as an extra
- A monthly photo report to the strata manager covering lobby, lifts, bin room, basement and shared amenities
How the cost conversation works
Adding frequency costs money, and an owners corporation is entitled to see exactly what it is buying. We quote as a fixed, itemised figure: each line maps to a named task with a stated frequency, so a committee can approve, defer or remove an inclusion on its merits instead of voting on a single unexplained total. The pricing logic is set out on our Zetland cost guide, and tier inclusions on our rates page.
What the building gets on an ongoing basis
The deliverables are a signed scope of works the committee holds a copy of, a consistent supervised crew, a monthly photo report tabled at meetings, and month-to-month terms that end on 30 days written notice. Insurance certificate of currency is provided on request. The full service is described on our Zetland strata cleaning page, and a building gym is covered under the same approach as gym cleaning. See also our East Village retail fit-out walk-through or the FAQ.
Questions committees ask
What kind of building does this scope suit?
Mid-rise residential towers of the type built along Joynton Avenue in Zetland 2017 — roughly ten to twelve residential levels, two lifts, a glazed ground-floor lobby, one or two basement parking levels and shared amenities such as a rooftop terrace or residents gym.
Why does a one-paragraph scope cause problems?
An agreement that says "clean common areas as required" gives the owners corporation nothing to check a complaint against. When an owner reports the bin room, the committee cannot establish whether the task was contracted, at what frequency, or whether it was missed.
What goes into the written scope instead?
A room-by-room breakdown with a task and a frequency against each line: bin room servicing and chute hopper washing, daily lift car and door track detailing, daily lobby glazing and entry matting with the floor beneath lifted weekly, and scheduled machine scrubbing of basement levels.
How is the price presented to the committee?
As a fixed, itemised figure. Each line of the quote maps to a named task and a stated frequency, so a committee can see what any individual inclusion costs and decide on it rather than approving a single unexplained total.
What reporting does the strata manager receive?
A monthly photo report covering lobby, lifts, bin room, basement and shared amenities, tabled at committee meetings. It moves the discussion from whether work happened to what should be scheduled next.
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