New Developer Handover Rules: What 2026 Buyers Should Check at the First AGM

The first AGM is not ceremonial

• It is where the developer's assumptions meet the building's real costs.
• Initial levy estimates should be treated as evidence, not comfort.
• Owners need to collect documents before the developer fades from view.

New apartment buildings often look most certain at settlement and least certain six months later. The lobby is finished, the marketing renders have disappeared, residents have moved in, and the owners corporation is suddenly responsible for a building it did not design, price or build.

The first annual general meeting elects the committee and puts the developer's records, assumptions and maintenance obligations in front of the people who will be paying the bills.

1. 01
   Developer completes the scheme
2. 02
   Handover file prepared
3. 03
   Independent surveyor certifies estimates
4. 04
   First AGM, committee elected
5. 05
   Records and warranties transferred
6. 06
   Defect register established

From 1 April 2026, NSW developers of new multi-storey strata schemes must provide stronger handover material. The initial maintenance schedule must use the standard form, and both the initial maintenance schedule and initial levy estimates must be reviewed and certified by an independent surveyor. The documents, and evidence of the surveyor's independence, must be provided before the first AGM.

For buyers and new owners, this creates a better paper trail. It does not remove the need to read it.

Why initial levy estimates are often wrong

Developers have an obvious incentive to present levies that make new apartments easier to sell. Low levies look good in sales material. They make the apartment feel more affordable. They also make the building appear less expensive to run than it may actually be.

The problem arrives after settlement. Insurance comes in higher than expected. Fire maintenance costs more. Cleaning needs more hours. Lift maintenance is not as cheap as the estimate. Building management, embedded networks, waste contracts, defects consultants and common area electricity all start to show up as real invoices.

The first owner committee then has to explain why levies need to rise in year two. Owners feel misled. The developer is no longer in the room.

The 2026 handover changes are designed to reduce that gap between sales-stage estimates and operating reality. Independent certification does not guarantee the numbers will be perfect, but it should make aggressive under-estimation harder.

What the initial maintenance schedule should do

The initial maintenance schedule is the building's first maintenance map. It should identify the major assets, systems and common property components that need inspection, servicing, maintenance or replacement. Lifts, roof areas, facade systems, fire systems, pumps, carpark doors, access control, mechanical ventilation, waterproofing, common area finishes and landscaping should all be considered where relevant.

A weak schedule is vague. It lists broad categories, gives little timing detail, and does not connect maintenance obligations to likely cost.

A useful schedule is specific. It tells the owners corporation what exists, what needs attention, how often it should be serviced, and what records should be kept.

The standard form matters because it makes the document easier to compare and harder to bury in consultant formatting. New owners should still check whether the schedule actually matches the building they bought into.

What to ask at the first AGM

The first question is whether the owners corporation has received the initial maintenance schedule in the required standard form.

The second is whether the initial levy estimates were reviewed and certified by an independent surveyor.

The third is whether evidence of the surveyor's independence has been supplied. "Independent" should not mean the developer's usual consultant rubber-stamped the sales budget.

The fourth is whether the estimates include realistic costs for insurance, fire safety, lift maintenance, cleaning, building management, waste collection, common area utilities and any shared facilities.

The fifth is whether any contracts entered into by the developer bind the owners corporation after handover. That can include embedded networks, building management agreements, lift contracts, cleaning contracts, waste contracts, security contracts and facilities management arrangements.

The sixth is whether any known defects, incomplete works or warranty items have been recorded in the meeting papers.

The seventh is whether the owners corporation has received all building manuals, plans, warranties, compliance certificates, occupation certificate material, asset registers and access credentials.

These details matter because the committee has less leverage once the developer steps back.

Documents new owners should collect

At or before the first AGM, owners should expect the scheme to hold a serious handover file.

That file should include:

• Initial maintenance schedule.
• Initial levy estimates.
• Independent surveyor certification.
• Building manuals and warranties.
• Fire safety schedule and initial fire documents.
• Occupation certificate material.
• Plans and specifications.
• Insurance certificate and valuation material.
• Contracts entered into by the original owner.
• Defect lists and incomplete works schedules.
• Asset registers for major plant and equipment.
• Embedded network contracts, if any.

The committee should not accept "we will send that later" as a permanent answer. Late documents should be chased, minuted and tracked.

Watch the first budget

The first budget is often where the handover quality becomes visible. A realistic budget will include enough money for ordinary operations and a sensible capital works contribution. An optimistic budget keeps levies low by pretending the building will not need much.

A developer's initial levy estimate is only as defensible as the assumptions behind it. Reading those assumptions properly means understanding how strata finance is meant to work in a healthy scheme, and applying that test to what's been handed to you.

Look for line items that seem too low. Fire maintenance for a complex building should not look like a token amount. Lift maintenance should reflect the number and complexity of lifts. Cleaning should match the size of common areas. Building management should match the facilities being managed.

Also look for missing items. If the building has a pool, gym, basement carpark, mechanical ventilation, access control, rooftop plant, irrigation, pumps or complex waste system, the budget should show the cost of running those things.

Owners should be suspicious of a budget that looks designed to preserve a sales promise rather than run a building.

If the handover is poor

Poor handover should be recorded formally. The committee should minute missing documents, request them in writing, set deadlines and escalate if the developer or original owner does not respond.

Where documents are missing or estimates appear unrealistic, the committee should consider obtaining independent advice early. A building consultant, quantity surveyor, strata lawyer or accountant may cost money now, but the cost is usually small compared with several years of operating from bad assumptions.

New owners should also remember that defects and maintenance are different issues. A maintenance schedule tells the owners corporation how to maintain the building. It does not absolve the builder or developer of responsibility for defective work.

How UnitBuddy helps

UnitBuddy can store the handover file, track missing documents, record first AGM decisions, compare estimated and actual costs, and create a clean audit trail for defects, warranties and maintenance obligations.

That gives the first committee a working system from day one rather than a pile of PDFs no one reads until something breaks.

Sources and further reading

• NSW Government: guide to strata law changes for committees and owners
• NSW Government: changes to strata laws
• NSW: First steps for reporting apartment building defects, via LookUpStrata
• NAT: Early detection of strata building defects: it's time to abandon the whack-a-mole approach, via LookUpStrata

Keep the scheme file in one place the committee and the manager can both open. Features, pricing, or book a tour.