For Sydney strata managers and Owners Corporation (OC) members, maintaining shared property areas isn’t just a matter of appearances — it’s a matter of legal compliance. With cleaning contractors frequently operating in communal spaces like stairwells, foyers, carparks, and bin rooms, ensuring the work aligns with New South Wales regulations is essential.
From the Strata Schemes Management Act 2015 to evolving Work Health and Safety (WHS) requirements, strata cleaning in NSW must meet strict standards to protect property owners, tenants, visitors, and workers alike. In this guide, we’ll break down what strata stakeholders need to know to stay compliant in 2025 and beyond.
Looking for the full scope of strata cleaning services, costs, and compliance guidelines?Explore the Ultimate Guide to Strata Cleaning in Sydney for a complete overview.
The Strata Schemes Management Act 2015 and Common Property Cleaning
The Strata Schemes Management Act 2015 (NSW) outlines how common property must be managed and maintained by the Owners Corporation. That includes:
- Responsibility for Cleaning
Under the Act, the Owners Corporation is legally responsible for maintaining common property in a clean and safe condition. - Duty of Care
Failing to maintain clean, safe shared areas (e.g., slippery staircases, overflowing bins) may result in legal liability if an incident occurs. - Contract Management
Any cleaning company engaged by the strata must operate under a valid, formal contract approved by the OC. This ensures accountability, transparency, and proper insurance coverage.
Tip for Sydney strata managers:
Regularly review your building’s cleaning scope against the common property areas defined in your strata plan to ensure alignment with the Act.
WHS Obligations When Hiring Strata Cleaning Contractors
In NSW, Work Health and Safety (WHS) laws apply when you engage a contractor to clean strata premises. Whether it’s pressure washing a driveway or window cleaning from height, the Owners Corporation and Strata Committee can be held liable if compliance isn’t in place.
Key WHS responsibilities include:
- Ensuring Competency and Training
The cleaning contractor must be trained in WHS-safe practices, including handling chemicals, lifting techniques, and hazard identification. - Site-Specific Safe Work Method Statements (SWMS)
For high-risk tasks such as:- Rope access window cleaning
- Carpark pressure washing
- Chemical disinfection in enclosed spaces
A tailored SWMS is legally required before work begins.
- Contractor Induction and Site Familiarity
Strata managers must ensure cleaners are familiar with the premises layout, emergency exits, and safety procedures (e.g., where the fire hose reels are, how to secure carpark entrances). - Incident Reporting Obligations
Any incident (e.g., slips, equipment damage, chemical exposure) must be documented and managed per SafeWork NSW protocols.
Record Keeping and Audit Requirements
Proper documentation and records are not just good practice — they’re essential for protecting the OC and proving regulatory compliance.
Here’s what Sydney strata committees should maintain:
Cleaning Contractor Agreements
Ensure all service agreements are:
- Signed and current
- Include the scope of work
- Specify liability and insurance cover
Risk Assessments and Safety Plans
Keep:
- Completed SWMS for all high-risk tasks
- Risk assessment checklists
- Contractor WHS policy documents
Maintenance Logs & Cleaning Schedules
Maintain a log that includes:
- Cleaning frequency
- Dates and times work was completed
- Any issues or complaints raised
This documentation supports insurance claims, contractor disputes, and WHS audits.
Insurance Certificates & Police Checks
Ensure that every cleaner on-site has:
- Up-to-date Public Liability Insurance (minimum $10M preferred)
- Workers Compensation cover
- Police clearance or Working With Children Check (especially if shared areas are used by families)
Final Thoughts
Strata cleaning is about more than shiny floors — it’s about meeting your legal duties under NSW law. From your responsibilities under the Strata Schemes Management Act 2015 to managing WHS risks and maintaining audit-ready documentation, compliance is a shared responsibility between the OC, strata managers, and contractors.
Partnering with a Sydney-based cleaning company that understands local legislation and maintains WHS-compliant procedures is not just recommended — it’s critical.
Need Compliance Confidence? Sharp Commercial Cleaning offers strata cleaning services across Sydney with full WHS compliance, SWMS documentation, and vetted, insured staff.