Can you provide an obligation-free quotation before starting?

Yes. We offer an obligation-free quotation for your building dispute or Expert Witness Report. This helps you understand the likely scope, timeline, and costs involved before proceeding.

How much does an Expert Witness Report cost?

We offer a free initial consultation. The cost varies depending on the number and complexity of issues involved. As a guide: Site Investigation is $1,100 for the first hour, then $550 per hour thereafter; Expert Witness Reporting is $1,100 per issue; Scott Schedule Reporting is $550 per issue; Expert Witness Conclave is $3,850 per day or part thereof; Court or NCAT Hearing Attendance is $3,850 per day or part thereof. Document/report review and travel expenses may also apply. All rates include GST and are indicative only.

What is the minimum cost of a small claim?

For a small claim involving one hour of site investigation, one Expert Witness Report, and one Scott Schedule, the minimum cost is approximately $2,750.00 (inclusive of GST).

What is the typical price range for an Expert Witness Report?

Most Expert Witness Reports fall within the $5,000–$15,000 range, depending on the scale and complexity of the matter. For larger claims, such as multi-unit or strata complex disputes, total reporting costs can exceed $600,000 in major cases worth $10 million or more.

How long does it take to receive the report?

On most occasions, an Expert Witness Report takes around 2–4 weeks from the date of the site investigation to prepare and submit. Complex matters may take several months to compile sufficient supporting evidence.

When are site investigations conducted?

All site investigations are generally carried out between 7:00am and 9:00am on weekdays, unless prior arrangements have been made.

Do you require payment upfront?

Yes. It is company policy that all payments are made prior to both the Site Investigation and the commencement of the Expert Witness Report. This ensures the independence and objectivity of our opinions.

Where do you provide Expert Witness services?

We service all of New South Wales, including Sydney, regional cities, and country towns, including the Central Coast, Hunter Valley, Mid North Coast, New England, Northern Rivers, Central West, South Coast, and Riverina/Murray regions, as well as Broken Hill and other remote locations.

Why choose Awesim Pty Ltd for your Expert Witness Report?

With more than 35 years in the building and construction industry and the business established in 1996, Awesim brings extensive experience and credibility. Director Glen Sim is a qualified builder and accredited consultant with a trade background in Carpentry/Joinery and a Diploma in Construction Management. Awesim is fully insured with Professional Indemnity cover and recognised by NCAT and the courts for compliance with the Expert Witness Code of Conduct.

What is a Scott Schedule and why is it needed?

A Scott Schedule is a structured report outlining the specific issues in dispute — for example, defects, costs of rectification, or variations. It's often required by NCAT or the Court to help clearly compare both parties' expert opinions side by side.

What is included in the Bundle of Documents?

The Bundle of Documents is the complete evidence pack submitted to NCAT or the Court. It includes the Expert Witness Report and Scott Schedule, Building Contract and Plans, Affidavit and Statement of Claim, Chronology of Events, and supporting evidence and correspondence, tabulated, paginated, indexed, and provided in triplicate.

What qualifications do your Expert Witnesses hold?

Our Expert Witnesses come from trade and management backgrounds in the Building & Construction industry. Director Glen Sim is a qualified Carpenter/Joiner with a Diploma in Construction Management, a NSW Builder's Licence, and accreditation as a Building Consultant.

Are your Expert Witness Reports accepted by NCAT and the Courts?

Yes. All of our Expert Witness Reports strictly adhere to the Code of Conduct for Expert Witnesses and are fully recognised by NCAT and the NSW Court system.

Can you assist with both residential and commercial building disputes?

Yes. We handle both residential and commercial building disputes across New South Wales, tailoring the report to suit the nature and scale of the claim.

Do you work for both homeowners and builders?

Yes. We remain fully independent and are engaged by both homeowners and builders, as well as legal representatives or insurers. Our findings are impartial and evidence-based.

What happens after the Expert Witness Report is completed?

After your report is submitted, we can assist in conferencing with the opposing expert (Expert Conclave), attending Court or NCAT hearings, providing clarifications or supplementary reports, and preparing your Bundle of Documents for submission.

Do you charge for travel outside Sydney?

Yes, travel expenses may apply for site inspections outside Sydney or the metropolitan area. We always provide an upfront estimate of any travel-related costs in your quotation.

What type of evidence do you need before starting a report?

Typically, we'll ask for copies of your building contract, plans, correspondence, defect lists, and any photographic or inspection evidence you already have.

Can I use your report for insurance or warranty claims?

Yes. Many clients use our Expert Witness Reports for Home Building Compensation Fund (HBCF) claims, insurance disputes, or warranty issues. Our reports are designed to be compliant and admissible for these types of proceedings.

How do I get started with booking a Site Investigation?

You can contact us via phone, email, or the online form for an obligation-free quote. Once you accept the quote and payment is confirmed, we'll schedule a site investigation, typically between 7:00am and 7:00pm on weekdays.

Who is Awesim and how long have you been operating?

Awesim Pty Ltd is a privately owned Australian building consultancy, established in 1996. It was founded by Glen Sim, who brings over 35 years of experience across the building and construction industries and more than 15 years providing litigation support to homeowners, builders, and lawyers.

We provide independent building consultancy and litigation support, specialising in expert witness reports and Scott Schedules for building disputes before NCAT and the NSW courts.

What kinds of building matters do you specialise in?

We focus on building disputes and defects, including waterproofing failures, structural defects, incomplete and defective building works, and construction litigation, covering expert witness reports, Scott Schedules, and quantum meruit assessments.

What areas do you cover?

We provide services throughout New South Wales, including regional and remote locations. Our offices are located in Sydney CBD, Tamworth and Tweed Heads, and we travel across New South Wales for inspections and investigations.

Who do you work with?

We assist homeowners, solicitors and legal representatives, builders and contractors, developers, property owners, owners corporations, and parties involved in insurance-related building matters.

What services do you offer?

Our services include expert witness reports, Scott Schedules, and quantum meruit reports for litigation support, alongside client-side project management, contracts administration, and construction scheduling.

Why should I choose Awesim over another building consultant?

We provide independent, objective reporting backed by more than 35 years of practical building and construction experience, coupled with over 15 years of litigation support. Our reports are tribunal-ready, supported by detailed photographic and compliance evidence, and grounded in strong knowledge of the National Construction Code and Australian Standards.

What building problems can you help me with?

We help with building defects, disputes over incomplete or defective work, waterproofing and structural issues, and disagreements that require independent expert evidence to resolve — particularly matters heading to or already before NCAT.

What outcome can I expect from working with you?

You can expect a clear understanding of your position, reliable independent expert evidence prepared for NCAT or court, and professional support aimed at resolving your dispute and protecting your interests.

How much does an Expert Witness Report cost for an NCAT building dispute in NSW?

An NCAT Expert Witness Report in NSW typically costs between $5,000 and $15,000, with a small single-issue claim starting at a minimum of about $2,750 incl. GST. Awesim publishes fixed, itemised rates: site investigation is $1,100 for the first hour then $550/hour, Expert Witness reporting is $1,100 per issue, and a Scott Schedule is $550 per issue. Conclave or NCAT/court hearing attendance is $3,850 per day. Large strata or multi-unit matters can exceed $600,000 on claims worth $10 million or more. All rates include GST and are confirmed in an obligation-free written quote before any work begins. Reports are usually delivered within 2–4 weeks of the site inspection.

Do I need an Expert Witness Report for NCAT, or is a building inspection enough?

If your building dispute is going to NCAT or court, you need a formal Expert Witness Report — a standard pre-purchase building inspection is not accepted by the Tribunal. An Expert Witness Report is prepared under the Expert Witness Code of Conduct, assesses each defect against the National Construction Code, Australian Standards and the Home Building Act, and states cause, responsibility, rectification method and cost for every issue. Awesim prepares these reports, with an accompanying Scott Schedule where multiple defects are involved, for homeowners, builders and solicitors across NSW.

How much does a forensic waterproofing investigation cost for an NCAT dispute in NSW?

A forensic waterproofing investigation is priced the same way as Awesim's other expert witness work: site investigation is $1,100 for the first hour and $550 per hour thereafter, with additional reporting cost thereafter. Waterproofing matters often involve more diagnostic time, using thermal imaging, moisture meters, dye testing and level checks for falls. Glen Sim holds a Master Builders Association qualification in Waterproofing Compliance & Inspection, assessing each defect against AS 3740 or AS 4654.2 depending on the work. All rates are GST-inclusive and confirmed in an upfront written quote.

My bathroom or balcony is leaking — how do I know if it's actually a waterproofing defect?

Not every leak is caused by a failed membrane. A wet skirting board, water-stained ceiling or damp wall can also be caused by a leaking pipe, blocked drainage, rising damp, poor external ground levels or water tracking from an unrelated part of the building — a forensic investigation is needed to tell the difference before any claim is made. Awesim uses thermal imaging cameras, pin and pinless moisture meters, digital levels and controlled dye testing to trace the actual water pathway rather than assuming the nearest visible symptom is the cause.

Blog

Strata Report: What Buyers Need to Read Before Signing

October 19, 2026By Awesim

Open report with building image and magnifying glass, plus finance icons (bank, calculator, scales, chat) above.

A strata report is the document that surfaces hidden obligations before you are legally committed to a purchase. A strata property carries costs that go far beyond the four walls of your lot: shared maintenance, active disputes, pending legal action, and levies that may not yet appear on any invoice. Most buyers treat exchange as the finish line. In practice, it is where the real risk begins.

A strata report is a formal disclosure document that reveals the financial health, legal obligations, and maintenance history of a strata scheme. Before you sign a contract, it tells you whether the building's funds are adequate, whether disputes are active, and whether any special levies are looming. That information can change or kill a purchase decision.

This guide works through the report in the order a buyer should read it, explains how the rules differ by state, and flags the risks that are easy to miss.

What Is a Strata Report and Why Does It Matter?

The report records the scheme's financial accounts, meeting minutes, by-laws, insurance, and any active litigation or disputes. It is not a physical inspection of the building. That distinction matters.

The strata report covers the scheme's administration and financial position. It will not tell you whether the roof membrane is failing, whether there is a concealed waterproofing defect in the basement carpark, or whether the facade cladding is non-compliant. Defects like those can cost tens of thousands to rectify, and they will not appear in any strata document. For that, you need a separate physical inspection.

Strata Report NSW, Victoria, and Queensland: How the Rules Differ by State

The underlying purpose is consistent across states, but the mechanism differs. Buyers need to know what to request in their jurisdiction.

Strata report NSW is governed under the Strata Schemes Management Act 2015. The relevant document is a Section 184 certificate, issued by the owners corporation on request. It discloses levies, fund balances, by-laws, insurance, and any notices or orders affecting the scheme. Costs and turnaround times vary by scheme and managing agent.

Strata report Victoria operates through an Owners Corporation certificate, issued under the Owners Corporations Act 2006. The certificate covers financial statements, fees, insurance, and any legal proceedings. For larger schemes, additional disclosure obligations apply.

Strata report Brisbane and the rest of Queensland use a Body Corporate disclosure statement under the Body Corporate and Community Management Act 1997. Queensland's framework distinguishes between different module types depending on the scheme's configuration, so the documents requested can vary.

In all three states, the report is typically ordered through the managing agent or the owners corporation directly. Costs and turnaround times vary by state and provider, so factor that into your due diligence timeline. A solicitor or conveyancer familiar with the relevant state legislation should review the documents alongside you. The strata and property advisory services available in your state can help you identify the right professionals for this step.

How to Read a Strata Inspection Report: A Step-by-Step Walkthrough

A strata inspection report can run to hundreds of pages. Reading it in the wrong order wastes time and lets critical issues slip past. Work through it in this sequence:

Obtain the registered plan to confirm exact lot boundaries and common property areas. Before anything else, establish what you are actually buying. The registered plan defines your lot precisely and identifies what is common property. Disputes over who is responsible for a defect often turn on this boundary. Confirm it against the marketing materials before proceeding.
Analyse the financial statements for both the Administrative Fund and the Capital Works Fund. The Administrative Fund covers day-to-day running costs. The Capital Works Fund (sometimes called the sinking fund) is held for major maintenance and repairs. Assess whether each fund holds a balance proportionate to the scheme's size and age. A very low Capital Works Fund in an older building is a warning sign, not a minor detail.
Review at least two to five years of meeting minutes, starting with the most recent. Meeting minutes are where the real history lives. Recurring agenda items, deferred maintenance decisions, and unresolved complaints all appear here before they become formal disputes. Start with the most recent annual general meeting and work backwards.
Calculate the funding gap by comparing the 10-year maintenance plan against currently available fund balances. Most schemes are required to hold a 10-year capital works plan. Compare the projected expenditure in that plan against the current fund balance. If the gap is large, future owners will be asked to make up the difference through increased levies or a special levy.
Check for unbilled special levies mentioned in minutes that have been discussed but not yet formally struck. A special levy may have been discussed and agreed in principle at a meeting but not yet formally raised. It will not appear on a current levy notice, but you will be liable for it once you own the lot. Search the minutes specifically for references to special contributions or special levies.
Verify by-laws and rules for restrictions that may affect your use of the property. By-laws govern pet ownership, short-term letting, renovation works, parking, and a range of other matters. A by-law prohibiting short-term rental platforms, for example, can materially affect an investment strategy. Check these against your intended use before exchange.

Red Flags in a Strata Report That Should Give You Pause

Not every issue in a strata report is a reason to walk away. Some are negotiating points. Others are genuine risks. The following warrant careful attention:

A Capital Works Fund well below the 10-year plan projections. This means future owners will bear the cost of deferred maintenance through higher levies or a special levy.
Recurring items in meeting minutes that never reach resolution. A maintenance issue appearing in three consecutive sets of minutes without a rectification outcome suggests either a dispute about responsibility or a scheme that cannot afford to act.
Active or threatened litigation. Any reference to legal proceedings, NCAT applications, or solicitor correspondence in the minutes or the certificate itself should be reviewed by your solicitor before exchange.
A special levy discussed but not yet struck. As noted in the step above, this is a liability that will not appear on a standard levy certificate but will transfer to you on settlement.
Restrictive by-laws that conflict with your intended use. These are not always flagged by agents. Read the by-laws yourself or have your solicitor do so.
Insurance gaps or lapses. The scheme must hold building insurance. Check that the policy is current and that the sum insured appears adequate for the building's replacement value.

When Does a Strata Report Need a Building Defect Report Too?

A strata report covers administration and finance. It does not assess the physical condition of the building. These are two separate disciplines, and in many purchases, you need both.

A building defect report is warranted when the strata report reveals deferred maintenance, when the building is more than ten years old, when the minutes reference waterproofing or structural concerns, or when the Capital Works Fund appears insufficient for a building of that age and type. Physical defects not yet recorded in the minutes, concealed waterproofing failures, facade issues, and structural movement will not appear in any strata document.

The building defect report page sets out the scope and purpose of that process. Understanding common building defects in NSW can also help you interpret what the minutes are describing when maintenance or rectification items appear.

FAQs

Who pays for a strata report in NSW?

In NSW, the buyer typically pays for the strata report as part of their pre-purchase due diligence. That cost goes to the owners corporation or its managing agent in exchange for the Section 184 certificate. Some vendors obtain the report in advance and make it available to prospective buyers, but verify the date of any vendor-supplied report. Strata finances and minutes can change quickly.

Can I get a free strata report?

A full strata report is not available for free. Some limited information about a strata scheme, such as the scheme's registration details or the name of the managing agent, may be accessible through state land registry searches at low or no cost. However, the financial statements, meeting minutes, by-laws, and levy information that make a strata report useful are only available through a formal certificate request, which carries a fee set by the owners corporation or managing agent.

What is the purpose of a strata inspection report?

A strata inspection report gives a buyer a picture of the scheme's financial health, governance history, and legal obligations before they commit to purchase. It reveals whether the building's maintenance funds are adequate, whether disputes or litigation are active, whether special levies are pending, and whether the by-laws impose restrictions relevant to the buyer's intended use.

How long does it take to receive a strata report?

Turnaround times vary by state and managing agent. In NSW, the owners corporation has a statutory obligation to respond to a Section 184 certificate request within a set period, but in practice the timeframe depends on the managing agent's workload and the complexity of the scheme. Allow enough time in your due diligence period to receive, read, and act on the report before any cooling-off period expires.

What are the disadvantages of survey strata?

In a survey strata scheme, common in Western Australia, lot boundaries follow the land surface rather than the building structure. This means owners may carry more individual responsibility for maintaining their structure than in a standard strata scheme. The body corporate's obligations can be narrower, which may mean fewer shared services and less collective funding for major works. Buyers should confirm exactly what common property exists and what the body corporate is obligated to maintain before purchasing in a survey strata scheme.

Conclusion

A strata report is a financial and administrative disclosure, not a physical inspection. It tells you whether the scheme is solvent, whether disputes are active, and whether levies are looming. What it cannot tell you is whether the building itself is structurally sound or whether defects are concealed behind common property walls.

Before you sign, work through the report in the order described here: confirm lot boundaries, assess both funds, read the minutes carefully, calculate the funding gap, and check for unbilled levies. If the minutes raise physical concerns or the building is ageing, commission a building defect assessment alongside the strata report. The two documents together give you a complete picture.

Awesim

Glen Sim is a highly experienced Building Consultant, Licensed Builder, Construction Consultant, and Expert Witness with more than 35 years of practical experience within the Australian building and construction industry. As the Founder and Director of Awesim Building Consultants, Glen has established a strong reputation throughout Sydney and regional New South Wales for providing independent, evidence-based building consultancy services and expert reporting for complex building and construction disputes.Beginning his career as an apprentice carpenter with TAFE NSW in 1990, Glen completed his apprenticeship in 1993 before progressing into senior construction and management roles across residential, commercial, and remedial building sectors. His extensive industry background provides him with genuine hands-on construction knowledge — something that distinguishes him from many consultants who have limited site-based experience.Glen became a Licensed Builder in Victoria in 2004 before returning to New South Wales in 2011, where he continues to operate under NSW Builder Licence No. 232673C. Over the course of his career, he has worked across all stages of the construction process, including carpentry, supervision, project management, contract administration, construction scheduling, defect rectification, quality control, and dispute resolution.Today, Glen is widely recognised for his expertise in:Expert Witness Reports Scott Schedules NCAT Building Disputes Construction Defect Investigations Building Defect Reports Quantum Meruit Assessments Construction Programming & Delay Analysis Client-Side Project Management Contract & Scope of Works AssessmentsGlen regularly assists homeowners, builders, developers, solicitors, strata managers, insurers, and commercial clients by providing technically detailed and independent reporting for litigation and dispute resolution matters. His reports are prepared with a strong understanding of the requirements of the NSW Civil and Administrative Tribunal (NCAT), court procedures, the Expert Witness Code of Conduct, the National Construction Code (NCC), Australian Standards, and accepted building industry practices. Over 15+ years experience providing litigation support with expert witness reports and Scott schedules. What clients value most about Glen is his practical approach, integrity, attention to detail, and ability to clearly explain complex construction issues in a manner that is easy to understand. His combination of trade-based experience, construction management knowledge, and investigative expertise allows him to identify issues that are often overlooked by less experienced consultants.Over the years, Glen has developed a reputation for producing thorough, methodical, and evidence-supported reports that clients and legal representatives can rely upon during negotiations, mediations, tribunal proceedings, and litigation matters. His commitment to accuracy, professionalism, and impartiality has made Awesim Building Consultants a trusted name in the building consultancy industry across NSW.Glen is also known for his strong commitment to client service, ensuring every matter is approached with professionalism, transparency, and genuine care for achieving practical outcomes. His experience across both metropolitan Sydney and regional New South Wales provides him with a broad understanding of differing construction methods, site conditions, workmanship standards, and project delivery challenges throughout the state.Outside of the construction industry, Glen values family life and regional Australia. He has been happily married to internationally recognised author Audra Starkey since March 2025. Together, they share a passion for supporting rural communities and building trusted professional relationships grounded in honesty and respect.With more than three decades of industry experience, Glen Sim continues to provide trusted building consultancy and expert witness services backed by real construction knowledge, independent assessment, and a commitment to helping clients navigate complex building matters with confidence.

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