Planning for Success: Best Practice Guidance for Remediation Projects

When building defects arise, Body Corporates face some of the most complex and high-stakes challenges in property management. From weathertightness failures to seismic upgrades, the remediation journey is often long, expensive, and technically demanding. But with the right approach — and the right team — these challenges can be managed effectively and transparently, while reducing risk and cost blowouts.
 
This guidance draws on the combined expertise of Brosnan (construction and remediation specialists), Grimshaw & Co (legal advisors to Bodies Corporate), and MOD Finance (specialists in Body Corporate funding solutions) — developed to help committees and building owners navigate complex remedial projects with clarity and confidence.

1. Understand the Real Problem Before Procuring a Solution

Every remediation project begins with symptoms — leaks, mould, cracking, or failure in fire protection systems. These are rarely the root cause. Skipping thorough investigation in favour of quick fixes often leads to repeated failures or cost escalations.
 
Best practice tip: Invest in a comprehensive diagnostic phase before seeking contractor bids. Ensure the full scale of the issue is understood to avoid scope creep and future legal complications.

2. Build the Right Team Early

Once defects are suspected or confirmed, the Body Corporate should assemble a multidisciplinary team. This typically includes:

• A project manager or quantity surveyor
• Remedial architect or designer
• A legal advisor (especially one experienced in Unit Titles Act obligations)
• Building surveyor and relevant specialists

Why this matters: Bringing experts in early helps ensure the scope, design, and budget are aligned — saving time, avoiding duplicate work, and ensuring regulatory compliance.

3. Choose the Right Procurement Method for Your Project

There is no one-size-fits-all approach to engaging a contractor. The choice between a traditional fixed-scope tender and an Early Contractor Involvement (ECI) process depends on the clarity of your project scope:

• For simple, well-defined projects (e.g. installing a new bike shed), traditional tendering works well.
• For complex or evolving scopes (e.g. remediation of systemic water ingress), ECI offers advantages by engaging the contractor early and collaboratively developing the scope.

ECI benefits include:

• Cost certainty through earlier risk identification
• Reduced delays through better design integration
• Fewer disputes due to shared accountability

As Brosnan notes, the ECI approach allows contractors to contribute to scope development from the outset, which helps ensure that final costs align more closely with initial estimates.

4. Budget Realistically and Plan for Flexibility

One of the biggest pitfalls Body Corporates face is underbudgeting — often based on optimistic scenarios or incomplete scopes.
 
Consider these financial planning principles:

• Budget for the likely full scope, including hidden defects often discovered during invasive works
• Allow for associated costs such as temporary accommodation, moving costs, and legal fees
• Implement fast decision-making mechanisms — like appointing an administrator under section 74 of the Unit Titles Act — to prevent project delays from extended committee deliberations

5. Don’t Delay Funding Decisions

Once a project’s scope and design are better understood, secure your funding as early as possible.
 
Delaying funding often leads to:

• Missed construction windows
• Escalating material and labour costs
• Legal risk if a Body Corporate is unable to act on known defect

For many owners, raising lump-sum levies is not practical — especially when unit values are diminished by the very defects being addressed. Exploring ways to finance these projects upfront can help avoid delays and reduce stress on owners.

6. Consider Litigation Timing Carefully

While litigation may be necessary, initiating legal action too early can be risky if the full scope and cost of remediation is not yet known. Many settlements fall short of actual project costs.
 
A smarter strategy? Proceed with investigation and, where feasible, remediate first — then litigate with full cost clarity and preserved evidence.
 
As Grimshaw & Co point out, it is always preferable to complete the investigation phase before being required to prepare evidence for trial. That allows claims to be quantified accurately and can improve outcomes significantly.



7. Treat Remediation as the Start of Better Asset Management

Once works are complete, avoid a return to “set-and-forget” maintenance. Collect and preserve all operation manuals, warranties, and defect logs. Use this documentation to implement a preventative asset management programme to protect your investment — and reduce the likelihood of repeating the cycle.

Final Thought

Remediation projects are disruptive — but they also represent a once-in-a-generation opportunity to restore the value, safety, and liveability of your building. By following best practice procurement principles, assembling the right team early, and planning your approach carefully, Body Corporates can take control of the process rather than be controlled by it.
 
This guide was developed with contributions from Brosnan, Grimshaw & Co, and MOD Finance.