Lonsdale Rise
19 things need you.
The levy decision, quotes waiting to be awarded, and anything about to lapse — overdue first.
Lonsdale Rise
The levy decision, quotes waiting to be awarded, and anything about to lapse — overdue first.
Maintenance Plan & Reserve-Fund Forecast
188 A'Beckett Street, Melbourne VIC 3000
Tier 1 OC — maintenance plan mandatory (OC Act s36)A forward maintenance plan and reserve-fund forecast prepared to support the maintenance-plan and maintenance-fund obligations of the owners corporation under the Owners Corporations Act 2006 (Vic), ss 36–37.
Prepared by Plinth, at arm’s length from any contractor. Forward figures are indicative and escalation-based; for a production plan, replace the indicative cost basis with a quantity surveyor’s condition assessment and competitively tender the works. Not financial or legal advice.
Plinth Live · $750/account/yr + $350/additional building · valid to June 2027
This document sets out a forward maintenance plan and reserve-fund (sinking-fund) forecast for Lonsdale Rise. It identifies the building’s long-life components, when each is expected to require major works, what those works are forecast to cost in the year they fall due, and whether the maintenance fund is projected to meet them.
It is prepared to support the owners corporation’s maintenance-plan and maintenance-fund obligations under the Owners Corporations Act 2006 (Vic), ss 36–37, and to give the committee and manager a single, current view of the building’s capital position over a 15-year horizon (2026–2040).
Included: common-property capital components, their replacement or major-service cycles, the reserve-fund forecast, cost escalation, and the statutory compliance register. Excluded: day-to-day operational maintenance, items within individual lots, and works arising from latent defect or insured event.
Funding position · 2026–2040
Underfunded
On the current levy, the fund runs short in 2028. Holding the plan needs about $326,500 a year — $178,500 more than today.
The reserve balance rolled forward year by year — opening balance, indexed levy and interest in, works drawn down in the year they fall due — against the $75,000 safety floor.
Forecast spend by building system
| Facade & Access | $799,432 | 19% |
| Vertical Transport | $553,060 | 13% |
| Common Property & Finishes | $536,200 | 13% |
| Roofing & Waterproofing | $513,848 | 12% |
| Fire & Essential Safety | $471,347 | 11% |
| Electrical & Security | $397,576 | 10% |
| Structure & Balustrades | $283,483 | 7% |
| Height Safety | $255,161 | 6% |
| Mechanical & HVAC | $173,538 | 4% |
| Hydraulic & Drainage | $163,066 | 4% |
| Total forecast spend | $4,146,710 | 100% |
| Year | Opening | Levy | Interest | Works | Closing | Status |
|---|---|---|---|---|---|---|
| 2026 | $312k | $148k | $8k | −$21k | $447k | Funded |
| 2027 | $447k | $151k | $11k | −$352k | $257k | Funded |
| 2028 | $257k | $154k | $6k | −$1.1m | −$484k | Short |
| 2029 | −$484k | $157k | $0 | −$112k | −$439k | Short |
| 2030 | −$439k | $160k | $0 | −$24k | −$303k | Short |
| 2031 | −$303k | $163k | $0 | −$25k | −$165k | Short |
| 2032 | −$165k | $167k | $0 | −$483k | −$482k | Short |
| 2033 | −$482k | $170k | $0 | −$27k | −$339k | Short |
| 2034 | −$339k | $173k | $0 | −$581k | −$747k | Short |
| 2035 | −$747k | $177k | $0 | −$348k | −$918k | Short |
| 2036 | −$918k | $180k | $0 | −$30k | −$767k | Short |
| 2037 | −$767k | $184k | $0 | −$136k | −$720k | Short |
| 2038 | −$720k | $188k | $0 | −$201k | −$733k | Short |
| 2039 | −$733k | $191k | $0 | −$381k | −$922k | Short |
| 2040 | −$922k | $195k | $0 | −$313k | −$1.0m | Short |
Every works occurrence across the plan, in the year it falls due, with the cost in today’s dollars and escalated to the dollars of that year.
| Roof anchor & static line recertification | Sep 2026 | $6,800 | $6,800 |
| Annual fire & ESM testingESM | Nov 2026 | $14,500 | $14,500 |
| Stormwater & sewer ejection pumps | Mar 2027 | $38,000 | $39,330 |
| Car park line-marking & epoxy coating | Apr 2027 | $26,000 | $26,910 |
| Fire pump & panel upgradeESM | Jun 2027 | $96,000 | $99,360 |
| Fire pump & panel upgrade | Jun 2027 | $92,200 | $92,200 |
| Intercom, access control & CCTV | Jun 2027 | $72,000 | $72,000 |
| Roof anchor & static line recertification | Sep 2027 | $6,800 | $7,038 |
| Annual fire & ESM testingESM | Nov 2027 | $14,500 | $15,007 |
| External repaint | Jun 2028 | $184,000 | $197,105 |
| Window & glazing gasket renewal | Jun 2028 | $64,000 | $68,558 |
| Height-safety system load-test & replacement | Jun 2028 | $48,000 | $51,419 |
| Podium & planter waterproofing | Jun 2028 | $92,000 | $98,553 |
| Cooling tower & HVAC plant | Jun 2028 | $162,000 | $173,538 |
| EV charging infrastructure upgrade | Jun 2028 | $40,000 | $42,849 |
| Car park door & gate motors | Jun 2028 | $18,000 | $19,282 |
| Lobby & common-area refurbishment | Jun 2028 | $132,000 | $141,402 |
| Common-area repaint (corridors & stairs) | Jun 2028 | $46,000 | $49,276 |
| Facade sealant & recaulking (full elevations) | Jun 2028 | $246,000 | $246,000 |
| Roof anchor & static line recertification | Sep 2028 | $6,800 | $7,284 |
| Annual fire & ESM testingESM | Nov 2028 | $14,500 | $15,533 |
| Gutters & roof drainage renewal | Jun 2029 | $22,000 | $24,392 |
| Hot water plant & circulators | Jun 2029 | $58,000 | $64,306 |
| Roof anchor & static line recertification | Sep 2029 | $6,800 | $7,539 |
| Annual fire & ESM testingESM | Nov 2029 | $14,500 | $16,076 |
| Roof anchor & static line recertification | Sep 2030 | $6,800 | $7,803 |
| Annual fire & ESM testingESM | Nov 2030 | $14,500 | $16,639 |
| Roof anchor & static line recertification | Sep 2031 | $6,800 | $8,076 |
| Annual fire & ESM testingESM | Nov 2031 | $14,500 | $17,221 |
| Roof membrane replacement | Jun 2032 | $318,000 | $390,903 |
| Main switchboard & metering upgrade | Jun 2032 | $54,000 | $66,380 |
| Roof anchor & static line recertification | Sep 2032 | $6,800 | $8,359 |
| Annual fire & ESM testingESM | Nov 2032 | $14,500 | $17,824 |
| Roof anchor & static line recertification | Sep 2033 | $6,800 | $8,651 |
| Annual fire & ESM testingESM | Nov 2033 | $14,500 | $18,448 |
| Lift modernisation (×2) | Jun 2034 | $420,000 | $553,060 |
| Roof anchor & static line recertification | Sep 2034 | $6,800 | $8,954 |
| Annual fire & ESM testingESM | Nov 2034 | $14,500 | $19,094 |
| Car park line-marking & epoxy coating | Apr 2035 | $26,000 | $35,435 |
| Balcony balustrade remediation | Jun 2035 | $208,000 | $283,483 |
| Roof anchor & static line recertification | Sep 2035 | $6,800 | $9,268 |
| Annual fire & ESM testingESM | Nov 2035 | $14,500 | $19,762 |
| Roof anchor & static line recertification | Sep 2036 | $6,800 | $9,592 |
| Annual fire & ESM testingESM | Nov 2036 | $14,500 | $20,454 |
| Intercom, access control & CCTV | Aug 2037 | $72,000 | $105,118 |
| Roof anchor & static line recertification | Sep 2037 | $6,800 | $9,928 |
| Annual fire & ESM testingESM | Nov 2037 | $14,500 | $21,170 |
| Height-safety system load-test & replacement | Jun 2038 | $48,000 | $72,531 |
| Car park door & gate motors | Jun 2038 | $18,000 | $27,199 |
| Common-area repaint (corridors & stairs) | Jun 2038 | $46,000 | $69,509 |
| Roof anchor & static line recertification | Sep 2038 | $6,800 | $10,275 |
| Annual fire & ESM testingESM | Nov 2038 | $14,500 | $21,910 |
| Stormwater & sewer ejection pumps | Mar 2039 | $38,000 | $59,430 |
| External repaint | Jun 2039 | $184,000 | $287,768 |
| Roof anchor & static line recertification | Sep 2039 | $6,800 | $10,635 |
| Annual fire & ESM testingESM | Nov 2039 | $14,500 | $22,677 |
| EV charging infrastructure upgrade | Jun 2040 | $40,000 | $64,748 |
| Lobby & common-area refurbishment | Jun 2040 | $132,000 | $213,668 |
| Roof anchor & static line recertification | Sep 2040 | $6,800 | $11,007 |
| Annual fire & ESM testingESM | Nov 2040 | $14,500 | $23,471 |
The long-life components this plan is built on — replacement (or major-service) cost in today’s dollars, the cycle on which it recurs, and when it next falls due.
| Component | System | Location | Condition | Cost today | Cycle | Next due |
|---|---|---|---|---|---|---|
| Facade sealant & recaulking (full elevations) | Facade & Access | All elevations | — | $246,000 | 14 yr | Jun 2028 |
| External repaint | Facade & Access | All elevations + soffits | — | $184,000 | 11 yr | Jun 2028 |
| Window & glazing gasket renewal | Facade & Access | Levels 1–14 | — | $64,000 | 16 yr | Jun 2028 |
| Roof anchor & static line recertification | Height Safety | Roof + facade davits | — | $6,800 | 1 yr | Sep 2026 |
| Height-safety system load-test & replacement | Height Safety | Roof anchor array | — | $48,000 | 10 yr | Jun 2028 |
| Roof membrane replacement | Roofing & Waterproofing | Main roof + plant deck | — | $318,000 | 22 yr | Jun 2032 |
| Podium & planter waterproofing | Roofing & Waterproofing | Level 2 podium | — | $92,000 | 18 yr | Jun 2028 |
| Gutters & roof drainage renewal | Roofing & Waterproofing | Roof perimeter | — | $22,000 | 12 yr | Jun 2029 |
| Balcony balustrade remediation | Structure & Balustrades | North & east balconies | — | $208,000 | 25 yr | Jun 2035 |
| Lift modernisation (×2) | Vertical Transport | Core lifts L1 & L2 | — | $420,000 | 24 yr | Jun 2034 |
| Fire pump & panel upgrade | Fire & Essential Safety | Fire pump room | — | $96,000 | 15 yr | Jun 2027 |
| Annual fire & ESM testing | Fire & Essential Safety | Whole building | — | $14,500 | 1 yr | Nov 2026 |
| Cooling tower & HVAC plant | Mechanical & HVAC | Roof plant | — | $162,000 | 18 yr | Jun 2028 |
| Hot water plant & circulators | Hydraulic & Drainage | Plant room | — | $58,000 | 15 yr | Jun 2029 |
| Stormwater & sewer ejection pumps | Hydraulic & Drainage | Basement 2 | — | $38,000 | 12 yr | Mar 2027 |
| Intercom, access control & CCTV | Electrical & Security | Whole building | — | $72,000 | 10 yr | Aug 2027 |
| EV charging infrastructure upgrade | Electrical & Security | Basement car park | — | $40,000 | 12 yr | Jun 2028 |
| Main switchboard & metering upgrade | Electrical & Security | Main switch room | — | $54,000 | 22 yr | Jun 2032 |
| Car park door & gate motors | Electrical & Security | Basement entry | — | $18,000 | 10 yr | Jun 2028 |
| Lobby & common-area refurbishment | Common Property & Finishes | Ground + lift lobbies | — | $132,000 | 12 yr | Jun 2028 |
| Common-area repaint (corridors & stairs) | Common Property & Finishes | Levels 1–14 | — | $46,000 | 10 yr | Jun 2028 |
| Car park line-marking & epoxy coating | Common Property & Finishes | Basements 1–2 | — | $26,000 | 8 yr | Apr 2027 |
Future works are escalated at an assumed construction-cost rate of 3.5% per year, compounding. The later a job falls, the more it costs in the dollars of its year. A $100k job today is shown at each horizon.
$100k
Today
$119k
+5 yr
$141k
+10 yr
$162k
2040
| Obligation | Domain | Standard | Frequency | Next due | Status |
|---|---|---|---|---|---|
| Annual Essential Safety Measures Report (AESMR) | Fire safety | Building Regs 2018 Pt 15 | Annual | Oct 2026 | Compliant |
| Fire detection & alarm service | Fire safety | AS 1851 | 6-monthly | Jul 2026 | Due soon |
| Fire extinguishers, hydrants & hose reels | Fire safety | AS 1851 | 6-monthly | May 2026 | Overdue |
| Emergency & exit lighting | Fire safety | AS 2293 | 6-monthly | Sep 2026 | Compliant |
| Roof anchor & height-safety recertification | Height safety | AS/NZS 1891.4 | Annual | Sep 2026 | Compliant |
| Lift registration & inspection | Vertical transport | AS 1735 | Annual | Jan 2027 | Compliant |
| Cooling tower / Legionella risk management | Water systems | AS/NZS 3666 | Monthly | Jun 2026 | Due soon |
| RCD & electrical safety testing | Electrical | AS/NZS 3760 | Annual | Mar 2027 | Compliant |
| Backflow prevention device testing | Hydraulic | AS 2845 | Annual | Apr 2026 | Overdue |
| Asbestos register review | Hazardous materials | OHS Regs 2017 | Annual | May 2027 | Compliant |
| Switchboard thermographic scan | Electrical | AS/NZS 3000 | Annual | Dec 2026 | Compliant |
Insurances, certificates and statutory obligations with a renewal date, soonest first.
| Item | Type | Due / expires | Status |
|---|---|---|---|
| Backflow prevention device testing | Compliance | Apr 2026 | Overdue · 2 mo overdue |
| Fire extinguishers, hydrants & hose reels | Compliance | May 2026 | Overdue · 1 mo overdue |
| Cooling tower / Legionella risk management | Compliance | Jun 2026 | Due soon · this month |
| Fire detection & alarm service | Compliance | Jul 2026 | Due soon · in 1 mo |
| Emergency & exit lighting | Compliance | Sep 2026 | Due soon · in 3 mo |
| Roof anchor & height-safety recertification | Compliance | Sep 2026 | Due soon · in 3 mo |
| Annual Essential Safety Measures Report (AESMR) | Compliance | Oct 2026 | Due soon · in 4 mo |
| Switchboard thermographic scan | Compliance | Dec 2026 | Due soon · in 6 mo |
| Lift registration & inspection | Compliance | Jan 2027 | Compliant · in 7 mo |
| RCD & electrical safety testing | Compliance | Mar 2027 | Compliant · in 9 mo |
| Asbestos register review | Compliance | May 2027 | Compliant · in 11 mo |
| 15-Year Maintenance Plan (Plinth) | Plan | 2027 | Compliant · in 1 yr |
| Annual ESM Report (AESMR) | Certificate | 2027 | Compliant · in 1 yr |
| Building insurance policy | Insurance | 2027 | Compliant · in 1 yr |
| OC management agreement | Contract | 2027 | Compliant · in 1 yr |
| Roof anchor certification | Certificate | 2027 | Compliant · in 1 yr |
Capital works currently in the pipeline — scoped, tendered, awarded or under way.
| Works | Stage | Forecast | Awarded to |
|---|---|---|---|
| Fire pump & panel upgrade | Complete | $92,200 | Brightwater Trades |
| Intercom, access control & CCTV | In progress | $72,000 | Northpoint Contracting |
| Facade sealant & recaulking (full elevations) | Scheduled | $246,000 | Vantage Height Access |
| External repaint | Approval | $184,000 | — |
| Window & glazing gasket renewal | Quoting | $64,000 | — |
| Podium & planter waterproofing | Scoping | $92,000 | — |
One-off levies raised for specific projects — additional income into the maintenance fund, on top of the recurring levy. These are reflected in the funding forecast above.
| Purpose | Year | Amount | Per lot |
|---|---|---|---|
| Lift modernisation (×2) — special levy | 2028 | $210,000 | $1,220–$3,589 |
Indicative cost ranges, where shown before a quantity surveyor’s assessment, draw on Rawlinsons Australian Construction Handbook (2025); AIQS published cost guidance; Strata Community Association (SCA) maintenance benchmarks; Victorian capital-works tender data, 2024–25. They are starting figures only; a production plan replaces them with the independent QS’s surveyed costs.
Lift the annual levy
Increase the maintenance-fund levy to approximately $326,500 per year — $178,500 above the current $148,000. On the present levy the fund is forecast to run short in 2028.
Commission a quantity surveyor's condition assessment
Replace the indicative cost basis in this plan with surveyed condition ratings, remaining-life estimates and replacement costs from an independent quantity surveyor.
Tender major works competitively
Each capital item above the major-works threshold should be independently scoped and competitively tendered, with current insurances verified before any award.
Review the plan annually
Re-base the plan each year against the actual fund balance, the works completed and updated costs, so it remains a live instrument rather than a static document.
Definitions & disclaimer
Reserve / maintenance fund — money set aside for major capital works, distinct from the day-to-day administrative fund.
Escalation — the compounding rise in construction cost applied to future works.
Safety floor — the minimum reserve balance the fund should not drop below.
ESM — Essential Safety Measure: a legally-mandated fire/egress/lift item.
This plan supports the maintenance-plan and maintenance-fund obligations of a Tier 1/2 owners corporation under the Owners Corporations Act 2006 (Vic) ss 36–37. Forward figures are indicative and escalation-based; they are not a quantity surveyor’s valuation. In a production plan, asset condition, remaining life and replacement costs are set by an independent quantity surveyor, and capital works are competitively tendered. Plinth operates at arm’s length from any contractor and does not award works. This document is not financial or legal advice.
Prepared by Plinth · 31 August 2026 · PLX-26-0118 · Revision 1.0