Why Early SBBIS Planning Pays Off

If you're developing a Class 2 apartment building in NSW, you're likely aware of the Strata Building Bond and Inspections Scheme (SBBIS). The legislation requires developers to appoint a building inspector within 12 months of the Owners Corporation being formed — which occurs once 33% of lots are sold after the Occupation Certificate (OC) is issued.

That’s the baseline compliance requirement. But in practice, leaving it until the last minute creates pressure — and reduces your control.

Why delays creates risk

We still see projects where the 12-month window is missed entirely. In those cases, the Secretary appoints the inspector — without input from the developer. This can lead to:

• Limited availability or scheduling flexibility

• Scrambles to prepare documentation

• Access challenges with occupied apartments

• Less coordination between developer and inspector

It turns what should be a structured process into a reactive one.

What developers can do earlier

While you can’t formally appoint an SBBIS inspector until the Owners Corporation is in place, many developers now engage us earlier to support project quality and compliance.

We provide independent QA inspections throughout construction and handover — giving you early visibility of potential defects and helping build a strong record of due diligence. That groundwork supports a much smoother transition into the SBBIS process.

In our view, the first meeting of the Owners Corporation should always include the appointment of the SBBIS inspector as a standing agenda item. It’s the most efficient point to get the scheme underway while the builder and project team are still involved.

QA support that strengthens SBBIS

Waratah supports developers by:

• Conducting targeted QA inspections during construction

• Flagging high-risk defect areas for resolution before occupancy

• Building photographic records of completed work

• Coordinating with strata managers to streamline SBBIS timelines

This approach sets your project up to meet SBBIS obligations with fewer surprises — and avoids the risk of losing appointment control.

If your project’s in play, let’s talk

If your Class 2 project is in play, the best time to start the SBBIS conversation is now. We can support you with:

• Site walkthroughs and QA strategy

• Advice on when to engage for maximum value

• Clear, independent insights to support compliance

• Practical, no-cost advice on how to plan for SBBIS and meet your obligations