Most complaints about strata grounds maintenance come down to one thing: nobody agreed exactly what was included. A clear scope of works fixes that. It tells contractors what to quote on, lets the committee compare quotes fairly, and gives everyone something to check the work against.
Here's what a good strata grounds scope should cover for a townhouse or unit complex in Queensland.
1. List every area
Walk the complex and list every area of common property that needs maintaining. Be specific. "Gardens" isn't enough; "garden strip along the main driveway, entry beds either side of the gate, pool fence garden" is.
- Street frontage, verge and nature strip
- Entry and signage gardens
- Common lawns and recreation areas
- Garden strips along driveways and between units
- Pool and BBQ surrounds
- Internal roads, visitor parking and paths
- Bin enclosures
- Boundary fences and screens
2. List tasks and frequencies
| Task | Typical frequency |
|---|---|
| Mowing and edging common lawns | Weekly or fortnightly (Oct–Apr); fortnightly or monthly (May–Sep) |
| Weeding garden beds | Every visit or every second visit |
| Hedge and screen trimming | Every 6–10 weeks in the warm months |
| Shrub pruning | Seasonally, as needed |
| Weed spraying paths, driveways and kerbs | Monthly or every second month |
| Blowing down roads, paths and parking | Every visit |
| Fertilising lawns and gardens | Spring and autumn |
| Mulch top-up | Once a year, usually spring |
Setting frequencies by season avoids paying for unnecessary winter visits while making sure the garden keeps up in summer.
3. Be clear about what's not included
Just as important is what's excluded. Common exclusions are private courtyards (usually each owner's responsibility), tree work above a set height, irrigation repairs, pest control and one-off landscaping. Listing exclusions stops disputes about what the contractor should have done.
4. Green waste, reporting and communication
- Green waste: removed from site, or placed in the complex's green bins?
- Reporting: a short visit report or photos after each visit?
- Issues: how should the contractor report broken irrigation, dead plants or damage?
- Contact: who is the contractor's point of contact, the committee, strata manager or on-site manager?
- Access: gate codes, keys and which days suit residents
5. Compare quotes on the same basis
Send the same scope to every contractor and ask for a price per item, not just a total. It's then easy to see where quotes differ, and whether a cheaper quote has left something out. Ask each contractor for their business and insurance details and how they'll handle the busy summer period.
In Queensland, common property is the body corporate's responsibility, and how contracts are approved depends on your scheme's by-laws and the committee's spending limits. Your strata manager can advise on the process for your complex.
6. Review once a year
Review the scope annually. Gardens mature, planting gets replaced and residents' expectations change. A yearly walk-through with the contractor keeps the scope accurate and gives the committee a chance to plan one-off work, like a garden refresh or lawn restoration, before it becomes urgent.
Common mistakes in strata grounds contracts
- No written scope, so nobody can say what was or wasn't included
- The same visit frequency all year, which falls behind in summer and wastes money in winter
- Hedges and screens cut back too hard, leaving bare stems between units
- No plan for mulch and feeding, so gardens slowly decline
- Private courtyards mixed into the common property scope
- No agreed way for residents to raise issues
Most of these are avoided by a clear scope and a yearly review with the contractor.
Need a quote against your scope?
We quote strata grounds maintenance from your scope, or help you write one after a walk-through of the complex.
- Strata Grounds Maintenance: Common-area lawns, gardens and grounds for body corporates and strata managers, on a clear scope and schedule.
- Commercial Grounds Maintenance: Scheduled lawn, garden and hard-surface care for industrial estates, offices, retail and service businesses.
- Weed Control: Targeted weed control for lawns, garden beds, driveways, fence lines and large sites, with the right method for each area.