realtyoffer

NSW Buyer Tools

Example review

What you get when you upload your documents

This is a worked example for a fictional apartment. The property, people and figures are made up, but the issues are the kind we find in real NSW contracts and strata reports.

The first look and initial summary are free. The full page-by-page review is $49 per property, refunded if it isn't useful.

Strata report - Unit 12, 45 Sample Street (fictional).pdf

First look

Free

A few seconds after you upload

• 186 pages read, text found on every page

• Mentions found: special levy (14), capital works fund (22), water ingress (9), by-laws (31), insurance (12), defects (17)

Initial summary

Free

About a minute after you upload

Generally well-run 1998 building, but owners are about to vote on a large special levy for facade and balcony waterproofing, and the capital works fund is well short of its 10-year plan. Budget for higher costs in the first two years.

Risk

Special levy of about $1.2m proposed for facade and balcony waterproofing; this unit's share would be roughly $18,400, payable in two instalments from March 2027

p.14

Risk

Capital works fund holds $86,000 against $1.9m of works forecast over 10 years

p.22

Note

Water ingress reported in four western-side units over the last 18 months

p.31

Note

Pets need written approval from the owners corporation (by-law 12)

p.47

Building insurance current to March 2027, replacement value $38m

p.9

You can ask questions about the document or start your offer while the full review runs.

Full review

Full review $49

A few minutes after you upload: every page read

6 risks11 notes9 OK items186 pages read

Risk

Special levy of about $1.2m proposed at the upcoming AGM for facade and balcony waterproofing. This unit's share (unit entitlement 15/1000) would be about $18,400 in two instalments. Who pays depends on when it's struck and the contract's levy clause, so raise it before you exchange

p.14

Risk

Capital works fund balance $86,000; the 10-year forecast needs $1.9m. Expect further special levies or a large rise in quarterly levies

p.22

Risk

Engineer's report (2025) found cracking and corroded reinforcement in three balcony slabs, rated 'repair within 12-24 months'

p.58

Risk

Two units are in arrears on levies totalling $14,200; recovery action is under way

p.19

Note

Quarterly admin and capital works levies for this unit total $1,465 (up 11% this year)

p.18

Note

Water ingress reported in four western-side units; the cause is linked to the balcony membranes in the engineer's report

p.31

Note

Pets need written approval (by-law 12); hard floors need approval and acoustic underlay (by-law 15)

p.47

Note

Lift modernisation quoted at $210,000, not yet in the capital works plan

p.66

Note

Strata manager contract renewed to 2028; building manager on a 3-year term

p.24

Building insurance current to March 2027, replacement value $38m, no exclusions noted

p.9

Annual fire safety statement lodged for 2026

p.72

No current legal disputes or NCAT applications involving the owners corporation

p.27

No combustible cladding identified in the 2024 building audit

p.80

Showing 13 of 26 findings. Every finding has its page number so you (or your conveyancer) can check it.

Then use it

Included

With every review

A drafted email to the agent raising these points, for example:

• When is the AGM, and has the vendor been told the special levy amount?

• Will the vendor pay any levy struck before settlement? (Ask your conveyancer to add a special condition.)

• Has the balcony repair work been quoted, and is it in the capital works plan?

A letter of offer that uses the findings to support your price

Ask follow-up questions, answered from your own documents

Ready to check yours?

General information, not legal advice. Have a licensed conveyancer or solicitor check the contract before you exchange.

Important disclosures

RealtyOffer is an independent tool for NSW home buyers. It is not affiliated with, endorsed by, or connected to realestate.com.au, any listing agency, or any real estate agent. Property details come from the documents and information you provide.

AI-generated content: The contract analysis and email draft on this page are produced by an AI model and are provided for general informational purposes only. They do not constitute legal advice, financial advice, or a professional conveyancing opinion. You should obtain independent legal advice from a licensed NSW conveyancer or solicitor before signing any contract or making any financial decision.

Advertising disclosure: This page may have been reached via a Google Ads campaign. RealtyOffer is the advertiser. No referral fees or commissions are received from agents, vendors, or any third party in connection with this service. We use Google Ads conversion tracking (cookies) to measure whether our ads lead to people using this tool — only the type of step completed is sent to Google, never your documents, address or offer details.