StrataAuditor

26-30 Willansby Avenue

PS 623721 · Registered 30 March 2011 · 23 lots · Bayside City · Victoria checked 13 June 2026

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Public record: 8 tribunal matters. A reasonable pre-screen, but not the full picture, the financials and minutes that decide the purchase are in the report, not the registers. Read it, and obtain an owners corporation certificate, before you bid.

The public record is a pre-screen, not the strata report. Read on for the detail, then obtain an owners corporation certificate before you bid.

  1. Public record checked

    Litigation, building-work orders, and governance for this scheme, the page you are on.

  2. Read the strata report →

    Paste the section 184 strata search or AGM minutes to see the fund balance and red flags the public registers can't. Obtain an owners corporation certificate if you do not have it yet.

  3. Questions to ask

    The specific questions this scheme's record raises, ready for the strata manager or your conveyancer.

  4. Decide

    Take the public record and the report findings to your conveyancer before you bid.

Risk read

What the public record shows for this scheme, read for a buyer. This is not the strata report, and a quiet record is not a guarantee: obtain an owners corporation certificate before you bid.

  • 8 litigation matters on record

    Tribunal and court decisions naming this scheme as a party. A litigious building is more likely to be carrying unresolved disputes, defects, or levy fights.

  • Building-defect dispute on record

    A matter touches building defects or rectification work. Ask whether the work is funded and whether the builder's warranty still applies.

  • Builder named across multiple schemes

    Shangri-La Construction Pty Ltd is named in litigation at 3 strata schemes, a cross-scheme pattern worth checking before you buy.

Cost exposure

Elevated exposure

An indicative, itemised estimate of what one lot here could face, built only from this scheme's public-record signals. Indicative ranges, not this building's actual figures, and not financial advice.

Good case $8,700 per lot
Expected $31,400 per lot
Worst case $105,300 per lot

Special levies are apportioned by unit entitlement. Set this from your contract; 1.0× is an average lot.

Exposure drivers, indicative per-lot ranges
DriverGoodExpectedWorst

Serious building-defect rectification

A decision on this scheme was classified as a building-defect matter.

Indicative per-lot serious-defect rectification levies (NSW Serious Defects in Residential Apartments research report, 2021; strata special-levy reporting). Scaled for: 1 matter.

$8,000$25,100$80,400

Tribunal and legal costs

8 tribunal or court matters on the public record.

Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 8 matters.

$700$6,300$24,900
Total per lot$8,700$31,400$105,300

Across all 23 lots, an expected program of this kind is on the order of $722,200 building-wide, before any government contribution.

Estimate only. Figures are indicative ranges from public remediation programs and reporting, apportioned to one lot; they are not this building's costed works and not financial advice. Obtain the capital works fund balance, any special levy resolved or proposed, and a strata records search before you transact.

Questions to ask before you bid

  • 1

    What building defects have been identified, is there a funded rectification plan, and does the builder's warranty still apply?

    Because we found a building-defect dispute on record.

  • 2

    The building's builder is named in disputes at other schemes, is the original builder still solvent for a warranty claim?

    Because Shangri-La Construction Pty Ltd appears at 3 schemes.

  • 3

    What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?

  • 4

    Are any special levies raised, proposed, or scoped-but-not-yet-levied?

  • 5

    Can I see the last two years of AGM minutes, including any motions that were defeated?

Ask about this building

Ask a plain-English question and we'll answer from our record: litigation, building-work orders, water and defect matters, the managing agent, and more.

Save scheme Add to list Monitor

Save keeps this scheme on your dashboard. Monitoring tracks the matter count from 8 today; we'll flag new matters here as they appear.

Building record

Strata plan PS 623721 was registered on 30 March 2011 in the Bayside City council area and comprises 23 lots.

It is located at 26-30 Willansby Avenue, Brighton.

nothing found matters order
View on the full map →

Litigation

Companies named in these matters

Builders, developers, and contractors named opposite this scheme. A company appearing across many schemes is a pattern worth a closer look before you buy.

Decisions naming this scheme as a party, from VCAT via AustLII. The line beneath each matter is the decision's own catchwords, quoted; the topic tag is our grouping of those words and reads "Other" when they do not clearly fit, so you can always check it against the source. Every matter links to the full decision. Whether a matter helped or hurt the scheme is not assessed here.

Decisions, in detail

Read from each decision's own text: the parties and their roles, who presided, how it ended, and the money in play. Every row links to the source.

Compared to Brighton

In Brighton, 11% of 28 strata schemes carry a tribunal matter on the public record. This scheme's 8 matters are well above the local average of 3.3 per litigated scheme.

The Brighton dispute landscape →

Evidence ledger

Registry-backed record: matched to a scheme on the register by its plan number.

Evidence ledger: what was checked, what it found, how strong the match, and when it was last checked.
CheckedFoundMatchLast checked
Registry and parcelPlan of subdivision registerDirectNot harvested here yet
Governance: AGM, managing agent, annual reportingNot yet checkedNot matchedNot harvested here yet
Litigation: NCAT and courts8 mattersDirectNot harvested here yet
Levies and financialsNot yet checkedNot matchedNot in the public record
Defects and building-work ordersOutside current coverageNot matchedNot harvested here yet
Fund balances, current levies, minutes, defects not yet litigatedNot on the public recordNot matchedNever in the public record

What was checked, what it found, how strong the match, and when each source last ran. A source that has not run here yet reads as not checked, never as checked and clear. The unknowns the public registers structurally cannot show stay named, so silence above is never read as a clean bill.

Deep report · coming soon

On top of the public record above, the deep report will add the scheme's minutes, financials, capital-works fund, and a defect inspection. We're building it. Leave your email and we'll tell you when it's ready.

Source: Victorian plan of subdivision register; litigation from VCAT via AustLII, checked 13 June 2026. Records only, as published.

Spotted something wrong? Report an issue with a fact — every claim above links to its public source.

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