Total OCS | Developer OC Services
Supporting Developers from Plan of Subdivision to End of DLP
Reduce risk and Start Strong with smarter OC planning from day one
Establishing an Owners Corporation correctly from the outset protects your development, your reputation and your purchasers. At Total OCS, we work with developers from the earliest stages of a project to ensure Owners Corporations are established correctly, governed transparently, and transitioned smoothly from developer control to owner control.
Our focus is on long‑term outcomes, not short‑term administration — protecting the integrity of the development, reducing future disputes, and ensuring a stable Owners Corporation from day one. Our approach is independent, compliance‑led, and governance‑focused, aligning with the Owners Corporations Act 2006 (Vic) and industry best practice.
A smarter resident experience starts with a
Custom Property Page
We can create a dedicated page for your building within our website, so residents have easy access to important property information, while your owners corporation benefits from clearer communication and a more professional experience.
Developer Engagement Process
From Pre‑Construction to End of Defects Liability Period (DLP)
Pre‑Construction & Design Phase
We provide early‑stage Owners Corporation advice to support compliant, practical and commercially sound development outcomes.
Governance & OC Structure
Advice on the optimal Owners Corporation structure, including:
- Single vs multi‑OC arrangements
- Allocation of lots, common property and services
Structures that support compliance, fair cost sharing and long‑term efficiency
Plan of Subdivision Review
Review of draft Plans of Subdivision to identify:
- Governance and operational risks
- Ambiguities in boundaries, common property and OC schedules
We provide practical recommendations to surveyors, lawyers and project teams before registration.
Budget Forecasting
Preparation of indicative Owners Corporation budgets, including:
- Administrative and Maintenance Fund forecasts
- Realistic advice on insurance, maintenance and ongoing operational costs
Helping ensure levies are transparent, market‑aligned and clearly disclosed to purchasers.
Construction Phase Engagement
Governance Documentation
Preparation and coordination of clear, practical Owners Corporation governance documentation, including:
- Draft Rules (Model or tailored where required)
- Key governance frameworks for maintenance and insurance responsibilities
We ensure governance documents are enforceable, purchaser‑friendly and designed to reduce future disputes.
Stakeholder Coordination
We act as a governance liaison between developers, builders, consultants and legal advisors to provide practical Owners Corporation input during design and delivery.
This includes advice on:
- Services layouts and access planning
- Shared services, including lifts, fire systems and EV infrastructure
Helping identify common post‑completion issues early—before they become costly problems.
Insurance Advisory (Pre‑Settlement)
Advice on Owners Corporation insurance requirements prior to settlement, including:
- Transition from builder’s insurance to OC insurance
- Appropriate commencement timing of strata insurance
- Assistance arranging compliant insurance cover effective on registration
Ensuring a smooth, compliant transition at handover.
Registration & Establishment Phase
Owners Corporation Establishment
We manage the formal establishment of Owners Corporation(s) upon plan registration, including:
- Registration of the Owners Corporation(s)
- Creation of statutory records and registers
- Setup of lot entitlement and liability schedules
We ensure Owners Corporations are correctly constituted from day one.
Financial & Banking Setup
We establish compliant financial and banking structures, including:
- Setup of Owners Corporation bank accounts
- Accounting frameworks aligned with regulatory requirements
- Levy notices consistent with sales and disclosure materials
We provide clear separation and transparency between developer funding and owner levies.
Statutory Compliance
We oversee statutory compliance obligations under Victorian legislation, including:
- Owners Corporations Act 2006 (Vic)
- Applicable regulations and Consumer Affairs Victoria requirements
We prepare all required statutory notices and disclosures for owners and purchasers, ensuring compliance at registration and settlement.
Initial Owners Corporation Meeting (Inaugural AGM)
Meeting Preparation & Governance Control
We prepare and issue notices for the Inaugural Annual General Meeting and draft all required motions, including:
- Confirmation of Owners Corporation rules
- Ratification of budgets and levies
- Appointment of the Owners Corporation Manager
- Establishment of a Maintenance Fund (where applicable)
We ensure meeting structures comply with legislative requirements and are managed to avoid conflicts of interest.
Transition from Developer Control
We manage voting transparently during the developer control period, ensuring clear governance processes are maintained.
This includes:
- Clearly documenting developer voting rights
- Managing proxy arrangements
- Identifying future governance transition points
We establish mechanisms that support effective, owner‑led governance post‑settlement.
Post‑Settlement Management & Early Operations
Daily Owners Corporation Operations
We administer day‑to‑day Owners Corporation operations, including:
- Financial management and reporting
- Compliance oversight
- Owner and resident communications
We manage building‑related queries carefully to ensure issues are addressed without compromising builder warranties.
Defects Management Coordination
We establish and manage clear defects reporting processes, including:
- Defects reporting procedures for owners
- Compilation and tracking of defects registers
We coordinate with builders, consultants and developer representatives to ensure defects are addressed within contractual and statutory timeframes.
Defects Liability Period (DLP) Support
Defects Liability Period (DLP) Oversight
We oversee governance and compliance during the Defects Liability Period, including:
- Monitoring DLP timeframes and key milestones
Assisting the committee (where formed) to understand:
- Owners Corporation rights
- Builder obligations
- Warranty pathways
We ensure no inadvertent acceptance of defective works occurs.
Final Defects Review & Handover
We coordinate final defects inspections where required, using our in‑house defect lodgement forms and registers.
Our support includes:
- Assisting the Owners Corporation to document unresolved defects
- Supporting formal correspondence with the builder and developer
Ensuring a clean and compliant governance transition at the conclusion of the DLP
Transition to Fully Owner‑Controlled OC
Governance Reset (Post‑DLP)
We support a structured transition to fully owner‑controlled governance following the conclusion of the Defects Liability Period.
This includes:
- Supporting the election of an owner‑controlled committee
- Reconfirming budgets and levy structures
- Reviewing Owners Corporation rules and governance practices for long‑term suitability
Ensuring governance is stable, appropriate and aligned with the Owners Corporation’s ongoing needs.
Long‑Term Stability Measures
We implement frameworks that support sustainable, well‑governed Owners Corporations, including:
- Long‑term maintenance planning and forecasting
- Transparent reporting and governance systems
Setting the Owners Corporation up for efficient operation, reduced disputes and long‑term financial stability.
Why Early Total OCS Engagement Matters for Developers
Total OCS services deliver tangible outcomes, including:
- Reduced post‑completion disputes
- Protection of developer reputation
- Improved purchaser confidence
- Prevention of governance failures that delay defect resolution
- A smoother, more structured exit from developer control
Providing certainty for developers and a stronger foundation for long‑term Owners Corporation performance.
Why developers choose Total OCS
We bring experience, clear values and a genuine commitment to getting the job done right. Establishing an Owners Corporation is not just a compliance exercise — it sets the tone for how the building will be governed for years to come. We work with developers who understand that and want a manager who will protect the integrity of their development from day one.
Core Services which form part of the draft budget - Click Here
Core On‑Site & Operational Services
- Building Manager (BM) / Facilities Manager
- Concierge / Front‑of‑House
- Cleaning (internal & external common areas)
- Waste & Recycling Management
- Security / Patrols / CCTV Monitoring
- Pest Control
- Grounds & Landscaping
- Window Cleaning (BMU / abseil / cradle)
- Car Park Cleaning & Line Marking
Mechanical, Electrical & Vertical Transport
- Lift Maintenance
- Building Management System (BMS / BMCS)
- Mechanical Services (HVAC)
- Cooling Towers (incl. Legionella management)
- Hydraulic Services (pumps, booster systems)
- Electrical Maintenance
- Emergency & Backup Power (generators, UPS)
- Lighting Maintenance (common areas & car parks)
Fire, Life Safety & Compliance
- Fire Services Maintenance
- Fire Alarms & Detection
- Sprinkler & Fire Hydrant Systems
- Fire Doors & Paths of Travel
- Emergency Lighting
- EWIS / PA Systems
- Annual Fire Safety Statements
Structural, Building Fabric & Risk
- Façade Inspection & Maintenance
- Concrete & Structural Repairs
- Cladding Inspection & Risk Programs
- Balcony & Waterproofing Inspections
- Roofing & Membrane Maintenance
- Basement & Car Park Remediation
- Expansion Joints & Sealants
Specialist & Preventative Services
- Access Control Systems
- Intercom & Door Entry Systems
- CCTV Systems Maintenance
- Automatic Doors & Gates
- Pool / Spa Maintenance
- Gym Equipment Servicing
- Waste Chutes & Compactors
- Grease Traps (mixed‑use)
- Stormwater & Drain Maintenance
Sustainability & Future‑Ready Services (Common in Premium Buildings)
- EV Charging Infrastructure
- Embedded Network Management
- Solar & Battery Systems
- Energy Monitoring & Optimisation
- Water Efficiency Systems
- Sustainability / NABERS Consultancy
Project, Advisory & Compliance Support (as needed)
- Engineers (Structural, Electrical, Mechanical)
- Quantity Surveyors
- Façade Consultants
- Fire Engineers
- Building Surveyors
- Independent Defects Consultants
- Insurance Valuers
- Environmental & OH&S Consultants
