Brief the problem
A short call or email describing what you are seeing: where, when it started, and any photos you have. We confirm the right discipline and book the site visit, typically within a week.
Strata Engineering — First step
Something is wrong.
Find out what
before you spend.
A preliminary investigation is the lowest-cost entry point in engineering. One qualified engineer, on site, looking at the right thing. You get a written answer, not a guess, before your council votes on a repair budget.
from $1,750
Fixed fee, quoted before you commit
5 business days
From booking to written findings
1 engineer
The discipline that fits the defect, on site
What one site visit surfaces
One scan. Every signal a council should not ignore, flagged fast.
Preliminary investigation — cross section
Scanning
Six signals we hear on the first call
- 01 Water where it shouldn't be Envelope
- 02 Cracking in concrete or masonry Structural
- 03 Rot or soft spots Deterioration
- 04 Parkade impact or vehicle damage Structural
- 05 Contractor says fine, residents disagree Independent
- 06 Pre-purchase due diligence Diligence
from0
Fixed fee to start
0days
To written findings
0visit
One engineer, on site
Most councils sit on a problem too long before calling an engineer. The investigation costs a fraction of what the repair costs when the problem has had another year to develop. An investigation finds the source, not just the symptom, which is the only way to know whether you need a $2,000 sealant repair or a $200,000 envelope remediation.
Scope of deliverables
What the report delivers.
A preliminary investigation is not a full condition assessment. It is a targeted look at a specific problem, written up clearly enough that your council can make a decision and your contractor can price a repair without guessing.
- 01On-site inspection by the engineer relevant to the defect, not a generalist.
- 02Photographic documentation of all observed conditions.
- 03Written findings: cause, extent, and severity of the defect.
- 04Repair or remediation recommendation: what needs to happen and at what priority.
- 05Opinion on whether further investigation is needed before tendering repair work.
- 06EGBC-sealed report suitable for insurance claims, strata disputes, and contractor briefing.
What comes next
Two directions after the findings are in.
Most investigations resolve cleanly into one of two paths. We tell you which applies before you commission any further work.
Path A
Scope is clear. Go to tender.
The investigation identified the defect, confirmed its extent, and produced enough documentation for a contractor to price the repair. Your council puts the work out to tender, selects a contractor, and the investigation report becomes the brief.
See full service menu
Path B
More information needed. Deeper assessment.
Some problems require invasive testing, moisture mapping, or a full condition assessment before a repair scope can be set with confidence. We tell you this at the investigation stage, before you spend money on a repair that addresses the symptom and not the cause.
Condition assessmentsFrom call to report
How a preliminary investigation actually runs.
Site visit
The relevant engineer attends. Envelope for water issues, structural for cracks and movement, mechanical for HVAC or plumbing failures. We bring the tools specific to the defect type.
Written findings
Cause, extent, severity, repair recommendation, and EGBC seal. Plain language, not an engineering thesis, so your council reads it and contractors quote from it.
Next-step guidance
We tell you whether to go straight to tender, commission further investigation, or hold for now. No upsell. If the problem does not require more engineering, we say so.
Why the first step matters
Councils that skip the investigation pay twice.
The most expensive repairs we see are ones where a contractor was hired before the problem was understood, so the patch holds and the root cause keeps going. A preliminary investigation costs a fraction of a repair and tells you what you are actually dealing with, which is the only way to write a repair scope that works.
What property managers say
Booked by referral, manager to manager.
"The team at Strata Engineering have worked tirelessly on a number of projects I've assigned to them to deliver the best possible results. Their knowledge and professionalism have encouraged me to refer them to my peers and use them regularly."
"I have always trusted Strata Engineering to handle the engineering needs of my portfolio; everything from general questions to major projects. I highly recommend them to anyone who wants confident solutions to their needs."
"Strata Engineering has always gone above and beyond when I have engaged their services. They are both accommodating to client schedules and leave no question unanswered, leaving me and my strata with peace of mind."
FAQ
Questions from the first call.
If yours is not here, ask us. We answer on the phone before anyone sends a proposal.
How much does a preliminary investigation cost?
Most preliminary investigations start from $1,750 and scale with building size and access complexity. We give you a fixed-fee number on the proposal, no hourly billing that grows with the problem. Call us with a description of what you're seeing and we'll quote the same day.
How quickly can you attend a site visit?
Typically within five to seven business days from booking. For urgent situations, structural concerns, active water ingress, or insurance timelines, we can usually prioritise faster. Tell us when you call and we'll be straight with you about availability.
Do you do investigations on new buildings too?
Yes. Many of our preliminary investigations are on buildings less than ten years old, often related to warranty claims or defects the developer disputes. The investigation provides an independent engineering record before any warranty window closes.
Will the report hold up if we need to use it in a strata dispute?
Yes. Every report is EGBC sealed, which makes it defensible at the Civil Resolution Tribunal, in insurance claims, and in disputes with builders or warranty providers. We write reports to be used, not just filed.
What if you find more than we expected?
We report what we find. If the investigation reveals a problem beyond the original scope, a crack that suggests deeper structural movement, or water that's tracked further than expected, we flag it in the report and recommend the next step. You decide whether to proceed, with a clear picture of what you're looking at.
Can you combine a preliminary investigation with other services?
Often yes. If a site visit is already scheduled for another scope, a depreciation report or warranty review, adding an investigation for a known concern saves on mobilisation. Tell us what else is on the go and we'll tell you if it can be combined.
Related
Explore the rest of Strata Engineering.
Existing buildings
See the full ten-service menu for existing strata properties. Investigations often lead to one of these deeper scopes.
Visit service hub →
Depreciation reports
Section 94-compliant depreciation reports by a multi-disciplined team. Required every five years under the BC Strata Property Act.
View service →
2-5-10 warranty reviews
Pre-expiration reviews that surface defects while the builder is still on the hook. Four windows, one chance each.
View service →Next step
Know what you're dealing with before your council votes on a number.
Describe what you're seeing: where, when it started, and any photos you have. We'll tell you what discipline applies and give you a fixed-fee quote before you commit to anything.