The Importance of Building Valuations and Mitigating Underinsurance for Strata Property Owners
Date published: 14 June 2023, updated 17 July 2024
As an owners corporation or body corporate of a strata property, it is your shared responsibility to ensure that the physical property, including all the shared common areas is adequately insured.
Residential Strata Insurance covers owners for the shared or common areas of their property and is a mandatory insurance across most of Australia. A crucial first step is to understand the potential risks associated with underinsurance and the significance of obtaining accurate building valuations.
Strata properties, such as apartment complexes or townhouses, present unique challenges when it comes to insurance coverage. The cost to insure the building is shared between all the apartment owners, and if something unforeseen occurs, and your building is not adequately insured, then the replacement cost associated with repairs will become a shared burden of all the owners.
In our previous article, we outlined how the recent escalation of building material costs and inflation pressure has widened the gap between the current building sum insured and the actual cost of full replacement should a disaster strike.
If you haven’t had a building valuation or adjusted your building sum insured on your strata insurance policy in the past few years, then the chances of your building being underinsured is likely.
Download our Underinsurance Fact Sheet
The role of building valuations
Building valuations play a crucial role in determining the appropriate level of insurance coverage for strata properties. A building valuation is an assessment of the property's replacement cost, considering factors such as construction materials, labour costs, removal of building debris, professional fees and allowance for cost escalation over time. It provides an estimate of the amount of insurance coverage required to rebuild or repair the property in case of an unforeseen event.
In most states and territories in Australia, it is mandatory to obtain a building valuation every five years, but given the recent hikes in construction costs, it is strongly recommended to obtain a building valuation more frequently,
Why accurate building valuations are essential
Adequate Insurance Coverage: An accurate building valuation ensures that the insurance coverage matches the actual rebuilding or repair costs. It helps property owners avoid being underinsured, providing peace of mind in knowing that their property is adequately protected.
Fluctuations in the market for building materials and skilled trade’s people have seen many buildings at risk of being underinsured. Therefore, a detailed valuation will account for more than just the replacement value, they will factor increased building costs due to CPI increases, natural events and other disasters.
An accurate building valuation will assist owners by:
1. Reducing financial risk
Underinsurance can result in significant financial risk for strata property owners. If a disaster occurs and the insurance payout is insufficient, owners may be responsible for covering the shortfall.
2. Avoiding costly insurance disputes
Accurate building valuations can help prevent disputes with insurance companies over the adequacy of coverage. By having a professional valuation conducted and providing evidence of the property's true replacement value, property owners can avoid potential conflicts during the claims process.
3. Complying with legal obligations
Owners corporations have a legal obligation to insure the building for the full reinstatement and/or replacement value.
What does an Insurance Valuation cover
A valuation of a strata building for a replacement cost assessment should
- Cover the cost of the buildings and common property
- Include external features and each lot’s permanent fixtures and improvements
- Include other factors including inflation, professional fees, cost escalations, compliance with regulations of building development at current standards, demolition, cost of external items (pavements, fencings, recreation facilities which are on-site) and lastly, the removal of debris.
How to obtain a building valuation
To obtain an accurate building valuation, strata property owners should consider the following steps:
- Engage a Qualified/Reputable Valuer: Hire a professional valuer experienced in strata property assessments. They will conduct an independent assessment of the building's replacement cost, taking into account various factors such as location, construction type, and building regulations.
- Obtain more regular valuations: While the legal requirement states this should be undertaken every 5 years, it is recommended to undertake it at least every 2 years, especially in the current inflationary market.
- Review your building sum insured on your policy: Regularly review your insurance policies to ensure they align with the most recent building valuation. Consult with an insurance broker or your insurer directly to understand the coverage limits and any additional provisions that may be necessary for comprehensive protection.
- Seek Expert Advice: Consider engaging a strata management company or insurance broker to assist in obtaining a professional valuation and updating your policy accordingly.
Strata property owners need to be proactive in addressing the risks associated with underinsurance. By conducting more frequent building valuations and updating their building sum insured, property owners can safeguard their investments and protect themselves from financial burdens in the event of damage or loss.
If you have a current CHU residential strata insurance policy and would like to check your sum insured, please feel free to contact us.
