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Building codes and the property industry have changed over the years to create safer and more comfortable living standards. The introduction of new and improved materials, and having to deal with population growth, has impacted the building codes and regulations.
The question that needs to be asked is: Are new changes in legislation with respect to material and methods of building enough to maintain a safe living environment?
Even with all the changes over the last two decades, there is one area which has been overlooked by many of the policy makers and policies. This being the area of safety.  I refer to safety issues in and around buildings that were constructed before new regulations were implemented, and changes made to the building standards from the Building Code of Australia (BCA). These standards still fall short, even in and around newly built apartment blocks.
An important issue is the required balcony wall/balustrade height. Years ago it may have been OK to make the minimum height 850mm to ensure safety and protection. Now the current standard is 1000mm.
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So what of the older styled buildings that would not comply with the new BCA standards? The law does not require older buildings that follow past standards to comply with current legislation. Another question that must be asked is: Does the new height requirement do enough to prevent injury and fatalities? Many industry experts would say no, the height is still too low.
We find that there is a shift in the demographics of unit occupants. Current trends show that more and more small families are living in units, as houses are just not affordable for some. Houses are beyond the reach of many tenants, as well as owner occupiers. As a result, we have more young children playing and spending time on these balconies.
To cope with these shifts and the common sense that old standards were too low, we now have the railings at 1000mm high but again, what is being done with older unit blocks? We have grave concerns about children falling out windows and changes are being adopted to make unit-living safer in this regard.
Now it’s time we looked deeper into the issues around balconies. Children can easily climb on a chair, a box or other objects to lean over the balcony out of curiosity. Not much assistance is needed in some of the older units as the balcony wall heights don’t require much more than standing on tip toes for a child to lean over the edge.
As the push toward affordable living for young and small families is directed to unit accommodation, local and state governments need to begin to take proactive measures and encourage owners’ corporations to look carefully into adopting measures to ensure more care is taken. I am not asking for a retrospective change to the building code, but rather a proactive adoption of a common sense approach toward safer living standards.
It is frightening to see and inspect older units where there is so much that can go wrong, and in particular around safety issues that involve balconies. All because when the buildings were erected, they complied with the then standards.
Don’t wait for a catastrophe to occur in your unit complex before implementing change. Although you and the strata manager may believe you are not responsible now, make the change, as injury of a tenant will impact your bottom line. A unit owner is impacted by what happens in the entire block. Encourage your strata manager to address these issues before your complex becomes the interest of the nation due to unsatisfactory safety issues. An extension of the balcony height can be both affordable and aesthetically pleasing, all while keeping with the nature of the building.

<hr>
Edwin Almeida is managing partner and licensee-in-charge of <a href="https://www.just-think.com.au/" target="_blank" rel="nofollow">Just Think Real Estate</a>.
 
 
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Before the fall: Balcony safety regulations are still falling short

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When it comes to safety and the upkeep of the investment properties, or “rental properties,” the question that echoes through the industry is this one: Who is liable should anything happen to the tenants? <a target="_blank" href="/news">In my last article</a> there were a number of issues raised and the need for property managers to be better versed in the area of safety and hazards that are overlooked in rental properties. This time around we will look at electrical issues.
<img src="/images/stories/2013/11/08/Just_Think_Property_Safety_Switch_1.jpg" alt="Just_Think_Property_Safety_Switch_1" height="353" width="470">
Electrical fuse boxes
With over 1,000 electric shocks, and on average four fatalities reported in NSW in 2010-2012, I am once again calling out to the authorities to take action in what is an alarming situation when it comes to lack of safety and electrical negligence on the part of the agents/landlords. In the last three months we have inspected new managements coming into our office and find a disturbing number of properties with dangerous and faulty electrical cabling and particularly fuse boxes with no adequate safety measures.
Many believe that by having one “safety switch” it is enough to protect the occupants. Well, it’s not. These only protect the power circuits in most instances. What of the light circuits, the hard wired stoves, water heaters and air conditioning units that require circuit breakers? But then there are also a number of properties that don’t even have a safety switch.
Alarmingly we come across these regularly. I am not referring to just self-managed rental homes either, but also to properties that have been managed by professional agencies and for many years.
<img src="/images/stories/2013/11/08/Just_Think_Property_Safety_Switch_2.jpg" alt="Just_Think_Property_Safety_Switch_2" height="353" width="470">
Where do we begin?
I am not calling for real estate agents to become electricians, but surely simple observations can determine if the main electrical boxes require professional attention and upgrading. The main indicator will no doubt be the age of the property itself. My soccer coach used to tell us “if in doubt kick it out” when we found ourselves overwhelmed with the opposing side attacking our goal. Likewise, I say “if in doubt call the expert” in this case the electrician that is up to speed with the regulations and requirements. Better still, send the electrician a photo through your smartphone and get an answer ASAP. Don’t delay the response or action, electricity is not to be messed with.
What I am calling for, is the industry to lift its game when it comes to safety issues and hazards in and around rental properties. But as stated previously, there are many factors preventing and creating an impasse for any lift in standards.
Edwin Almeida is managing partner and licensee-in-charge of <a href="https://www.just-think.com.au/" target="_blank" rel="nofollow">Just Think Real Estate</a>. 
 
 
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Landlords, lift your game: Safety issues are putting tenants at risk

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My observation on Sydney is this - what can we really expect from an industry in which standards have been diminishing for some time?
Recently, I was called out to inspect a property that our office was to gain as a new management. It had been previously managed by a prominent agent from the local  area. However, prominence does not always reflect quality, and the standard of service.
The property
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The property was a home built approximately 50 years ago. It was fibro, with a garage, and partly renovated. It was clean and tidy for the most part, but perhaps this has been what was needed for the agent to become complacent.
The issues, outside of the tenant’s living standards, are:
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No safety switches to the main electrical board;
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Accumulation of mould around the perimeter in two bedroom ceilings;
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No balustrades to the landings around the porch area exposing a four foot drop to a concrete slab.
</li>
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I warn you, if a landlord has these issues, they are a potential liability. For an untrained property manager who isn't aware, or looking, for the issues, they may not see them as a problem and will leave them unaddressed.
However, these were not even the most concerning problems that I found with this property.
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The alarming issues were the following findings:
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The garage was converted to living quarters without any local government approvals;
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The garage was not fitted with smoke alarms, although it was obvious someone was using it as a bedroom;
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The rear garage door opening to the swimming pool area was not secure;
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The main house smoke alarm had not worked for the last 18 months.
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The blame
While it's not about who blames who, it's important to think about. Where would the blame lie should anything happen? This is the key legal question in a dispute should someone suffer a loss or injury as a result of the state of the property, so you want to be asking it before anything does happen. 
 
So, who is at fault?
We would be quick to blame the landlord, from the property manager's position. However, the landlord may be ignorant of the situation and regulations.
Is ignorance really an excuse? This question prompts the following argument: both the tenant and the landlord are relying on the professional, the real estate agent. Can you see how convoluted the argument will be once it reaches the courts? And at what price?
The industry
 
In my personal opinion, the industry standards have weakened and have dropped through the basement in some areas of our industry.
Property management, an area close to my heart and where greater attention needs to be placed as we deal with people, has had the misfortune to being the most affected. Low standards have been allowed to creep into the industry.
Then there is the added misfortune of low fees being charged by agencies due to pressure from landlords and the competition around. This is adding to the phenomenon of offices reducing costs and employing very young and unqualified people as property managers or property officers. But can you blame the real estate agencies when it only takes a weekend course to obtain a property management certificate and you can reduce wages by employing younger agents?
This just about says it all, doesn’t it?
Where did the seasoned property managers go, the managers that were able to identify possible issues and deal with these on a preventative mandate as opposed to a reactive process, and why did they leave?
Unfortunately, most have left the industry to work on property sales, a straight forward job in most eyes - once sold you can forget about it.
Sad but true, most property managers have left due to landlord’s unwillingness to rectify issues. These issues cause long term issues for the property managers, and then the tenants take it personally. Then there is the economic strain that most offices cannot afford to pay seasoned property managers due to fees being so competitive.
The solution
This is perhaps the sixty four thousand dollar question, what is the solution?
My first call is for a greater distinction in certificates between 'property management agents' and 'sales agents'.
The second call is for local and state governments to seriously look at the current conditions of rental dwellings and adopt 'spot property audits' not audits on property files in agents' offices but rather, inspections of the actual properties being rented out.
Yes, it may be a pipe dream but do we have to wait until someone is seriously injured or dies before something is done? 
 
<hr>
 Edwin Almeida is managing partner and licensee-in-charge of <a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>. 
 
 
 
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Property management: Is your tenant living in squalor?

Melbourne developer Spacious Group has completed Voyage Altona, one of the closest new apartment developments to Altona Beach.

Off the plan purchasers have started moving into the 49-apartment project on Pier Street, with the remaining move-in-ready one-, two- and three-bedroom apartments starting from just over $500,000.

Display apartments have now been fitted out, allowing prospective buyers to inspect the completed residences by appointment.

[smartcode_project:default project_id=112195 project_image_fid=372638]

The completed apartments feature open-plan living and dining areas which extend onto private balconies and terraces, while full-height glazing maximises natural light throughout the interiors.&nbsp;

Hybrid timber-look flooring, stone benchtops, Miele appliances, porcelain-tiled bathrooms and generous storage feature throughout the building which also features landscaped communal areas, expansive shared terraces, lift access and secure on-grade parking.

Drawing inspiration from its bayside setting, Voyage adopts a restrained palette of warm neutral tones and textured finishes. Many of the apartments take advantage of views across Port Phillip Bay, while the indoor-outdoor living spaces have been designed to make the most of the coastal outlook.

[smartcode_project:default project_id=112195 project_image_fid=3286]

Voyage was developed to address what Spacious Group identified as an undersupply of higher-quality apartment product in Altona, with a focus on owner-occupiers looking to remain within the bayside community.

"Voyage responds to very strong local buyer demand for quality, owner-occupier-focused product," says Barry Plant Projects Director Jarrod Farey, who has handled sales since the project's launch.

"The project delivers an elevated lifestyle proposition, with its design and quality of finish far exceeding anything previously produced in the area, as well as its proximity to Pier Street Village and the beach."

The majority of purchasers have been local downsizers and owner-occupiers looking to stay within the Altona community but who previously had limited opportunities to buy a brand-new apartment.

[smartcode_project_cta:default project_id=112195]

Joel Robinson

Spacious Group completes Voyage Altona in Altona's beachside precinct

Homecorp has secured approval for a $360 million apartment development at Budds Beach, paving the way for one of the Gold Coast's most amenity-rich residential projects to launch later this year.

Gold Coast City Council has approved Lýon Residences, a 32-level tower that will deliver 178 two and three-bedroom apartments across a prominent corner site at 8-10 Acacia Avenue and 25-27 Oak Avenue.

The approval comes as developers continue to invest in premium lifestyle-driven apartment projects on the Gold Coast, where owner occupiers are increasingly prioritising amenity as much as apartment size and location.

<a href="https://www.apartments.com.au/new-apartments/l-on-residences-25-27-oak-avenue-surfers-paradise-qld-4217">Lýon Residences</a> has been designed around a resort-style wellness offering, headlined by a Moroccan-inspired spa precinct featuring treatment rooms, a Nordic sauna and steam room, hot and cold plunge pools, a soaking pool and a residents-only juice bar.

The rooftop will include a heated infinity pool and spa, residents' lounge with private kitchen and bar, gymnasium, yoga and Pilates studio, outdoor entertaining areas and barbecue facilities overlooking the Surfers Paradise skyline.

<img alt="Lyon" data-entity-type="file" data-entity-uuid="2d3e29af-8793-486e-a684-52cef862241f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-15%20at%204.32.26%E2%80%AFPM.png?VersionId=ayG2zpLf3SS6Zy8XmKDcQods4kVWb0gm" />

Homecorp Founder and CEO Ron Bakir said Budds Beach provided the ideal location for the company's latest luxury apartment project.

"Budds Beach represents one of the most unique and sought-after pockets of the Gold Coast, and Lýon Residences has been designed to reflect that sense of rarity and refinement," Bakir said.

The project arrives as wellness continues to become a defining feature of new residential developments both in Australia and internationally.

The latest Global Wellness Institute figures show wellness real estate remains the fastest-growing segment of the global wellness economy and is forecast to exceed $1.8 trillion by 2030. Australia continues to rank among the world's 15 largest wellness real estate markets, with developers increasingly integrating health, recreation and community facilities into apartment projects.

Queensland is also experiencing strong population growth, with the Gold Coast continuing to outperform many other Australian cities as demand for new housing remains elevated ahead of the 2032 Olympic and Paralympic Games.

Bakir said the project had been designed to respond to that shift in buyer expectations.

"Strong population growth and sustained demand across the Gold Coast continue to highlight the need for well-designed new housing supply. Lýon Residences responds directly to this demand while setting a new benchmark for residential living," he said.

Each apartment has been designed to maximise views across the coastline, the Nerang River and the Gold Coast hinterland.

Located just minutes from Surfers Paradise beach and the Broadwater, the development also offers easy access to the light rail network, Broadbeach and Burleigh Heads.

Early site works are underway, with construction expected to commence later this year.

Homecorp approved for Budds Beach apartment tower, Lýon Residences

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

[smartcode_project:default project_id=28384 project_image_fid=3826]

The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/N_FowNW0wu8?si=vb25XFq1wZ-iufAW" title="YouTube video player" width="560"></iframe>

A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

[smartcode_project:default project_id=28384 project_image_fid=372542]

The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

[smartcode_project_cta:default project_id=28384]

North-facing Swan River views drive demand at Rivière Residences in Applecross

Nearly 60 per cent of apartments at McNab Group's $220 million The Tannery development in Brisbane's West End have sold ahead of the project's public launch, including a suburb-record $2.57 million sale for a two-bedroom apartment.

The early sales campaign has secured buyers for 50 of the project's 87 apartments, highlighting continued demand for larger owner-occupier apartments that combine generous floorplans with premium lifestyle amenities in one of Brisbane's most tightly held inner-city suburbs.

[smartcode_project:default project_id=143337 project_image_fid=374768]

McNab Group Executive Chairman Michael McNab said selling more than half the project before launch reflected changing buyer expectations.

"Selling more than half the project before public sales open tells us buyers are actively seeking apartments that offer something genuinely different," McNab said.

"Today's buyers are looking beyond four walls. They want homes that genuinely enhance the way they live, with spaces that support health, connection and everyday wellbeing."

[smartcode_project:default project_id=143337 project_image_fid=374767]

A key point of difference for the project is the adaptive reuse of the heritage-listed Dixon's Tannery building, which will become The Retreat, a residents-only wellness precinct rather than being redeveloped into additional apartments.

The Retreat will feature a sauna and steam room, hot and cold plunge pools, a commercial-grade gym, Pilates studio, cinema, library, co-working spaces and private dining room. Rooftop amenities will include a swimming pool, landscaped gardens, outdoor entertaining areas and dog-friendly spaces.

[smartcode_project:default project_id=143337 project_image_fid=374760]

Designed by Cottee Parker Architects with interiors by Tom Mark Henry and landscape architecture by Aspect Studios, The Tannery comprises 87 two, three and four-bedroom apartments across 11 levels overlooking the Brisbane River.

Cottee Parker principal Dee Passenger said preserving the original tannery building had been central to the project's design.

"The easy option would have been to maximise the site's development potential with additional apartments. Instead, McNab has chosen to preserve the original tannery as a shared wellness retreat, ensuring this important piece of Brisbane's history remains at the heart of the community."

Passenger said sustainability also played a key role in the design, with materials from the original industrial site salvaged and repurposed throughout the development.

[smartcode_project:default project_id=143337 project_image_fid=374761]

Motiv CEO Carly Cottam said buyers had responded strongly to the combination of larger apartments, wellness facilities and the West End lifestyle.

"We are seeing more buyers looking for homes in the sky that provide the space and functionality of a traditional home, while benefiting from the convenience and lifestyle that apartment living brings," Cottam said.

She said purchasers included both owner occupiers and investors, with demand coming from local buyers as well as interstate purchasers.

Coinciding with the public launch, McNab also announced a partnership with Queensland Ballet, whose neighbouring Thomas Dixon Centre shares historical ties with the original Dixon family.

Located on a 4,465 sqm site at 439 Montague Road, The Tannery overlooks the Brisbane River and is around 10 minutes from the CBD.

Construction is underway, with completion expected in the second half of 2027.

[smartcode_project_cta:default project_id=143337]

More than half of residences sold before public sales as McNab announces significant partnership with Queensland Ballet

McNab's The Tannery nears 60 per cent sold before public release, sets two-bedroom West End record

Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Edwin Almeida

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