Long-Term Maintenance Plans for Body Corporates and Commercial Property
Compliant Body Corporate Maintenance Planning
All New Zealand body corporates are legally required to maintain a Long-Term Maintenance Plan (LTMP) under s116 of the Unit Titles Act 2010, there is no opt-out. The House Inspector prepares 10-year and 30-year LTMPs for body corporates and commercial property owners across the Bay of Plenty.
Unit Titles Act 2010 and 2022 Amendment compliant
10-year plans (fewer than 10 units) and 30-year plans (10 or more units)
Triennial review service available
Costed maintenance schedules for levy budgeting
Call 0800 223 787 or enquire below.
What is a Long-Term Maintenance Plan?
A Long-Term Maintenance Plan (LTMP) is a strategic maintenance roadmap that identifies future maintenance requirements for a property, estimates associated costs, and supports the establishment of maintenance funds. For body corporates in New Zealand, an LTMP is not optional, it is a legislative requirement under section 116 of the Unit Titles Act 2010.
Legal Requirements
Under the Unit Titles Act 2010 (updated by the Unit Titles Amendment Act 2022):
All body corporates must maintain an LTMP
Regardless of size, no opt-out.
Fewer than 10 principal units
Plan covering at least 10 years.
10 or more principal units
Plan covering at least 30 years, with detailed costings for years 1–10.
Reviewed every 3 years
Minimum, or sooner if a material issue arises.
Large developments must consult suitably qualified building professionals
Waivable only by special resolution.
Non-compliance can affect property sales (LIM reports reference LTMP status) and may expose body corporate committee members to personal liability.
What Our Long-Term Maintenance Plans Includes
Site inspection of all common property: roof, cladding, balconies, car parks, gardens, plant rooms, and shared services.
Condition rating: urgent / mid-term / long-term / desirable.
Estimated remaining service life for major components.
Costed maintenance schedule: year-by-year for first 10 years; high-level projections for years 11–30 where required.
Funding recommendation: indicative annual levy contribution.
Triennial review service to keep your plan compliant.
Who Should Commission a Long-Term Maintenance Plan
Body Corporate Committees
Meeting your statutory obligation and reducing personal liability exposure.
Body Corporate Managers
Providing compliant plans across your managed portfolio.
Apartment and Unit Title Investors
Commercial Building Owners
Proactive maintenance planning for industrial and commercial assets.
Frequently Asked Questions
Is an LTMP compulsory for my body corporate?
Yes. Under s116 of the Unit Titles Act 2010, all body corporates must maintain an LTMP. There is no opt-out.
How often does the LTMP need to be reviewed?
At least every 3 years under the 2022 Amendment, or sooner if a material issue arises.
What is the difference between an LTMP and an LTMF?
An LTMP (plan) identifies future maintenance requirements and costs. An LTMF (fund) is the money held in reserve to pay for that work. The LTMF is also required unless waived by 75% special resolution, which must be reviewed annually.
Do I need a professional to prepare the LTMP?
For developments of 10 or more units, the Act requires consultation with suitably qualified building professionals. Waivable only by special resolution.
How long does the process take?
Site inspection for a standard apartment block (10–20 units): half to full day. Plans delivered within 5–10 working days.
Request an Long-Term Maintenance Plan Quote
Tell us how many units or buildings are involved and whether you need a new 10-year/30-year plan or a triennial review of an existing one, and we’ll come back with a quote and timeframe.
Written by Jason Nicholls — LBP, Certificate in Residential Inspections, Diploma in Building Surveying (14 modules completed, registration pending). In collaboration with Philip Browne, Registered Specialist Building Surveyor, FNZIQS, DipLaw. Last reviewed May 2026.