Aged Care

We work with aged care and retirement living providers and their field audit partners, such as Kairos Strategies, turning condition data into capital maintenance plans and building asset management plans that meet the law and stand up at the annual meeting.

The Act sets no fixed update cycle, but the plan is tabled at every annual meeting with a report on how it was implemented in the previous financial year. In practice that makes an annual refresh the sensible rhythm, updated for units that have turned over, completed work, reinspections and the new budget.

Because many assets past their nominal design life are still in good condition. A plan driven by age alone lists sound assets for replacement and inflates the capital forecast, while a condition led plan spends money where the need is real and keeps a watch list for items approaching the end of their serviceable life.

Start from the observed condition of each building element, not its age, then group the work into a funded programme. A field condition audit, an asset register with remaining life, and a ten year forecast that separates routine maintenance, unit refurbishment and replacement give boards and finance a plan they can act on.

No. The obligation applies to retirement villages. Residential aged care is not a retirement village, so an aged care building on the same campus sits outside the plan, and any shared infrastructure is apportioned.

Yes. Since 1 May 2026, section 38BN of the Retirement Villages Act 1986 (Vic) has required the operator of every registered retirement village to prepare a ten year capital maintenance plan, unless the owners corporation exemption in section 38BO applies. See our guide to section 38BN.