Capital Maintenance Plans for Victorian Retirement Villages

Ten year capital maintenance plans for Victorian retirement villages under section 38BN of the Retirement Villages Act 1986, from field audit to annual refresh.

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A row of retirement village units with one roof highlighted
437
Registered retirement villages on the Consumer Affairs Victoria register in August 2026
10
yr
The period the plan must look ahead, item by item
31
k+
Items of capital in the plans we have built with Kairos Strategies for three regional villages

From Field Audit to a Plan Residents Can Read

The Act asks for present condition, timing, cost and expected life for each item, and the Regulations make the information the operator relied on part of the plan itself. Condition and evidence come from the field. Timing, cost and funding come from the analysis. That is why we deliver this with Kairos Strategies, in three steps.

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we work hard to deliver incredible value to our clients.

Field Condition Audit by Kairos Strategies

Kairos Strategies inspects the village and records each item of capital with its condition and replacement cost. Buildings, plant, units and infrastructure such as roads, paths and stormwater are all in scope. Residential aged care on the same site is identified and kept out, because it is not part of a retirement village.

The Statutory Plan and Asset Schedule

We turn the audit into one plan per registered village, usually about twenty pages, written for residents at an annual meeting. It covers capital maintenance, the unit turnover programme and replacement, with ten years of funding and a table showing where each element of section 38BN(2) is met. The item level detail sits in an annexed schedule, one row per item.

Annual Refresh and Implementation Report

The plan is tabled at every annual meeting, alongside a report on how it was implemented in the previous financial year. We update the plan for units that have turned over, work completed, items reinspected and the new budget, and we prepare the implementation report, so both are ready before the meeting.

Cutaway of an independent living unit with inspection points
A plan document and asset schedule beside ten yearly bars
A yearly cycle around a community hall with one segment highlighted
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Written for Residents

The plan is incorporated into the minutes of the annual meeting and stays on the record. Ours is built so that every figure in it traces to the audit, the operator's own budget or a stated setting.

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Every Statutory Element Shown

Each of the six content elements in section 38BN(2) is addressed and cross referenced in the plan, with coverage stated, so a reader can see where the Act is met.

Written for Residents

The plan is short and in plain language. The item level detail lives in the schedule, where the operator's own team can use it.

Maintenance and Replacement Kept Apart

Capital maintenance may be funded from maintenance charges or the capital maintenance fund. Capital replacement is the operator's cost. The plan shows them separately, so the funding position is clear before the meeting, not after it.

Independent of the Works

We plan the work and never tender for it. Neither SAS-AM nor Kairos Strategies has a stake in how much work the plan identifies.

Where theory meets execution

See how we’ve applied our ideas to generate generational changes within our comunity.

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FAQs

Learn more about what our clients ask us.

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Asset Condition Assessment

SAS-AM provides structured asset condition assessment services using standardised rating methodologies. We help asset owners understand the current state of their infrastructure, prioritise renewal investment, and make informed lifecycle decisions based on objective condition data.

FMECA and RCM Engineering

SAS-AM delivers FMECA, RCM, and reliability engineering services that optimise maintenance strategies and reduce asset failure risk. Our data-driven approach combines traditional reliability methods with AI and machine learning to extend asset life and improve operational performance across Australian industries.

Asset Management Maturity Assessment

SAS-AM delivers IAM-endorsed asset management maturity assessments aligned with ISO 55001 and GFMAM. We benchmark your organisation's practices, identify capability gaps, and provide actionable roadmaps for continuous improvement across all asset classes.

Building your best future with Capital Maintenance Plans for Victorian Retirement Villages

Shaping the conversations and future of nations, states and regions, we passionately guide stewards to think-well, act-smart and create life-changing impact. One asset at a time.

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