Scheduled garden maintenance
Regular visits for mowing, edging, weeding, pruning, hedging, blowing paths and green waste removal, with frequency adjusted by season.
Strata Landscaping Melbourne
Landscaping and garden maintenance for owners corporations, strata managers and multi-unit properties.
TXR Landscaping Contractors looks after shared gardens and common property for owners corporations, committees and strata managers across Melbourne’s inner east, south-east and bayside. Alongside our wider commercial landscaping work, we maintain and upgrade the outdoor areas of apartment buildings, townhouse complexes and unit developments.
Shared gardens are judged by every resident and visitor. They need to stay tidy, safe and consistent, while repairs and upgrades must fit within the owners corporation’s budget and approval process. We provide written scopes, clear pricing and early reporting of issues, so committees can plan rather than react.
Strataand commercial projects$10mpublic liability insurance7 days8am–5pm enquiries
What Is Strata Landscaping?
Strata landscaping is the design, construction and maintenance of the shared outdoor areas in a strata property, known in Victoria as common property. It covers entrance gardens, shared lawns, garden beds, paths, driveway edges and boundary planting in apartment buildings, townhouse complexes and unit developments. Because these areas belong to all owners, the work is arranged through the owners corporation, usually via the committee or strata manager.
Shared gardens and common property
Strata Landscaping Services
Garden bed renewal
Renewal of tired, overgrown or weed-filled beds with hardy, lower-maintenance planting, using the same approach as our garden bed landscaping work.
Entry and frontage landscaping
Planting, edging and paving at building entries and street frontages, where first impressions matter most.
Shared lawns and turf
New turf for worn communal lawns, or artificial grass for shaded and high-traffic areas, laid with the same soil preparation as our turf installation projects.
Paths and paving
Uneven, cracked or sunken paths are relaid or replaced on a properly prepared base to remove trip hazards. Learn more about our paving and pathway work.
Retaining walls
Failing timber walls are replaced with longer-lasting systems, built with proper drainage like all our retaining wall construction.
Communal courtyards
Communal courtyards are often shaded and hard to access. Our courtyard landscaping approach makes them practical and easy to maintain.
Common Strata Garden Problems and How We Fix Them
| Problem | Why it matters | Typical solution |
|---|---|---|
| Uneven or sunken paving | Trip hazards on shared paths | Relay or replace on a properly prepared base |
| Patchy, worn lawns | Poor presentation, mud in winter | Soil preparation and new turf, or artificial grass in shade |
| Overgrown hedges and shrubs | Blocked paths, lighting and sightlines | Structural pruning, then a regular hedging schedule |
| Weed-filled garden beds | Constant labour cost every visit | Bed renewal with mulch and lower-maintenance planting |
| Rotting timber retaining walls | Safety risk and soil movement | Replacement with longer-lasting wall systems |
| Water pooling after rain | Slippery paths, damage near buildings | Regrading and drainage improvements |
| Inconsistent planting across the site | Tired, piecemeal appearance | A simple, consistent planting palette for the whole site |
Fixing these problems often lowers ongoing maintenance costs, because the site takes less time to look after at each visit.
Victoria owners corporation guidance
Who Is Responsible for Strata Gardens?
In Victoria, the owners corporation is responsible for maintaining, repairing and replacing common property under section 46 of the Owners Corporations Act 2006. That generally includes shared gardens, lawns and paths.
Responsibility for other outdoor areas depends on the plan of subdivision and the owners corporation’s rules:
- Common property gardens: maintained by the owners corporation.
- Courtyards and gardens within a lot: usually the lot owner’s responsibility, unless the rules or plan say otherwise.
- Changes to common property: individual owners generally need owners corporation approval before planting, removing or altering shared landscaping.
If you’re unsure who’s responsible for a particular area, check the plan of subdivision and rules, or ask your strata manager.
Consumer Affairs Victoria: maintaining common propertyPlan approvals, permits and residents
Planning Strata Landscaping Work
Owners Corporation Approval
Strata landscaping often involves more approvals than a private garden. We identify these before quoting.
Routine maintenance usually sits within an existing contract. Larger upgrades may need committee approval or a resolution, depending on cost and the owners corporation’s rules.
Endorsed Landscape Plans and Trees
Many unit and townhouse developments were approved with an endorsed landscape plan as part of their planning permit. Removing trees or changing protected planting may need council approval, even years later.
Councils across Melbourne protect larger trees through local laws and planning controls. We flag any trees likely to need a permit before work is scheduled.
Resident Access and Safety
Work is planned around residents’ access to entrances, car parks and paths, with safe work zones and notice given through the strata manager where needed.
Scheduled Maintenance Agreements
Most owners corporations engage a contractor on a fixed per-visit or monthly agreement. A clear contract makes budgeting easier and avoids surprise invoices.
What a Strata Maintenance Agreement Should Cover
A good strata maintenance agreement sets out:
- The areas covered and tasks included
- Visit frequency, including seasonal changes
- What’s excluded and how extra work is approved
- How issues are reported to the committee or strata manager
- Insurance certificates and contract term
Typical per-visit prices and annual budgets are broken down in our guide to commercial landscape maintenance costs.
Staging Larger Upgrades
Large upgrades don’t have to happen all at once. We can stage work so the most urgent items, such as trip hazards, failing walls and drainage, are done first, with cosmetic upgrades planned for later budget periods.
We can also provide itemised quotes that separate essential repairs from optional improvements, making it easier for committees to compare options and decide what to approve.
Apartments, townhouses and mixed-use sites
Strata Sites We Work With
Apartment buildings with shared gardens and entrances
Townhouse and unit complexes with common driveways and gardens
Older walk-up flats with established gardens
Newer developments with endorsed landscape plans
Mixed-use buildings with retail frontages and residential common areas
Why Owners Corporations Choose TXR
- Maintenance and upgrades from one contractor, so issues found during maintenance can be fixed by the same team
- Written scopes and itemised quotes that committees can compare and approve
- Early reporting of failing plants, hazards and drainage problems
- $10 million public liability insurance
- Available 7 days, 8am–5pm
TXR also landscapes offices, retail sites and other commercial properties, so one contractor can look after mixed-use buildings and property portfolios.
How We Plan Strata Landscaping
- 1.
Site Inspection
We inspect the common property with the strata manager or a committee member where possible.
- 2.
Itemised Quote
You receive an itemised quote, separating maintenance, repairs and optional upgrades.
- 3.
Approval
The committee or strata manager approves the work in line with the owners corporation’s process.
- 4.
Resident Notice and Scheduling
We schedule work and provide details for resident notices, including any access changes.
- 5.
Landscaping Work
Work is completed, and any issues found on site are reported with photos.
Inner east, south-east and bayside Melbourne
Strata Landscaping Service Areas
We provide strata landscaping across our service area, including Kew, Camberwell, Canterbury, Surrey Hills, Rowville, Toorak, Armadale, Malvern, Caulfield, Brighton, Beaumaris, St Kilda, Narre Warren.
Committees looking for practical advice can read our strata garden maintenance guide for Melbourne.
Frequently Asked Questions
Who approves landscaping work on common property?
Lot owners can raise it with the strata manager or committee, but work on common property is normally arranged and approved by the owners corporation.
Can you work with our strata manager?
Yes. We can quote, schedule and report through your strata manager, or work directly with the committee.
Can we get a quote before our current contract ends?
Yes. We can inspect the site, review the current scope and provide a quote, so the owners corporation can compare before the existing contract ends.
Can you provide itemised quotes for committee approval?
Yes. We can provide itemised, written quotes and options for committees to present at meetings.
Strata landscaping quote
Request a Strata Landscaping Quote
Need ongoing garden maintenance or an upgrade to your property’s common areas? Send the property address, a few photos and a short description of the work. We’ll arrange a site inspection and provide a clear, written quote for the committee or strata manager.
TXR Landscaping Contractors
32/99 Hallam South Road, Hallam VIC 3803 · +61 3 8592 6472 · Monday–Sunday, 8am–5pm