As a development approaches completion, attention naturally shifts to registration, settlement and cash flow. However, the period before titles are created — known as Pre-Registration — is one of the most critical risk-control stages in the entire development lifecycle.
This is the point where assumptions are tested, documentation is finalised and statutory obligations crystallise. Decisions (or oversights) at this stage can determine whether registration and settlement proceed smoothly — or are delayed by avoidable compliance, insurance or governance issues.
With the SSKB Developer Consultancy Team (DCT), Pre-Registration is treated as a structured risk-mitigation phase. It is where we ensure the completed project aligns with what was disclosed, and that the body corporate is ready to be created, insured and operated from day one.
What Is the Pre-Registration Phase?
Pre-Registration typically commences around three to six months prior to anticipated plan registration and continues through to the day titles are created.
During this phase, the focus shifts from planning and construction to verification and readiness. The objective is to confirm that:
- The building delivered aligns with the disclosed design and facilities
- All statutory requirements have been met
- Insurance arrangements are in place at the correct time
- The financial and governance framework is ready to activate
- The body corporate can be established without delay
This phase bridges the gap between construction and legal creation of the body corporate.
Aligning the Completed Building with Disclosure
By the time Pre-Registration begins, construction is typically well advanced or nearing practical completion.
This is the moment to confirm that:
- Facilities delivered match what was disclosed
- Any changes during construction were properly managed and redisclosed
- Agreements entered into reflect the final scope of works
Even relatively small discrepancies — such as changes to plant, facilities or services — can have implications for budgets, insurance and governance.
A body corporate consultant undertakes a final review to ensure that the scheme being registered is the scheme that was sold.
Insurance: Timing Matters
One of the most critical Pre-Registration obligations for developers is ensuring the building is adequately insured at the correct time.
Insurance placement is closely linked to:
- Practical completion
- Expiry of the builder’s insurance
- Creation of the body corporate
If insurance is not placed correctly, the development may be exposed during a critical transition period.
During Pre-Registration, developers must ensure:
- Insurance is sourced from an appropriate specialist strata insurer
- Coverage reflects the full replacement value of the building
- Policies are ready to be endorsed to the body corporate at registration
Mistiming or underinsurance at this stage can have severe consequences.
Building Insurance Valuation: A Statutory Requirement
A Building Insurance Valuation is a legislative requirement for newly established bodies corporate.
This valuation:
- Determines the full replacement value of the building
- Forms the basis for insurance cover
- Protects both owners and the developer from underinsurance risk
Pre-Registration is the stage at which this valuation must be obtained and reviewed.
Importantly, a valuation based on outdated assumptions or incomplete works can leave the building underinsured from day one. Ensuring accuracy at this stage protects the scheme well into the future.
Sinking Fund Forecasts: Planning for the Long Term
Another key statutory requirement is the preparation of a Sinking Fund Forecast.
The sinking fund exists to provide for:
- Major repairs and capital works
- Replacement of significant plant and equipment
- Long-term asset maintenance
Legislation typically requires sinking fund forecasts to project expenses at least nine years into the future.
Pre-Registration is the point at which developers must:
- Procure the sinking fund forecast
- Review its assumptions against the completed building
- Ensure contributions are set at a realistic and sustainable level
Poorly prepared sinking fund forecasts can result in early financial stress for owners and ongoing dissatisfaction with the scheme.
Pre-Registration Checklists: A Risk-Control Tool
At SSKB, we utilise a tailored Pre-Registration Checklist to ensure nothing is overlooked.
This checklist typically covers:
- Statutory reports and valuations
- Insurance placement
- Final agreements and documentation
- Alignment with disclosure material
- Preparation for the first general meeting
Checklists are not about bureaucracy — they are about protecting developers from the cumulative impact of small oversights.
Coordinating Consultants Before Registration
Pre-Registration requires close coordination between:
- The developer
- The solicitor
- The surveyor
- The project manager
- The body corporate consultant
Each party holds critical information needed for registration, including:
- Survey plans
- Community management statements
- Agreements and easements
- Certificates and approvals
Without structured coordination, delays can occur simply because documents are not available at the right time.
A body corporate consultant plays a central role in aligning these inputs and ensuring readiness for registration.
Preparing the Body Corporate for Day One
Although the body corporate does not legally exist until registration, much of its operational framework must be prepared in advance.
During Pre-Registration, this includes:
- Preparing records and registers
- Establishing financial structures
- Planning the first extraordinary general meeting
- Ensuring all agreements are execution-ready
This preparation ensures that once titles are created, the body corporate can immediately meet its statutory obligations — and support settlements.
Reducing Settlement Delays
One of the most tangible benefits of a well-managed Pre-Registration phase is smoother settlement.
Buyers’ solicitors and lenders rely on:
- Accurate body corporate records
- Insurance confirmation
- Budgets and levy information
If these are incomplete or delayed, settlements may be postponed — affecting developer cash flow and buyer confidence.
Pre-Registration is where these risks are neutralised.
Why Pre-Registration Protects Your Reputation
From a buyer’s perspective, registration and settlement are the most emotionally charged moments of the purchase journey.
Delays, confusion or last-minute changes can quickly erode trust — even if the development itself is well delivered.
Developers who manage Pre-Registration carefully are more likely to:
- Deliver settlements on time
- Avoid last-minute disputes
- Leave buyers with a positive first impression
In a market where reputation and repeat success matter, this phase plays a critical role in brand protection.
How SSKB Supports Developers at Pre-Registration
SSKB’s Developer Consultancy Team provides structured, hands-on support throughout the Pre-Registration phase.
We assist developers by:
- Managing pre-registration checklists
- Coordinating insurance placement and statutory reports
- Reviewing alignment between disclosure and the completed building
- Preparing the body corporate for establishment
- Reducing risk ahead of registration and settlement
Our approach is proactive, methodical and grounded in real-world operational experience.