2-4 Hutton Street

PS 628502 · Registered 3 May 2011 · 31 lots · Greater Dandenong City · Victoria checked 13 June 2026

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Public record: 4 tribunal matters. A reasonable pre-screen, but not the full picture, the financials and minutes that decide the purchase are in the report, not the registers. Read it, and obtain an owners corporation certificate, before you bid.

4 tribunal or court matters, the most serious about other
$30,100 indicative cost exposure per lot, elevated band

The public record is a pre-screen, not the strata report. Read on for the detail, then obtain an owners corporation certificate before you bid.

Public record checked

Litigation, building-work orders, and governance for this scheme, the page you are on.
Read the strata report →
Paste the section 184 strata search or AGM minutes to see the fund balance and red flags the public registers can't. Obtain an owners corporation certificate if you do not have it yet.
Questions to ask
The specific questions this scheme's record raises, ready for the strata manager or your conveyancer.
Decide

Take the public record and the report findings to your conveyancer before you bid.

Risk read

What the public record shows for this scheme, read for a buyer. This is not the strata report, and a quiet record is not a guarantee: obtain an owners corporation certificate before you bid.

4 litigation matters on record

Tribunal and court decisions naming this scheme as a party. A litigious building is more likely to be carrying unresolved disputes, defects, or levy fights.
Building-defect dispute on record

A matter touches building defects or rectification work. Ask whether the work is funded and whether the builder's warranty still applies.

Cost exposure

Elevated exposure

An indicative, itemised estimate of what one lot here could face, built only from this scheme's public-record signals. Indicative ranges, not this building's actual figures, and not financial advice.

Good case $8,600 per lot

Expected $30,100 per lot

Worst case $99,100 per lot

Your lot's share versus an average lot 1.0×

Special levies are apportioned by unit entitlement. Set this from your contract; 1.0× is an average lot.

Exposure drivers, indicative per-lot ranges
Driver	Good	Expected	Worst
Serious building-defect rectification A decision on this scheme was classified as a building-defect matter. Indicative per-lot serious-defect rectification levies (NSW Serious Defects in Residential Apartments research report, 2021; strata special-levy reporting). Scaled for: 1 matter.	$8,000	$25,100	$80,200
Tribunal and legal costs 4 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 4 matters.	$600	$5,000	$18,900
Total per lot	$8,600	$30,100	$99,100

Across all 31 lots, an expected program of this kind is on the order of $933,100 building-wide, before any government contribution.

Estimate only. Figures are indicative ranges from public remediation programs and reporting, apportioned to one lot; they are not this building's costed works and not financial advice. Obtain the capital works fund balance, any special levy resolved or proposed, and a strata records search before you transact.

Questions to ask before you bid

1
What building defects have been identified, is there a funded rectification plan, and does the builder's warranty still apply?

Because we found a building-defect dispute on record.
2
What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
3
Are any special levies raised, proposed, or scoped-but-not-yet-levied?
4
Can I see the last two years of AGM minutes, including any motions that were defeated?

Ask about this building

Ask a plain-English question and we'll answer from our record: litigation, building-work orders, water and defect matters, the managing agent, and more.

Save scheme Add to list Monitor

Save keeps this scheme on your dashboard. Monitoring tracks the matter count from 4 today; we'll flag new matters here as they appear.

Building record

Strata plan PS 628502 was registered on 3 May 2011 in the Greater Dandenong City council area and comprises 31 lots.

It is located at 2-4 Hutton Street, Dandenong.

nothing found matters order

View on the full map →

Litigation

Owners Corporation PS628502Y v 4S Constructions Pty Ltd [2025] VCAT 977
Other VCAT 31 October 2025

Building and Property
Owners Corporation PS628502Y v 4S Constructions Pty Ltd [2024] VCAT 795
Other VCAT 21 August 2024

Building and Property
Edwards v Owners Corporation PS628502Y [2019] VCAT 853
Costs and procedure VCAT 3 June 2019

Owners Corporations; Costs
Edwards v Owners Corporation PS628502Y [2018] VCAT 1232
Other VCAT 6 August 2018

Owners Corporations

Companies named in these matters

4S Constructions Pty Ltd

Builders, developers, and contractors named opposite this scheme. A company appearing across many schemes is a pattern worth a closer look before you buy.

Decisions naming this scheme as a party, from VCAT via AustLII. The line beneath each matter is the decision's own catchwords, quoted; the topic tag is our grouping of those words and reads "Other" when they do not clearly fit, so you can always check it against the source. Every matter links to the full decision. Whether a matter helped or hurt the scheme is not assessed here.

Decisions, in detail

Read from each decision's own text: the parties and their roles, who presided, how it ended, and the money in play. Every row links to the source.

Owners Corporation PS628502Y v 4S Constructions Pty Ltd (Building and Property) [2025] VCAT 977
Building defects · Applicant successful C Edquist, Senior Member; L Nervegna, Member $2,869,892

The builder, in liquidation, was ordered to pay the owners corporation 2,869,892 dollars for breach of building warranties in the common property.
- Owners Corporation PS628502Y (owners corp)
- 4S Constructions Pty Ltd (in liquidation) (builder)
- Mr Farag (party)

Compared to Dandenong

In Dandenong, 100% of 1 strata schemes carry a tribunal matter on the public record. This scheme's 4 matters are in line with the local average of 4 per litigated scheme.

The Dandenong dispute landscape →

Evidence ledger

Registry-backed record: matched to a scheme on the register by its plan number.

Evidence ledger: what was checked, what it found, how strong the match, and when it was last checked.
Checked	Found	Match	Last checked
Registry and parcel	Plan of subdivision register	Direct	Not harvested here yet
Governance: AGM, managing agent, annual reporting	Not yet checked	Not matched	Not harvested here yet
Litigation: NCAT and courts	4 matters	Direct	Not harvested here yet
Levies and financials	Not yet checked	Not matched	Not in the public record
Defects and building-work orders	Outside current coverage	Not matched	Not harvested here yet
Fund balances, current levies, minutes, defects not yet litigated	Not on the public record	Not matched	Never in the public record

What was checked, what it found, how strong the match, and when each source last ran. A source that has not run here yet reads as not checked, never as checked and clear. The unknowns the public registers structurally cannot show stay named, so silence above is never read as a clean bill.

Deep report · coming soon

On top of the public record above, the deep report will add the scheme's minutes, financials, capital-works fund, and a defect inspection. We're building it. Leave your email and we'll tell you when it's ready.