Strata Audit Services
in Sharjah
We independently review owners association accounts, service-charge spending, collections, reserve funds, and the records used to explain building finances to owners.
13+ YEARS OF UAE FINANCIAL EXPERIENCE
- Service Charge Audit
- Reserve Fund Review
- Sharjah, UAE
Building Funds Made Visible
Give unit owners a clear, evidence-based view of how shared-property money was collected, spent, and held.
Clearer Owner Reporting
The audit gives owners a more understandable account of service-charge income, common-area expenditure, outstanding balances, and reserve fund activity.
Better Spending Evidence
Major costs are tested against invoices, contracts, approvals, and payment records rather than accepted only from summary reports.
Stronger Fund Oversight
Reserve or sinking fund balances, movements, and supporting records are reviewed to improve visibility over money set aside for future needs.
Practical Control Findings
The report highlights control gaps around collections, approvals, spending, and records so the association can address them in priority order.
Strata Audit Scope
The review follows the association’s financial year, shared-property accounts, and documents supporting the reported balances.
Association Account Review
Review financial records, ledgers, balances, statements, and supporting schedules for the owners association.
Service Charge Testing
Test service-charge budgets, collections, outstanding amounts, adjustments, and supporting owner account records.
Common Cost Review
Review common-area maintenance, utilities, security, cleaning, repairs, and management expenditure records.
Supplier Payment Testing
Test selected supplier invoices, contracts, approvals, payment records, and expense allocations.
Reserve Fund Review
Review reserve or sinking fund balances, contributions, withdrawals, schedules, and supporting bank records.
Bank Reconciliation Review
Review association bank statements, reconciliations, cash movements, and unexplained reconciling items.
Collection Arrears Review
Review outstanding service charges, collection records, aging schedules, and follow-up procedures.
Control Process Review
Assess financial approvals, payment controls, recordkeeping, reporting, and association oversight practices.
Strata Audit Report
Prepare audit findings, account observations, supporting evidence, and recommendations for owners or the association board.
Owners Association Audit Work
Ahmed Mahfoudh Chartered Accountants & Auditors has more than 13 years of UAE financial experience and reviews strata accounts with the owners’ questions in mind. I examine the records behind service charges, common-property spending, supplier payments, reserve balances, and overdue collections. The work is not limited to whether totals add up; it also looks at whether the association can explain how funds were used. Sharjah developments should be reviewed against their applicable ownership, management, and contractual requirements rather than assuming Dubai-specific RERA rules apply automatically.
How Building Accounts Are Tested
The common mistake is giving owners a summary of spending without the documents that explain the major payments.
Shared-property costs are traced
Selected common-area costs are traced from the financial records to invoices, contracts, approvals, payment evidence, and allocation schedules. This helps establish whether expenditure recorded against the building can be supported and whether it was charged to the appropriate account.
Reserve money is reviewed separately
Reserve or sinking funds are considered separately from routine operating service charges. The review considers opening balances, contributions, permitted withdrawals, bank evidence, and reports provided to owners, helping distinguish future-maintenance funding from day-to-day building costs.
Dubai rules are not assumed
Dubai’s jointly owned property framework, including Law No. 6 of 2019, applies to Dubai property. A Sharjah strata audit should instead begin with the development documents, association arrangements, management agreements, and requirements applicable to the specific property.
Sharjah Strata Audit Support
Independent financial review for owners associations and shared-property boards.
Sameh Abdalla
CEO & Founder
Sami Abdallah leads the firm with expertise in accounting, audit, tax advisory, and consulting. He provides strategic guidance and supports long-term business growth across the UAE.
Ahmed Mahfoudh
Audit Manager
Ahmed Mahfoudh manages audit assignments and financial reviews with a focus on accuracy, compliance, and risk assessment. He delivers clear insights to strengthen financial control.
Ahmed Elbadawi
Legal Manager
Ahmed Elbadawi provides legal guidance, contract management, and compliance support. He helps protect business interests, reduce risks, and ensure smooth legal operations.
Ahmed Samir
Tax Manager
Ahmed Samir specializes in UAE VAT, corporate tax, and compliance services. He supports businesses in managing tax obligations while improving financial efficiency and compliance effectively.
What Owners Associations Value
These board members and owners wanted a clearer view of the funds managed for their buildings.
“Service charges and the sinking fund were verified carefully, giving owners more confidence in fund management.”
“Every major expense was examined and the report explained findings in language all owners understood.”
“Collections, maintenance costs, and reserve funds were reviewed in a balanced, evidence-based report.”
“The audit confirmed proper fund management while highlighting areas for better control.”
“Clearer service-charge tracking and sinking fund reports were put in place after the audit.”
“Their strata audit gave owners the transparency and assurance they expected.”
Strata Audit Questions Answered
The points owners associations should understand before a building-account review begins.
What does a strata audit cover?
A strata audit reviews owners association financial records, service-charge collections, common-area expenditure, reserve or sinking funds, bank accounts, supplier payments, and related controls. The scope is agreed for a specific financial year or reporting period.
Is this the same as property inspection?
No. A strata audit reviews financial records and supporting evidence, not the physical condition of lifts, roofs, fire systems, or common areas. Physical inspections, engineering assessments, and maintenance surveys are separate services.
What are service charges?
Service charges are amounts collected from owners to fund the management, operation, maintenance, repair, and shared costs of common property. The relevant budget, collection records, and expenditure evidence are central to the audit review.
What is a sinking fund?
A sinking or reserve fund is money set aside for planned future expenditure, such as major repairs or replacement work. It should be reviewed separately from routine operating costs, including contributions, withdrawals, and supporting bank records.
Do Dubai RERA rules apply in Sharjah?
Dubai’s jointly owned property rules, including Dubai Law No. 6 of 2019, apply to property in Dubai. A Sharjah association should confirm the rules, contracts, developer documents, and local authority requirements that apply to its own development.
What if invoices are missing?
Missing invoices are recorded as an evidence gap and checked against contracts, payment records, supplier statements, approvals, and other available documents. Unsupported expenditure should be identified clearly in the audit findings.
Can you review overdue service charges?
Yes. The review can examine owner ledgers, arrears aging, credit notes, collection activity, payment plans, and the process used to follow up outstanding balances. Aged arrears affect the association’s ability to fund current obligations.
How long does a strata audit take?
Timing depends on the number of units, bank accounts, suppliers, transactions, financial years, and condition of the records. A single-tower association with current records has a different scope from a multi-building community with overdue accounts.
How is strata audit work priced?
Fees depend on the number of units and properties, service-charge budget, transaction volume, bank accounts, reserve funds, records available, and reporting requirements. An association with one operating fund is scoped differently from one with multiple buildings and fund accounts.
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