In Australian strata properties, the body corporate (owners corporation) is generally responsible for electrical infrastructure in common areas — switchboards, common lighting, lifts, fire systems, and shared wiring. Individual lot owners are responsible for electrical work within their own unit. The exact boundary varies by state legislation, so reviewing your strata by-laws is important.
Overview
Strata and body corporate properties — apartment buildings, townhouse complexes, and mixed-use developments — have unique electrical requirements. Common area lighting, emergency and exit lighting, fire detection systems, intercom and access control, car park lighting, pool and gym electrical systems, and shared switchboards all require regular maintenance and compliance testing. Managing electrical work across common property and individual lots requires an electrician experienced in strata environments who understands the split of responsibilities, body corporate approval processes, and the compliance obligations that strata managers must meet.
When you need this service
- ✓Common area lighting needs upgrading, repairing, or converting to energy-efficient LED
- ✓Emergency and exit lighting requires six-monthly compliance testing
- ✓The building's main switchboard or distribution boards need upgrading
- ✓Individual lot owners need electrical work that affects common property wiring
- ✓EV charging infrastructure is being planned for the building's car park
- ✓Fire detection and alarm systems need testing, maintenance, or upgrades
How it works
- 1
Strata Consultation
The electrician meets with the strata manager or committee to understand the scope of work, review existing electrical documentation, and assess common area infrastructure.
- 2
Compliance Audit & Quote
A full electrical compliance audit is conducted covering emergency lighting, safety switches, switchboards, and fire systems. A detailed report and quote are provided for any remedial or upgrade work.
- 3
Scheduled Works
Approved works are scheduled to minimise disruption to residents. For larger projects, work is staged across multiple visits. All work is coordinated with the strata manager.
- 4
Documentation & Ongoing Maintenance
Compliance certificates, test reports, and maintenance records are provided for strata records. An ongoing maintenance schedule is recommended for regular compliance testing.
How much does it cost?
Strata electrical work in Australia is typically charged at $90 to $150 per hour, with many jobs quoted on a fixed-price basis. Common area LED lighting upgrades cost $60 to $150 per fitting. Emergency and exit lighting compliance testing costs $30 to $60 per fitting for six-monthly inspections. Main switchboard upgrades for apartment buildings range from $5,000 to $20,000 depending on the size and number of circuits. EV charging infrastructure for strata car parks varies enormously — a basic setup for a few chargers costs $5,000 to $15,000, while a building-wide solution with load management can cost $50,000 to $200,000+.
Australian regulations
Strata electrical work must comply with AS/NZS 3000 (Wiring Rules), AS 2293 (Emergency escape lighting and exit signs — six-monthly and annual testing mandatory), AS 1851 (Routine service of fire protection systems), and relevant state strata legislation (e.g. Strata Schemes Management Act 2015 in NSW, Owners Corporation Act 2006 in Victoria, Body Corporate and Community Management Act 1997 in Queensland). The body corporate has a legal duty of care to maintain safe electrical infrastructure in common areas. Non-compliance can result in fines and personal liability for committee members.