Common property and lot owner work
One of the first questions on any strata job is who owns what. Common property usually includes the main switchroom, common area lighting, car park lighting, lifts, pumps, gates and shared services. Wiring inside a lot is generally the owner’s responsibility, although the boundary depends on the building’s plan and by-laws.
We quote and invoice common property work to the body corporate, and work inside individual lots to the owner or tenant. Keeping those separate makes it easier for the strata manager and avoids disputes about who pays for what.
Typical strata electrical work
Our strata electrical work covers most of what a residential or mixed-use building needs:
- Common area, stairwell, car park and external lighting
- Main switchboard and distribution board maintenance and upgrades
- Emergency and exit lighting testing and replacement
- Intercom, gate, boom gate and access control power
- Pool, pump and plant room electrical
- Shared EV charging in car parks
- Fault finding on common property circuits
Emergency lighting and fire safety
Most strata buildings with common stairwells and car parks have emergency and exit lighting, and it needs periodic testing to AS/NZS 2293. Batteries degrade over time, especially in hot plant rooms and humid car parks, so failures during testing are common in older buildings.
We provide scheduled emergency lighting testing with written reports showing each fitting’s result, what failed and what we recommend. The records support the building’s fire safety obligations and give the committee a clear picture of what needs budgeting.
Switchboards and ageing infrastructure
Many strata buildings on the Gold Coast date from the 1970s to 1990s, and the original main switchboards are often reaching the end of their service life. Salt air in beachside buildings speeds up corrosion in switchrooms and meter boxes.
A thermal imaging scan is a practical first step. It shows loose or overloaded connections without shutting down the building, and the report helps the committee decide whether repairs or a full switchboard upgrade belong in the sinking fund forecast.
Quotes that work for committees
Committees need to compare options and approve spending at meetings. We provide upfront written quotes with a clear scope, and where there’s a choice between a repair and a replacement, we set out both so the committee can decide.
For larger items we can supply photos, test results and a short explanation in plain language, which makes it easier for the strata manager to put the item on the agenda.
Working in occupied buildings
Residents live in the building while we work, so notice matters. We give the building manager advance notice of any power shutdown, keep isolations as short as possible and restore essential services such as lifts, pumps and gates first. Work areas in common spaces are kept tidy and safe.
EV charging in strata car parks
Requests from owners for EV charging are becoming one of the more common agenda items for strata committees. The main questions are whether the building’s supply can handle the extra load, how chargers will be metered and billed, and whether to install individual chargers or a shared system.
We assess the main switchboard, the available supply and the car park layout, then provide options for the committee. Load management systems allow several chargers to share the available capacity without overloading the building. Our EV charging page explains the approach, and we can help draft the technical information the committee needs before a vote.
Maintenance agreements for strata
A maintenance agreement puts routine testing, inspections and minor repairs on a set schedule, and gives the building manager a known contact for callouts. Our strata maintenance guide sets out what a sensible plan usually includes. Get in touch with your building details and we’ll put together a proposal.