Managing a strata building comes with a long list of responsibilities, but one of the most critical — and often overlooked — is electrical safety. For many older complexes, the main switchboard is the single greatest compliance risk.

In Queensland, strict laws under the Electrical Safety Act and Regulation mean committees can be held accountable if common-area electrical infrastructure doesn’t meet modern standards. The days of “set and forget” are over.

Why Switchboards Matter in Strata Buildings

Your building’s main switchboard distributes power to every unit and all common areas. If it fails, the entire complex can lose power. More importantly, an outdated board without safety switches (RCDs) exposes residents, visitors, and tradespeople to life-threatening electrical hazards.

Typical risks in older body corporate switchboards include:

• No RCD protection on lighting or power circuits
• Ceramic fuses that don’t meet today’s safety standards
• Overloaded circuits from added air-conditioning, lifts, and EV chargers
• Deteriorated wiring or loose connections that increase fire risk

The Legal Obligations for Committees

Under Queensland law, a body corporate (as the “Person Conducting a Business or Undertaking,” or PCBU) has a legal duty to ensure the building’s electrical system is safe.

Key obligations include:

• RCD requirements: Since 1992 (power) and 2000 (lighting), safety switches have been mandatory. Older boards must be upgraded when ownership changes, units are rented, or renovations are carried out.
• Workplace health & safety: If cleaners, gardeners, or contractors work on-site, the building is deemed a workplace — and compliance with modern safety standards is mandatory.
• Insurance conditions: Many insurers expect evidence of compliant switchboards and RCD protection. Claims can be reduced or denied if outdated equipment is a factor in an incident.

The Real-World Costs of Non-Compliance

For committees, the risks of ignoring switchboard upgrades go beyond fines. Consequences can include:

• Legal liability if someone is injured due to a non-compliant board
• Insurance disputes following fire or electrocution incidents
• Emergency breakdown costs that far exceed the price of a planned upgrade
• Resident disruption when unexpected failures force urgent shutdowns

How to Stay Ahead as a Committee

A proactive approach is always cheaper and safer than waiting for failure. The best practice for committees includes:

1. Arrange a switchboard audit – Have a licensed specialist assess the age, compliance, and capacity of your main board.
2. Plan for staged upgrades – In larger complexes, upgrades can often be staged to spread costs.
3. Communicate with residents – Explain the safety and compliance requirements so the committee has clear backing for investment decisions.
4. Maintain a service schedule – Regular inspections and thermal imaging can detect faults before they become dangerous.

The Bottom Line

For body corporate committees, electrical compliance isn’t optional. It’s a legal duty, an insurance requirement, and above all, a safety responsibility. An outdated switchboard can put the entire building — and the committee itself — at risk.

We work with body corporates across the Gold Coast and Brisbane to audit, upgrade, and maintain switchboards to current standards.