Body Corporate vs Lot Owner: Who Pays for Electrical Repairs?
When the power goes out in a unit, the first question is often "who do I call, and who pays?" In Queensland body corporate properties, the answer depends on where the fault is and what it supplies.
This guide covers the general rules for owners, committees and strata managers on the Gold Coast. Every scheme is a little different, so check your own survey plan and community management statement too.
The general rule
Most Queensland bodies corporate operate under the Body Corporate and Community Management Act 1997 (BCCM Act). As a general guide:
The body corporate maintains common property, including electrical infrastructure on common property or serving more than one lot.
The lot owner maintains what's inside their lot, plus any infrastructure that serves only their lot.
Usually the body corporate's responsibility
Hallway, stairwell, car park and driveway lighting.
Main switchboards and meter panels serving the whole building.
Wiring that runs through common property to multiple lots.
Pool, spa and BBQ area electrical, gate motors and intercom systems.
Emergency and exit lighting in common areas.
Common area appliances that need test and tag.
Usually the lot owner's responsibility
Power points, lights, fans and switches inside the unit.
The unit's own switchboard or distribution board, where it supplies only that lot.
Smoke alarms inside the unit (the landlord's responsibility if it's rented).
An air conditioner and its wiring that serve only that unit – even when the outdoor unit sits on common property.
Anything the owner installed for their own lot's benefit, unless the body corporate agreed otherwise.
The grey areas
The tricky jobs are usually wiring in walls between units, sub-mains from the main board to each unit, and older buildings where the plans don't match what's actually installed. Ownership depends on your scheme's survey plan and lot boundaries.
In these cases, we document exactly where the fault was and what it supplies. That gives the committee and the owner the facts they need to agree on who pays.
Smoke alarms and the 2027 deadline
From 1 January 2027, every unit in Queensland needs interconnected photoelectric smoke alarms, including owner-occupied units. Alarms inside each unit are generally the lot owner's responsibility.
Many committees still choose to coordinate one building-wide upgrade. It's simpler to book access once, owners usually pay less per unit, and you avoid a dozen different contractors through the building. Read our guide to the QLD smoke alarm laws for 2027.
What strata managers and committees should keep on file
Emergency and exit lighting test records (these are typically tested every six months).
Test and tag records for common area appliances and leads.
Switchboard and meter panel inspections, especially in older complexes.
Certificates of Testing and Compliance for any electrical work on common property.
Why one reliable electrician helps
Using the same electrician across a complex means they learn the building: where the boards are, how lots are supplied, and which faults keep coming back. That saves call-out time and cuts down on disputes about who's responsible.
Bonus Electrical works with body corporates, strata managers, property managers and owners across the Gold Coast, Logan and Scenic Rim. We offer 24/7 emergency callouts, clear reports for committees, and compliance work including smoke alarms and test and tag.
Call Lewis on 0411 292 602 or send an enquiry. Read more about our property and real estate electrical services, property management electrical and commercial test and tag.
This is general information, not legal advice. For disputes, contact your body corporate manager or the Queensland Government body corporate information service.
