Strata schemes carry significant electrical compliance obligations that fall to the owners corporation. Common property switchboards must be maintained in safe condition and inspected periodically. Emergency and exit lighting must be tested and logged annually under AS 2293. Defects identified at body corporate inspections or by WorkSafe Queensland must be rectified by a licensed A-Grade electrician and documented before the defect notice can be closed. Ironclad Electrical has worked with strata managers, building managers, and owners corporations since 2004, delivering scheduled maintenance programs that keep schemes compliant and provide the written documentation that body corporate records require.
Common Property Switchboard Maintenance
Common property switchboards serving basement car parks, lift motor rooms, rooftop plant, pool and spa equipment, and common area lighting are frequently neglected because ownership responsibility is diffuse. Ironclad performs scheduled switchboard inspections that include thermal imaging of busbars and connections to identify hot joints before they become fires, verification that circuit breaker ratings match connected loads, testing of residual current devices (RCDs) for correct tripping time under AS/NZS 3190, and inspection of cable entry seals and enclosure integrity. We issue a written inspection report with photographic evidence of each defect and a priority rating to assist strata managers in budgeting for rectification works. We can also act as the responsible electrical contractor for ongoing electrical maintenance under a Workplace Health and Safety Queensland-compliant maintenance management plan.
- Common property switchboard inspection with thermal imaging and RCD trip-time testing to AS/NZS 3190
- AS 2293 emergency and exit lighting: 90-minute discharge test, lamp replacement, and logbook completion
- Basement and car park lighting maintenance: lamp replacement, control gear, and occupancy sensor servicing
- Lift motor room and plant room electrical maintenance in coordination with mechanical contractors
- Pool and spa electrical compliance: equipotential bonding inspection and GFCI testing to AS/NZS 3000
- Defect rectification and body corporate inspection response with written sign-off documentation
Emergency and Exit Lighting: AS 2293 Compliance
AS 2293 is the Australian Standard governing emergency escape lighting and exit signs. It requires that every luminaire and exit sign in a strata common area be tested at not less than six-monthly intervals for function, and annually for the full 90-minute rated discharge duration. The test results must be recorded in a logbook maintained on site. Ironclad performs both the six-month function test and the annual 90-minute discharge test, replaces any failed lamps or batteries, and completes the logbook entry at each visit. Where a scheme requires an AS 2293.3 condition report, we prepare the report and submit it to the building manager. Failure to maintain emergency lighting in compliance with AS 2293 is a serious WHS liability for the owners corporation and can affect building insurance and fire authority certification.
Working with Strata Managers and Building Managers
Ironclad understands the administrative requirements of strata electrical maintenance. We issue works orders and invoices in formats compatible with common strata management software, provide levy-ready cost breakdowns distinguishing capital works from maintenance expenditure, and attend body corporate meetings on request to present electrical audit findings directly to committee members. For urgent fault response, contract clients receive a four-hour response guarantee for loss-of-power faults affecting common areas, and a 24-hour response for non-urgent defect rectification. We maintain current licences, insurance certificates, and WorkSafe induction records and provide these on request for building manager contractor pre-qualification registers. All site access is pre-arranged through the building manager and we adhere to body corporate by-laws regarding working hours and noise in common areas.