One electrician for the whole portfolio

The common property of a strata scheme carries electrical obligations that are distinct from those of any individual lot. Shared lighting, basement car park circuits, lift power supplies, intercom and access control systems, emergency lighting, switchboards serving common areas, and outdoor amenity lighting are all the responsibility of the owners corporation — and the obligation to keep them safe, compliant, and operational falls to whoever manages the building on their behalf. Lumen & Wire provides planned and reactive electrical maintenance services specifically structured for strata and multi-tenancy property, with the documentation and accountability that strata managers and owners corporations require.

We work with strata managers, building managers, and facilities professionals across Melbourne's residential, commercial, and mixed-use strata sector. Our approach is built around transparency: clear per-building registers, consolidated reporting, predictable maintenance programs, and reactive response that does not leave buildings in a non-compliant or unsafe state while waiting for a quote approval. We understand that the owners corporation has obligations under the Owners Corporations Act 2006 and the Electricity Safety Act 1998, and we structure our services to support those obligations rather than create additional complexity.

Planned Preventive Maintenance for Common Property

Reactive maintenance is expensive, disruptive, and often avoidable. A lighting circuit that fails because a driver has exceeded its service life, an emergency lighting fitting that fails its annual discharge test because the battery was never replaced, an RCD that trips a common area circuit because a submain insulation fault went undetected — each of these outcomes was predictable and preventable. Our planned maintenance programs for strata common property are structured around the specific compliance requirements and risk profile of each building.

Service visits are scheduled at the intervals required by applicable standards and regulations: monthly RCD push-button testing, quarterly and annual emergency lighting inspection and testing under AS 2293, and periodic appliance testing of common property equipment under AS/NZS 3760. We align our visit schedule to minimise the number of separate attendances, combining compliance-driven tasks where timing permits to reduce both cost and disruption to building occupants.

• Planned maintenance programs for common area lighting, power, and switchboards
• Emergency lighting inspection and testing to AS 2293 monthly, quarterly, and annual intervals
• RCD testing: push-button and timed trip, with individual device records
• AS/NZS 3760 test and tag of common property portable appliances and leads
• Per-building asset registers with individual compliance item histories and next-due dates
• Consolidated reporting for strata manager review and AGM documentation

Reactive Response and After-Hours Attendance

Common property electrical faults do not keep business hours. A tripped circuit breaker that takes down basement lighting, a failed entry lighting circuit that leaves a car park dark, an access control system that fails to release after a power interruption — these situations require a prompt, competent response at any hour. We maintain after-hours callout capability for our strata maintenance clients, with response times structured around the urgency and safety implications of the fault.

Our reactive response process is straightforward: you contact us, we establish the nature and urgency of the fault, and we dispatch a technician with the appropriate authorisation and materials to resolve it. We do not require a purchase order for emergency work on existing maintenance clients; we attend, resolve the immediate safety concern, document the fault and repair, and provide a report and invoice that gives the strata manager everything needed for owner corporation records.

Compliance Registers and Strata Documentation

Strata compliance documentation has become increasingly important as owners corporations face greater scrutiny over their maintenance obligations. An emergency lighting system that has not been tested to AS 2293, an RCD that has not been checked in years, or a test and tag register that cannot be produced on request can expose the owners corporation to significant liability. Our per-building registers record every compliance activity against the specific asset to which it relates — not generic 'building visited' entries that provide no useful evidence.

We provide consolidated reports after each planned maintenance visit, formatted to be useful for strata managers who may be administering dozens of buildings. Reports clearly identify completed activities, items that passed testing, items that failed testing with recommended rectification, and upcoming maintenance due dates. At annual general meeting time, the maintenance report for each building is available as a structured document that owners corporation committees can review with confidence that it reflects the actual condition and compliance status of the common property electrical systems.