Queensland-wide commercial switchboard project delivery
- info@commercialswitchboards.com.au
Common property switchboard upgrades, metering programs and emergency response for body corporate and strata sites. We coordinate the investigation, committee documentation, board selection, Energex requirements, staged works and handover records.
SITES WE DELIVER FOR
Main switchboards, meter banks and house supplies for residential towers and walk-ups.
Buildings with retail or commercial below and residences above, with metering to match.
Office, industrial and storage strata schemes with shared boards and individual lot metering.
Common property boards, pump and gate supplies, and shared area metering across the scheme.
The Real Problem
Most body corporate switchboards are original to the building. They have outlived the builder, the developer and every committee since, and the records usually have not survived the journey. The board serving the whole building is often the least documented asset in the scheme.
Committees are used to collecting prices. What they rarely get is a condition report: what the board actually is, what state it is in, what fails next and what the staged options cost. Nuisance tripping in the car park, a warm smell in the meter room, an insurance audit question. These start as emails to the strata manager and end as major works when nobody owns the whole picture.
Body corporate switchboards are upgraded and maintained to AS/NZS 61439, with clear fixed-price proposals the committee can approve and works staged around residents. Every body corporate switchboards project is documented for the committee and the building manager.
Costed properly, body corporate switchboards give the committee a clear, compliant asset for years, not a recurring problem.
From small townhouse complexes to high-rise towers, body corporate switchboards are scoped to the building, and body corporate switchboards work is always staged to keep residents on supply.
Nuisance tripping in common areas / Warm smells or discolouration in the meter room / Insurance or audit findings on the switchboard / Original boards with no drawings or records
WHAT TRIGGERS THE ENQUIRY
Most strata switchboard projects start as a complaint or an audit finding. The work is identifying which is a repair, which is a staged upgrade and which is a full common property infrastructure project
Sector Constraints
Body corporate decisions move through committee meetings, general meetings and budgets. A switchboard proposal that misses a meeting can wait months for the next one. We build the documentation so the decision can be made in one pass.
The condition report and committee pack are written so the scheme can approve staged works in a single meeting.
Project Delivery
We manage the moving parts so the committee and strata manager are not coordinating electricians, engineers and the supply authority between meetings.
Photos, strata manager contact, known issues, any drawings or defect notices.
Board condition, capacity, metering, thermal scan and staged options documented.
Findings and pricing written for committee papers, ready for the next meeting.
Manufacturer-independent selection from Schneider, NHP, IPD or custom builders.
Resident notifications, staged changeovers, building services kept running.
Certificates, test results, as-builts and asset records the scheme keeps.
Staged common property board replacement
Relevant Services
From main switchboard replacements to tenant supply upgrades and condition reporting, these are the switchboard services most commonly required across shopping centres, retail precincts and multi-tenant commercial sites.
Common property main boards and meter banks replaced in stages, certified to AS/NZS 61439.
Capacity for EV charging and amenity upgrades, coordinated with Energex including lot metering.
Private substations and HV assets on larger residential towers and mixed-use schemes.
Condition reports and thermal baselines written for committees, insurers and sinking fund planning.
Fault investigation, failed switchgear replacement and emergency response for building supplies.
Scheduled inspections and records that keep the scheme compliant and the sinking fund informed.
Pump rooms, lift plant and building services distribution behind the main board.
OUR APPROACH
A common property switchboard upgrade touches every lot in the scheme: lifts, pumps, access control, common lighting and every resident’s supply. Poor planning creates outage complaints, special levies and committee friction. We design every project around the scheme: works staged so residents stay on power, costs staged so the sinking fund can carry them, documentation structured so the strata records are complete from day one. Projects delivered across Brisbane, Gold Coast, Sunshine Coast, Logan, Ipswich, Redlands and Moreton Bay, with regional Queensland by arrangement.
What We Design Around
Who This Page Is For
This page is for body corporate committees, strata and body corporate managers, building managers, caretakers and lot owners pushing for EV charging or building upgrades, across residential, mixed-use and commercial strata schemes.
Related Industries
Common property switchboard upgrades typically range from $20,000 to $80,000 for a single main board or meter bank, with larger schemes and staged multi-board programs above that. Costs can be staged across budget years where the sinking fund needs it. Fixed pricing follows a condition report, and the committee pack sets out staged options so the scheme can choose its path.
No. Commercial Switchboards works on common property electrical infrastructure only: main switchboards, meter banks, house supplies and building services. Work inside individual lots is residential electrical work and belongs with a general electrical contractor. The boundary keeps responsibilities clean for the scheme and the lot owner.
Generally, boards and infrastructure serving common property or multiple lots sit with the body corporate, while equipment serving a single lot sits with that owner. The exact split depends on the scheme’s survey plan and by-laws, so we map what the board actually serves during the condition report and your strata manager confirms responsibility from there.
Yes, that is the design requirement. Works are staged so the building keeps operating: lot supplies changed over individually, lifts and pumps prioritised, outages compressed into short notified windows. Full-building shutdowns are rare and only ever scheduled with proper notice.
Start with a load study and a condition report on the main board. EV charging is the most common capacity request schemes face, and the answer is usually staged: confirm real spare capacity, upgrade supply or metering where needed, then provision for chargers. We coordinate the Energex side and give the committee the staged options in one pack.
The works themselves typically run 6 to 14 weeks from approval to energisation, similar to other multi-tenant boards. The committee process usually sets the real timeline, which is why the condition report and committee pack are built to be approved in one meeting rather than bounced across three.
A committee-ready pack: the condition report with photographs, what the board serves, what is failing or non-compliant, staged options with pricing and the recommendation, written for non-electrical readers. Strata managers can drop it straight into committee papers.
Yes, and most projects run that way. We coordinate with the strata manager for documentation, notices and approvals, and with the building manager or caretaker for access, while the committee sees clean papers and staged decisions.
Pre-1990 buildings commonly have asbestos-backed boards. Licensed removal is coordinated as part of the replacement works, with the clearance documentation kept in the scheme’s records. It is a planned line item, not a surprise.
Yes. Meter bank changes, individual lot changeovers, house supply metering and Energex applications are coordinated end to end, with each lot kept on supply through its own changeover window.
Yes. Scheduled inspections, thermal baselines and condition records give the committee a known asset instead of a mystery, and give the sinking fund real data for forecasting. Many schemes move straight from the project into a maintenance program.
Send through photos, the strata manager’s details and any known issues. We review within one business day, then the condition report and committee pack give the scheme everything it needs to decide at its next meeting.
Send through photos, your strata manager’s details and any known issues. We review the information and advise the next practical step within one business day.
