How Strata Committees Should Plan a Main Switchboard Replacement

Strata committees should plan a main switchboard replacement in six steps: commission a condition report, log the building's real demand, define a scope that covers future loads, obtain like-for-like quotes, approve the works at a general meeting with funding confirmed, and schedule a well-notified outage. Planning this way avoids emergency replacements, surprise levies and a second upgrade a few years later.

This guide is written for strata committee members and strata managers in NSW.

Table of Contents

• Step 1: Why start with a condition report?
• Step 2: Why should the building's demand be logged?
• Step 3: What should the scope include?
• Step 4: How do you compare quotes fairly?
• Step 5: How is the work approved and funded?
• Step 6: How should the outage be managed?
• How High Demand Electrical supports strata committees
• FAQs

Step 1: Why start with a condition report?

A written condition report gives the committee evidence to put before owners. It should cover the age and type of switchgear, signs of overheating, asbestos-containing panels, fault protection, fire separation of the switchroom, spare capacity and compliance issues. Thermal imaging is a useful addition because it identifies hot connections that are already failing.

Step 2: Why should the building's demand be logged?

Replacing a board without knowing the real maximum demand risks installing one that is full on day one. Power logging over at least a week shows how much capacity the building uses and how much is left for EV chargers, heat pumps and apartment renovations. See how much switchboard capacity a strata building actually has.

Step 3: What should the scope include?

• Main switchboard, main switch and metering arrangement for all lots and common property.
• Condition and size of consumer mains; replacing the board but keeping undersized mains limits the benefit.
• Provision for EV charging infrastructure and load management.
• Surge protection, and RCD protection for common-property circuits.
• Asbestos removal, fire-rated enclosure and labelling.
• Whether temporary supply is needed to shorten the outage.

Step 4: How do you compare quotes fairly?

Give every contractor the same written scope and the logging data. Ask each to state switchgear brand and ratings, allowances for asbestos, network fees, outage duration and warranty. Check that the contractor holds Level 2 ASP accreditation, or will engage one, so the network disconnection is not a separate surprise cost.

Step 5: How is the work approved and funded?

Under the Strata Schemes Management Act 2015 the owners corporation maintains and repairs common property, and the 10-year capital works fund plan should already anticipate major electrical works. Put the report, logging summary and quotes to owners at a general meeting. If the capital works fund is short, a special levy may be needed, so raise it early.

Step 6: How should the outage be managed?

• Give residents and commercial tenants written notice well ahead of the shutdown date.
• Identify residents with medical equipment and essential needs and plan for them.
• Arrange for lifts, fire systems, security gates and pumps to be checked after restoration.
• Book the network disconnection and reconnection with the Level 2 ASP.
• Collect the CCEW and updated switchboard schedule for the strata records.

How High Demand Electrical supports strata committees

We work with strata managers and committees from first report to final certificate: condition reports, logging, a clear scope, network coordination and the shutdown itself. Our strata electricians and Level 2 ASP team (Licence 397193C) deliver strata main switchboard and consumer mains upgrades with minimal disruption to residents.

FAQs

Related reading

• How Much Switchboard Capacity Does a Strata Building Actually Have?
• EV Chargers in Strata Buildings
• Strata Electrician Sydney: What Building Managers Need to Know
• What switchboard thermal imaging can detect