Strata maintenance
Common property electrical work for strata managers, building managers and owners corporation committees. Exit and emergency light testing, car park and stairwell lighting, common area boards. Attended, tested, logged, invoiced against the right building.
What we cover on common property
The work that sits outside any one lot and lands on the owners corporation.
- Exit and emergency lighting. Six-monthly testing to AS 2293, battery and fitting replacement, and a written log for the records.
- Car park, stairwell and corridor lighting. The lamps nobody notices until half the level is dark. LED conversions cut both the power bill and the call-out frequency.
- Common area switchboards. Inspection, repairs, RCD testing, labelling, and replacement of boards that are past it.
- Sensor and timer lighting. Setting up and repairing the movement sensors and timeclocks that run entries, bin rooms and car parks.
- Intercom, gate and door power. Supply-side faults on entry systems, garage doors and gates.
- Defect and condition reports. A written assessment of what needs doing, what it costs and what can wait, in a form a committee can actually vote on.
AS 2293.2 requires emergency and exit lighting in common property to be tested every six months, with results recorded in a log book. It is one of the first things picked up in a building audit and one of the easiest to fall behind on, particularly after a change of strata manager. If nobody can find the log, assume it is overdue.
How we work with strata
Strata is not the same as a domestic call-out, so we do not run it the same way.
One point of contact
You deal with the person doing the work, not a call centre and not a different tech each visit. If you have briefed us once on where the boards are and which key opens the riser cupboard, that knowledge stays with the job.
Quoted before we start, itemised after
Anything beyond a straightforward attendance is priced and approved first, because we understand it may need to go to the committee. Invoices are itemised against the building and the plan number, so they can be passed straight through to the owners corporation without a follow-up email asking what the charge was for.
Access arranged properly
We work in with building managers and caretakers on keys, fobs and after-hours access, and we let residents know when a common area will be dark or a supply is going off.
Written records
Test results, a Certificate of Compliance for Electrical Work where the job needs one, and photos of anything we recommend spending money on. Committees make better decisions when they can see the problem.
Buildings we look after
Western Sydney has a lot of stock in a particular bracket, and that is squarely what we work on.
- Residential unit blocks and townhouse complexes across Parramatta, Westmead, Wentworthville, Toongabbie and Harris Park
- Small to mid-size buildings, roughly six to sixty lots, where a large contractor is more overhead than the building needs
- Mixed-use buildings with ground-floor retail and residential above
- Older blocks with ageing common area boards and halogen or fluorescent lighting due for LED conversion
K2Konnect started in July 2026. If you are assessing us for a building, ask for the licence, the ABN and a certificate of currency for insurance, and we will send all three the same day. We would rather be checked properly than talked into.
Common questions
How often does emergency and exit lighting need testing?
Every six months under AS 2293.2, with a discharge test and the results written into a log book kept for the building. Falling behind is common after a change of strata manager, because the log often does not get handed over. If nobody can produce it, treat the testing as overdue.
Do you invoice the owners corporation or the strata manager?
Whichever suits your process. Invoices are itemised against the building address and strata plan number so they can be passed through without anyone having to ring and ask what a line item was for.
Can you quote before the work goes to the committee?
Yes, and we expect to. Anything beyond a straightforward attendance gets a written quote with photos, so a committee can see what they are approving and vote on it without a second site visit.
Do you handle after-hours and emergency call-outs for buildings?
Yes. Common property faults like a dark car park, a stairwell with no lighting or a tripped common area board are safety issues, so ring rather than email. We will tell you on the phone whether it needs someone that night or can wait for a scheduled visit.
Is a lot owner responsible, or the owners corporation?
As a rule, wiring inside the lot is the owner and wiring on common property is the owners corporation, but the boundary is not always where people assume, especially in older blocks. We will tell you which side of the line a fault sits on before doing the work, so it gets billed to the right party.
Do you have insurance and a licence we can check?
Yes. Ask and you will get the NSW electrical contractor licence number, the ABN and a certificate of currency the same day. Any building assessing a new contractor should be asking for all three.