In your strata complex, it’s easy to focus on visible assets—lifts, painting, and gardens. These are front and centre, and their wear and tear often remind you it’s time for maintenance. However, there’s a critical asset, often overlooked, that demands just as much attention: the main switchboard.
Including your main switchboard in your 10-year capital works plan is more important than ever. If your strata scheme was built before 2000, it’s time to have this asset thoroughly assessed. The reasons for this are urgent and twofold:
1. Safety and Compliance
2. Strategising for Future Installations
Safety and Compliance
The risks associated with aging switchboards are significant. According to the NSW Government, electrical faults from old wiring and appliances cause around 40% of the 4,500 home fires in NSW.
Despite this, surveys show that 1 in 5 residents admit they don’t prioritise electrical safety unless something goes wrong (NSW Government: Electrical Safety). A simple inspection can save an enormous amount of pain.
Older switchboards, especially those installed before year 2000, pose serious safety hazards, comparable in importance to fire safety systems. These aging systems are a leading cause of electrical fires and are often contaminated with hazardous materials like asbestos.
The rates of asbestos-related disease in Australia are among the highest globally, with asbestos still present in nearly one in three Australian homes and in many public and commercial buildings. (SafeWork NSW: Asbestos Awareness).
Over the years, we’ve encountered alarming switchboard conditions:
Many of these outdated switchboards remain hidden in utility rooms, under stairwells, or locked away in cupboards, remaining out of sight and out of mind.
But the invisibility of these risks doesn’t make them any less real.
Proactive, Not Reactive Approach
Taking a proactive approach to your building's safety and compliance ensures the Owners Corporation can:
• Plan for future upgrades and allocate costs to their sinking fund effectively and consideration at AGM’s
• Remain compliant with strata legislation.
• Forecast shutdowns and outages, minimising inconvenience to residents (no one likes losing power during work-from-home hours or having food spoil in the fridge).
• Address safety hazards early, reducing the risk of electrical fires or other emergencies caused by aging infrastructure.
• Streamline the upgrade process by phasing works over time, spreading out costs and minimising disruption.
This forward-thinking strategy not only enhances safety but also ensures long-term efficiency and cost management.
Strategising for Future Installations
Proactive planning for your main switchboard is not just about addressing immediate safety risks; it’s about ensuring your strata property is ready to meet the demands of tomorrow.
Modern electrical infrastructure is essential for integrating new technologies and accommodating the evolving needs of residents. Here are key considerations for assessing and planning upgrades to your switchboard and infrastructure:
1. Capacity for Smart Meters and Sustainability Projects
Many older switchboards lack the physical capacity to incorporate smart meters, which are increasingly required for solar power systems and other sustainability initiatives. Often, as meters are replaced piecemealby lot owners, the remaining space within the switchboard becomes further restricted.
This ad-hoc approach leads to upgrades being paid for twice. Future-proofing your switchboard by ensuring it can accommodate modern metering and renewable energy systems ensures the Owners Corporation avoids doubling up on expenses.
2. Limitations on Expansion of Existing Capacity
Older switchboards are frequently unable to support the increased electrical loads required by modern living. From air conditioning to high-powered kitchen appliances, today’s residential energy demands far exceed what older infrastructure was designed to handle. Without proper upgrades, any future attempts to expand capacity is not something that can be achieved.
3. Switchboard and EV Charging Strategy
Electric vehicle (EV) charging presents a major challenge for older strata buildings. Most EV charging is expected to occur at home, but approximately 1 in 3 drivers across NSW do not have access to off-street parking to charge an EV (NSW Government). This makes it vital for strata properties to develop a comprehensive EV charging strategy.
Switchboards in older strata schemes often lack the capacity to support the additional electrical loads required for shared EV charging infrastructure. Without a forward-looking plan, retrofitting EV charging systems can become impossible.
This requires a strategic outlook and planned approach.
A proactive approach ensures that the Owners Corporation can:
• Forecast the funds needed in their capital works plan for a phased installation.
• Put long-term plan and strategy in place, covering each phase from the initial assessment to project delivery.
• Avoid owner disputes and rushed upgrades due to the increase of demand.
Conclusion
Strategising now for future installations helps avoid reactive upgrades, minimises long-term costs, and positions your strata property as a leader in modern, sustainable living.
By assessing your switchboard’s current limitations and planning for future needs—such as safetyupgrades, smart meters, increased capacity, and EV charging infrastructure—you can ensure your building is ready for the next wave of technological advancements, while keep residents safe.