Living in a strata building means balancing security with privacy. It’s not as simple as slapping up a few cameras and calling it done. There’s laws, by-laws, and a whole lot of considerations that many owners don’t realise until it’s too late.
Whether you’re on the committee or just concerned about safety in your building, here’s what you actually need to know.
The Legal Bit (Keep Reading, It’s Important)
In NSW, you can’t just install security cameras anywhere you like. The Surveillance Devices Act 2007 has something to say about it, and so does the Privacy Act.
The short version? Cameras on common property need proper approval from the owners corporation. And no, you can’t point them at someone’s bedroom window or record private conversations. That’s not just creepy – it’s illegal.
If you’re thinking about installing your own camera on your balcony or front door, hold up. Recent NCAT cases have ordered owners to remove unauthorised cameras at their own expense. Expensive lesson to learn.
What Actually Works for Strata Security
Let’s talk practical solutions that keep everyone safe without turning your building into Big Brother:
Entry systems – Intercoms with video are brilliant. You see who’s there before buzzing them in. Modern ones connect to phones so residents can answer from anywhere.
Strategic CCTV placement – Entrances, car parks, mailrooms, bin areas. Places where things actually happen. Not pointing at pool loungers or into apartments.
Access control – Swipe cards or fobs beat keys every time. Lost a fob? Deactivate it instantly. New tenant? Easy to add. No more copying keys at Bunnings.
Good lighting – Sometimes the simplest solutions work best. Well-lit areas deter problems better than cameras in the dark.
Getting It Done Right
Here’s the process that’ll save you headaches:
- Start with a security assessment – What are your actual risks? Party crashers? Car break-ins? Package theft? Different problems need different solutions.
- Get the by-laws sorted – You need proper by-laws covering:
- Where cameras can go
- Who manages the footage
- How long you keep recordings
- Who can access them
- Put up signs – “CCTV in operation” signs aren’t optional. They’re legally required and actually help deter problems.
- Choose the right installer – You need someone who understands strata. Companies like Leader Security specialise in this stuff – to avoid any conflict of interest they’re based in Canberra but they’re a good example of specialists who know the regulations inside out.
Common Mistakes to Dodge
Recording audio – Just don’t. Visual only unless you want legal troubles.
DIY installation – Seems cheaper until you breach fire safety regulations or void your building insurance.
Forgetting about privacy – Your security shouldn’t make residents feel watched in their own homes.
No maintenance plan – Cameras full of cobwebs recording nothing useful? Waste of money.
What About Individual Owners?
Want a doorbell camera or something for your own door? You still need approval. The committee needs to ensure it:
- Only records your immediate doorway
- Doesn’t capture common areas unnecessarily
- Complies with the building’s by-laws
- Won’t interfere with fire safety systems
Some buildings have approved models to keep things consistent.
The Money Talk
Security systems aren’t cheap, but neither is dealing with break-ins, vandalism, or worse. Most buildings fund this through:
- Capital works fund for installation
- Admin fund for ongoing monitoring
- Sometimes a special levy if it’s a major upgrade
Get multiple quotes, but remember – cheapest rarely means best when it comes to security.
Making It Happen
If your building needs better security:
- Document the issues – Keep records of incidents, near-misses, resident concerns
- Form a subcommittee – Share the workload and get different perspectives
- Get professional advice – Security consultants can assess your specific needs
- Present a clear proposal – Costs, benefits, and compliance all spelled out
- Allow discussion time – Don’t rush this through at an AGM
The Bottom Line
Good security makes everyone feel safer and can even increase property values. But it needs to be done properly – legally compliant, respectful of privacy, and actually effective.
Take the time to get it right. Your building, your residents, and your insurance company will thank you for it.