Practical Guide • Strata • Sydney
Strata Security Sydney: A Committee's Practical Guide
Most Sydney strata committees debate security at some point — after an incident, during budget season, or when residents complain about car park break-ins. The options are mobile patrol, concierge, CCTV, access control, or a combination. Here’s how to assess what your building actually needs, what each option costs, and what the 2025 NSW strata law reforms changed.
Primary sources: NSW Fair Trading strata living · licensed NSW security company.
What Security Options Are Available for Apartment Buildings?
| Option | Best for | Typical cost |
|---|---|---|
| Mobile patrol Vehicle-based, 2-4 visits/night | Low-medium risk buildings, after-hours common areas | $800–$1,200/month |
| Concierge security Static guard at lobby/reception | Premium buildings, daytime access management, visitor control | $4,000–$8,000/month |
| CCTV system Cameras on common property | Evidence + remote monitoring, car parks, lobbies, lifts | $3,000–$8,000 one-off install |
| Access control Key fobs, intercoms, auto gates | Controlling who enters the building and when | $2,000–$6,000 one-off install |
| Hybrid (most common) Daytime concierge + overnight patrol | Mid-to-premium buildings wanting full coverage without full-time overnight guard cost | $5,000–$10,000/month |
What the 2025 NSW Strata Law Reforms Mean for Security
The Strata Schemes Legislation Amendment Act 2024 (effective from early 2025) introduced several changes relevant to building security:
- Building manager disclosure rules tightened — building managers (who often coordinate security contracts) must now disclose any financial interest in service providers they recommend
- Committee powers clarified — committees can make security decisions up to a spending threshold without calling a general meeting (threshold set by the scheme's by-laws)
- EV charging and sustainability infrastructure approvals simplified — while not directly security, this created the precedent for simplified approval of common-area infrastructure upgrades
For security specifically: the committee can typically authorise mobile patrol or short-term guard contracts under its delegated spending authority. Larger capital items (CCTV system, intercom upgrade, concierge contract) usually require a general meeting resolution or capital works fund allocation.
Who Authorises Security Contracts — Committee or Manager?
The strata committee is the decision-making body for security. The strata manager administers the contract, handles invoicing, and liaises with the provider — but the committee sets the scope, approves the budget, and selects the provider. Building managers may recommend providers but must disclose any financial relationship. Best practice: get 2-3 quotes from licensed providers, present them at committee, and minute the decision.
What to Include in a Strata Security Brief
- Building details: number of units, floors, car park levels, common areas to cover
- Incident history: recent break-ins, vandalism, trespassing, noise complaints
- Current security: existing CCTV, access control, intercom status
- Coverage required: overnight only? Daytime concierge? Weekend coverage?
- Budget: what the OC has allocated in the admin or capital works fund
- Contact structure: who does the guard call for incidents? Committee chair, strata manager, police?
- Reporting: daily patrol log? Monthly summary to committee?
Overnight Coverage — What Most Buildings Get Wrong
The most common mistake strata committees make: choosing between "no overnight security" and "full-time overnight static guard" — and picking neither because the guard option seems too expensive. The correct middle path for most buildings is mobile patrol with 2-4 randomised visits per night. At $800–$1,200/month, it costs less than a single night of static guarding per week. The guard checks car parks, lobbies, bin rooms, pool areas, and perimeter — logs each visit with GPS — and responds to after-hours alarms. It's not continuous presence, but it's effective deterrence at a sustainable budget.
Frequently Asked Questions
How much does strata security cost in Sydney?
Mobile patrol: $800–$1,200/month. Concierge (daytime): $4,000–$8,000/month. CCTV system: $3,000–$8,000 one-off install. The most common setup for mid-range buildings is overnight mobile patrol + daytime access control = $1,500–$3,000/month total.
Can a strata committee hire security guards without a general meeting?
For short-term or small-budget arrangements (within the committee's delegated spending authority), yes. For larger contracts or capital items (annual concierge contract, CCTV system install), a general meeting resolution is usually required. Check your scheme's by-laws for the specific spending threshold.
What is the best security option for a medium-sized strata building?
For most 20-50 unit buildings in Sydney: mobile patrol overnight (2-4 visits/night, $800-$1,200/month) + CCTV on common areas (car park, lobby, lifts — $4,000-$6,000 one-off) + electronic access control at the main entrance. Total ongoing cost: ~$1,200/month after the one-off install. Concierge is typically only justified for premium buildings with 80+ units.
Who pays for strata building security?
The owners corporation, funded from the administrative fund (for ongoing costs like patrol contracts) or the capital works fund (for one-off installations like CCTV or access control). The cost is shared across all lot owners as part of their quarterly levies.
Does the strata manager or committee choose the security provider?
The committee selects the provider and approves the scope. The strata manager administers the contract (invoicing, liaison). Under the 2025 reforms, building managers must disclose any financial interest in recommended providers. Best practice: get 2-3 independent quotes.
Can SRS handle both physical security and CCTV for strata?
Yes — SRS provides both security guard services (mobile patrol, concierge) and electronic security (CCTV, access control, intercom) for strata buildings across Sydney. One provider, one point of contact, coordinated coverage.
Need a security assessment for your strata building?
We'll walk your building, assess common areas, review incident history, and present options to the committee — mobile patrol, concierge, CCTV, or a combination.