Body corporates and strata managers, QLD licence 92423
Strata Electrician Gold Coast
Common-property electrical repairs and maintenance for body corporates and strata managers, quoted in writing and recorded for the building's file.
Ryder Electrical Services is a strata electrician for body corporates and strata managers across the Gold Coast up to Brisbane's north side. We do the recurring electrical work common property needs: lighting, switchboards, fault finding, safety systems and maintenance, all under QLD electrical licence 92423.
This page covers the building-wide side of strata work. For other business premises, see our commercial electrician service. An owner after work inside their own lot can start with residential electrical services.
Common-Property Electrical Work We Do
Common property needs the same jobs again and again, so each one is booked, done and recorded the same way.
Common-area lighting
Stairwell, corridor, lobby and car park lighting, installed and maintained. Efficient lighting ideas.
Exit and emergency lighting
Maintenance, failed fittings and batteries replaced, and results recorded.
Switchboards and safety switches
Common-area switchboards and circuits, including upgrades and safety switch work. Switchboard upgrades.Safety switch installation.
Fault finding and repairs
Faults on common property traced to the cause and repaired.
Smoke alarms
Smoke alarms installed and maintained to standard. Smoke alarm installation.Rental smoke alarm compliance.
EV charging in shared car parks
Chargers for shared car parks, with the supply checked first. Commercial EV charging.
Fire Safety Installations and Records
Queensland's fire safety rules for buildings put the duty on the occupier, and they cover Class 1b and Class 2 to 9 buildings, including existing ones. Detached houses are not covered. Your strata manager or committee can confirm how your building is classed and who the occupier is.
Business Queensland notes that body corporates keep records of all fire safety maintenance for 2 years with the building's fire safety management plan. We record the results of every test we do, so there is a file to add to.
Where emergency lighting must be installed is set by Part E4 of the National Construction Code, by building class and location. We maintain emergency and exit lighting, replace failed fittings and batteries, and record the results.
Sources: Business Queensland: Fire safety installations; Building Fire Safety Regulation 2008 (Qld), ss 54 to 55A; National Construction Code, Part E4. Last verified 30 September 2026.
What the occupier must do
- Have prescribed fire safety installations maintained by an appropriately qualified person, and inspected and tested at the intervals Queensland Development Code MP 6.1 sets.
- Keep maintenance records.
- Fix defects no later than one month after the maintenance.
- Give a yearly occupier statement to the Queensland Fire Department.
Whose Fault Is It: Your Lot or Common Property?
In a strata building a fault often starts on the other side of the line from where you notice it. A circuit that keeps tripping in one unit can trace back to wiring the building shares. We find where the fault actually is and tell you plainly, which gives you and the committee what you need to settle the rest.
Who arranges and pays for the work depends on your building's by-laws and on how the scheme is set up, so check with your strata manager or committee before booking anything on common property.
Two jobs come up in nearly every building. Owners adding a charger should read about EV chargers in apartments and townhouses before approaching the committee. Smoke alarms inside units are covered on our smoke alarm installation page.
How a Strata Job Runs
The same four steps apply to a lighting changeover, a switchboard fault or a scheduled maintenance visit.
Written quote
Every job is quoted in writing so the committee can approve it, with licence details supplied for your records.
Booked visit
The work is booked with your strata manager or committee, so residents know when to expect it.
Work and test
The work is done and tested, and the results are recorded for the building file.
Certificate of testing and safety
Electrical work is followed by a certificate recording what was tested, the date and the contractor licence number.
What the certificate covers
Source: Electrical Safety Regulation 2026 (Qld), s 208. Last verified 30 September 2026.
Need a quote for your building?
Tell us what the committee has asked for and we will put it in writing for approval.
Why call RES
A Licensed Team for Common Property
- Licensed and Master Electricians members
QLD electrical licence 92423, with every job tested and certified.
- 10-year workmanship warranty
The electrical work RES carries out is backed by a 10-year workmanship warranty.
- Over a decade on the tools
Electrical work across South East Queensland for more than ten years.
- Based on the Gold Coast
Working in buildings across the Gold Coast up to Brisbane's north side.
Meet the electrician behind the business on the about page.
What Gold Coast Customers Say
- TTroy Field3 months ago
“Easy to talk to and discuss options. Quick and fuss free installation.”
- JJason Hassard
“I found Alex approach to be punctual, knowledgeable, honest and direct. He under took the job of finding and installing a battery for my system with tenacity, vigour and professionalism. He was competitive in his quote and provided the right product to suit my needs. His integrity and performance is such that I have no issue with recommending Alex to anyone that is considering installing Solar.”
- JJames Standfield6 months ago
“From the first conversation I had with Alex through to the seamless installation of my Extra 6.6KW of Solar panels & Sigenergy 32kw Battery I felt Ryder Electrical were a professional ,attentive and caring organisation. Alex kept me informed throughout the consultation process ensuring I chose the best suited quality system for our families needs,giving...”
- LLennert Veerman6 months ago
“Selected from several quotes, and did not disappoint. Good plan, smooth communication, battery and extra panels installed without a hitch, bollards 2 days later. All looks good and functions as planned. Very happy.”
- JJoe Keenan11 months ago
“Excellent and friendly service, Alex explained the whole process well. Highly recommended 👍”
- AAlok Hiriyura year ago
“I highly recommend Alex/Ryder Electiricals. They are professional, knowledgeable, and deliver exceptional work. Whether it’s a small repair or a major installation, you can trust them to get the job done right.”
Common Questions
Strata Electrician FAQs
Who maintains emergency and exit lighting in a body corporate building?
The occupier of a Class 1b or Class 2 to 9 building must have prescribed fire safety installations maintained by an appropriately qualified person, keep maintenance records, fix defects within one month and give a yearly occupier statement to the Queensland Fire Department. Your strata manager or committee can confirm who the occupier is for your building. We maintain emergency and exit lighting and record the results for your file.
Source: Building Fire Safety Regulation 2008 (Qld), ss 54 to 55A; Business Queensland: Fire safety installations.Last verified 30 September 2026.
How often must emergency lighting be tested?
The occupier must have it inspected and tested at the intervals set by the Queensland Development Code, part MP 6.1. We test emergency and exit lighting at those intervals, replace failed fittings and batteries, and record the results.
Source: Building Fire Safety Regulation 2008 (Qld), ss 54 to 55A.Last verified 30 September 2026.
Who pays for an electrical fault in an apartment: the owner or the body corporate?
It depends on where the fault is and on your building's by-laws, so check with your strata manager or committee. We diagnose the fault and tell you plainly whether it sits inside the lot or on shared wiring, which is usually what the decision turns on.
Do you issue a certificate for strata electrical work?
Yes. Once electrical work is tested, the licensed electrical contractor must give you a certificate of testing and safety. It records what was tested, the test date and the contractor licence number.
Source: Electrical Safety Regulation 2026 (Qld), s 208.Last verified 30 September 2026.
Related:What the certificate covers
Do you work for body corporates and strata managers?
Yes. We do recurring electrical work for body corporates, including common-area lighting, exit and emergency lighting maintenance, switchboards and fault finding. Every job is quoted in writing so the committee can approve it, and every test is recorded for the building's file.
Does electrical work on common property need a licensed electrician?
Yes. In Queensland, electrical work must be done by a licensed electrician, whether it is in a house, a business or a shared building. All our work is done under QLD electrical licence 92423.
Related:Licensed electrical work
Further Reading
Building Electrical Guides
Our Other Services
One licensed team for the whole property, so the electrical side of every job is handled by the people who did the rest of it.
Other Services
Where We Work
Local electricians from the Gold Coast to Brisbane's north side.
- Southport
- Surfers Paradise
- Broadbeach
- Robina
- Burleigh Heads
- Coomera
- Nerang
- Carrara
- Logan & Beenleigh
- Brisbane
Get a Quote for Your Building
Call, email or book online. Tell us what needs doing and we will quote it in writing for your committee.