Body corporate intercom upgrades, done compliantly.
Replacing or installing an intercom across a Queensland apartment scheme isn’t just a hardware job — it touches common property, by-laws, committee spending limits, privacy, and equitable access. Get any of those wrong and the project stalls at the AGM or gets challenged later. We’ve done this across Brisbane and the Gold Coast, and this guide walks committees and strata managers through doing it right the first time.
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Is the intercom common property?
In almost every scheme, the door stations, wiring, building network and shared infrastructure are common property, while the in-apartment handset may be lot property depending on the scheme’s plan and CMS. That distinction drives who pays, who approves, and who maintains it. Before you spec anything, confirm with your body corporate manager:
- What the community management statement (CMS) and survey plan classify as common property.
- Whether existing handsets are owned by the body corporate or the lot owner.
- Whether the upgrade is maintenance (like-for-like repair, often within the committee’s power) or an improvement to common property (usually needs a general-meeting resolution).
(We map this on our site survey so your motion is worded correctly.)
Committee approval vs AGM: which do you need?
Under the Body Corporate and Community Management Act 1997 (Qld) and its regulation modules, the answer depends on cost and whether it’s maintenance or an improvement to common property:
| Scenario | Typically approved by | Notes |
|---|---|---|
| Emergency repair / like-for-like fix | Committee (spending-limit dependent) | Keep the building secure while planning |
| Improvement to common property under the regulated per-lot limit | Ordinary committee resolution | Watch the module’s spending cap |
| Improvement over the limit | Ordinary resolution at a general meeting (AGM/EGM) | Get quotes in before the AGM |
| Major/structural or higher-value works | May require special resolution | Confirm with your BC manager |
The practical takeaway: get a clear, itemised, AGM-ready proposal (scope, per-unit cost, staging, warranty, SLA) before the meeting, so owners vote on something concrete. That’s exactly how we quote — three-tier, per-unit, documented.
By-laws: what to check (and update)
An intercom upgrade often intersects with the scheme’s by-laws:
- Access & security by-laws — how visitors are admitted, key/fob/credential policy, after-hours access.
- Smartphone / app access — if you move residents to app-based entry, confirm no by-law conflicts and set a policy for resident onboarding and lost-device handling.
- Recording & privacy — a video intercom captures images at the door; ensure signage and handling align with the scheme’s approach.
- Modification by-laws — if handsets are lot property, owners changing their own units may need approval.
We flag any by-law touchpoints in the survey so your manager can update wording where needed.
Privacy & data (video intercoms)
Video intercoms capture footage and, increasingly, cloud/app data. For a body corporate that means:
- Signage at monitored entries.
- Clear ownership of who administers the system, holds admin credentials, and can view/retain footage.
- Data handling consistent with Australian privacy expectations — retention, access, and offboarding when a committee or manager changes.
- App accounts — a documented process for adding/removing residents and reclaiming access at tenant turnover.
We hand over a documented admin structure so the scheme — not an individual — controls the system.
Equitable & accessible access (DDA)
Entry systems should be usable by residents and visitors with disability. Practical, compliant intercom design considers:
- Reachable, well-lit door-station height and clear audio/visual call indication.
- Options for residents who are hard of hearing or vision impaired (loud call tones, visual indicators, app alternatives).
- Not obstructing or interfering with fire-egress and required exit hardware — the intercom must never compromise emergency egress.
Fire, egress & building services
An intercom/access upgrade must not interfere with mandated life-safety systems. We coordinate so that:
- Fail-safe/fail-secure behaviour on access-controlled doors matches the building’s fire strategy and egress requirements.
- Any integration with lifts, gates or fire doors is done with the relevant trades and documented.
- The install doesn’t void or conflict with existing building compliance certificates.
Budgeting & levies (per-unit costs)
Owners approve spending they can understand. We quote per unit so the levy impact is transparent, and we stage larger schemes so cost and disruption are manageable. Typical planning inputs:
- Number of units, entries, and existing cabling (2-wire retrofit vs IP).
- Brand/tier (Akuvox / 2N / Aiphone), app integration, lift integration.
- Maintenance contract tier (Bronze/Silver/Gold) for ongoing SLA cover.
See our transparent per-unit pricing →
The compliant upgrade process, step by step
- Free site survey — we document common-property scope, cabling, entries, and by-law/compliance touchpoints.
- AGM-ready proposal — three-tier, per-unit, staged, with warranty + SLA and the correctly-worded motion.
- Approval — committee or general meeting, depending on scope/cost (table above).
- Install & integrate — staged, coordinated with lifts/gates/fire where needed, minimal disruption.
- Handover — documented admin structure, resident onboarding, signage, and maintenance contract.
Book a free compliance-ready site survey →
Frequently asked questions
Do we need an AGM to replace the intercom?
Not always. A like-for-like repair is often within the committee’s power; an improvement to common property over the regulated spending limit generally needs a general-meeting resolution. We quote AGM-ready either way.
Who owns and maintains the intercom in a body corporate?
Usually the shared infrastructure (door stations, wiring, network) is common property maintained by the body corporate; in-apartment handsets may be lot property depending on the scheme. We confirm this in the survey.
Are video intercoms a privacy problem for our scheme?
They’re fine when handled correctly — signage at entries, clear admin ownership, sensible retention, and a documented process for resident app access. We set this up at handover.
Can we move residents to a smartphone app instead of handsets?
Yes — it’s popular for retrofits. Confirm there’s no by-law conflict, and use a documented onboarding/offboarding policy for app access. We provide one.
How is the cost split across owners?
Common-property upgrades are typically funded via the body corporate (administrative or sinking fund / special levy). We quote per unit so the levy impact is transparent before you vote.
Related
- Body corporate intercom systems — our service
- Per-unit pricing
- Maintenance & SLA contracts
- For strata managers
- Recent projects
General information for Queensland body corporates, not legal advice. Confirm obligations with your body corporate manager or a solicitor; requirements vary by scheme, module and building.