Why Responsibility of Utility Infrastructure Matters

Intercom systems are one of the most common causes of confusion for strata committees. When they fail, residents expect quick repairs — but responsibility depends on where the fault lies and who benefits from that part of the utility infrastructure system. Knowing the 5 W’s (Who, What, When, Where and Why) helps committees allocate costs correctly, avoid disputes, and keep residents informed.

Who Maintains Utility Infrastructure

Under the Body Corporate and Community Management Act 1997 (Qld):

• The body corporate maintains utility infrastructure on common property or that services more than one lot.
• The lot owner maintains infrastructure within their lot that only services that lot and is not in a boundary structure (such as a wall shared with another lot).

In an intercom context:

• The body corporate is responsible for entry panels, cabling through common areas or boundary walls, network controllers, and shared power supplies.
• The lot owner is responsible for their in-lot handset or video monitor — the device they personally use.

For background reading:

• Utility Infrastructure Responsibilities.
• Responsibility For Utility Infrastructure Maintenance.

What Are the Components and Functions of Utility Infrastructure

Here’s how the intercom system breaks down:

Component	Function	Responsible Party	Notes
Entry Panel / Door Station	Microphone, camera and call buttons at main entry.	Body Corporate	Common property asset serving all residents.
Control Unit / Power Supply / Network Hub	Routes voice/data signals between entry panel and apartments.	Body Corporate	Usually located in a comms cupboard or riser. Requires periodic inspection.
Cabling / Riser Wiring	Connects entry panel and control unit to apartments.	Body Corporate	Extends through common risers or boundary walls.
Apartment Handset / Video Monitor	In-lot device used by the resident to communicate and unlock doors.	Lot Owner	Entirely within the lot and serves one owner. Comparable to an appliance.
Handset Cord / Power Adapter	Connects handset to wall socket or power.	Lot Owner	Treated as personal equipment.

When is Action Required

Body Corporate Responsibilities

• Inspect entry panels, control units, and riser cabling annually or as per manufacturer recommendations.
• Record maintenance and testing under routine electrical safety or plant servicing schedule.
• Action repairs promptly once notified by an owner or resident of faults.

Lot Owner Responsibilities

• Replace or upgrade faulty handsets at their own cost (including diagnosis).
• Obtain committee approval if upgrades (e.g. smart video units) have an effect on the common system functions.

Where is Each Element Located

Responsibility follows location and service reach:

• Equipment on common property → body corporate.
• Equipment inside a lot → lot owner.
• Equipment within a boundary wall or riser → body corporate, because that infrastructure serves multiple lots.

Why – The Handset Responsibility Explained

The handset causes the most debate because it feels like part of the building’s system. But legally and logically:

• It’s inside the lot, serves only that lot, and isn’t part of a boundary structure.
• Its failure doesn’t affect anyone else’s service.
• It’s easily replaced by the owner, like a doorbell chime or home phone.
• Therefore, under section 20 of the BCCM Act and relevant adjudicator orders, it’s the lot owner’s duty to maintain and replace it.

If committees routinely pay for handset replacements, they risk misusing body corporate funds and setting inconsistent precedents. Clear communication to owners avoids disputes and unnecessary callouts.

Summary:

If it’s part of shared property or serves multiple lots, it’s the body corporate’s responsibility.

If it’s located wholly inside one lot and used only by that resident — like the intercom handset — it’s the lot owner’s responsibility.

Article Contributed by Wayne Hewitt – Partner at Archers the Strata Professionals.

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