What you need to know about security concerns in strata buildings

Safety in strata communities begins with clear priorities, not just locked doors. Security concerns in strata buildings are common, but when they arise, it’s important that residents know who to contact. While a strata manager can play a key role in matters impacting infrastructure and coordination, certain things are well out of their bounds, like emergency threats.

At All Suburbs Strata Management, we bring over 40 years of experience in residential strata management in Greater Sydney, Nepean and the Central Coast. We’ve had many conversations with residents about difficult or uncomfortable situations, and while we’re always ready to listen, not every problem is ours to resolve. Let’s clarify what we can take on, and when it’s time to involve the appropriate authorities.

There are a few common issues in strata buildings, including unauthorised access, whether through unlocked doors, open stairwells or lawns left unsecured. In some cases, internal doors may lack proper locks altogether. Residents often report unfamiliar individuals entering or wandering through shared areas.

Loitering and antisocial behaviour near entries, especially in high-traffic areas or buildings close to public transport, shopping centres or walkways, can also be a problem. This might look like groups gathering, verbal aggression or other intimidating actions that leave residents feeling uneasy or unsafe.

Another frustrating matter is when non-residents misuse parking spaces, which is particularly common in buildings located near public amenities. Some people can be far too tempted to take an available spot when visiting nearby shops or facilities. This not only inconveniences residents, but also undermines the sense of control and security within the building. If your strata doesn’t have gated parking, it’s even more likely to happen.

Let’s start with the more dangerous matters first. Situations involving aggression or criminal behaviour should always be reported to the police without delay. If you’re ever threatened, confronted or exposed to violence, we’re not authorised or trained to step in, and trying to do so could make things worse. These situations fall outside our responsibility and require the involvement of the appropriate authorities.

Strata managers can, however, support changes to the physical environment. This might include organising the installation of a gate, upgrading locks or improving access points to help create a more secure setting over the long term. These are practical measures that can be explored when safety concerns relate to how the building is set up.

The role of the strata manager in this process is to source quotes, present options and guide things along, but they can’t act alone. Ultimately, the decision rests with the owners corporation, who will vote on whether the measures are necessary and financially viable. Without support from the committee and the funds to cover the work, no changes can go ahead.

There are a number of practical measures that a strata committee can consider to improve security around the building. When repeat incidents occur, whether it’s something serious like an assault or simply people entering and hanging around, CCTV can be a useful deterrent. It also helps document activity that may support police reports if needed. While it won’t prevent everything, it can reduce unwanted behaviour and offer residents greater peace of mind.

CCTV requires a General Meeting of the Owners Corporation and an approval via a Special Resolution. It is also important to note that before installing CCTV in a strata building, strata schemes must ensure the system complies with privacy laws and any relevant bylaws. In NSW, the use of surveillance must not infringe on private lot areas and typically requires approval from the owners corporation. It’s also best practice to notify residents and clearly signpost any areas under video monitoring.

Another useful step is upgrading building access points with features like gates, intercoms or key systems. If people are frequently able to walk in off the street, it’s often a sign that access controls need reviewing. Improvements like these can reduce unauthorised entry and help protect shared spaces.

In some cases, the front entry isn’t the issue—it’s open lawns, side paths or stairwells that attract foot traffic or loitering. Fencing and other barriers can help define the property’s boundaries and limit unwanted access.

Residents often begin to call for these kinds of improvements when intrusions become frequent or there’s a growing sense of discomfort around the building.

In strata management, we often see buildings where residents want specific security upgrades, but financial barriers get in the way. Many schemes simply don’t have enough in their capital works fund to move ahead, even when there’s agreement that improvements are needed. Progress can stall quickly, and if a special levy is required to cover the cost, it’s not always backed by the wider group.

Despite a genuine need for better security, measures like CCTV, gates or intercoms are sometimes viewed as non-essential or nice-to-have. They usually come with a decent price tag, and when people already feel stretched by levies and other living costs, even important matters can be set aside.

Quite often, owners corporations will prioritise immediate financial obligations over longer-term concerns like security. This isn’t about unwillingness to act. It’s simply the reality of managing competing demands. Paying the water bill or meeting insurance costs will, understandably, take precedence.

If safety is becoming a concern where you live, the best place to start is by speaking with your strata committee or manager. While they won’t be able to fix things on the spot, they can work with you to explore meaningful, long-term improvements. These options can then be put forward to the owners corporation for consideration.

And if you ever find yourself in immediate danger, don’t hesitate—contact emergency services straight away.

At ASSM, we listen carefully to our clients and their concerns, including building safety and security. If you’re looking for a reliable strata manager, we have over 40 years of experience in strata management, not only for residential properties, but also for community, commercial and industrial strata.

Considering buying into a strata scheme? Looking to secure a professional and qualified team? Contact ASSM today.