Consider this excerpt from a property insurance policy addressing the safety of electrical systems in main switchboards:

“Electrical Wiring”

• Electrical switchboards and/or wiring failures can be catastrophic and costly and often occur without warning, particularly in older properties. It is vital that the electrical wiring and switchboards are of a condition that minimise any potential risk to both property damage and/or personal injury.

• This policy is issued on the condition that all switchboards and associated wiring within the insured property have undergone a physical safety inspection by a qualified and licensed electrical professional within the last 10 years and that any recommended repairs or upgrades have been attended to”.

In our decade of experience working within the Strata sector, we have encountered switchboards spanning the full spectrum of condition—from well-maintained to dangerously neglected. Faults can emerge with little to no warning. On numerous occasions, we have been called to urgent situations where a switchboard has short-circuited, resulting in total component failure and necessitating a full replacement. Such incidents will interrupt power and can become very expensive to repair or replace and may cause outages lasting many days or even weeks.

Yet in many cases, a straightforward switchboard inspection paired with a thermal imaging assessment—typically under $500—could mitigate these risks.

A significant proportion of switchboards we inspect were installed before 2000 and do not comply with current Australian Standards. A thorough inspection will not only identify non-compliant elements but also equip the body corporate with clear recommendations and obligations under the electrical safety regulations.

EXAMPLES: Non-Compliant switchboard (To Current Standards)

Compliant Switchboard

During an inspection, an electrician will assess a range of critical factors, including:

• Whether meters are fixed to materials that fail current compliance standards
• The presence of asbestos within the switchboard enclosure
• Whether safety switches protect power and lighting circuits
• Proper labelling and identification of circuits and meters
• Whether the main switch functions solely as an isolator and if overload protection is necessary
• The adequacy of the earthing system
• Any visible damage to cables, including fusion or severe degradation
• Signs that consumer mains are carrying loads beyond safe limits
• The general state of the switchboard and any hazards it may pose

Despite being an essential component of any multi-unit property, community switchboards are frequently neglected simply because they are hidden from everyday view. However, proactive testing and maintenance are vital—not only to avoid expensive emergencies but, more importantly, to protect residents and property from the dangers of electrical failure.

• Electrical switchboards and/or wiring failures can be catastrophic and costly and often occur without warning, particularly in older properties. It is vital that the electrical wiring and switchboards are of a condition that minimise any potential risk to both property damage and/or personal injury.

• Insurance policies are issued on the condition that all switchboards and associated wiring within the insured property have undergone a physical safety inspection by a qualified and licensed electrical professional within the last 10 years and that any recommended repairs or upgrades have been attended to.

Body Corporates who are proactive and obtain regular switchboard inspections will have the most up to date information to make informed decisions for such a large and critical piece of infrastructure. It is an investment worth making.