What to Know Before Installing a Boom Gate in Your Strata
Automatic boom gates are becoming an increasingly common feature in residential strata properties across Australia. Whether you’re aiming to improve security, limit unauthorised access, or simply streamline vehicle entry and exit, installing a boom gate can provide lasting benefits.
However, the process is far from plug-and-play — especially in a strata environment, where multiple stakeholders are involved, and compliance with strata laws, council regulations, and building codes is essential.
This guide covers everything you need to know before installing a boom gate in your strata, with region-specific insights for Sydney, Melbourne, and Brisbane.
🔍 Why Consider a Boom Gate in Your Strata?
- Control Access: Manage who can enter and exit the car park or common areas.
- Increase Safety: Deter non-residents, reduce vehicle theft or vandalism.
- Improve Resident Experience: Residents gain quicker, more seamless access.
- Visitor Tracking: Easily monitor and log visitor vehicle entries.
- Enhance Property Value: Security upgrades can contribute to higher real estate value.
✅ Key Considerations Before Installation
🏢 Strata Approval Process
- Special Resolution: Boom gate installation typically qualifies as a “major change” requiring a special resolution at a general or annual general meeting (AGM).
- By-Law Amendments: Your strata plan may need to draft or amend by-laws to cover:
- Operation hours
- Access permissions
- Maintenance responsibilities
- Rules for visitors, tradespeople, and delivery drivers
- Resident Engagement: Effective communication is vital. Residents must understand:
- Why the boom gate is needed
- How it will operate
- Any impact on access or parking
⚙️ Technical and Site Requirements
- Power Supply: Confirm existing electrical infrastructure can support a motorised gate system.
- Vehicle Clearance & Safety: Ensure emergency, delivery, and service vehicles can safely enter and exit.
- Emergency Override: Must allow manual override for emergency services or power outages.
- Entry/Exit Options:
- Swipe cards or fobs
- Remote control transmitters
- License plate recognition (LPR)
- Mobile phone app access
💰 Cost & Budgeting
- Initial Installation Costs: Vary depending on gate type, system complexity, and groundwork.
- Ongoing Maintenance: Includes servicing, part replacements, remote reprogramming, and software updates.
- Access Devices: Allocate budget for issuing new devices to residents and managing replacements or lost items.
🏙️ Region-Specific Considerations
📍 Sydney (New South Wales)
Strata Laws in NSW are governed under the Strata Schemes Management Act 2015.
- Special Resolution Required:
- Installing a boom gate generally requires a special resolution at a general meeting.
- Model By-Laws:
- If your strata scheme uses the NSW model by-laws, you may need to update them to include gate access rules.
- Fire Safety Regulations:
- NSW Fire and Rescue requires that vehicle entry points allow emergency access without delay.
- DA Requirements:
- You may need to lodge a Development Application (DA) with your local council, especially if the installation impacts pedestrian walkways, parking spaces, or existing fencing.
- Insurance Notification: NSW strata law requires owners corporations to notify insurers of significant common property changes.
Tip for Sydney Strata Committees: Consult with your strata lawyer or manager before any vote — failing to follow process can lead to disputes or Fair Trading complaints.
📍 Melbourne (Victoria)
In Victoria, strata properties fall under the Owners Corporations Act 2006 and regulations set by Consumer Affairs Victoria.
- Unanimous or Special Resolution:
- Boom gate installation is a significant alteration to common property, generally needing a special resolution.
- In some cases where exclusive access changes, a unanimous resolution may be required.
- Planning Permits:
- A permit from your local council may be necessary depending on the zoning and visual impact of the installation.
- Building Code Compliance:
- Must comply with AS 5007-2007 (automatic boom gate safety standards) and Building Code of Australia (BCA).
- Access Equality:
- Under Victorian discrimination laws, you may need to provide alternate access for residents or guests with a disability.
Tip for Melbourne Bodies Corporate: If your boom gate includes camera surveillance, be sure to comply with Privacy and Surveillance Laws at the state level.
📍 Brisbane (Queensland)
Queensland strata schemes are governed by the Body Corporate and Community Management Act 1997 (BCCM Act).
- Ordinary vs. Special Resolution:
- Depending on the cost and scope, an ordinary resolution may be enough if below the improvement limit — otherwise, a special resolution will be needed.
- Improvement Limit:
- If the total cost exceeds a certain percentage of the body corporate’s annual budget, it will need additional approvals.
- Emergency Access Compliance:
- QFES (Queensland Fire and Emergency Services) must be able to override or access gates without delay.
- Council Requirements:
- Some Brisbane suburbs may require approval from Brisbane City Council if the boom gate alters vehicle access from a public road or footpath.
- Maintenance Plans:
- Under the BCCM regulations, you’ll need to plan for and document ongoing maintenance responsibilities.
- Under the BCCM regulations, you’ll need to plan for and document ongoing maintenance responsibilities.
Tip for Brisbane Committees: Consider involving a Body Corporate Manager early in the planning phase to navigate improvement thresholds and legal obligations.
🔒 Choosing the Right Boom Gate System
When selecting your boom gate solution, consider the following:
- Power Source: Mains vs. solar options for eco-friendly properties.
- Technology Integration:
- Intercom systems
- CCTV integration
- LPR and RFID
- Cloud-based access management
- Durability: Ensure it suits your climate and use volume.
- Warranty & Support: Choose providers offering responsive local support and clear service level agreements.
📋 Final Checklist Before You Proceed
- Consult with your strata manager or legal advisor
- Prepare draft by-law amendments
- Confirm emergency access requirements
- Obtain necessary council permits
- Gather accurate installation quotes
- Present the proposal at a general meeting
- Ensure compliance with your state’s strata laws
- Notify your insurer and update maintenance schedules
🏁 Wrapping Up: Plan Smart to Avoid Setbacks
Installing a boom gate can transform your strata community’s security and access management — but it needs careful planning. From understanding your local council’s rules to navigating strata legislation and gaining owner approval, each step matters.
Whether you’re in Sydney, Melbourne, or Brisbane, engaging professionals early and communicating clearly with residents is key to a smooth rollout.
Looking for a trusted provider for boom gate installation? We offer strata-compliant solutions tailored to your building and state regulations. Get in touch with our team for a free on-site consultation.
