Car Park Boom Gates and Strata Approvals in Sydney

Unauthorised parking, tailgating into basements and parcel theft are common complaints in Sydney apartment buildings. A boom gate or security gate at the car park entry is one of the obvious fixes. In a strata scheme, though, the car park entry is almost always common property, which means the decision belongs to the owners corporation, not an individual owner or the building manager alone.

This article explains the usual approval path and the practical questions to sort out before getting quotes. It is general information, not legal advice. Your strata manager and the building's by-laws are the first places to check.

Is the gate common property?

In most buildings, the driveway, ramp, car park entry and any existing gate or roller door are common property. That means the owners corporation is responsible for them, and changes need its approval.

Sometimes a car space or a section of driveway is exclusive use or part of a lot. Your strata plan and by-laws will show this. If you are unsure, ask the strata manager.

Repair or improvement?

Under the NSW Strata Schemes Management Act 2015, there is a distinction between keeping common property in good repair and improving it.

• Repairing or replacing existing equipment like for like is part of the owners corporation's duty to maintain common property. This is generally handled through the usual decision making process.
• Adding something new, such as a boom gate where there was none, is generally treated as an improvement. Section 108 of the Act allows an owners corporation to add a new structure to common property for the purpose of improving it by passing a special resolution at a general meeting.

The line between the two is not always clear. A replacement that significantly upgrades the system may be treated as an improvement. Your strata manager can advise how it applies.

What a motion should cover

Owners are more likely to support a motion when the detail is clear. A good proposal usually covers:

• what is being installed and where
• how residents, visitors, deliveries and trades will get in
• who manages access cards, tags or codes
• ongoing maintenance and who pays for it
• what happens in a power outage or emergency
• how pedestrians on the footpath and ramp are protected

Getting one or two indicative quotes before the meeting helps owners understand the scope.

Boom gate or security gate?

A boom gate controls traffic quickly and takes up little space, which suits narrow basement ramps. It does not fully secure the car park, so it is often paired with an existing roller door.

A security gate, such as a sliding or swing gate, closes the entry completely. It is slower to cycle, which can cause queuing at busy times, and needs more space.

Our commercial boom gates and security gates page compares the options in more detail.

Access control choices

Strata car parks usually need a system that can handle dozens or hundreds of users. Common options include:

See also our page on intercom, keypad and remote access.

Safety and the footpath

Many Sydney car park entries cross a public footpath. Vehicles waiting for a gate can block it, and a closing boom or gate can be a hazard. Loop detectors in the driveway, safety beams and clear signage reduce the risk. The Australian and New Zealand safety standard for electric gate drives, AS/NZS 60335.2.103, is worth raising with your installer.

Also check queuing space. If a car has to wait on the street while the gate opens, it may block traffic. Placing the boom further down the ramp can help.

Fire safety and emergency access

Emergency services may need to get in, and residents may need to get out. The building's fire safety arrangements and any existing access for emergency services should be considered before a gate goes in. Talk to your strata manager and the building's fire safety contractor.

Electrical work

Boom gates and access control need power and often data cabling. In NSW, electrical wiring work must be done by a licensed electrician. Make sure the quote covers this.

Next steps

1. Ask your strata manager whether the entry is common property and what resolution is needed.
2. Get indicative quotes so owners understand the scope.
3. Put a clear motion to a general meeting.
4. Once approved, confirm the final design and access control setup.

When you are ready for quotes, send us your details. We pass your enquiry to an independent local installer who handles strata and commercial gate work.