Managing a strata property is about more than just maintaining facilities — it’s about creating a safe, liveable environment that protects residents, visitors, and shared assets. For many strata managers, one of the most overlooked but increasingly important responsibilities is strata security risk management.
Security risks in multi-residential and strata-titled buildings are becoming more complex. From unauthorised access and anti-social behaviour to theft, vandalism, and safety hazards, strata managers are under pressure to deliver proactive solutions that go beyond CCTV and swipe cards.
At Smartsec Security Solutions, we provide independent security risk assessments tailored to the needs of strata communities. Our reports help you identify vulnerabilities, improve resident safety, and make smarter decisions about upgrades — without being sold equipment or services you may not need.
In this article, we’ll explain what strata security risk management involves, why independent assessments matter, and how you can reduce liability and improve confidence in the properties you manage.
What Is Strata Security Risk Management?
Strata security risk management is the process of identifying, assessing, and mitigating physical security threats within a shared residential or mixed-use building. It includes everything from evaluating current systems and access controls to reviewing lighting, CCTV coverage, blind spots, and entry points.
Unlike corporate facilities or commercial spaces, strata properties have unique challenges:
- Shared responsibility across owners and strata committees
- Common areas used by residents, contractors, and guests
- Multiple access points (e.g. basement garages, lifts, service entries)
- Balancing safety with convenience and resident privacy
- Varying levels of buy-in for security upgrades or repairs
A proper risk management plan for strata buildings considers these realities and helps strata managers make evidence-based decisions that improve safety and reduce exposure.
Why Strata Managers Need Independent Security Advice
Many strata managers turn to security system providers or installers when they identify a risk or want to upgrade infrastructure. The issue is that these providers often assess your property through the lens of what they sell — which may not be what your site actually needs.
Here’s where an independent security consultant makes the difference:
- We have no commercial interest in selling products or contracts
- Our only goal is to provide you with clear, honest advice
- We help you avoid overspending or overengineering your security
- We ensure your upgrades align with Australian Standards, not just vendor capability
- We can provide reports that support budget approval, grant applications, or owner committee decisions
An independent assessment empowers you to choose the right vendor or system — with a clear understanding of why it’s needed and how it will reduce risk.
Common Security Risks in Strata Complexes
While every site is different, we frequently identify the following issues during strata security risk assessments:
- Unauthorised access via gates, garages, or service entries
- Tailgating into secure foyers or lift areas
- Blind spots in car parks, stairwells, and corridors
- Inadequate lighting around bin stores, external paths, or rear entries
- Lack of integration between intercom, access control, and CCTV
- Poor key or fob management practices
- Inconsistent contractor access protocols
- Lack of procedures for incidents, reporting, or emergency response
These risks not only affect resident safety but can also lead to complaints, insurance issues, or even legal exposure for owners corporations and managers.
What’s Included in Our Strata Security Risk Assessments
At Smartsec Security Solutions, we provide structured, practical assessments aligned with the ISO 31000:2018 Risk Management Framework. Our process typically includes:
Site Inspection
We attend the property to evaluate:
- Perimeter fencing and external access
- Basement garages and secure parking
- Lobby and lift access controls
- Mailboxes and parcel zones
- Fire exit security
- Rooftop, storage, or plant room access
- CCTV positioning and effectiveness
- Lighting levels and blind spots (day and night)
Review of Existing Security Systems
We assess how well your current infrastructure is performing:
- Intercom and access control (e.g. fob/keypad entry)
- CCTV systems and recording storage
- Alarm or monitoring systems (if applicable)
- Visitor and contractor entry processes
- System maintenance and reporting procedures
Resident Safety and Usability
We ensure that security enhancements do not compromise accessibility or daily convenience. This includes reviewing:
- Ease of access for residents with mobility needs
- Shared space design under CPTED principles
- Signage and wayfinding
- Perception of safety in communal areas
Risk Rating and Recommendations
Each identified risk is assessed using ISO 31000 methodology. We provide:
- A clear risk rating matrix (low to critical)
- Recommended actions for each item
- Priorities based on cost, impact, and urgency
- Justifications based on Australian Standards
- Where relevant, notes on compliance with AS 4806 (CCTV), AS/NZS 1158 (lighting), or AS/NZS 2201 (access control and alarm systems)
Benefits for Strata Managers
Engaging an independent security consultant gives strata managers:
- Credibility – Professional reports to present to owners or committees
- Clarity – No upselling, just honest advice on what’s needed
- Compliance – Align with best practice and duty of care obligations
- Cost-efficiency – Avoid over-investing in unnecessary tech
- Resident confidence – Demonstrate proactive risk management
- Documentation – Support insurance or grant applications with formal risk assessments
In many cases, our reports have helped strata managers secure funding, justify expenditure, or resolve safety-related disputes by providing a third-party, professional perspective.
Who We Support
Our strata security consulting services are ideal for:
- Strata managers responsible for multiple properties
- Owners corporations seeking a second opinion or security review
- Developers looking to future-proof new strata builds
- FM providers managing mixed-use residential and commercial buildings
- Committee members seeking independent, professional input
Whether you manage a 12-unit complex or a high-rise residential tower, we adapt our approach to your property’s unique needs and budget considerations.
Why Choose Smartsec Security Solutions?
We are an independent security consulting firm based in Perth, with over 17 years of experience in physical risk and safety assessments. Unlike installers or security companies, we do not sell or install any systems — which means our advice is 100% unbiased and tailored to your property.
We’re known for:
- Clear, professional reports written for decision-makers
- Practical, realistic recommendations (not over-engineered solutions)
- Deep understanding of strata operations and FM environments
- Strong working knowledge of applicable Australian Standards
- Respect for resident privacy and site sensitivity during assessments
Get in Touch
If you’re a strata manager in Perth or regional WA looking to improve security at your properties, speak to the team at Smartsec Security Solutions.
We’ll help you identify risks, prioritise improvements, and give you the independent advice you need to make your properties safer — without the sales pressure.
Contact us today to book a strata security risk assessment or learn more about how we can support your portfolio.
