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Compliance Guide

Test & Tag for Strata and Commercial Buildings: Who Is Responsible?

Published 14 November 2026 13 min read Liberty Test & Tag

Quick Answer: Who Is Responsible for Test & Tag in Strata and Commercial Buildings?

In NSW, responsibility for electrical testing depends on who owns or controls the equipment, how it is used and whether workplace health and safety laws apply. Owners corporations are generally responsible for maintaining equipment they own on common property, while commercial tenants manage electrical equipment used in their businesses. Landlords and property managers may be responsible for shared building equipment and infrastructure. Testing requirements under AS/NZS 3760:2022 depend on the equipment, operating environment and applicable legal duties.

Liberty Test & Tag provides commercial and strata electrical testing across Sydney, including RCD testing, fire equipment servicing and digital compliance reporting.

Strata managers, commercial landlords and tenants all have responsibilities for electrical safety. But who arranges the testing, who pays for it, and which equipment needs to be inspected?

In NSW, the answer depends on who owns or controls the equipment, where it is used, and whether workplace health and safety legislation applies.

For strata managers and commercial property managers, that means understanding the difference between common-property equipment, tenant-owned appliances, contractors' tools and fixed electrical installations.

Liberty Test & Tag provides commercial test and tag services across Sydney, including RCD testing, emergency lighting inspections, fire equipment servicing and digital compliance reporting.

Book Now — Request a Commercial Test & Tag Quote

Who Is Responsible for Test & Tag in a Strata Building?

Under section 106 of the Strata Schemes Management Act 2015 (NSW), an owners corporation must maintain common property and personal property vested in the corporation, subject to applicable statutory exceptions and strata by-laws.

This can include electrical equipment provided for use in shared areas such as:

Common rooms and shared kitchens: Kettles, microwaves, refrigerators, powerboards and other plug-in appliances.
Shared laundries: Washing machines, dryers and associated electrical equipment.
Building management offices: Computers, monitors, printers, chargers and office appliances.
Pool and garden maintenance: Portable pressure cleaners, extension leads and electrical tools owned by the owners corporation.
Shared recreational areas: Plug-in gym equipment and appliances provided for residents.

However, equipment located on common property is not automatically owned by the owners corporation.

For example, a cleaning contractor may bring their own vacuum cleaner, extension lead and floor-polishing equipment. The contractor ordinarily has responsibilities for maintaining and testing equipment under their management or control.

The strata manager should establish who owns the equipment, who uses it and who is responsible for maintaining it before arranging testing.

Is Test & Tag Legally Required for Residential Strata Buildings?

Not every residential strata scheme is automatically subject to the same WHS requirements as a commercial workplace.

SafeWork NSW explains that an owners corporation responsible only for common areas used for residential purposes is generally excluded from PCBU duties unless it directly employs workers. Mixed residential and commercial schemes may have different obligations.

Where WHS duties apply, section 150 of the Work Health and Safety Regulation 2025 (NSW) requires regular inspection and testing by a competent person for plug-in electrical equipment used in conditions likely to damage it or reduce its expected lifespan.

Conditions that may damage equipment

Moisture Heat Dust Vibration Corrosive chemicals Mechanical damage

Even where a residential strata scheme is not subject to these particular WHS testing requirements, the owners corporation still has obligations to maintain its common property and equipment in a safe and serviceable condition.

The presence of common-property electrical equipment does not, by itself, establish a mandatory test and tag interval.

The applicable duties, equipment and operating conditions must be considered.

For further information, see SafeWork NSW's guidance on strata title and body corporate responsibilities.

Who Is Responsible in Commercial Buildings: Landlord or Tenant?

In commercial buildings, responsibility is commonly divided between the building owner, the businesses occupying the premises and any contractors working on site.

Commercial tenants

Generally manage electrical equipment used in their business, including computers, kitchen appliances, powerboards, extension leads and portable tools.

Building owners and property managers

Commonly arrange maintenance of building infrastructure and equipment they control, including electrical systems serving shared areas.

Contractors

Ordinarily manage the electrical equipment they bring to the workplace, subject to applicable contractual and WHS arrangements.

A commercial lease may allocate maintenance costs and testing responsibilities between the landlord and tenant. However, contractual arrangements do not automatically remove statutory WHS duties from a business that owns, uses, manages or controls electrical equipment.

Where multiple businesses share a workplace, their safety responsibilities may overlap.

Which Electrical Equipment Actually Needs Testing?

Not everything electrical in a strata or commercial building is covered by the same testing procedure.

AS/NZS 3760:2022 addresses in-service safety inspection and testing of electrical equipment and RCDs within its scope.

Depending on the equipment, inspection and testing may include:

Visual inspection of plugs, flexible cords, connections and appliance housings.
Earth continuity measurements.
Insulation resistance testing.
Leakage current testing where applicable.
Polarity verification for extension leads and powerboards.
Recorded test results and identification of failed equipment.

Fixed installations need separate consideration

Fixed installations, including hard-wired pumps, lift machinery, permanently connected gate motors and switchboard wiring, require separate consideration.

Portable appliance testing is not a substitute for fixed electrical installation inspection.

Testing frequency depends on the operating environment, equipment type, applicable standards and risk.

Strata Buildings Often Need More Than Test & Tag

A strata manager may be responsible for coordinating several different inspection and maintenance programs across a building.

Liberty Test & Tag can combine relevant services during a coordinated visit:

RCD and safety switch testing

Including instrument testing with measured trip times recorded.

Learn more

Emergency and exit light testing

Inspections, functional testing, discharge testing and digital logbook reporting.

Learn more

Fire equipment testing and servicing

Including applicable fire extinguishers, fire blankets and hose reels.

Learn more

Portable electrical equipment testing

With asset identification, recorded measurements and retesting schedules.

Learn more

Fire safety maintenance and Annual Fire Safety Statement obligations are separate from portable appliance testing.

Where required, AFSS assessment can be coordinated with appropriately accredited practitioners.

Combining eligible services can reduce repeat site visits and simplify compliance administration for property managers.

What Records Should a Strata or Property Manager Receive?

When testing is completed, the property manager should be able to identify which equipment was inspected, its location, the test result and any defects requiring attention.

Liberty Test & Tag provides digital compliance reporting with asset information, inspection and testing outcomes, recorded measurements where applicable, and retesting dates.

For property managers overseeing multiple buildings, records can be organised by site to assist with maintenance schedules, contractor reviews and compliance enquiries.

Asset information and location

Inspection and testing outcomes

Recorded measurements where applicable

Retesting dates

Same-day compliance reports are available, subject to the scope of work.

For a more detailed explanation of reporting requirements, see What Test & Tag Records Should NSW Businesses Keep?.

Booking Test & Tag for Strata and Commercial Properties in Sydney

Liberty Test & Tag is an independent, family-owned electrical safety testing business based in Campbelltown, servicing commercial and strata properties throughout Greater Sydney.

We work directly with property managers, building managers and businesses to establish the testing scope, coordinate access and provide clear digital records.

For larger buildings or property portfolios, we can quote individual sites and coordinate scheduled testing across multiple locations.

Managing a strata building or commercial property portfolio?

Book Now — Request a Commercial Test & Tag Quote 0437 743 712

Based in Campbelltown — servicing Greater Sydney

Frequently Asked Questions

Test & Tag for Strata and Commercial Buildings — Frequently Asked Questions

NSW Regulatory References

SafeWork NSW — Strata Title and Body Corporate
SafeWork NSW — Electrical Inspection and Testing
Strata Schemes Management Act 2015 (NSW), section 106
Work Health and Safety Regulation 2025 (NSW), sections 148–150
AS/NZS 3760:2022 — In-service safety inspection and testing of electrical equipment

Liberty Test & Tag

Liberty Test & Tag provides electrical safety testing and compliance services across NSW and the ACT. We deliver structured inspection, testing, and reporting aligned with Australian Standards, supporting businesses with clear, traceable records for audits, insurers, and regulatory requirements.

info@libertytestandtag.com.au