For Strata Managers & Councils of Owners · EC9674
Strata Electrician in Perth
A strata electrician has to answer one question before anything else: is this common property, or is it the lot? Glen answers it on site, in writing, then quotes one fixed price you can take straight to the owners.
Common Property, or the Lot?
Almost every electrical job in a strata scheme stalls at the same place. A light in a stairwell, a circuit in a car park, a power point on a courtyard wall: until somebody decides which side of the boundary it sits on, nobody knows who authorises it and nobody knows who is paying for it. Quotes that skip that question get handed back.
So Glen answers it first. He identifies on site whether the fault or the fitting is common property or inside a lot, writes it into the quote, and prices both ways where it genuinely could go either way. That single line is what lets a manager route the job to the right approver instead of holding it while two parties argue about a light fitting.
You are dealing directly with Glen, the licence holder, EC9674 and EW144799, 25+ years on the tools. The name on the quote is the name on the licence.
What goes in every quote
Which side of the boundary the work sits on, one fixed price for the whole job, your work-order reference, and the strata plan number. Four things, on the quote and again on the invoice, so the paperwork reconciles without anyone reconstructing it.
Planned work, not make-safe
JEC works Monday to Friday, 7am to 5pm, and does not run an after-hours service. That makes it a good fit for scheduled maintenance, common-property faults, lighting and compliance work, and a poor fit for a scheme that needs a middle-of-the-night make-safe contractor.
Across the scheme
What JEC Covers in a Strata Property
Joondalup Electrical Contracting handles electrical maintenance, repairs and upgrades across strata schemes in Perth, from small villa groups to apartment and mixed-use buildings. Work is quoted per job at a fixed price, and Glen keeps a record of what has been installed and tested at your site so the next fault is diagnosed by someone who already knows the board.
- Common-property lighting: stairwells, corridors, car parks, bin stores, paths and garden lighting
- House switchboards and common-property supply, including RCD protection on shared circuits
- Fault finding on common property, from a dead car park circuit to a house meter that keeps tripping
- Power and lighting inside a lot where the owner or the strata company engages the work directly
- Cable routes and isolation points for EV chargers running from a lot meter to a resident bay
- Office, shop and tenancy electrical work in commercial and mixed-use schemes
What usually goes wrong
Four Things That Make a Strata Job Painful
None of these are electrical problems. They are the reasons an electrical job sits in a manager's inbox for six weeks, and they are what JEC's quoting and invoicing are actually built around.
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Nobody knows who approves it
Glen tells you on site whether the job sits on common property or inside a lot, and puts it in the quote in writing. That is the sentence a manager needs to decide who is being billed and who signs off, and it is the one most quotes leave out.
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The quote is an hourly estimate
An open-ended hourly number is impossible to take to a committee. Every JEC job is quoted as one fixed price before work starts, so what goes to the council of owners is a figure they can approve rather than a range they have to gamble on.
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The invoice does not match the work order
Quotes and invoices carry your reference and the strata plan number, so the paperwork reconciles against the scheme it belongs to without anyone having to reconstruct which building it was.
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Access falls over on the day
Car parks, plant rooms, meter cupboards and roof spaces all need someone with a key. Glen confirms the access arrangement when the job is booked rather than turning up and calling you from the driveway.
A strata manager doesn't need me to be clever. They need to know whose light it is, what it costs, and that the invoice will say the same thing the quote said.
Verified Google reviews
What JEC Customers Say
Verified feedback from JEC customers, rated 5.0 from 11+ Google reviews.
“Had the JEC team do a number of jobs over the years and some electrical fit out done in our shed recently. Glen completed the job seamlessly and for a great price. Highly recommend!”
“Glenn and Harley installed a weather proof GPO very promptly and at a fair price.”
“Glen and his team replaced my aircon unit in my cafe with minimal down time. Great work boys.”
“Glen took care of everything required to upgrade our property to 3 phase power. He was prompt and very easy to deal with. The crew on site were tidy and worked hard in the heat!”
Easy to Trial, Easy to Approve
One work order is the cheapest way to find out whether this fits your scheme. Send the job, get a fixed price in writing with the plan number on it, and see whether the invoice matches. The workmanship carries JEC's 10-year guarantee, and the licence, ABN and insurance details are all set out on the business details page for your contractor records.
Fit-outs, tenancies and emergency and exit light testing are covered on commercial electrical. If you manage residential tenancies rather than a scheme, the rent-roll side is electrician for property managers.
Strata Electrical Questions, Answered
Do you work with strata managers and councils of owners?
Yes. JEC quotes per work order at a fixed price, references your job number and the strata plan number on the quote and the invoice, and supplies compliance documentation with completed work. Standing maintenance arrangements suit schemes that would rather have recurring items handled on a schedule than as emergencies.
Who decides whether a job is common property or the lot owner's?
The strata company does, and Glen gives you what you need to make that call. He identifies on site which side of the boundary the fault sits, states it plainly in the quote, and prices it either way where it genuinely could go both ways. That is usually the difference between a job that gets approved this month and one that goes back and forth for three.
Do you offer after-hours callouts for strata emergencies?
No, and it is better you know that now. JEC works Monday to Friday, 7am to 5pm, with no after-hours service. Where that fits is planned maintenance, common-property faults, upgrades and compliance work that gets booked, done and invoiced without chasing. If a scheme needs a two-in-the-morning make-safe contractor, JEC is not it and will not pretend to be.
Can you install EV chargers in a strata car park?
The electrical side is straightforward: the charger is supplied from the resident's own meter so they pay for their own charging, and it runs on its own protected circuit. The part that takes longer is the approval, because the cable route usually crosses common property. Glen sets out the route, the isolation point and the metering arrangement so the request going to the strata company is complete the first time.
What about emergency and exit lighting?
JEC installs and tests emergency and exit lighting, and the detail on how that testing runs sits on the commercial electrical page. In a strata scheme it is common-property work, so it is quoted to the strata company along with any other common-property items rather than billed to individual lots.
Are you licensed and insured for strata work?
JEC is a licensed WA electrical contractor, EC9674 and EW144799, trading as Joondalup Electrical Contracting Pty Ltd, ABN 64 669 721 046. Public and products liability cover is held with Allianz Australia and the certificate of currency is available on request. The licence, the ABN and the insurance details are all published on the business details page for your records.
Related Pages
Commercial & Strata Electrical
Offices, retail, light industrial and tenancy fit-outs, plus emergency and exit light testing.
Learn more →Electrician for Property Managers
The rent-roll side: rental RCD and smoke alarm compliance, maintenance and work orders across the northern corridor.
Learn more →Business Details
Licence, ABN, insurer and certificate currency, all in one place for your contractor records.
Learn more →Send Through a Strata Work Order
Tell Glen the address, the plan number and what has stopped working, and you will get a fixed price in writing. Prefer to talk it through? Call 0483 930 785.
0483 930 785