In a NSW strata building, new CCTV cameras on common property need approval from the owners at a general meeting, usually by special resolution under section 108 of the Strata Schemes Management Act 2015. The strata committee cannot approve a new common property system on its own, and an individual owner cannot put cameras on common property without a resolution or by-law. Once installed, the owners corporation should set clear rules, ideally in a by-law, for signage, who can view footage and how long it is kept. Published price guides suggest a four-camera wired system starts at about $1,200 to $2,500, with larger buildings costing considerably more.
Updated September 2026. This guide covers approvals, by-laws, privacy, access to footage, common property versus lots and typical costs for CCTV in NSW strata schemes. It does not repeat the general surveillance laws, which are covered in our guide to CCTV laws in NSW for homes and businesses. This is general information, not legal advice. For a contested decision, speak to your strata manager or a strata lawyer.
Who approves strata CCTV?
The answer depends on who is installing the cameras and where they go. Section numbers below refer to the Strata Schemes Management Act 2015 (NSW), as in force in September 2026.
| Situation | Approval needed | Section |
|---|---|---|
| Owners corporation installs a new system on common property | Special resolution at a general meeting | s 108 |
| Owners corporation replaces a worn-out existing system like for like | Generally part of the duty to maintain and replace fixtures; check with your strata manager | s 106 |
| Owner wants a camera on common property (for example, a hallway or outside wall) | A by-law, a common property rights by-law or a special resolution | s 111, s 143 |
| Owner runs new wiring or cabling within their lot | Minor renovation approval by resolution at a general meeting, unless delegated to the committee by by-law | s 110 |
| Camera that changes the external appearance of a lot | Not a minor renovation; generally needs a special resolution or by-law | s 109, s 110 |
New systems on common property
Section 108 says anyone who wants to add to, alter or erect a new structure on common property to improve or enhance it can do so only if a special resolution has first been passed. The resolution must specifically authorise the proposed work. Under section 5, a special resolution passes if not more than 25 per cent of the votes cast are against it. If the resolution does not say who maintains the system, section 108(4) makes the owners corporation responsible.
Section 36(3) prevents the strata committee from making a decision that must be made by special resolution or in general meeting. In practice, that means the committee can gather quotes and prepare a motion, but the owners must vote on a new system.
Cameras installed by individual owners
An owner cannot put cameras on common property without authority under section 111. That covers external walls, balconies that are common property, hallways and car parks. NCAT has ordered removals where owners went ahead without approval. In Stojiljkovic v Whittle [2021] NSWCATCD 97, owners were ordered to remove two cameras filming the common property driveway.
Cameras entirely inside a lot are less straightforward. They can still create a nuisance complaint if they film other owners’ private areas, as the Appeal Panel considered in Bell v Butterfield [2020] NSWCATAP 271. Tenants should know that landlord consent alone may not be enough. The NSW Government notes that an outdoor camera is usually a change to the common property.
The 2025 and 2026 strata reforms
NSW strata law has changed in stages since February 2025. One change affects minor renovations. Where a by-law lets the strata committee decide minor renovation requests, a refusal must now come with written reasons within three months. Otherwise the request is taken to be approved. The NSW Government’s guide to strata law changes sets out the other stages, including annual training for committee members from 1 October 2026.
Privacy: what the owners corporation must think about
Several laws can apply at once. Our CCTV laws guide explains each in detail. For strata, the key points are:
- Privacy Act 1988 (Cth). The OAIC says the Act covers organisations with an annual turnover of more than $3 million. Most owners corporations will be under that threshold, but large schemes should check. The OAIC also suggests residents check the by-laws for rules on security cameras.
- Serious invasions of privacy. A statutory tort commenced on 10 June 2025. It allows individuals to sue a person or organisation for a serious invasion of privacy, whatever their turnover. Aim cameras at shared areas, not into lots or windows.
- Audio. Recording private conversations can breach section 7 of the Surveillance Devices Act 2007 (NSW). Strata CCTV usually has audio switched off.
- Workers on site. If cleaners, building managers or concierge staff work in the building, the Workplace Surveillance Act 2005 (NSW) may apply. It requires cameras to be clearly visible and signs at each entrance. Whether it applies depends on who employs those workers, so get advice.
Signage
Clear signs at building entrances, lift lobbies and car park entries tell residents and visitors that the area is monitored. They support the notice obligations above, and they also deter offenders.
Who can access strata CCTV footage?
NCAT’s Appeal Panel held in De Tarle v The Owners Corporation SP 576 [2022] NSWCATAP 77 that footage can be a record of the owners corporation. It also held that the Act does not require footage to be kept for seven years, and that owners can only inspect footage that still exists. In that scheme, footage was overwritten after six weeks.
That makes a written policy, or better a CCTV by-law, essential. The model by-laws in the Strata Schemes Management Regulation 2016 do not deal with CCTV. Strata lawyers such as Pobi Lawyers and Bannermans suggest covering:
- who can view footage (committee, strata manager, building manager) and how owners request it
- how long footage is kept before it is overwritten
- how footage is released to police and insurers
- any fee for retrieving footage
- where the recorder is kept and who holds the passwords.
Under section 141, a new by-law is made by special resolution and has no effect until it is registered with the Registrar-General. The by-law is often passed at the same meeting as the resolution approving the system.
What strata CCTV costs
Few published guides give strata-specific prices, so treat the figures below as indicative only. The Quote Yard’s 2026 NSW CCTV guide puts a four-camera wired system at $1,200 to $2,500 and six to eight cameras at $2,500 to $5,000, with a recorder and storage at $300 to $900. Installer Serious Security says a four-camera apartment-block system could cost $4,000 to $7,000 depending on how difficult the install is. That page is undated.
Strata jobs usually cost more than houses because of longer cable runs through car parks and risers, weatherproof and vandal-resistant cameras, a lockable recorder cabinet, and work in occupied buildings. Remote viewing and cloud storage can add ongoing fees. Our CCTV installation cost guide explains camera and recorder pricing in more detail. Get an on-site quote based on the actual building.
Two other money rules apply. Section 102 requires at least two independent quotes when spending exceeds the prescribed amount, which the Regulation sets at $30,000. Under section 79, capital works fund money can be spent on renewing or replacing common property fixtures and acquiring personal property. The administrative fund covers recurrent expenses. Ask your strata manager which fund suits the purchase and any monitoring or cloud fees.
A simple path to approval
- Ask the committee to list the problems the cameras should solve, such as parcel theft, car park break-ins or dumping.
- Get a site survey and at least two itemised quotes showing camera locations and fields of view.
- Draft a special resolution under section 108 and a CCTV by-law covering access and retention.
- Put both to a general meeting with the quotes attached.
- After installation, register the by-law, fit signage and record who holds the recorder access.
Frequently asked questions
Can the strata committee approve CCTV without a general meeting?
Not for a new system on common property. That needs a special resolution, which only the owners can pass at a general meeting.
Can I install a camera at my own front door in an apartment building?
If the door or wall is common property, you need a by-law or special resolution first. Ask your strata manager what your by-laws allow before buying a camera.
Can an owner demand a copy of CCTV footage?
Footage can be a record of the owners corporation, but only footage that still exists can be inspected. A CCTV by-law should set out how requests are handled.
How long should strata footage be kept?
There is no fixed period in the Act. Many schemes overwrite footage after a few weeks. Set a period in a written policy or by-law and apply it consistently.
Do strata cameras need signs?
Signs are strongly recommended at entrances and car park entries. If the building is also a workplace for cleaners or managers, workplace surveillance laws may require them.
Mac-Tek Telecom designs and installs CCTV systems for strata buildings, apartment blocks and townhouse complexes across Penrith, Parramatta, Blacktown, Mount Druitt, St Marys and Western Sydney. Book a free site survey or call 0411 126 995. We can provide an itemised quote with camera positions to take to your general meeting.
