Most switchboard upgrade pricing articles are written for homeowners replacing a single residential board; this is not one of those guides.
Terawatt specialises in commercial and strata switchboard upgrades. These projects are more complex, more variable in scope, and carry requirements that residential work does not. If you manage a commercial property, a body corporate building, or a strata scheme, this guide explains what drives the cost of a switchboard upgrade and why the pricing varies as much as it does.
Commercial and Strata Switchboard Upgrades
Switchboard upgrades in commercial buildings and strata schemes are some of the most complex electrical projects a contractor can take on. Ageing infrastructure, live tenancies, metering arrangements, and network authority requirements all add layers that do not exist in a standard residential job.
Terawatt manages the full scope of these projects: initial inspection, Energex coordination, staged works, compliance documentation, and sign-off.
What Affects the Cost of a Commercial or Strata Switchboard Upgrade
No two commercial or strata sites are the same. The factors below are what drive the scope and cost of these projects.
Building Age and Existing Infrastructure
Pre-1990 buildings frequently have asbestos-backed switchboards, undersized cabling, and non-compliant wiring that must be remediated before any upgrade work can proceed. The older the building, the more unknowns until we are on site.
A newer building with a well-maintained board that simply needs additional capacity is a different project entirely from one with decades of deferred maintenance, outdated protection devices, and cabling that does not meet current standards.
Supply Type, Capacity, and Future Load
Some older commercial buildings and apartment blocks are still on single-phase supply, or have three-phase supply that was adequately sized for the original loads but cannot support what is being asked of it today.
This becomes especially relevant when a building is planning to add EV charging infrastructure. A single 7kW AC charger draws a modest load. An array of ten or more chargers, the kind of installation now being requested in strata car parks and commercial premises, requires supply capacity and switchboard infrastructure that most existing buildings simply do not have.
Depending on the site, the pathway to adequate capacity can include:
- Three-phase supply upgrade: If the building is currently single-phase or has insufficient three-phase capacity, an Energex application is required to upgrade the network connection. This involves a separate application process, network augmentation works carried out by Energex or their contractor, and a new or upgraded main switchboard. Timeframes are set by Energex, not by the electrical contractor.
- Main switchboard replacement or augmentation: Even where an adequate three-phase supply exists at the boundary, the main switchboard may not have the capacity, the physical space, or the modern protection devices required to distribute additional load safely and compliantly.
- Load management and smart charging infrastructure: Where available supply capacity is limited, a load management system can dynamically allocate available capacity across multiple chargers, avoiding the need for a full supply upgrade in some cases. This is a design decision made at the quoting stage based on the site’s supply headroom and projected charger demand.
- Sub-board and cabling infrastructure: In multi-level car parks and basement installations, getting power from the main switchboard to the charging locations requires a dedicated sub-board, correctly sized cable runs, and conduit or cable tray infrastructure. In an existing building, this cabling route often involves significant containment work through occupied or finished spaces.
- Metering and billing: Strata and commercial EV installations frequently require sub-metering so individual users or tenants can be billed for consumption. This introduces additional metering hardware, configuration, and, in some cases, charge point operator platform integration.
Each of these elements adds scope, cost, and lead time. A site that looks straightforward from a charger-count perspective can carry significant infrastructure complexity underneath.
Metering Arrangements
Strata schemes and multi-tenancy buildings often have legacy metering infrastructure that requires coordination with Energex and the metering provider before any board works can commence. This process has its own timeline and sits outside the electrical contractor’s direct control.
Reconfiguring meters for a multi-lot building is a different exercise from a straightforward residential meter swap. The number of meters, the type of metering infrastructure in place, and the requirements of the energy retailer all affect scope and timeline.
Live Tenancies and Access
Work on occupied buildings frequently requires after-hours or weekend access to avoid disrupting residents or tenants. Staged works across multiple mobilisations are common on larger sites.
For body corporate projects, works often need to be sequenced around committee approval cycles as well. A switchboard upgrade that could be completed in a week on a vacant site may take several weeks on an occupied building when staging, access, and approvals are factored in.
After-hours and staged work costs more than a single continuous mobilisation. This is a significant cost driver on larger commercial and strata projects and should be factored into the budget from the outset.
Energex and Network Authority Requirements
Commercial and strata upgrades regularly trigger Energex hold points, network applications, and connection agreements. Terawatt handles this coordination, but the authority process has timelines outside any contractor’s control.
Factoring Energex lead times into the project programme from the start avoids surprises later. On some projects, the Energex process adds weeks or months to the overall timeline, which has flow-on effects for staging and cost.
Hazardous Materials
Where asbestos-containing materials are identified (common in pre-1990 switchboard enclosures), a licensed asbestos removalist must complete removal and provide a clearance certificate before electrical works can proceed. This is a statutory requirement, not optional. The removalist’s scope and cost are determined by the extent of contaminated material and are separate from the electrical scope.
Indicative Cost Ranges for Commercial and Strata Switchboard Upgrades
Commercial and strata switchboard upgrades vary widely in cost depending on the factors above. The ranges below are indicative only. Every project is quoted at a fixed price after a site inspection.
- Single commercial switchboard replacement (standard three-phase, modern building, no supply upgrade required): $12,000 to $28,000
- Multi-board commercial upgrade (distribution boards, sub-mains, compliance remediation): $28,000 to $75,000
- Strata main switchboard upgrade (multi-meter panel, Energex coordination, staged works): $65,000 to $150,000
- Full strata electrical infrastructure upgrade (switchboard, supply upgrade, EV charging provisions, metering reconfiguration): $180,000+
Additional cost factors that sit outside the electrical scope but affect the total project budget include Energex network augmentation charges, asbestos removal, and after-hours access premiums.
These figures are a starting point for budgeting. The only way to get an accurate cost is through a site inspection, which is where every Terawatt project begins.
How Terawatt Quotes Commercial and Strata Projects
We do not quote from a plan or a phone call. Every project starts with a site inspection.
On-site, we assess the existing switchboard and cabling condition, supply type and capacity, metering infrastructure, access constraints, hazardous material risks, and compliance gaps. From that, we provide a fixed-scope quotation with a clear scope of works, a staging plan where required, and a full compliance documentation package on completion.
For body corporate and strata clients, we also provide the supporting documentation required for committee approval: scope summaries, compliance reports, and maintenance recommendations.
Where EV charging infrastructure is part of the brief, we assess supply headroom, charger layout, load management requirements, and sub-metering needs as part of the same inspection. There is no value in quoting the chargers without understanding the infrastructure that needs to support them.
Areas We Serve
Terawatt is based in Kuluin on the Sunshine Coast, QLD. We provide commercial and strata switchboard upgrade services across:
- Sunshine Coast
- Noosa
- Moreton Bay
- Brisbane
If you manage a commercial property or strata scheme with ageing electrical infrastructure, or you are planning an EV charging rollout and need to understand what the site can support, the right first step is a site inspection.
Frequently Asked Questions
Why can’t you give me a price over the phone?
Because the factors that drive cost on a commercial or strata switchboard upgrade cannot be assessed remotely, the age and condition of existing infrastructure, the supply type and capacity, metering arrangements, access constraints, and potential hazardous materials all need to be evaluated on site. A phone quote would either be too vague to be useful or too specific to be accurate.
How long does a commercial switchboard upgrade take?
A single-board commercial replacement in a straightforward building can be completed in one to two days. Multi-board strata projects with Energex coordination, staged works, and tenant access requirements can run over several weeks. We provide a clear timeline in the proposal after the site inspection.
Do you handle the Energex coordination?
Yes. We manage all Energex applications, network authority hold points, and connection agreements on your behalf. The Energex process has its own timelines that sit outside our control, and we factor these into the project programme from the outset so there are no surprises.
What if our building has asbestos in the switchboard?
We identify this during the site inspection. A licensed asbestos removalist must complete removal and provide a clearance certificate before any electrical work can proceed. This is a statutory requirement. The removalist’s scope and cost are separate from the electrical scope, and we coordinate both to keep the project moving.
Can you prepare documentation for body corporate committee approval?
Yes. We structure our proposals and supporting documentation so committees can use them directly for meeting agendas, motions, and owner approval processes. This includes clear scope descriptions, itemised costs, compliance reports, and maintenance recommendations.
Is the site inspection free?
The initial conversation is at no cost. For complex commercial and strata projects, a detailed site inspection and scoping exercise may carry a fee depending on the size and complexity of the building. We confirm this upfront before scheduling.
Can you upgrade our switchboard to support EV charging?
Yes. We assess the building’s current supply capacity, determine what infrastructure is needed (supply upgrade, load management, sub-boards, metering), and provide a complete scope covering both the switchboard upgrade and the EV charging infrastructure. We do this as part of the same site inspection because the switchboard and the EV infrastructure are interdependent.
Get a Site Inspection
If you manage a commercial building or strata scheme and need to understand what a switchboard upgrade involves for your site, a site inspection is the right first step. We assess the existing infrastructure, identify what drives the scope, and provide a fixed-price quotation with a clear scope of work.
