At a Glance
More than 30,000 Australians suffer a cardiac arrest outside hospital each year, and around 70% occur in a home or residential setting.
Survival rates drop by approximately 10% for every minute without defibrillation. The average ambulance response time across Australia is 9.5 minutes.
An Automated External Defibrillator (AED) is easy to use with no medical training required and could be the difference between life and death in your building.
AEDs are not yet mandatory in NSW residential strata, but the regulatory landscape is shifting and proactive installation is increasingly seen as part of a responsible duty of care.
An AED can be funded through the administrative fund and approved at a general meeting.
A Device Most Buildings Don’t Have, But Probably Should
Picture this: a resident collapses in the lobby of your building. Someone calls Triple Zero. CPR begins. But the ambulance is still nine minutes away.
In those nine minutes, without access to a defibrillator, the chances of survival are falling by roughly 10% with every minute that passes. By the time paramedics arrive, irreversible brain damage may already have occurred.
Now picture the same scenario, but with an Automated External Defibrillator (AED) mounted in the foyer. A neighbour retrieves it in under two minutes, follows the voice prompts, and delivers a shock. The resident survives.
That difference, between a building that has one and a building that doesn’t, is a conversation more strata communities need to be having.
30,000+ Australians suffer cardiac arrest outside hospital each year | 70% of cardiac arrests occur in a home or residential setting | 50-70% survival rate when CPR and AED are used within 3 to 5 minutes |
What Is an AED?
An Automated External Defibrillator (AED) is a portable, easy-to-use medical device that analyses heart rhythm and delivers an electric shock to restore normal function after a cardiac arrest. They are designed to be used by anyone, no medical training required.
Modern AEDs provide clear, step-by-step voice instructions and will only deliver a shock if the device detects one is needed. There is no risk of accidentally harming someone.
Think of an AED the way you think of a fire extinguisher It’s a piece of emergency equipment you hope you never need, but one that is absolutely critical when every second counts. Most of us would expect a fire extinguisher in our building. An AED deserves the same consideration. |
Why Strata Buildings Are Particularly Vulnerable
Residential strata buildings present a unique set of challenges during a cardiac emergency. Unlike a standalone house, a strata building has many residents, shared spaces, and controlled access points that can all slow down a response.
When a cardiac arrest occurs inside a unit or in a common area:
- Emergency services may take 8 to 12 minutes to arrive, by which time irreversible brain damage can already have occurred.
- Without a nearby AED, bystanders are limited to CPR alone, which significantly reduces the chance of survival.
- Buildings with older resident demographics face a statistically higher risk of cardiac events.
- Visitors, tradespeople and staff working in common areas are also at risk, not just residents.
Research shows that when CPR and defibrillation are both applied within 3 to 5 minutes of a cardiac arrest, survival rates can exceed 50 to 70%. That window is achievable with an AED in your building. It is not achievable waiting for an ambulance.
Is It Mandatory?
Not yet, but the direction of travel is clear.
There is currently no mandatory requirement under NSW legislation for residential strata schemes to install AEDs. However:
- South Australia has already enacted the Automated External Defibrillators (Public Access) Act 2022, mandating AEDs in certain buildings and facilities.
- In NSW, the Automated External Defibrillators (Public Access) Bill 2024 has been introduced to Parliament, proposing mandatory installation in specified building types.
- AEDs are already compulsory in commercial buildings under Work Health and Safety legislation. Residential strata is increasingly being viewed through a similar lens.
Owners corporations that install AEDs proactively will be ahead of any future compliance deadline and more importantly, will have done the right thing for their community long before legislation requires it.
The Owners Corporation’s Duty of Care
While AEDs aren’t yet mandatory, an owners corporation has a broad duty of care to maintain safe common areas for residents, visitors and contractors. Courts and tribunals increasingly look at whether an organisation took ‘reasonably foreseeable’ steps to protect life.
In a building with a known older demographic, or with shared amenities like a gym or pool where the risk of a cardiac event is higher, the absence of an AED is increasingly difficult to justify, particularly as these devices become more widely known and more affordable.
A critical point on maintenance An AED that is installed but left unmaintained, with expired pads or a dead battery, provides no protection and may actually represent a liability, as it creates a false sense of security. Any AED program must include a proper maintenance and compliance regime. An AED on the wall with a current service record is an asset. One that hasn’t been checked in three years is a risk. |
How Many AEDs Does Your Building Need and Where Should They Go?
Medical guidelines recommend that a defibrillator should be accessible within 3 minutes of a cardiac arrest. This ‘three-minute access rule’ accounts for the time needed to recognise the emergency, call Triple Zero, retrieve the AED, and begin treatment.
The number of devices needed will depend on the size and layout of your building. As a general guide:
| Building Size | Recommended AEDs | Suggested Locations |
| Small (10 to 40 lots) | 1 AED | Building foyer or main entry |
| Medium (40 to 100 lots) | 2 AEDs | Main foyer plus lifts or common area |
| Large (100+ lots) | 1 per building lobby plus additional near amenities | Foyer, gym, pool, community spaces |
AEDs should be prominently signed and accessible at all times, including outside business hours. It is also worth registering the device on a public AED registry so that emergency services can direct bystanders to the nearest device if needed.
What Does Running an AED Program Actually Involve?
Purchasing the device is just the first step. A responsible AED program covers the following:
Device selection. AEDs should be approved by the Therapeutic Goods Administration (TGA). A quality device typically carries a 10-year warranty and is fully automated, no prior training is needed to operate it.
Secure storage. Devices should be housed in a clearly signed, alarmed cabinet appropriate for the environment. Alarmed cabinets deter misuse while ensuring the device is immediately identifiable in an emergency.
Annual maintenance. AEDs must be regularly tested and serviced, at minimum annually, by a qualified technician. Electrode pads and batteries have expiry dates and must be proactively monitored and replaced.
Resident awareness. Residents and committee members benefit from basic familiarisation with the AED’s location and how to use it. Many suppliers offer familiarisation videos or on-site briefings as part of their service.
Records and audit trail. Service records, compliance documentation and test reports should be kept on file. In the event of an emergency or any legal inquiry, these records demonstrate that the owners corporation met its duty of care.
How Is It Funded?
An AED and its ongoing maintenance are a legitimate common property expense. They can be funded through the administrative fund, subject to a resolution of the owners corporation at a general meeting.
Given that AED devices typically have a 10-year lifespan, the annualised cost per lot is modest in the context of a building’s overall safety expenditure. For committees considering the proposal, the key question is not simply the cost, it is the value of being prepared.
As with public liability insurance, fire safety systems and CCTV, an AED is part of a responsible safety infrastructure for any community. The cost of not having one, in the worst case, is far greater than the cost of installation.
What You Can Do
Whether you’re a committee member with the power to put this on the agenda, or a lot owner who wants to see it happen, the path forward is straightforward.
If you’re a lot owner, you can request that the committee consider an AED installation at the next general meeting. You don’t need to be on the committee to raise the topic — any owner can submit a motion for inclusion on the AGM agenda.
If you’re a committee member, the questions below are a good starting point for a conversation with your fellow members:
Questions for Your Committee to Raise at the Next AGM Does our building have a significant proportion of older residents or people with known health conditions?What is the estimated ambulance response time for our area? Are there common areas such as gyms, pools or function rooms where a cardiac event is more likely? Do we currently have a cardiac emergency response plan? Have we considered our duty of care obligations in the event of a cardiac emergency on common property? |
Frequently Asked Questions
Do I need medical training to use an AED?
Do I need medical training to use an AED?
No. Modern AEDs are designed to be used by anyone. The device provides clear, step-by-step voice instructions and will only deliver a shock if it detects one is needed. Bystanders with no medical background use them successfully every day.
Can a strata scheme be held liable if it doesn't have an AED?
Can a strata scheme be held liable if it doesn't have an AED?
While there is no mandatory requirement for AEDs in NSW residential strata at present, an owners corporation has a broad duty of care to maintain safe common areas. In a building where the risk of cardiac events is foreseeable — for example, in a building with a significant older population or shared gym facilities — the absence of an AED could be scrutinised in the event of an incident. This is a conversation worth having with your strata manager or legal adviser.
How much does an AED cost?
How much does an AED cost?
Quality TGA-approved AEDs generally range from around $1,500 to $3,000 for the device, plus the cost of a cabinet and annual servicing. Spread over a 10-year lifespan and across the number of lots in a building, the per-lot cost is typically modest. Your strata manager can help you obtain quotes and frame the proposal for a general meeting.
How do we get an AED approved by the owners corporation?
How do we get an AED approved by the owners corporation?
An AED can be funded through the administrative fund and approved by an ordinary resolution at a general meeting or AGM. Any lot owner can submit a motion requesting the committee consider the proposal. Speak to your strata manager about how to put it on the agenda.
What happens if the AED is used and something goes wrong?
What happens if the AED is used and something goes wrong?
In Australia, Good Samaritan legislation provides protection to bystanders who act in good faith in an emergency. Using an AED in an attempt to save someone’s life is considered a good faith action. The device itself will only deliver a shock when it detects a life-threatening rhythm, so it cannot cause harm to someone who doesn’t need it.
Can we register our AED so emergency services know it's there?
Can we register our AED so emergency services know it's there?
Yes, and it’s a good idea to do so. Registering your AED on a public registry means that Triple Zero call-takers can direct bystanders to the nearest device during an emergency, even if they don’t know the building. Ask your supplier about registration options when you purchase.
| Want to raise this at your next AGM? Talk to your Jamesons strata manager about how to put an AED proposal on the agenda. Get in touch at customercare@jamesons.com.au |
This article is provided by Jamesons Strata Management for general information purposes. It does not constitute legal or medical advice. Owners corporations should seek independent legal or safety advice before making decisions regarding AED installation or compliance obligations.
