Internet and telecommunications in townhouse strata are usually simpler than apartments. Each townhouse normally gets its own NBN connection. The lead-in cable from the street is generally NBN Co's, the cabling inside your lot is yours, and any shared common-property infrastructure is the owners corporation's.

What we're talking about

Telecommunications in a townhouse scheme can include:

Typical position

Usually owner

  • NBN connection box inside the lot (NBN Co owned but inside your lot)
  • Internal data cabling and phone points
  • Your modem, router, Wi-Fi equipment
  • Internet service plan with your retailer
  • Individual TV aerial on your roof (if you added it)
  • Damage caused by your equipment

Usually OC

  • Common-property pits, conduits and shared cabling
  • Cabling serving more than one lot
  • Common roof-mounted TV aerial (if the scheme has one)
  • Common-area Wi-Fi (rare in townhouse schemes)
  • Cabinets or panels in common areas

Often grey

  • The "lead-in" cable from the street to your lot
  • Satellite dishes mounted on common property
  • Old internal phone wiring left over from copper days
  • Repairs after NBN Co works damage common property
  • 5G antennas or boosters on common roofs

⚠ Townhouse vs apartment NBN

Apartment buildings often have complex "Multi-Dwelling Unit" (MDU) infrastructure — shared cabling pulled through risers from a common comms room to individual units. Much of that is common property.

Townhouses are usually simpler. Each townhouse typically gets a dedicated NBN service from the street, similar to a standalone house. Common-property infrastructure may be limited to the pit at the front of the scheme and the conduit runs to each lot.

The same s4 test applies though: cabling serving more than one lot is common property.

Grey areas and common disputes

NBN installation in older schemes

Older townhouse schemes may need new cabling or pit work to bring NBN to each lot. NBN Co has some statutory rights under the Telecommunications Act 1997 (Cth) to install infrastructure, but the OC should be consulted and any reinstatement of common property properly carried out. If you're connecting NBN for the first time and digging or drilling is involved, talk to the strata manager.

TV aerials and satellite dishes

If you want a personal aerial or satellite dish:

If there's a common TV aerial on the building, the OC maintains it. Replacement or upgrade is an OC decision.

Damage caused by NBN Co or telco works

If a carrier (NBN Co, Telstra, etc.) damages common property — garden, paving, fence — during installation or repair work, they're generally liable to make good. Your strata manager should follow up with the carrier directly. Don't try to handle this yourself — telecommunications carriers have their own dispute processes.

Wi-Fi for the whole scheme

Some larger townhouse schemes have considered scheme-wide Wi-Fi. It's rarely cost-effective for small schemes, but if it's been done, the infrastructure is common property. Replacement of equipment, upgrade to faster speeds, and changes to the service all need OC decisions.

Old copper landline cabling

Almost all copper landlines have been disconnected since the NBN rollout. The wires are still in the walls, but they don't carry anything. They can be ignored unless you're doing renovations and want them removed.

Carriers have statutory rights

The Telecommunications Act 1997 (Cth) and the Telecommunications Code of Practice give telecommunications carriers (including NBN Co) some rights to install and maintain infrastructure on private land — but they must give notice and minimise impact. Owners corporations can't simply refuse access if a carrier is acting within those rights, but they can require proper communication, reinstatement, and a by-law for anything that goes beyond standard installation.

Practical next steps

  1. For internet issues, start with your retailer (Telstra, TPG, Aussie Broadband, etc.). They escalate to NBN Co if needed. Owners deal with their retailer; OCs don't get involved in your service plan.
  2. For new connections in older schemes, talk to the strata manager before NBN Co arrives so any drilling, digging or pit work is properly approved.
  3. For new aerials, dishes or external antennas, get OC approval and a by-law if mounting to common property.
  4. For damage to common property by a carrier, document it and report it to the strata manager — let them handle the claim.
  5. For scheme-wide upgrades (new common aerial, shared Wi-Fi, fibre upgrade), it's a decision for the committee or at a general meeting.

Sources

Strata Schemes Management Act 2015 (NSW), s4 (definition of common property — wires, cables and conduits serving more than one lot are common property), s106 (strict duty to repair and maintain common property — applies to common telco infrastructure) and s108 (changes to common property require approval).

Seiwa Pty Ltd v The Owners — Strata Plan No 35042 [2006] NSWSC 1157 — strict duty principle, applies to damaged common-property cabling and conduits.

Telecommunications Act 1997 (Cth) — carrier powers and immunities.

Telecommunications Code of Practice 2021 — carrier obligations during installation and maintenance.

NSW Fair Trading — Strata living and dispute resolution guidance.

This isn't legal advice. NBN and telecommunications matters in strata can involve federal carrier legislation as well as the SSMA. For most owners, the practical answer is: deal with your retailer for service issues, talk to the strata manager before adding external equipment, and let the OC handle anything involving common-property infrastructure.
AH
Alan Hunter
Licensee in Charge, Townhouse Strata · Class 1 Strata Manager