Who's Responsible for NBN & Telecommunications? NSW Townhouse Strata Guide

Internet and telecommunications in townhouse strata are usually simpler than apartments. Each townhouse normally gets its own NBN connection. Your own equipment and service are yours, and shared common-property infrastructure is the owners corporation's.

What we're talking about

Telecommunications in a townhouse scheme can include:

The NBN connection (FTTP, FTTC, HFC, FTTN — varies by area)
NBN equipment (network termination device, connection box) inside each lot
Internal phone and data cabling within each lot
The modem and router
Common TV aerials or satellite dishes
Individual aerials on lot roofs
Old copper line telephone infrastructure (legacy)

Typical position

Usually owner

Your service and the connection box inside your lot (faults go via your retailer)
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 rule applies though: shared cabling, and cabling inside the wall or floor structure, 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. The OC should be consulted before work starts, and any common property disturbed should be properly reinstated. 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:

Mounted on the common-property roof or external wall = touches common property = needs approval first — ask us which route applies
Free-standing inside your courtyard (lot property) = generally OK, but visibility and aesthetics may still raise issues

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, report it. Your strata manager should follow up with the carrier directly to get it made good — don't try to handle this yourself.

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.

Talk to us before work starts

If a carrier wants to install or upgrade infrastructure on common property, let the strata manager know before work starts. We'll deal with the carrier on the OC's behalf, agree how the work is done, and make sure the common property is reinstated afterwards.

Practical next steps

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.
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.
For new aerials, dishes or external antennas, get approval first if mounting to common property.
For damage to common property by a carrier, document it and report it to the strata manager — let them handle the claim.
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 Development Act 2015 (NSW), s4 (definition of common property) and s6 (lot boundaries).

Strata Schemes Management Act 2015 (NSW), s106 (duty to repair common property), s108 (alterations to common property), s110 (minor renovations).

The owners corporation's duty to repair common property is strict (s106; Seiwa Pty Ltd v Owners Strata Plan 35042 [2006] NSWSC 1157).

NSW Fair Trading — Strata living and dispute resolution guidance.

This isn't legal advice. NBN and telecommunications matters in strata can involve rules outside strata law 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.

Alan Hunter

Licensee in Charge, Townhouse Strata · Class 1 Strata Manager

NBN & Telecommunications — Who's Responsible?