Body corporate security in Brisbane.

For most Brisbane body corporate schemes, the right starting layer is overnight mobile patrols of common areas, basements, and grounds, combined with documented common-area CCTV and clear common-area access control. Larger or higher-profile buildings add daytime concierge for visitor management and parcel handling. The contract should be 12 months with a 30-day for-cause termination clause and a 60 to 90-day no-cause clause, so the committee retains real leverage if the service drops.

Where loss and risk actually concentrates

Across the Brisbane schemes we work with, the consistent risk patterns are: overnight basement intrusion (vehicle break-ins, package theft from cars), tailgating at the main lobby entry, loitering in common areas, and resident complaints about contractor or visitor behaviour. Less often but more seriously: deliberate damage to common property, after-hours pool or gym misuse, and graffiti.

A security program that doesn't address all four of those is solving the wrong problem.

Mobile patrols: the right starting layer

For small to mid-size complexes (under roughly 80 lots, no concierge brief), randomised overnight mobile patrols cover the bulk of the risk at sensible cost. A typical scope:

• Three to five patrol passes between 10pm and 6am, timing randomised so a pattern can't be learned.
• Each pass includes a walk through every basement level, the main lobby, gym/pool areas, and the bin enclosures.
• A written report into a shared email or strata portal at end of shift, with photos of anything flagged.
• A nominated contact for the building manager when something needs immediate attention.

More on mobile patrols.

Concierge: when it earns its keep

Onsite concierge is the right call for larger buildings (typically 100+ lots), high-end or high-profile complexes, and buildings with significant short-stay or visitor traffic. The role is half security, half hospitality: visitor screening, parcel management, contractor sign-in, lift access for movers, and a steady point of contact for residents.

Concierge isn't a guard at a desk. It's a trained customer-facing role with security responsibilities, and the cost reflects that. Most schemes that need concierge also need overnight patrols on top, because concierge typically runs daytime to early evening only. See static guards & concierge.

Common-area access control

The single highest-leverage non-personnel investment for most Brisbane schemes is bringing common-area access control out of the legacy era. If your building still runs on 125 kHz fobs, every resident knows someone who's been able to copy one at a kiosk. Moving to encrypted credentials closes that off and removes the slow administrative cost of replacing keys after a resident exit.

See access control and our companion explainer access control systems explained.

Common-area CCTV done properly

CCTV in body corporate common areas is permitted in Queensland but requires a written policy. The committee should be able to point to a documented policy that covers:

• Which areas are covered (common property only, never inside a lot).
• Signage at every entry warning of CCTV recording.
• Retention period (30 days is the common standard).
• Named people authorised to access footage and the request process for residents and police.
• How footage requests are logged.

Without a policy, the system is still legal but the committee carries unnecessary risk if a resident or contractor disputes how footage was used. We supply a template policy with every install.

What the contract should include

• Scope as a schedule: patrol cadence, areas covered, reporting, response time, what's specifically excluded.
• Term: 12 months default. Avoid 24+ months unless paired with a price-review clause.
• Termination: 30 days for cause, 60 to 90 days without cause. Protects the committee if service quality drops.
• Licence and insurance disclosure: firm licence number, current public liability certificate, workers compensation.
• Subcontracting policy: declared up front, in writing.
• KPI / reporting cadence: monthly summary, not just incident-by-incident emails.

Common mistakes we see

• Signing a 3-year contract with no price-review clause and being locked into a service that no longer fits.
• Patrolling on a fixed schedule so anyone watching the building learns the pattern.
• No written CCTV policy until a resident dispute forces one.
• Keeping legacy 125 kHz fobs and re-cutting keys every time a resident leaves.
• Hiring on price only and discovering the bid was viable because the firm subcontracts every shift.

For the underlying vetting checklist, see how to vet a security company in Queensland.

How we work with committees

Free site walk with a nominated committee member or the building manager, followed by a written proposal that lays out the recommended scope, the price, and the alternatives at lower and higher levels. We're happy to present at a committee meeting, in person or by video.

Brisbane areas we cover most often for body corporate work: Brisbane CBD, Fortitude Valley, Indooroopilly, Milton, Toowong.

Get a written scope

Tell us about the complex (lot count, layout, existing systems, current incidents). We'll do the site walk and come back with a costed proposal. Request a site visit → or call 0414 829 850.

Published 21 May 2026 · Anthony Tupper, Founder · Tupper Security Services holds Queensland Security Firm Licence (Class 1) #4572076.