Building-wide pest control for Sydney owners corporations, strata managers and building managers: common property, bin rooms, car parks and individual lots.
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In apartment buildings, pests don't respect lot boundaries. German cockroaches travel through shared service risers, garbage chutes and wall cavities. Rats nest in basement car parks and bin rooms. Treating one unit at a time just pushes the problem next door, and the complaints keep reaching the strata manager.
Elite runs coordinated, building-wide programs. We treat common property on a schedule, organise lot access with residents, and report to the strata manager or committee after every visit, so the owners corporation can see what was done and why.
We work with strata managing agents, building managers and self-managed committees across Sydney, from walk-up blocks to high-rise towers, with fixed pricing that fits a strata budget.
Common property is where most building-wide infestations start, so that is where we focus first.
The number one source of cockroaches and rodents in apartment buildings. Treated and monitored every visit.
Rodent bait stations, spider treatment and checks of storage cages and plant rooms.
Crack-and-crevice treatment of common areas, lift lobbies, fire stairs and mailbox areas.
Perimeter barriers, ant and spider control, and termite checks of landscaping and retaining walls.
Treatment of the shared cavities and risers that carry cockroaches between floors.
Unit treatments organised with residents, either building-wide or on request, at a strata rate.
A general guide under NSW strata law. Always check your scheme's by-laws, and get advice from your strata manager for specific situations.
Under the Strata Schemes Management Act 2015 (NSW), the owners corporation must maintain and repair common property. Pest control of common areas, such as bin rooms, car parks, gardens, roof spaces and building structure, is generally an owners corporation cost paid from the admin fund.
Pests inside a lot, such as a cockroach problem in one kitchen, are generally the lot owner's responsibility. For tenanted units, the landlord and tenant arrangement usually decides who pays.
In practice, responsibility usually follows the source of the infestation, not where pests are seen. If the problem comes from common property, such as a bin room, shared risers, roof cavities or subfloors, a coordinated treatment approved by the owners corporation is usually the fix. Disputes that can't be settled through the strata manager or mediation can go to NCAT.
Termite damage to the building's structure usually affects common property, so termite inspections and barriers are generally an owners corporation matter. Annual inspections are often included in the capital works plan.
Talk to a licensed Sydney technician today — honest advice and a fixed quote within 30 minutes.
Cockroaches travel through risers, cavities and chutes. Untreated units keep re-infesting treated ones.
One coordinated treatment stops the cycle of residents raising the same problem at every committee meeting.
The strata manager gets one quote, one invoice and one report covering the whole building.
Well-maintained common property and a clean termite record help sales, leasing and insurance.
From the first walk-through to the committee report.
We inspect common property with the strata or building manager and identify where the problem is coming from.
A clear scope, frequency and fixed price the committee can approve, with options where they help.
NSW rules require residents to get at least 5 working days' notice before common areas are treated. We supply the notice and help get it out on time.
Bin rooms, car parks, risers, stairwells and gardens are treated and monitoring devices installed.
Units treated to an access schedule, with follow-up for any lots we couldn't reach.
The strata manager receives a report of areas treated, activity found, lots accessed and recommendations.
Pick what your building needs. Most schemes combine a common property program with an annual building-wide treatment.
| Service | What it covers | Typical frequency | Usually paid by |
|---|---|---|---|
| Common property program | Bin rooms, car parks, stairwells, gardens, risers and roof spaces | Quarterly or 6-monthly | Owners corporation |
| Building-wide treatment | Common property plus every lot we can access, organised with residents | Annually, or when infestations spread | Owners corporation (by committee decision) |
| Rodent monitoring program | Numbered tamper-resistant stations in car parks, bin rooms and perimeters | Monthly to quarterly | Owners corporation |
| Termite inspection (AS 3660.2) | Timber pest inspection of the building and grounds with a written report | At least every 12 months | Owners corporation |
| Individual lot treatment | General pest, cockroach or bed bug treatment inside one unit | As needed | Lot owner or tenant |
| Reactive call-out | Wasp nests, possums, birds or sudden activity in common areas | As needed | Owners corporation |
Responsibility can vary under your scheme's by-laws. This table is a general guide, not legal advice.
What to ask any pest controller before engaging them for a strata scheme.
Clear under the kitchen and bathroom sinks, put food and utensils away, and pick up pet bowls. Cover fish tanks. If you can't be home, arrange access with the building manager.
Treatment of a typical unit takes 20 to 40 minutes. Stay out with pets until surfaces are dry, usually a few hours, and your technician will confirm the time.
You may see more cockroaches for a week or two as they are flushed out. Don't wipe bait spots. Report ongoing activity to your building manager so we can follow up.
Tenants: report pests to your agent early. Landlords: coordinating your unit's treatment with the building-wide program is the cheapest way to fix it for good.
| Factor | Why it matters |
|---|---|
| Number of lots | Building-wide treatments are priced per building with a lower per-lot rate than one-off unit treatments |
| Common property size | Basements, multiple bin rooms, pools and large gardens add service time |
| Service frequency | Quarterly programs cost less per visit than one-off call-outs |
| Infestation level | Heavy cockroach or rodent activity may need an intensive start-up and follow-up visit |
| Access coordination | High-rise buildings with lift bookings and resident scheduling are planned into the quote |
Sydney has one of the largest strata markets in Australia, from art-deco walk-ups in Randwick and Bondi to high-rise towers in Parramatta, Chatswood, Zetland and the CBD. Older buildings often have garbage chutes and shared cavities that let cockroaches spread fast. Newer towers have basement car parks and loading docks where rodents settle in.
We tailor each building program and report in plain language the committee can act on. Need something for a single unit instead? See apartment pest control or residential pest control.
Reviewed by Ismail, Founder · NSW Pest Management licence 5122967 · Updated September 2026
NSW licence 5122967, with certificates of currency supplied to strata managers.
Clear reports and recommendations the committee can act on.
Notices, access scheduling and follow-ups, so the strata manager doesn't have to.
Routine common property servicing plus fast response when residents report a problem.
Local technicians servicing 380+ suburbs — fast.
Everything you need to know before you book. Still unsure? Call us — we're happy to help.
Get a Free QuoteStrata pest control is quoted per building. The price depends on the number of lots, the size of the common property, whether lots are included and how often you want servicing. After a walk-through you get a fixed price the committee can approve.
Generally, the owners corporation pays for pest control of common property, because it must maintain common property under the Strata Schemes Management Act 2015. Lot owners generally pay for pests inside their own lot. Check your by-laws, since some schemes set this out differently.
Not usually, if the problem is only inside your lot. If cockroaches are coming from common property, such as a bin room, garbage chute or shared risers, raise it with your strata manager. A building-wide treatment is usually the only lasting fix.
Most residential strata buildings have common property serviced quarterly or every six months, with an annual building-wide treatment including lots. Buildings with commercial tenants or bin-room problems may need monthly servicing.
The more units treated, the better the result, because untreated units can re-infest the rest. We supply resident notices, schedule access windows and return for units we couldn't reach on the day.
Under the NSW Pesticides Regulation 2017, residents of multi-occupancy buildings must get at least 5 working days' notice before pesticides are used in common areas such as gardens, roof cavities, underfloor spaces and the building exterior. Notice can go in letterboxes, under doors, by email or on the notice board. We prepare it for you.
Yes. We work directly with strata managers and building managers on quotes, approvals, access and reporting, and send them the report after every visit.
Yes. We carry out timber pest inspections of strata buildings under AS 3660.2 and install termite barriers or baiting systems where needed, with reports suitable for the owners corporation's records.
We supply our NSW pest management licence details, certificates of currency for insurance, safety data sheets, service reports and invoices addressed to the owners corporation.
Talk to your strata manager. Where pests are moving between lots or through common property, a coordinated building-wide treatment is usually the only lasting fix. Our report can record where activity was found to help the committee decide who is responsible.
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