Parcel Lockers for Small Strata and Townhouse Complexes

“We are a small strata with 8 to 40 lots, no building manager and no concierge. Is a parcel locker realistic for us?” Yes, but a small scheme has to be more careful than a big one, because the cost is shared by fewer owners and the parcel problem is smaller. The usual answer for a small complex is a small bank of about 8 to 12 cells, run by the software with a committee member as the only admin. This page covers whether it is worth it, what it costs per lot, how to run it without staff, and the approval steps for a self-managed scheme.

Is it worth it? Four questions

1. Are parcels going missing or being left in the open? If yes, a locker solves a real problem.
2. Are residents often out when couriers come? Working households and frequent travellers benefit most.
3. Do couriers currently leave parcels at the wrong door or at the letterboxes? A locker gives them one place to deliver.
4. Is anyone willing to be the admin? Someone needs to add new residents and help with the occasional lockout.

If you answered no to the first three, a locker is probably not worth the cost yet. Larger letterboxes or delivery instructions might do.

What it costs per lot

A small bank of about 10 cells with a courier touchscreen typically comes in at a few thousand dollars, roughly A$3,000–7,000 ex GST. A building system of 50–100 cells is roughly A$12,000–30,000 ex GST. On top of that there is a flat monthly software fee of around A$150 per building, with no per-parcel or resident fees. Delivery and installation are quoted per site, and your quote fixes the price.

For a small complex, the small-bank figure is the relevant one. Here is how it spreads, very roughly, in the first year including software but before delivery and installation:

Lots	Small bank, roughly	Per lot, first year, very roughly
10	A$3,000–7,000 + software	A$480–880
20	A$3,000–7,000 + software	A$240–440
40	A$3,000–7,000 + software	A$120–220

After the first year, only the software (around A$150 a month for the building) continues, which is about A$45–180 per lot a year across 10 to 40 lots. Your quote fixes the actual figures.

Sizing a small bank

Small complexes rarely need more than one column or two. A typical start:

• 6 to 8 standard cells for satchels and small boxes;
• 2 to 3 large cells for cartons;
• 1 oversize cell if residents order bulky items.

Count parcels for a week before deciding. Parcel locker sizes has the full rule.

Running it without a building manager

Task	Who does it	How often
Add a new resident or tenant	Committee member or strata manager, in the portal	When someone moves in
Remove a departed resident	Same	When someone moves out
Open a door for a locked-out resident	Same, from the portal on a phone	Rarely
Remind residents about old parcels	The software, automatically	Daily
Report a fault	Admin, by email to us	Rarely

Tenants change more often than owners, so ask managing agents to tell the admin when a tenant leaves.

Approval for a small or self-managed scheme

A locker on common property usually needs a resolution at a general meeting. The type depends on your state: in NSW a special resolution under section 108, in Victoria a special resolution for a significant alteration, and in Queensland it depends on cost against the lot-based limits. Our strata guide sets out each with sources. Self-managed schemes should record the motion wording and the vote in the minutes, and keep the quote with the records.

Where the bank goes in a small complex

Small complexes often have no lobby. Common spots are beside the letterbox bank, under a carport or at the front gate. If the spot is open to the weather, you need an outdoor-rated cabinet.

Where this is the wrong answer

• Fewer than about five parcels a day arrive and none go missing. The software fee is hard to justify. Larger letterboxes or a shared parcel shelf in a locked meter room may be enough.
• No one will be the admin. A locker with an out-of-date resident list sends codes to people who have moved out. Agree on an admin first.
• The scheme has no budget this year. Raise it at the next AGM with a quote attached rather than buying something too small.

Related situations

• Outdoor parcel lockers, for townhouse sites with no lobby
• Unattended buildings, for courier access when no one is on site
• Parcel theft in apartment buildings
• Strata approval and funding

Frequently asked questions

Is a parcel locker worth it for a small strata of 10 or 20 lots?

It can be, but run the numbers. A small bank of about 10 cells with a courier touchscreen typically comes in at a few thousand dollars, roughly A$3,000–7,000 ex GST, plus a monthly software fee of around A$150 for the building. Spread over 20 lots that is a few hundred dollars per lot in the first year. It is worth it when parcels are going missing or piling up; it is not worth it if residents are usually home or parcels are rarely a problem.

Who manages the parcel locker if we have no building manager?

The software does most of it: couriers deliver at the touchscreen, residents get codes by SMS or email, and reminders go out automatically. Someone, usually a committee member or the strata manager, needs portal access to add and remove residents and to open a door if a resident is locked out.

Can a self-managed strata scheme buy parcel lockers?

Yes. The owners still need to pass the right resolution for an alteration to common property, keep the decision in the minutes, and decide which fund pays. A self-managed scheme has no strata manager to check the paperwork, so confirm the resolution type with your state’s strata guidance.

How many cells does a 20-lot complex need?

Count parcels for a week first. Small complexes often receive fewer than ten parcels a day, so a bank of about 8 to 12 cells, mostly standard size with two or three large, is a common starting point. The cabinet is modular, so cells can be added later.