If you live in a body corporate property, you have probably seen how quickly small issues can become bigger problems. One resident parks in the wrong spot. A pet causes complaints. Levies increase without a clear explanation. Before long, the Committee is dealing with frustrated owners and questions about what should happen next.
In Victoria, many people still say body corporate, although the legal term is owners corporation. This article uses both terms to explain the most common issues, what usually causes them, and how Committees can handle them before they turn into bigger disputes.
Key Takeaways
- Common body corporate issues usually involve shared spaces, noise, pets, parking, fees, maintenance, and communication.
- Most issues are easier to manage when the Committee understands the rules, keeps clear records, and acts early.
- A capable body corporate manager should help the Committee follow the right process, not leave problems to drift.
- If the same issues keep repeating, it may be a sign that the building needs better guidance and follow up.
What are the most common body corporate issues in Victoria?
Most body corporate issues come from the same few pressure points: shared property, shared costs, shared responsibilities, and different views about what is reasonable.
The most common issues are covered below, along with practical ways Committees and residents can handle them before they become larger disputes.
1. Pet ownership
Owning pets in a body corporate building or community is a responsibility that should be managed carefully so residents can live together with peace of mind.
However, some residents may have concerns about pets living in the same complex, including:
- allergies
- noise complaints
- mess in shared areas
- pest issues
- pets entering private spaces or restricted common areas
In some cases, people are also not fond of animals living in shared spaces.
Prevention: Keep a close eye on your pets and prevent potential inconveniences. Pet owners should clean up after their pets, keep them under control on common property, and be considerate of neighbours.
A competent body corporate manager can also help by guiding the Committee through the right process, helping residents communicate clearly, and working towards a fair outcome.
2. Conflicts with parking spaces and rules
Some residents or visitors may block parking access or use a parking space without permission. This can cause inconvenience, especially where parking is already limited.
Although some people will move their cars when asked, others may not respond as quickly.
Prevention: The first step is usually to politely ask the person to relocate their car. If that does not work, the matter may need to be raised with the body corporate manager or Committee.
Depending on the owners corporation rules, parking issues may be treated as a breach of the rules.
Residents should also avoid:
- blocking emergency exits
- using visitor parking as a private space
- parking in another resident’s allocated space
- blocking driveways, garages, or access points
Following the parking rules helps prevent disputes and keeps access safe for everyone.
3. Smoke drift in apartment blocks
Smoke drift from balconies, windows, or common areas can affect nearby residents and lead to complaints.
Prevention: Residents should be mindful of where smoke may travel and take reasonable steps to reduce the impact, such as closing doors and windows, avoiding shared entrances, or changing where smoking occurs.
If the issue continues, the body corporate manager can help the Committee review the owners corporation rules and follow the right complaint process.
4. Modifying common property, renovations, and building issues
Renovations and building works can improve a lot or shared property, but they can also create issues around noise, dust, access, safety, and damage to common areas.
Building issues such as water ingress, leaks, cladding concerns, or other defects may need proper investigation and specialist advice.
Prevention: Residents should check whether approval is needed before starting work, especially if it affects common property, shared services, external appearance, structure, or other lots.
The body corporate manager should help the Committee notify residents about work schedules, access changes, and any rules that apply.
5. Noise control and noisy neighbours
Body corporate residents live close to each other, so noise from music, parties, pets, machinery, hard flooring, or short stay guests can quickly become a concern.
Prevention: Residents should be considerate of neighbours and keep a record if noise becomes ongoing, including dates, times, and what happened.
A respectful conversation may resolve the issue early. If it continues, the body corporate manager can help the Committee follow the owners corporation rules and complaint process.
6. High body corporate fees
Body corporate fees may increase because of insurance, repairs, maintenance, essential services, utilities, contracts, or unexpected building issues.
High fees are not always a sign that something is wrong, but owners should be able to understand where the money is going.
Prevention: The Committee should regularly review budgets, service contracts, maintenance costs, and financial reports.
Clear budget explanations help owners understand fee increases and reduce confusion or disputes.
7. Levy arrears
Levy arrears occur when lot owners fall behind on owners corporation fees. This can affect the budget and make it harder to pay for insurance, repairs, maintenance, and regular services.
Prevention: The owners corporation and manager should act early by following the correct notice process, keeping records, reporting arrears to the Committee, and escalating the matter when needed.
The approach should be fair but firm, as the owners corporation still needs enough funds to meet its obligations.
If issues keep repeating despite the Committee’s efforts, it may be worth taking a closer look at whether the building is getting the right level of guidance and follow up.
8. Electing a proactive Committee
A proactive Committee is important to the successful running of any body corporate. The manager can guide and administer, but the Committee still needs to give clear instructions and make informed decisions.
Prevention: Lot owners should vote for reliable candidates who will stay engaged, review information, ask questions, document decisions, and follow up unresolved items.
When the Committee is inactive or divided, even simple issues can take longer to resolve.
9. Disagreement or poor advice from the body corporate manager
Disagreements can happen between the Committee and the manager. The concern is when advice is unclear, delayed, inconsistent, or not supported by the right process.
Poor advice can cost the owners corporation time and money, especially when dealing with defects, disputes, contracts, insurance, levies, or manager appointments.
Prevention: Committees should ask for important advice in writing and keep records of what was requested, what advice was given, and what action was taken.
If the same issues continue, the Committee can assess whether the problem is isolated or part of a broader service issue.
10. Replacing and changing the body corporate manager
Changing the body corporate manager is not always the first step. However, if the current manager is not responding, giving clear advice, or helping the Committee resolve ongoing issues, it may be time to review the arrangement.
Prevention: Before replacing a manager, the Committee should review the current management contract, notice periods, termination requirements, contract expiry date, service issues, support needs, and handover process.
Proper due diligence helps the Committee avoid choosing the wrong replacement and needing to go through the process again later.
When do body corporate issues point to a management problem?
Every body corporate has issues from time to time. The concern is when complaints, decisions, or follow ups keep drifting without clear guidance.
A management issue may be present when:
- complaints are acknowledged but not followed up
- meeting actions keep rolling over
- fee increases are not clearly explained
- the Committee is unsure what has been approved
- contractors are not being properly managed
- disputes become more personal because the process is unclear
If this keeps happening, the Committee may need to consider whether the current manager is helping the building move forward.
Need help managing ongoing body corporate issues?
Body corporate issues are easier to manage when the Committee has clear advice, proper records, and steady follow through.
If your building is dealing with repeated problems, Change Body Corporate can help you review the current management arrangement and understand what changing managers may involve.
