No, your body corporate hasn’t issued an official “no singing in the shower” directive, not yet, anyway. But the way some people want body corporate powers to expand, it sometimes feels like that’s exactly where things are heading.
In strata living, there are many rules. Yet the one rule consistently ignored is the law of unintended consequences.
Once you start giving Committees broader powers to police private behaviour behind closed doors, you create a slippery slope that doesn’t stop at Airbnb. It may creep into daily life: your routines, your guests, your personal space.
And that’s where owners need to pause and ask:
Where does this actually end?
Key takeaways:
- Committees can only regulate common property, parts of lots they maintain, and conduct that causes unreasonable interference (Owners Corporations Act 2006, Section 159).
- Disputes often blamed on short-term letting, noise, or guests usually stem from mismanagement. Overreach, unlawful by-laws, and unresponsive Committees create frustration and financial consequences for owners.
- Owners can take control by understanding their rights, spotting red flags, renegotiating contracts, and switching to professional, ethical body corporate managers.
What can a body corporate legally regulate in Victoria?
Despite the heated debate around short-term letting and “problem tenants,” a body corporate is not a private government. Its powers are limited by the Owners Corporations Act 2006, which allows regulation of:
- common property (hallways, lifts, foyers, bins, facilities)
- parts of lots maintained by the OC (e.g., some balconies)
- conduct inside a lot only when it causes unreasonable interference (Section 159 – Duties of Occupiers)
If your shower singing genuinely crosses into unreasonable interference, then yes, the OC can act.
But that is a conduct issue, not a lifestyle issue.
What a body corporate cannot regulate
Outside these boundaries, body corporates cannot and should not dictate what you do in your own home. They cannot ban:
- shower singing
- having friends over for dinner
- working from home
- burning a scented candle
- quietly practising guitar
- living with your partner
- renting your unit long-term OR short-term (unless restricted by local council planning)
These are private living choices, not community-wide issues.
Conduct vs occupancy: the real issue
Most disputes blamed on “Airbnb” or “short-term letting” are actually about behaviour, not the type of occupant.
The law already provides enforcement pathways for behaviour that interferes with others’ use and enjoyment of their property. These obligations apply equally to:
- owner-occupiers
- long-term tenants
- short-term guests
If someone hosts a 1 am party every weekend, that’s actionable. If someone quietly stays in an Airbnb and cooks dinner at 7pm, that’s not.
Reasonable interference is part of shared living. Unreasonable interference is where the enforcement tools apply.
Short-term letting: a planning matter, not a by-law issue
Victoria has thousands of active short-term rentals. If a building wants to restrict them, the correct channel is local council planning, not sweeping OC by-laws.
Committees cannot override planning laws nor should they. Expanding strata powers to control who lives in private lots creates serious risks.
When Committees overreach, owners pay the price: here’s what you should do
Community living always involves compromise, but it shouldn’t mean giving Committees free rein to control your home. The real problem behind disputes about Airbnb, noise, or guests isn’t the behaviour itself, but rather poor management.
If your Committee or manager is:
- inventing powers
- enforcing rules that aren’t lawful
- misinterpreting the Owners Corporations Act 2006
- confusing or intimidating owners
- or simply unresponsive
…it’s a sign that your building’s management needs attention. Poor management doesn’t just create frustration; it leads to unnecessary disputes, unlawful rules, and can cost owners thousands.
The solution isn’t stricter by-laws or banning residents’ choices, it’s better governance and professional management. Taking control of your body corporate’s management today ensures a fairer, more transparent, and well-run building for everyone.
How we help Victorian owners switch to a better owners corporation manager
The need for meaningful reform in the Victorian body corporate sector is clear. While there has been some progress, apartment owners are still waiting for the changes that will genuinely protect their interests and lift industry standards.
At Change Body Corporate Victoria, we remain committed to advocating for these reforms and empowering bodies corporate to take control of their management.
We recognise how challenging it can be to navigate a complex industry with little guidance or transparency. That’s why we provide practical resources and hands-on support to help you:
- Understand your rights: We offer clear, up-to-date explanations of the Owners Corporations Act 2006 and what it means for you as an owner.
- Spot the red flags: We help you identify warning signs early and avoid common pitfalls when dealing with body corporate managers.
- Negotiate better contracts: We support you in securing fair, transparent agreements and understanding your options if your current manager is underperforming.
- Find the right manager: We connect you with a network of vetted, reputable, and ethical strata managers who genuinely prioritise owners’ needs.
Reform will come, but you don’t have to wait for the industry to change before improving your building’s management.
Take action today. Contact us and let’s work together to create a fairer, more transparent, and better-managed owners corporation in Victoria.
