Body Corporate Melbourne: What First-Time Apartment Owners Must Know

Buying your first apartment in Melbourne? Congrats. It’s a big step. But here’s the thing—owning an apartment isn’t the same as owning a house. You don’t just buy four walls and a roof. You join a shared space. And that comes with rules, costs and a whole new system you’ll need to understand.

Understanding how a body corporate in Melbourne operates is essential before you commit to your first apartment. This guide breaks it all down so you know exactly what you’re signing up for.

What Is Body Corporate?

In simple terms, a body corporate (or owners corporation in Victoria) manages common property in apartment buildings, townhouses or multi-unit blocks.

That means the walls between you and your neighbour, the lift, the lobby, the garden—stuff everyone uses but no one owns outright. The body corporate exists to take care of it all.

Here’s what it usually covers:

• Maintenance and repairs of shared areas
• Insurance for the building
• Rules (called by-laws) everyone must follow
• Budget planning and fee collection
• Dispute resolution between owners or tenants
  

It’s a legal structure. And when you buy in, you automatically become part of it. You don’t have a choice. That’s why it’s key to understand what’s involved.

To better understand what tasks are handled behind the scenes, Melbourne’s body corporate responsibilities explained breaks down the core duties every owner should know.

What Does the Body Corporate Do?

Think of the body corporate as a mini council. It doesn’t run your life, but it keeps the building running.

Each building has its own committee, usually made up of owners. They make decisions, enforce rules and hire services like cleaners, gardeners or plumbers.

Here’s what they handle on your behalf:

• Organising annual general meetings (AGMs)
• Reviewing maintenance plans
• Hiring strata managers (if the committee doesn’t want to DIY)
• Making decisions on upgrades (like solar panels or security)
  

The day-to-day stuff? That’s where a strata manager comes in. They do the admin work, chase up unpaid fees, handle complaints and manage contractors.

Many first-time buyers can benefit from demystifying how body corporate works, which unpacks the key roles in everyday language.

What Are My Rights and Responsibilities?

Once you’re in, you’re not just a resident. You’re a stakeholder. You get rights—but you also take on duties.

Your rights:

• Vote at meetings
• Access financial records
• Raise concerns
• Nominate for the committee
  

Your responsibilities:

• Pay levies on time
• Follow building rules
• Keep noise and disruptions down
• Notify if you’re renting out your place
  

If disputes pop up, like noisy neighbours or blocked access, you can go through internal resolution channels. If that fails, you might need to go to VCAT.

If you’re unsure what falls under your control or what you must follow, your rights and responsibilities as an apartment owner are clearly laid out in plain terms.

How Are Levies Calculated?

Levies are your share of the running costs. Think of them like council rates for shared living.

They usually fall into three buckets:

1. Administrative fund – pays for everyday things like cleaning and minor repairs
2. Maintenance (sinking) fund – sets aside money for big-ticket items like roof replacements
3. Special levies – raised when something unexpected or expensive comes up
   

How much you pay depends on your lot entitlement. That’s a fancy term for how big your apartment is or what share of the building it takes up.

Let’s say you own 10% of the total building. You’ll pay 10% of the annual fees.

Fees vary. A small block might be $1,000 a year. A complex with lifts, gyms and pools? Could be five times that.

Who Makes the Rules?

Body corporates follow both state laws and internal by-laws. The big rules come from Victoria’s Owners Corporations Act 2006. But every building adds its own layer.

By-laws can include:

• Pet policies
• Noise rules
• Smoking bans
• Short-stay rentals
  

When you buy, you should get a copy of the rules. Read them. Some might be strict. Others more relaxed.

Want a dog? Planning to rent your place on Airbnb? Better check first.

Some rules can be challenged at VCAT if they seem unfair or too harsh. But most are there to keep peace and protect everyone’s investment.

Can I Join the Committee?

Yes, and you should think about it. Committees shape the vibe of the building. They make decisions that affect safety, value and community.

If you want more say:

• Attend AGMs
• Nominate yourself or support others
• Ask for meeting minutes to stay in the loop
  

It’s not a full-time job. Most committees meet a few times a year. You can vote on upgrades, maintenance and which tradespeople get hired.

You don’t need to be an expert. Just someone who cares.

Real Case Study: Avoiding Disaster Through Smart Planning

In 2022, a mid-sized block in Brunswick East caught a lucky break. A resident noticed water pooling in the underground garage. Instead of ignoring it, they raised it with the committee.

The body corporate acted fast. A plumber found a cracked pipe under the concrete slab. Repairs would cost $85,000.

Luckily, their sinking fund had $120,000 ready. No special levies. No angry emails. No damage to property values.

That’s the power of a good maintenance plan and a switched-on committee.

Without it? They’d be scrambling for cash or calling in emergency loans.

Trends Shaping Body Corporates in Melbourne

Body corporates aren’t stuck in the past. They’re evolving with how we live.

Here’s what’s changing:

• EV charging stations – more owners want electric vehicle access
• Sustainable upgrades – think solar panels and green roofs
• Digital tools – strata software now handles payments, maintenance logs and communication
• Short-stay pressure – some buildings are pushing back against Airbnb-style lets
  

Many of these trends are reshaping how levies are used and what new owners expect from their buildings. Strata managers need to be flexible. Committees need to think long-term.

Future Implications for First-Time Buyers

If you’re buying today, you’re stepping into a new kind of ownership.

Here’s what to watch for:

• Will your building support remote work setups (like fast Wi-Fi in common areas)?
• Can your building handle future EV needs?
• Will fees stay stable or rise as the building ages?
  

More buyers want transparency and better communication. That means smarter strata managers, better apps, and clearer budgeting.

If you’re active in the body corporate, you’ll help shape how the building responds to these needs.

Frequently Asked Questions

1. What’s the difference between a strata manager and the body corporate?
The body corporate is the legal group made up of all lot owners. The committee makes decisions, sets rules and votes on big-ticket items.

A strata manager is a professional you hire to carry out those decisions. They’re like a personal assistant for the building. They don’t make rules. They follow them.

A good manager will:

• Prepare financial reports
• Handle maintenance calls
• Organise meetings
• Keep everything legal
  

Think of the body corporate as the brains. The manager is the hands.

2. Can I refuse to pay my body corporate fees?
No, not without consequences. When you buy in, you agree to pay levies.

If you don’t:

• Interest may be added
• Legal action can follow
• You may lose voting rights at meetings
  

If you’re struggling to pay, speak to the committee or manager early. Some may offer payment plans. Ignoring it only adds cost and stress.

3. How do I know if a body corporate is well run before I buy?
Good question. Check the section 32 and the owners corporation certificate. This will show:

• Past budgets
• Current debts
• Rules and disputes
• Insurance coverage
  

Also look for:

• Active committee members
• Regular meetings
• Up-to-date maintenance plans
  

Ask around. Knock on a few doors. See if people seem happy or frustrated. A poor body corporate can drag down property value fast.

4. Are pets allowed in apartments with body corporate?
Depends on the by-laws. Some buildings ban pets outright. Others allow them with written approval.

Victoria law changed recently to make it harder to refuse pets without a solid reason. But that doesn’t mean your chihuahua can walk in unchallenged.

Always check the rules before you buy or adopt. And make sure your neighbours won’t complain about noise or mess.

5. What happens if my neighbour breaks the rules?
You’ve got options. Start by having a polite chat. Often, people aren’t aware they’re causing an issue.

If that fails:

1. Report it to the strata manager
2. Send a formal complaint to the committee
3. If needed, escalate to VCAT

Don’t try to “get back” at them. Keep records and follow the proper steps. That shows you’re acting in good faith, which helps if the issue gets legal.

Be a Smart Owner from Day One

Owning an apartment in Melbourne means more than buying a place to sleep. You’re investing in a small community. The building’s health affects your property’s value, liveability and long-term peace of mind.

Know the rules. Get involved. Ask smart questions. And pick a place where the body corporate in Melbourne runs smooth. For expert guidance, fair management and a trusted partner in ownership, visit  Keystone Strata Group. Your apartment’s future starts here.

To learn more, please call us today on (03) 9007 2572 or leave an enquiry.