Living in a unit, townhouse, or apartment governed by a Body Corporate (or Owners Corporation) on the Sunshine Coast offers incredible perks: shared amenities, reduced maintenance worries, and a beautiful coastal lifestyle. However, shared living also comes with shared responsibilities and, inevitably, occasional challenges.
At Sunstate Strata, based right here in Marcoola, we manage body corporate communities on the Sunshine Coast and have seen firsthand the issues that cause the most friction among residents. Understanding these common pitfalls and the correct legal processes to resolve them is the first step toward a more harmonious community.
Noise and Behavioural Disputes
Without a doubt, issues related to noise and general behaviour are the most frequent cause of complaints in strata living. What one resident considers ‘normal’ volume, another might find disruptive, especially in tightly packed residential complexes.
Common problems include late-night parties, loud music, running children, or the persistent barking of a beloved pet. Every Body Corporate has by-laws designed to regulate noise between certain hours, but enforcement can be tricky. The key for residents is to try a friendly, direct conversation first. If that fails, formal complaints must be made through the committee or your Body Corporate Manager, Sunstate Strata, so that the by-laws can be formally enforced. This process ensures the issue is handled objectively and documented correctly.
For a deeper dive into managing these disputes, check out our previous post: Keeping the Peace: How Your Body Corporate Manages Noisy Neighbours in a Strata Scheme.
Parking Problems
The lack of adequate parking is a perennial headache. Disputes often arise over visitors parking in resident bays, residents using visitor parking as overflow, or vehicles blocking access ways and fire exits.
The Body Corporate must have clear by-laws defining exactly where vehicles (including trailers, boats, and caravans) can and cannot be parked. It is important to note that Bodies Corporate in Queensland cannot impose fines for parking breaches, and towing is highly restricted by law. When rules are consistently broken, the Committee must act to enforce the by-laws. This involves issuing formal contravention notices and, if the matter remains unresolved, seeking orders through the Office of the Commissioner for Body Corporate and Community Management (BCCM).
Maintenance Confusion and Delays
One of the biggest advantages of strata living is that external and common property maintenance is the responsibility of the Body Corporate, funded by the administrative and sinking funds. However, confusion often arises over where an owner’s responsibility ends and the Body Corporate’s begins.
Residents sometimes mistake internal fixtures for building structures, leading to delays. To overcome this, the Body Corporate needs a clear maintenance plan and a healthy sinking fund. Regular communication from Sunstate Strata regarding project status and funding allocations is crucial for keeping residents informed and managing expectations.
Pets
While many Queensland bodies corporate are adopting more permissive pet policies, disputes still occur. By-laws often require residents to seek approval before keeping a pet, which must be considered reasonably and cannot be unreasonably refused. Problems usually arise only when a pet causes a genuine nuisance to others or if the approval process is ignored.
For more details on navigating pet policies in Queensland, see our guide: Pets in Strata: Navigating Pet Policies in Queensland with Sunstate Strata.
Property Alterations
Any structural or aesthetic alterations to the external appearance of a lot (like installing air conditioners, awnings, or solar panels) typically requires formal approval. Skipping this step is a by-law breach. Transparency and following the official application process are the best ways to avoid conflict.
Financial Transparency and Levy Increases
Every resident pays levies, and naturally, people want to know how their money is spent. Sunstate Strata ensures that all budgets, financial statements, and administrative records are available for review.
Residents should attend Annual General Meetings (AGMs) where budgets are discussed and voted upon. Understanding the difference between the administrative fund (day-to-day running costs) and the sinking fund (future major repairs) is key to accepting necessary levy increases that safeguard the long-term value of your property.
How We Can Help
By understanding the established by-laws and the formal BCCM dispute resolution processes, residents can ensure their Sunshine State strata community remains a fantastic place to live. While your Body Corporate Manager assists the Committee in navigating these rules, remember that enforcement is a formal process designed to be fair to everyone.
Want to Know More?
Email us, call Sunstate Strata on 07 5450 5300, or visit our office at: Suite 5 / “Seaside on the Lake”, Cnr Seaside Boulevard & Merchants Parade, Marcoola, QLD.