{"id":"sr:owners-corporations-regulations-2018","name":"Owners Corporations Regulations 2018","slug":"owners-corporations-regulations-2018","collection":"regulation","jurisdiction":"vic","status":"in_force","isInForce":true,"actNumber":null,"makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181299,"registerId":"vic-sr:owners-corporations-regulations-2018-current","compilationNumber":null,"startDate":"2026-04-05","status":"InForce","reasons":null,"registeredAt":null},"sections":[{"sectionNumber":"1","sectionType":"section","heading":"Owners Corporations Regulations 2018","content":"Version No. 002\n\n**Owners Corporations Regulations 2018**\n\n**S.R. No. 154/2018**\n\nVersion incorporating amendments as at  \n1 December 2021\n\n**TABLE OF PROVISIONS**\n\n*Regulation Page*\n\n1 Objective 1\n\n2 Authorising provision 1\n\n3 Revocation 2\n\n4 Commencement 2\n\n5 Definitions 2\n\n7 Prescribed information for maintenance plan 2\n\n7A Procedure at meeting 3\n\n7B Voting on a resolution of the owners corporation at a meeting 3\n\n8 Proxy authorisation 3\n\n8A Restriction on number of lot owners on behalf of whom a proxy may vote on a resolution 4\n\n9 Membership of committee 4\n\n9A Proceedings of committee 4\n\n10 Professional indemnity insurance 5\n\n11 Model rules 5\n\n11A Additional records 5\n\n12 Maximum fee for copy of owners corporation record 5\n\n13 Maximum fee for copy of owners corporation register 6\n\n14 Maximum fee for owners corporation certificate 6\n\n15 GST payable 8\n\n16 Prescribed information for owners corporation certificate 8\n\n17 Prescribed statement to accompany owners corporation certificate 10\n\n18 Referral of disputes 10\n\n19 Registration application fee 11\n\n20 Annual registration fee 11\n\n21 Late lodgement fee 11\n\n21A Prescribed information for register of managers 11\n\n22 Letterbox or other indication of owners corporation 11\n\n23 Infringement offences and penalties 12\n\nSchedule 1—Proxy form 13\n\nSchedule 2—Model rules for an owners corporation 15\n\nSchedule 3—Statement of advice and information for prospective purchasers and lot owners 23\n\n═════════════\n\nEndnotes 25\n\n1 General information 25\n\n2 Table of Amendments 27\n\n3 Amendments Not in Operation 28\n\n4 Explanatory details 29\n\n**Version No.** **002**\n\n**Owners Corporations Regulations 2018**\n\n**S.R. No. 154/2018**\n\nVersion incorporating amendments as at  \n1 December 2021\n\n\t1 Objective\n\nThe objective of these Regulations is to prescribe—\n\n(a) information requirements for maintenance plans; and\n\nReg. 1(b) revoked by S.R. No. 147/2021 reg. 5.\n\n* * * * *\n\n(c) certain insurance requirements relating to owners corporations; and\n\n(d) when an existing owners corporation must establish an owners corporation register and information to be included on owners corporation certificates; and\n\n(e) fees, costs and charges payable under the **Owners Corporations Act 2006**; and\n\n(f) model rules for owners corporations; and\n\n(g) offences in respect of which an infringement notice may be issued; and\n\n(h) other matters authorised or required to be prescribed for the purposes of the **Owners Corporations Act 2006**.\n\n\t2 Authorising provision\n\nThese Regulations are made under section 204 of the **Owners Corporations Act 2006**.\n\n\t3 Revocation\n\nThe Owners Corporations Regulations 2007[[1]](#endnote-2) are **revoked**.\n\n\t4 Commencement\n\nThese Regulations come into operation on 2 December 2018.\n\n\t5 Definitions\n\nIn these Regulations—\n\n***GST*** has the same meaning as it has in the A New Tax System (Goods and Services Tax) Act 1999 of the Commonwealth;\n\n***the Act*** means the **Owners Corporations Act 2006**.\n\nReg. 6 revoked by S.R. No. 147/2021 reg. 6.\n\n* * * * *\n\n\t7 Prescribed information for maintenance plan\n\nFor the purposes of the definition of ***major capital item*** in section 37 of the Act, the following classes of items are prescribed—\n\n(a) common property structures, including the roof, stairways, balustrades, and window frames;\n\n(b) common property services, such as shared water, gas and sewerage pipes, pumps, drains, electrical and telephony infrastructure;\n\n(c) common property assets, such as fences, pools, and water tanks.\n\nReg. 7A inserted by S.R. No. 147/2021 reg. 7.\n\n\t7A Procedure at meeting\n\nFor the purposes of section 80(1) of the Act, a lot owner who participates in a general meeting by teleconferencing may do so by using videoconference facilities.\n\nReg. 7B inserted by S.R. No. 147/2021 reg. 7.\n\n\t7B Voting on a resolution of the owners corporation at a meeting\n\nFor the purposes of section 89(1) of the Act, the prescribed manner is completing a form, whether hard copy or electronic, which includes the following—\n\n(a) the owners corporation plan number;\n\n(b) the lot owner's name and address;\n\n(c) the lot number;\n\n(d) if the vote is being cast by proxy, the name of the proxy;\n\n(e) the closing date for the vote;\n\n(f) whether the motion requires an ordinary resolution, a special resolution or a unanimous resolution;\n\n(g) the text of the motion;\n\n(h) any voting instructions;\n\n(i) a statement that explains the implications of abstaining from a motion;\n\n(j) a statement that the lot owner has the right to appoint a proxy;\n\n(k) the signature of the lot owner or the proxy and the date of the signature.\n\nReg. 8 amended by S.R. No. 147/2021 reg. 8.\n\n\t8 Proxy authorisation\n\nFor the purposes of section 89C(3)(a) of the Act, the prescribed form is the form in Schedule 1.\n\nReg. 8A inserted by S.R. No. 147/2021 reg. 9.\n\n\t8A Restriction on number of lot owners on behalf of whom a proxy may vote on a resolution\n\nFor the purposes of section 89D(2)(b) of the Act, the prescribed circumstances are—\n\n(a) if the lot owner for whom the person is authorised to vote—\n\n(i) owns more than one lot; and\n\n(ii) has authorised that person to vote on the lot owner's behalf in relation to each lot; or\n\n(b) if the owners corporation manages the common property of a commercial, retail or industrial development.\n\n\t9 Membership of committee\n\nIf a member of a committee is absent from 25 per cent or more of committee meetings held within any period of 6 months without having given prior notice of, or reasonable explanation for, the member's absence to the committee, the committee may resolve that, despite section 103(5) of the Act, the member ceases to hold office as a committee member.\n\n**Note**\n\nIf a member ceases to hold office because of a resolution under this regulation, a casual vacancy will occur which may be dealt with in accordance with section 104 of the Act.\n\nReg. 9A inserted by S.R. No. 147/2021 reg. 10.\n\n\t9A Proceedings of committee\n\n(1) For the purposes of section 112(4) of the Act, a member who participates in a meeting by teleconferencing may do so by using videoconference facilities.\n\n(2) For the purposes of section 112(10) of the Act, the prescribed manner is participation in a meeting by using videoconference facilities.\n\n\t10 Professional indemnity insurance\n\nFor the purposes of section 119(5) of the Act, the prescribed amount is $2 000 000.\n\n\t11 Model rules\n\nFor the purposes of section 139(1) of the Act, the rules set out in Schedule 2 are prescribed as model rules for an owners corporation.\n\nReg. 11A inserted by S.R. No. 147/2021 reg. 11.\n\n\t11A Additional records\n\nIn addition to the records in section 144 of the Act, an owners corporation must keep the following records in respect of the owners corporation—\n\n(a) the telephone number and email address (if any) of each lot owner;\n\n(b) records of any homicides (if known) which have occurred on the common property;\n\n(c) the dates of any gas safety check, electrical safety check and pool barrier compliance check conducted by the owners corporation;\n\n(d) details of any outstanding recommendations for work to be completed from a gas safety check and electrical safety check;\n\n(e) notices, orders, declarations, reports or recommendations issued by a building surveyor, municipal building surveyor, public authority or under an Act relating to any building defects or safety concerns associated with the common property.\n\n\t12 Maximum fee for copy of owners corporation record\n\nFor the purposes of section 146(3) of the Act, the prescribed maximum fee for a copy of any record of an owners corporation is the total of—\n\n(a) in respect of the first record requested at any one time—\n\n(i) 1·15 fee units; and\n\n(ii) if a printed copy of the electronically provided record is also requested, 20 cents per page; and\n\n(b) in respect of each additional record provided in relation to the same request—\n\n(i) $7.60; and\n\n(ii) if a printed copy of any additional record electronically provided is also requested, 20 cents per page.\n\n\t13 Maximum fee for copy of owners corporation register\n\nFor the purposes of section 150(3) of the Act, the prescribed maximum fee for a copy of the register or any part of the register of the owners corporation is the total of—\n\n(a) 3·03 fee units; and\n\n(b) if a request is also made for a printed copy of the electronically provided register or a part of the register, 20 cents per page.\n\n\t14 Maximum fee for owners corporation certificate\n\n(1) For the purposes of section 151(2) of the Act, the relevant prescribed maximum fee to accompany an application for an owners corporation certificate is the total of—\n\n(a) for an owners corporation certificate that is issued within—\n\n(i) 2 business days after the owners corporation receives the application, 17·35 fee units; or\n\n(ii) 3 to 5 business days after the owners corporation receives the application, 14·46 fee units; or\n\n(iii) 6 to 10 business days after the owners corporation receives the application, 9·64 fee units; and\n\n(b) for each additional application for an owners corporation certificate made by the same applicant paying a fee under paragraph (a) (but only if the owners corporations to whom the fees paid under paragraph (a) and this paragraph are managed by the same owners corporation manager) that is issued within—\n\n(i) 2 business days after the owners corporation receives the application, 9·54 fee units; or\n\n(ii) 3 to 5 business days after the owners corporation receives the application, 7·95 fee units; or\n\n(iii) 6 to 10 business days after the owners corporation receives the application, 5·3 fee units.\n\n(2) If a person uses an intermediary to apply for an owners corporation certificate, the relevant prescribed maximum fee that applies is—\n\n(a) in respect of the first application for an owners corporation certificate made on behalf of that person, the relevant prescribed maximum fee specified in subregulation (1)(a); and\n\n(b) in respect of each additional application for an owners corporation certificate made on behalf of that person, the relevant prescribed fee specified in subregulation (1)(b) but only if—\n\n(i) the person is the same person paying a fee in accordance with paragraph (a); and\n\n(ii) the owners corporations to whom the fees are paid in accordance with paragraph (a) and this paragraph are managed by the same owners corporation manager.\n\n(3) In this regulation, ***intermediary*** means a person who obtains an owners corporation certificate on behalf of another person.\n\n\t15 GST payable\n\nIf any GST is chargeable on the supply to which a maximum fee prescribed by these Regulations relates, the maximum fee is increased by an amount that is equivalent to that GST.\n\n\t16 Prescribed information for owners corporation certificate\n\nFor the purposes of section 151(4)(a) of the Act, the prescribed information is the following—\n\n(a) the current fees for the lot for each quarter or annually or other period;\n\n(b) the date up to which the fees for the lot have been paid;\n\n(c) the total of any unpaid fees or charges for the lot;\n\n(d) any special fees or levies which have been struck, and the dates on which they were struck and are payable;\n\n(e) any repairs, maintenance or other work which has been or is about to be performed which may incur additional charges to those set out in paragraphs (a) to (d);\n\n(f) in relation to the owners corporation's insurance cover—\n\n(i) the name of the company;\n\n(ii) the number of the policy;\n\n(iii) the kind of policy;\n\n(iv) the buildings covered;\n\n(v) the building amount;\n\n(vi) the public liability amount;\n\n(vii) the renewal date;\n\n(g) if the owners corporation has resolved that the members may arrange their own insurance under section 63 of the Act, the date of this resolution;\n\n(h) the total funds held by the owners corporation;\n\n(i) whether the owners corporation has any liabilities (in addition to any such liabilities specified in paragraphs (a) to (d)) and, if so, the details of those liabilities;\n\n(j) details of any current contracts, leases, licences or agreements affecting the common property;\n\n(k) details of any current agreements to provide services to lot owners, occupiers or the public;\n\n(l) details of any notices or orders served on the owners corporation in the last 12 months that have not been satisfied;\n\n(m) details of any legal proceedings to which the owners corporation is a party and any circumstances of which the owners corporation is aware that are likely to give rise to proceedings;\n\n(n) whether the owners corporation has appointed, or has resolved to appoint, a manager and, if so, the name and address of the manager;\n\n(o) whether an administrator has been appointed for the owners corporation, or whether there has been a proposal for the appointment of an administrator;\n\n(p) the minutes of the most recent annual general meeting of the owners corporation.\n\n\t17 Prescribed statement to accompany owners corporation certificate\n\nFor the purposes of section 151(4)(b)(ii) of the Act, the prescribed form of statement is the form in Schedule 3.\n\n\t18 Referral of disputes\n\nFor the purposes of section 161(3) of the Act, the following persons and bodies are prescribed—\n\n(a) the Ombudsman appointed under section 3 of the **Ombudsman Act 1973**;\n\n(b) the Health Complaints Commissioner appointed under section 111 of the **Health Complaints Act 2016**;\n\n(c) the Victorian Legal Services Board continued in existence under section 28 of the **Legal Profession Uniform Law Application Act 2014**;\n\n(d) the Victorian Equal Opportunity and Human Rights Commission continued under section 154 of the **Equal Opportunity Act** **2010**;\n\n(e) the Commonwealth Ombudsman established under the Ombudsman Act 1976 of the Commonwealth.\n\n\t19 Registration application fee\n\nFor the purposes of section 180(2)(d) of the Act, the prescribed fee for an application for registration as a manager is 14·26 fee units.\n\n\t20 Annual registration fee\n\nFor the purposes of section 183(1) of the Act, the prescribed annual fee for registration as a manager is 10·01 fee units.\n\n\t21 Late lodgement fee\n\nFor the purposes of section 185(1) of the Act, the prescribed late lodgement fee is 1 fee unit.\n\nReg. 21A inserted by S.R. No. 147/2021 reg. 12.\n\n\t21A Prescribed information for register of managers\n\nFor the purposes of section 194(l) of the Act, the prescribed information is all permission determinations under section 182A or 186A of the Act.\n\n\t22 Letterbox or other indication of owners corporation\n\n(1) Unless an owners corporation has appointed a manager, the owners corporation must maintain a letterbox and a sign labelled with its postal address.\n\n(2) The owners corporation address on the sign required under subregulation (1) must correspond with the address held on the register kept by the Registrar of Titles.\n\n(3) It is sufficient compliance with subregulation (1) if the sign is placed on the letterbox of a lot owner who is responsible for the owners corporation's mail.\n\n(4) If the owners corporation appoints a manager, the owners corporation must erect and maintain a sign giving the manager's name and postal address in a place clearly visible from either—\n\n(a) the main group of letterboxes; or\n\n(b) the main entrance to the land.\n\n\t23 Infringement offences and penalties\n\n(1) Sections 127, 178 and 188 of the Act are prescribed as infringement offences for the purposes of section 203A(1) of the Act.\n\n(2) For the purposes of section 203A(3) of the Act, the prescribed infringement penalty for an offence—\n\n(a) against section 127 or 178 of the Act is 6 penalty units; and\n\n(b) against section 188 of the Act is 1 penalty unit.\n\nSch. 1 amended by S.R. No. 147/2021 reg. 13.\n\nSchedule 1—Proxy form\n\nRegulation 8\n\nOwners Corporation Plan No. Proxy Form\n\nUnder regulation 8 of the Owners Corporations Regulations 2018,\n\nI/We\n\nof (address)\n\nbeing the owner/s of lot/s authorise\n\nof\n\nas *my/*our proxy\n\nA *to attend, speak and vote on *my/*our behalf up until ___/___/___ [*insert date until which proxy authorisation will be valid, up to a maximum period of 12 months*]\n\nOR\n\n*to attend, speak and vote on *my/*our behalf at the annual or special general meeting of the owners corporation to be held on ___/___/___ [*insert date*]\n\nOR\n\n*to vote for *me/*us and on *my/*our behalf at the ballot having a closing date of ___/___/___ [*insert date*]\n\nOR\n\n*I/*we direct the proxy to vote in relation to the following resolutions or matters as follows—\n\n[*If relevant, set out specific instructions to your proxy concerning how to vote in relation to particular resolutions or matters*]\n\nB *To represent *me/*us on the committee of the owners corporation—\n\nDATED\n\nSigned (by member/s giving proxy)\n\nPrint Name\n\nI confirm that I have the right to sign this proxy form on behalf of all owners of this lot.  \n\n\n**Notes**\n\n1. If you direct your proxy to abstain, they will not vote on your behalf on a show of hands or on a poll, and your vote will not be counted towards the required majority.\n\n2. You should check that your proxy is able to vote on your behalf. There are restrictions on the number of lot owners a proxy can vote on behalf of. Your proxy will not be able to vote on your behalf if they are acting as proxy for too many people.\n\n*Delete if inapplicable\n\nSchedule 2—Model rules for an owners corporation\n\nRegulation 11\n\n\t1 Health, safety and security\n\n\t1.1 Health, safety and security of lot owners, occupiers of lots and others\n\nA lot owner or occupier must not use the lot, or permit it to be used, so as to cause a hazard to the health, safety and security of an owner, occupier, or user of another lot.\n\n\t1.2 Storage of flammable liquids and other dangerous substances and materials\n\n(1) Except with the approval in writing of the owners corporation, an owner or occupier of a lot must not use or store on the lot or on the common property any flammable chemical, liquid or gas or other flammable material.\n\n(2) This rule does not apply to—\n\n(a) chemicals, liquids, gases or other material used or intended to be used for domestic purposes; or\n\n(b) any chemical, liquid, gas or other material in a fuel tank of a motor vehicle or internal combustion engine.\n\n\t1.3 Waste disposal\n\nAn owner or occupier must ensure that the disposal of garbage or waste does not adversely affect the health, hygiene or comfort of the occupiers or users of other lots.\n\nSch. 2 rule 1.4 inserted by S.R. No. 147/2021 reg. 14.\n\n\t1.4 Smoke penetration\n\nA lot owner or occupier in a multi-level development must ensure that smoke caused by the smoking of tobacco or any other substance by the owner or occupier, or any invitee of the owner or occupier, on the lot does not penetrate to the common property or any other lot.\n\nSch. 2 rule 1.5 inserted by S.R. No. 147/2021 reg. 14.\n\n\t1.5 Fire safety information\n\nA lot owner must ensure that any occupier of the lot owner's lot is provided with a copy of fire safety advice and any emergency preparedness plan that exists in relation to the lot prior to the occupier commencing occupation of the lot.\n\n\t2 Committees and sub-committees\n\n2.1 Functions, powers and reporting of committees and sub-committees\n\nA committee may appoint members to a sub‑committee without reference to the owners corporation.\n\n\t3 Management and administration\n\n\t3.1 Metering of services and apportionment of costs of services\n\n(1) The owners corporation must not seek payment or reimbursement for a cost or charge from a lot owner or occupier that is more than the amount that the supplier would have charged the lot owner or occupier for the same goods or services.\n\n(2) If a supplier has issued an account to the owners corporation, the owners corporation cannot recover from the lot owner or occupier an amount which includes any amount that is able to be claimed as a concession or rebate by or on behalf of the lot owner or occupier from the relevant supplier.\n\n(3) Subrule (2) does not apply if the concession or rebate—\n\n(a) must be claimed by the lot owner or occupier and the owners corporation has given the lot owner or occupier an opportunity to claim it and the lot owner or occupier has not done so by the payment date set by the relevant supplier; or\n\n(b) is paid directly to the lot owner or occupier as a refund.\n\n\t4 Use of common property\n\n\t4.1 Use of common property\n\n(1) An owner or occupier of a lot must not obstruct the lawful use and enjoyment of the common property by any other person entitled to use the common property.\n\n(2) An owner or occupier of a lot must not, without the written approval of the owners corporation, use for the owner or occupier's own purposes as a garden any portion of the common property.\n\n(3) An approval under subrule (2) may state a period for which the approval is granted.\n\n(4) If the owners corporation has resolved that an animal is a danger or is causing a nuisance to the common property, it must give reasonable notice of this resolution to the owner or occupier who is keeping the animal.\n\n(5) An owner or occupier of a lot who is keeping an animal that is the subject of a notice under subrule (4) must remove that animal.\n\n(6) Subrules (4) and (5) do not apply to an animal that assists a person with an impairment or disability.\n\nSch. 2 rule 4.1(7) inserted by S.R. No. 147/2021 reg. 15(1).\n\n(7) The owners corporation may impose reasonable conditions on a lot owner's right or an occupier's right to access or use common property to protect the quiet enjoyment, safety and security of other lot owners, including but not limited to imposing operating hours on facilities such as gymnasiums and swimming pools.\n\n\t4.2 Vehicles and parking on common property\n\nAn owner or occupier of a lot must not, unless in the case of an emergency, park or leave a motor vehicle or other vehicle or permit a motor vehicle or other vehicle—\n\n(a) to be parked or left in parking spaces situated on common property and allocated for other lots; or\n\n(b) on the common property so as to obstruct a driveway, pathway, entrance or exit to a lot; or\n\n(c) in any place other than a parking area situated on common property specified for that purpose by the owners corporation.\n\n\t4.3 Damage to common property\n\n(1) An owner or occupier of a lot must not damage or alter the common property without the written approval of the owners corporation.\n\n(2) An owner or occupier of a lot must not damage or alter a structure that forms part of the common property without the written approval of the owners corporation.\n\n(3) An approval under subrule (1) or (2) may state a period for which the approval is granted, and may specify the works and conditions to which the approval is subject.\n\n(4) An owner or person authorised by an owner may install a locking or safety device to protect the lot against intruders, or a screen or barrier to prevent entry of animals or insects, if the device, screen or barrier is soundly built and is consistent with the colour, style and materials of the building.\n\n(5) The owner or person referred to in subrule (4) must keep any device, screen or barrier installed in good order and repair.\n\n\t5 Lots\n\n\t5.1 Change of use of lots\n\nAn owner or occupier of a lot must give written notification to the owners corporation if the owner or occupier changes the existing use of the lot in a way that will affect the insurance premiums for the owners corporation.\n\n**Example**\n\nIf the change of use results in a hazardous activity being carried out on the lot, or results in the lot being used for commercial or industrial purposes rather than residential purposes.\n\n\t5.2 External appearance of lots\n\n(1) An owner or occupier of a lot must obtain the written approval of the owners corporation before making any changes to the external appearance of their lot.\n\n(2) An owners corporation cannot unreasonably withhold approval, but may give approval subject to reasonable conditions to protect quiet enjoyment of other lot owners, structural integrity or the value of other lots and/or common property.\n\nSch. 2 rule 5.2(3) inserted by S.R. No. 147/2021 reg. 15(2).\n\n(3) The owners corporation cannot unreasonably prohibit the installation of sustainability items on the exterior of the lot, including by prohibiting the installation of a sustainability item only on aesthetic grounds.\n\nSch. 2 rule 5.2(4) inserted by S.R. No. 147/2021 reg. 15(2).\n\n(4) The owners corporation may require that the location of a sustainability item, or the works involved in installing a sustainability item, must not unreasonably disrupt the quiet enjoyment of other lot owners or occupiers or impede reasonable access to, or the use of, any other lot or the common property.\n\nSch. 2 rule 5.2(5) inserted by S.R. No. 147/2021 reg. 15(2).\n\n(5) The owners corporation may impose reasonable conditions on the installation of a sustainability item on the exterior of the lot related to the colour, mounting and location of the sustainability item provided that these conditions do not increase the cost of installing the sustainability item or reduce its impact as a sustainability item.\n\n\t5.3 Requiring notice to the owners corporation of renovations to lots\n\nAn owner or occupier of a lot must notify the owners corporation when undertaking any renovations or other works that may affect the common property and/or other lot owners' or occupiers' enjoyment of the common property.\n\n\t6 Behaviour of persons\n\n\t6.1 Behaviour of owners, occupiers and invitees on common property\n\nAn owner or occupier of a lot must take all reasonable steps to ensure that guests of the owner or occupier do not behave in a manner likely to unreasonably interfere with the peaceful enjoyment of any other person entitled to use the common property.\n\n\t6.2 Noise and other nuisance control\n\n(1) An owner or occupier of a lot, or a guest of an owner or occupier, must not unreasonably create any noise likely to interfere with the peaceful enjoyment of any other person entitled to use the common property.\n\n(2) Subrule (1) does not apply to the making of a noise if the owners corporation has given written permission for the noise to be made.\n\n\t7 Dispute resolution\n\n(1) The grievance procedure set out in this rule applies to disputes involving a lot owner, manager, or an occupier or the owners corporation.\n\n(2) The party making the complaint must prepare a written statement in the approved form.\n\n(3) If there is a grievance committee of the owners corporation, it must be notified of the dispute by the complainant.\n\n(4) If there is no grievance committee, the owners corporation must be notified of any dispute by the complainant, regardless of whether the owners corporation is an immediate party to the dispute.\n\nSch. 2 rule 7(5) amended by S.R. No. 147/2021 reg. 15(3).\n\n(5) The parties to the dispute must meet and discuss the matter in dispute, along with either the grievance committee or the owners corporation, within 28 calendar days after the dispute comes to the attention of all the parties.\n\nSch. 2 rule 7(5A) inserted by S.R. No. 147/2021 reg. 15(4).\n\n(5A) A meeting under subrule (5) may be held in person or by teleconferencing, including by videoconference.\n\n(6) A party to the dispute may appoint a person to act or appear on the party's behalf at the meeting.\n\nSch. 2 rule 7(6A) inserted by S.R. No. 147/2021 reg. 15(5).\n\n(6A) Subject to subrule (6B), the grievance committee may elect to obtain expert evidence to assist with the resolution of the dispute.\n\nSch. 2 rule 7(6B) inserted by S.R. No. 147/2021 reg. 15(5).\n\n(6B) The grievance committee may obtain expert evidence to assist with the resolution of a dispute if the owners corporation or the parties to the dispute agree in writing to pay for the cost of obtaining that expert evidence.\n\n(7) If the dispute is not resolved, the grievance committee or owners corporation must notify each party of the party's right to take further actionunder Part 10 of the **Owners Corporations Act 2006**.\n\n(8) This process is separate from and does not limit any further action under Part 10 of the **Owners Corporations Act 2006**.\n\nSchedule 3—Statement of advice and information for prospective purchasers and lot owners\n\nRegulation 17\n\n**What is an owners corporation?**\n\nThe lot you are considering buying is part of an owners corporation. Whenever a plan of subdivision creates common property, an owners corporation is responsible for managing the common property. A purchaser of a lot that is part of an owners corporation automatically becomes a member of the owners corporation when the transfer of that lot to the purchaser has been registered with Land Use Victoria.\n\nIf you buy into an owners corporation, you will be purchasing not only the individual property, but also ownership of, and the right to use, the common property as set out in the plan of subdivision. This common property may include driveways, stairs, paths, passages, lifts, lobbies, common garden areas and other facilities set up for use by owners and occupiers. In order to identify the boundary between the individual lot you are purchasing (for which the owner is solely responsible) and the common property (for which all members of the owners corporation are responsible), you should closely inspect the plan of subdivision.\n\n**How are decisions made by an owners corporation?**\n\nAs an owner you will be required to make financial contributions to the owners corporation, in particular for the repair, maintenance and management of the common property. Decisions as to the management of this common property will be the subject of collective decision making. Decisions as to these financial contributions, which may involve significant expenditure, will be decided by a vote.\n\n**Owners corporation rules**\n\nThe owners corporation rules may deal with matters such as car parking, noise, pets, the appearance or use of lots, behaviour of owners, occupiers or guests and grievance procedures. You should look at the owners corporation rules to consider any restrictions imposed by the rules.\n\n**Lot entitlement and lot liability**\n\nThe plan of subdivision will also show your lot entitlement and lot liability. Lot liability represents the share of owners corporation expenses that each lot owner is required to pay. Lot entitlement is an owner's share of ownership of the common property, which determines voting rights. You should make sure that the allocation of lot liability and entitlement for the lot you are considering buying seems fair and reasonable.\n\n**Further information**\n\nIf you are interested in finding out more about living in an owners corporation, you can contact Consumer Affairs Victoria. If you require further information about the particular owners corporation you are buying into, you can inspect that owners corporation's information register.\n\n**Management of an owners corporation**\n\nAn owners corporation may be self-managed by the lot owners or professionally managed by an owners corporation manager. If an owners corporation chooses to appoint a professional manager, it must be a manager registered with the Business Licensing Authority (BLA).\n\nIF YOU ARE UNCERTAIN ABOUT ANY ASPECT OF THE OWNERS CORPORATION OR ANY DOCUMENTS YOU HAVE RECEIVED IN RELATION TO THE OWNERS CORPORATION YOU SHOULD SEEK EXPERT ADVICE.\n\n═════════════\n\nEndnotes\n\n1 General information\n\nSee [www.legislation.vic.gov.au](http://www.legislation.vic.gov.au) for Victorian Bills, Acts and current Versions of legislation and up-to-date legislative information.\n\nThe Owners Corporations Regulations 2018, S.R. No. 154/2018 were made on 10 October 2018 by the Governor in Council under section 204 of the **Owners Corporations Act 2006**, No. 69/2006 and came into operation on 2 December 2018: regulation 4.\n\nThe Owners Corporations Regulations 2018 will sunset 10 years after the day of making on 10 October 2028 (see section 5 of the **Subordinate Legislation Act 1994**).\n\nINTERPRETATION OF LEGISLATION ACT 1984 (ILA)\n\nStyle changes\n\nSection 54A of the ILA authorises the making of the style changes set out in Schedule 1 to that Act.\n\nReferences to ILA s. 39B\n\nSidenotes which cite ILA s. 39B refer to section 39B of the ILA which provides that where an undivided regulation, rule or clause of a Schedule is amended by the insertion of one or more subregulations, subrules or subclauses the original regulation, rule or clause becomes subregulation, subrule or subclause (1) and is amended by the insertion of the expression \"(1)\" at the beginning of the original regulation, rule or clause.\n\nInterpretation\n\nAs from 1 January 2001, amendments to section 36 of the ILA have the following effects:\n\n• Headings\n\nAll headings included in a Statutory Rule which is made on or after  \n1 January 2001 form part of that Statutory Rule. Any heading inserted in a Statutory Rule which was made before 1 January 2001, by a Statutory Rule made on or after 1 January 2001, forms part of that Statutory Rule.  \nThis includes headings to Parts, Divisions or Subdivisions in a Schedule; Orders; Parts into which an Order is divided; clauses; regulations; rules; items; tables; columns; examples; diagrams; notes or forms.  \nSee section 36(1A)(2A)(2B).\n\n• Examples, diagrams or notes\n\nAll examples, diagrams or notes included in a Statutory Rule which is made on or after 1 January 2001 form part of that Statutory Rule. Any examples, diagrams or notes inserted in a Statutory Rule which was made before 1 January 2001, by a Statutory Rule made on or after 1 January 2001, form part of that Statutory Rule. See section 36(3A).\n\n• Punctuation\n\nAll punctuation included in a Statutory Rule which is made on or after  \n1 January 2001 forms part of that Statutory Rule. Any punctuation inserted in a Statutory Rule which was made before 1 January 2001, by a Statutory Rule made on or after 1 January 2001, forms part of that Statutory Rule.  \nSee section 36(3B).\n\n• Provision numbers\n\nAll provision numbers included in a Statutory Rule form part of that Statutory Rule, whether inserted in the Statutory Rule before, on or after  \n1 January 2001. Provision numbers include regulation numbers, rule numbers, subregulation numbers, subrule numbers, paragraphs and subparagraphs. See section 36(3C).\n\n• Location of \"legislative items\"\n\nA \"legislative item\" is a penalty, an example or a note. As from 13 October 2004, a legislative item relating to a provision of a Statutory Rule is taken to be at the foot of that provision even if it is preceded or followed by another legislative item that relates to that provision. For example, if a penalty at the foot of a provision is followed by a note, both of these legislative items will be regarded as being at the foot of that provision. See section 36B.\n\n• Other material\n\nAny explanatory memorandum, table of provisions, endnotes, index and other material printed after the Endnotes does not form part of a Statutory Rule. See section 36(3)(3D)(3E).\n\n2 Table of Amendments\n\nThis publication incorporates amendments made to the Owners Corporations Regulations 2018 by statutory rules, subordinate instruments and Acts.\n\n–––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––\n\nOwners Corporations Amendment Regulations 2021, S.R. No. 147/2021\n\n| *Date of Making:* | 30.11.21 |\n| --- | --- |\n| *Date of Commencement:* | 1.12.21: reg. 3 |\n\n\n–––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––\n\n3 Amendments Not in Operation\n\nThis version does not contain amendments that are not yet in operation.\n\n4 Explanatory details\n\n1. Reg. 3: S.R. No. 130/2007 as amended by S.R. Nos 33/2011 and 114/2014 and extended in operation by S.R. No. 119/2017.\n\n  ——\n\n  **Fee Units**\n\n  These Regulations provide for fees by reference to fee units within the meaning of the **Monetary Units Act 2004**.\n\n  The amount of the fee is to be calculated, in accordance with section 7 of that Act, by multiplying the number of fee units applicable by the value of a fee unit.\n\n  The value of a fee unit for the financial year commencing 1 July 2021 is $15.03. The amount of the calculated fee may be rounded to the nearest 10 cents.\n\n  The value of a fee unit for future financial years is to be fixed by the Treasurer under section 5 of the **Monetary Units Act 2004**. The value of a fee unit for a financial year must be published in the Government Gazette and a Victorian newspaper before 1 June in the preceding financial year.\n\n  **Penalty Units**\n\n  These Regulations provide for penalties by reference to penalty units within the meaning of section 110 of the **Sentencing Act 1991**. The amount of the penalty is to be calculated, in accordance with section 7 of the **Monetary Units Act 2004**, by multiplying the number of penalty units applicable by the value of a penalty unit.\n\n  The value of a penalty unit for the financial year commencing 1 July 2021 is $181.74.\n\n  The amount of the calculated penalty may be rounded to the nearest dollar.\n\n  The value of a penalty unit for future financial years is to be fixed by the Treasurer under section 5 of the **Monetary Units Act 2004**. The value of a penalty unit for a financial year must be published in the Government Gazette and a Victorian newspaper before 1 June in the preceding financial year. [↑](#endnote-ref-2)","sortOrder":0}],"analysis":{"flash_summary_failed":{"failed":true,"reason":"A positive credit balance is required for all requests, including BYOK, so fallback providers remain available. Add credits at https://vercel.com/d?to=%2F%5Bteam%5D%2F%7E%2Fai%3Fmodal%3Dtop-up to continue.","source":"analysis-cron"},"kimi_summary":{"content_quality":"ok","complexity_score":4,"scope_assessment":{"changed":false,"description":"The regulations remain tightly focused on their original purpose: operational details for owners corporations under the Owners Corporations Act 2006. The 2021 amendments added modern necessities (video conferencing, sustainability items, smoking rules) without expanding beyond the core scope of strata management administration."},"complexity_factors":["Multiple fee calculation structures using 'fee units' that require cross-referencing to the Monetary Units Act 2004 for actual dollar values","Nested conditions in fee regulations (Regulation 14) with tiered pricing based on turnaround time and whether applications are grouped under the same manager","Cross-references to the Owners Corporations Act 2006 throughout (the regulations cannot be understood without the parent Act)","Amendment tracking visible in the text (multiple 'inserted by' and 'revoked by' notations) which creates visual clutter but doesn't affect operative complexity","Schedule 2 (Model Rules) contains conditional exceptions within rules (e.g., Rule 1.2 on flammable materials has two explicit exceptions)","Proxy voting restrictions (Regulation 8A) involve conditional logic based on lot ownership structure and property type","Relatively short document (23 regulations plus schedules) with straightforward structure, but requires external knowledge of strata terminology"],"plain_english_summary":"These regulations set out the detailed rules for how owners corporations (also known as body corporates or strata schemes) operate in Victoria. An owners corporation is the legal entity that manages shared property in apartment buildings, townhouse developments, and other multi-lot subdivisions.\n\n**What the regulations cover:**\n\n- **Maintenance planning**: Specifies what counts as 'major capital items' that need long-term planning—things like roofs, shared plumbing, electrical systems, pools, and fences.\n\n- **Meetings and voting**: Sets out how owners can participate in meetings (including by video call), how voting forms must be structured, and limits on proxy voting (where one person votes on behalf of others) to prevent any single person from controlling too many votes.\n\n- **Committee operations**: Allows committees to remove members who miss too many meetings without explanation, and permits committee meetings to be held by video conference.\n\n- **Insurance requirements**: Requires managers to hold $2 million in professional indemnity insurance (insurance that covers them if they make professional mistakes).\n\n- **Record-keeping**: Mandates that owners corporations keep specific records, including contact details for owners, safety check dates, building defect notices, and—unusually—records of any homicides that occurred on common property.\n\n- **Fees and charges**: Caps the fees that can be charged for copies of records, registers, and certificates that buyers need when purchasing a property. These fees are calculated using 'fee units' (a system where the dollar amount adjusts annually with inflation).\n\n- **Model rules**: Provides a default set of rules that apply unless an owners corporation creates its own. These cover health and safety, waste disposal, parking, noise, pets, renovations, and dispute resolution. Recent updates added rules about smoking in multi-level buildings, sustainability installations (like solar panels), and fire safety information for tenants.\n\n- **Dispute resolution**: Lists which external bodies (like the Ombudsman or Human Rights Commission) can receive disputes that can't be resolved internally.\n\n- **Manager registration**: Sets fees for registering and renewing registration as a professional owners corporation manager.\n\n- **Infringement offences**: Specifies that certain offences (like failing to maintain insurance or provide required information) can be dealt with by on-the-spot fines rather than court proceedings.\n\n**Why this matters:**\nIf you own or are buying an apartment, townhouse, or other property that's part of a strata scheme, these rules affect your rights, your costs, and how decisions are made about the building you live in. They balance the need for efficient management with protections against unfair fees, proxy stacking, and unreasonable restrictions on owners."},"flash_summary":{"complexity_score":5,"scope_assessment":{"changed":false,"description":"These Regulations implement and specify details authorised by section 204 of the Owners Corporations Act 2006 (reg 2) and set out procedural, fee and recordkeeping prescriptions (reg 1). They revoke the 2007 Regulations (reg 3) but do not expand the substantive reach of the Act; they operate within the Act's delegated powers by prescribing forms, fees, duties and penalties."},"complexity_factors":["Multiple operational prescriptions across meetings, proxies and voting (regs 7A, 7B, 8, 8A) creating procedural compliance points for owners and managers.","Detailed record‑keeping and disclosure obligations including additional records to be retained (reg 11A) and prescribed certificate contents (reg 16, reg 17).","Fee and penalty schedules tied to fee units and GST, with tiered timing fees for certificates and cross‑year value adjustments (regs 12–15; explanatory endnotes on fee units).","Model rules and dispute resolution procedures included in Schedules (Schedule 2 and Schedule 3) which owners corporations may adopt or follow.","Discrete powers and internal governance provisions (committee attendance removal, teleconferencing rules, professional indemnity minimum) that give bodies operational discretion (regs 9, 9A, 10).","Cross‑references to the principal Act and other statutes (e.g. Ombudsman Acts) require users to consult multiple instruments (regs 2, 18).","Revocation of prior regulations and sunset mechanics are present (reg 3; endnotes), which affect transitional and temporal application.","Specified infringement offences and prescribed penalty units create enforcement mechanics that interact with the Sentencing Act valuation (reg 23; explanatory endnotes)."],"plain_english_summary":"These Regulations set detailed rules for owners corporations under the Owners Corporations Act 2006 (s.204). They prescribe required records and disclosures, minimum insurance, meeting and proxy procedures, model rules, owners corporation certificates, fees and infringement penalties.\n\nLot owners, managers and owners corporations pay fees and must comply with record‑keeping, meeting and insurance requirements; owners corporations and managers decide and may impose conditions (see regs 7, 11A, 14, 21, 23). The Regulations implement the Act's delegated powers and revoke the 2007 Regulations (regs 2–4)."},"issue_detection":{"absurdities":[],"contradictions":[]},"summary":{"complexity_score":3,"scope_assessment":{"changed":false,"description":"Based on the available metadata, this appears to be a consolidation of the regulations as originally made (Statutory Rule 154/2018), with no clear indication of scope change from the original intent. The version history shows both 'as made' and 'in force' versions, which is consistent with standard consolidation practice rather than substantive amendment."},"complexity_factors":["The document provided contains only metadata and version history — no substantive regulatory content was included, limiting analysis","Owners corporation law in Victoria involves multiple interacting instruments (the Owners Corporations Act 2006 and these regulations), requiring cross-referencing","Regulations of this type typically use defined terms that require reference back to the parent Act to understand","Affects multiple stakeholder groups with different rights and obligations (owners, tenants, managers, developers)","Low score reflects that the actual content — where present — tends to be procedural and administrative rather than deeply technical"],"plain_english_summary":"This Victorian regulation sets the practical rules for owners corporations that manage shared property in apartments, townhouses and other multi‑unit developments. It affects unit owners, tenants, owners corporation managers and developers by governing fees and levies, meeting procedures, record‑keeping, required forms and dispute processes — shaping rights, obligations and costs for residents.\n\nNote: the version provided contains only structural/metadata and not the full substantive rules."}},"importantCases":[],"_links":{"self":"/api/acts/owners-corporations-regulations-2018","history":"/api/acts/owners-corporations-regulations-2018/history","analysis":"/api/acts/owners-corporations-regulations-2018/analysis","conflicts":"/api/acts/owners-corporations-regulations-2018/conflicts","importantCases":"/api/acts/owners-corporations-regulations-2018/important-cases","documents":"/api/acts/owners-corporations-regulations-2018/documents"}}