Strata is built on walls, floors, ceilings, rules, and expectations. When unreasonable noise cuts through those boundaries, the complaints start. This guide helps Victorian committees step in with clarity, fairness, and confidence when managing strata noise complaints (VIC).
Key Takeaways:
- Noise in strata is only considered unreasonable when it meets some criteria and not just about volume.
- When handling noise complaints, strata committees must apply OC rules and may consider Environmental Protection Regulations 2021.
- Key factors include timing, type of noise, and whether it’s heard from a habitable room during prohibited hours.
- The committee is responsible for managing strata noise complaints (VIC) fairly and consistently on behalf of the owners corporation.
- If informal resolution fails, the committee must follow the OC Act 2006 process: accept a written complaint, decide whether to act (or not), and if needed, issue a breach notice and potentially a final notice.
- If issues escalate, committees may need to seek external mediation or legal advice.
- A capable strata manager can assist, but poor support may warrant a review or change.
- Clear rules, early action, and consistent handling support fair outcomes.
What is considered unreasonable noise in strata?
Noise complaints in strata depend on more than just volume. Whether a noise is considered unreasonable depends on several factors, such as:
- how intense or disruptive the noise is
- the type of noise and how it sounds
- when and where it happens
- what else is going on at the time
- how long it continues
- how often it occurs
These factors apply unless the noise is being made with written permission from the owners corporation (OC).
It’s also more likely to be considered unreasonable if it can be clearly heard from a habitable room in another residence during prohibited hours.
A habitable room is generally a space used for everyday living, such as bedrooms, living rooms, dining areas, and studies. It does not include kitchens, laundries, bathrooms, or storage areas.
What types of strata noise complaints are most common in Victoria?
The usual sources of strata noise complaints (VIC) include:
- loud music or parties
- pet-related noise
- appliance-related home activities
- renovation or construction work
- ongoing domestic disputes
- noise from common areas such as hallways, stairwells, or shared outdoor spaces
These activities and disturbances tend to become a problem when they happen frequently, continue for long periods, or occur at inappropriate times of day.
What makes noise unreasonable in strata?
Aside from the existing OC rules, the Environment Protection Regulations 2021 set prohibited times when certain types of noise are not allowed.
If noise can be heard from a habitable room in another home during these days and hours, it may be considered unreasonable and lead to a complaint. See table below: 
Note: These times don’t apply during emergencies or on heat health alert days when air conditioners are in use. However, the noise may still be considered unreasonable if it causes unnecessary disruption.
What laws govern strata noise complaints?
The OC Act 2006 sets the legal foundation for managing behaviour that affects others in strata, including noise.
Owners and occupiers have the right to enjoy their property in peace. They also have a responsibility not to interfere with their neighbours’ quiet enjoyment.
To help manage strata noise complaints (VIC) and other disruptions, an OC can make rules that set expectations around noise levels, activity times, and behaviour in common areas and individual lots.
These owners corporation rules provide the community with a clear standard to follow and help committees deal with complaints consistently. Once registered, they are legally binding on all owners and occupiers.
When noise becomes excessive or persistent, it may breach these rules. In such cases, the committee may need to get involved.
Applying these rules fairly often requires careful interpretation.
If your current strata manager is not providing sufficient guidance on the legal framework, speaking with a strata professional here can help better understand their obligations and be guided through a change in management that improves legal clarity going forward.
What is the Committee responsible for in a noise complaint?
The committee is responsible for managing strata noise complaints (VIC) on behalf of the owners corporation. That means responding fairly, applying the rules consistently, and supporting a peaceful living environment for everyone.
How should the Committee handle a noise complaint internally?
Once a noise issue can’t be resolved informally, the committee must follow the formal complaints process required under the OC Act 2006. This process includes:
Step 1: accept a written complaint
A lot owner, tenant, or manager must submit the complaint in writing, using the approved form.
You can download this form from Consumers Affairs Victoria here: OC complaint form.
Once received, the committee should:
- Review the details
- Record the complaint formally
Note: Complaints related to personal injury or recovery of fees are excluded from this process.
Step 2: decide whether to take action
After reviewing the complaint (or becoming aware of a possible breach), the committee must decide whether to:
- take internal action
- apply to VCAT
- or take no action
If the committee decides not to act, it must give the complainant written reasons for the decision.
Step 3: issue a notice to rectify breach
If action is required, the committee (or strata manager) must issue a Notice to Rectify Breach, giving the person 28 days to fix the issue.
If the issue isn’t resolved within that time, the committee may:
- grant more time for compliance
- issue a Final Notice
- or decide not to proceed further
The Final Notice must be in writing, give another 28 days to resolve the issue, and explain that further steps may be taken if it remains unresolved.
Whatever the outcome, both the complainant and the person alleged to have breached the rules must be notified of the committee’s decision.
When should a Committee seek legal advice or external mediation?
When internal steps fail to resolve a noise complaint, it may be time for the committee to consider legal advice or external mediation.
If the issue remains unresolved, the matter can be taken to the Victorian Civil and Administrative Tribunal (VCAT), which can make binding decisions on owners corporation disputes.
Before escalating the issue, it’s worth seeking legal advice to confirm whether the complaint meets the legal threshold and to clarify the committee’s rights, responsibilities, and next steps.
What role should a strata manager play in handling noise complaints?
If a strata manager has been appointed, they can support the committee in managing strata noise complaints (VIC) — depending on the responsibilities delegated to them.
A good manager helps guide the process, mediate disputes, and makes sure that complaints are handled properly. When this doesn’t happen, certain patterns tend to appear, such as:
- delayed or no response to complaints
- inconsistent handling of similar issues
- unclear or absent communication
- failure to follow through or enforce rules
If a strata manager consistently fails to support the committee effectively, it may be necessary to consider appointing a new manager to ensure the proper management of the owners corporation.
How can an owners corporation change strata managers?
Changing strata managers in Victoria can be complex. It involves reviewing the current situation, holding meetings, shortlisting providers, ending the existing agreement, and managing the transition.
For many committees, managing this process alongside resident concerns can quickly become overwhelming. The right advice and support can make all the difference.
One Port Melbourne Committee, for example, was dealing with complex building issues and had become dissatisfied with how their manager was handling things.
With the help of our expert consultants, they explored their options, made a change, and saw better service, stronger support, and a more cost-effective solution for their community.
How can Committees prevent ongoing noise complaints?
Here are some ways committees can stay ahead:
- keep the rules clear: make sure your noise rules are practical, fair, and up to date
- keep residents informed: share the rules with all residents and occupiers through noticeboards, emails, or welcome packs.
- know your dispute resolution process: familiarise yourself with the OC Act 2006 and your own rules for handling disputes, so you can apply them fairly and confidently.
- escalate when needed: if informal steps or strata manager support aren’t effective, move forward with formal action or seek external help
These small and proactive steps can help committees manage strata noise complaints (VIC) while staying aligned with their responsibilities.
Need help with a strata noise complaint?
Your complaint deserves to be heard. If you’re dealing with ongoing issues and an owners corporation manager who isn’t stepping up, we can help you explore a better way forward.
Talk to our expert team on 03 9007 2618 or visit us here.
