One of the biggest causes of conflict in Victorian apartment buildings is not necessarily the issue itself. It is whether the owners corporation (OC) actually has the authority to say no in the first place.
A lot of owners assume the Committee can block almost anything. Others assume the opposite.
In reality, some requests can absolutely be refused, particularly where common property, building safety or other residents are involved. Others sit in a much greyer area than many people realise.
Understanding where those boundaries sit is often what separates a straightforward approval process from a dispute that drags on for months.
- OCs can refuse certain requests in Victoria, particularly where common property, building safety, or other residents are affected. But not every refusal is automatically reasonable or enforceable.
- Many strata disputes are less about the issue itself and more about inconsistent approvals, unclear processes, and confusion around what an OC can actually control.
- If a request is refused, it is important to check what rules apply, whether the Committee formally made the decision, and whether similar approvals already exist elsewhere in the building.
What gives an OC the power to refuse requests?
Most OCs in Victoria get their authority from the Owners Corporations Act 2006, the building’s registered rules, and formal decisions made by the Committee or lot owners.
Not every decision sits with the Committee alone. Some matters can be decided by the Committee, while others require approval from owners through an ordinary or special resolution.
In most disputes, the key question is whether something affects common property.
One important thing to remember is that common property is not the same in every building.
It is defined by the plan of subdivision, so things like balconies, external walls or services may not always form part of a private lot.
Even when works are inside a private lot, the OC may still need to be involved if they affect waterproofing, fire safety, structural elements or shared services.
That is why issues involving balconies, waterproofing, external walls, shared services or building appearance often require approval before works can proceed.
Under the OC Act, OCs are responsible for managing and maintaining common property.
That responsibility is one of the main reasons Committees become cautious around renovations and alterations. Most Committees are usually trying to avoid future disputes, building damage, insurance issues, or expensive rectification works later on.
At the same time, an OC cannot simply refuse something because a Committee dislikes it or because “that’s how the building has always done things”.
Can an OC refuse air conditioning?
Yes, particularly where the installation affects common property or changes the appearance of the building.
In many Victorian apartment buildings, the issue is not the air conditioner itself. It is where the condenser unit is being installed.
Balconies, rooftops, external walls and shared service areas are often common property, so Committee approval is usually required.
An OC may reasonably refuse an installation if it creates:
- excessive noise
- affects waterproofing
- impacts drainage
- significantly alters the building façade.
Older buildings may also have registered rules controlling visible fixtures and external alterations.
A lot of frustration comes from inconsistent approvals.
One owner may already have an air conditioner while another gets told no.
Sometimes there is a valid reason for that difference. Other times, the building simply never established a consistent process.
Applications are usually far more likely to be approved when owners provide clear plans, drainage details, acoustic information and licensed contractor details upfront.
It is also important to understand the difference between an OC manager raising concerns and the Committee formally refusing an application. They are not always the same thing.
If something is refused, the OC should generally be able to explain the reason clearly and point to the rule or issue it relates to. It should not simply be a “no” without context.
Can an OC refuse pets?
Sometimes. But most disputes are not really about pets. They are about behaviour.
While some buildings still require approval for pets, Victorian OCs generally cannot impose outright pet bans.
Any restrictions need to be reasonable and are usually focused on things like noise, nuisance, safety, or the impact on other residents.
Most Committees are usually trying to prevent ongoing noise complaints, damage to common property, or disputes between neighbours.
That is why many buildings focus less on banning pets entirely and more on regulating nuisance behaviour instead.
Before getting a pet, owners should check the registered rules carefully.
Some buildings require approval, while others impose conditions around noise, supervision, or use of common areas.
We also regularly see confusion between an OC manager raising concerns and the Committee formally refusing a request. They are not always the same thing.
If a request is refused, the key question is whether the decision is genuinely supported by the registered rules and the circumstances involved.
Can an OC refuse airbnb or short stay rentals?
Sometimes. But banning Airbnb outright is often more complicated than many apartment buildings expect.
In most cases, OCs are better placed to manage the impacts of short stay accommodation, such as noise, security, and nuisance, rather than completely banning Airbnb altogether.
What is possible will depend on the building’s rules and circumstances.
That distinction matters because regulating behaviour is very different from completely prohibiting short term accommodation altogether.
In our experience, buildings that focus on managing behaviour instead of trying to ban short stays outright usually experience fewer disputes long term.
This is why Airbnb disputes often become so divisive in apartment buildings, especially where repeated guest turnover starts affecting other residents.
Can an OC refuse renovations?
Yes, particularly where renovations affect common property, waterproofing, shared services, or the external appearance of the building.
Depending on the type of renovation, approval requirements can vary.
Some works require Committee approval, some may need a special resolution and minor internal works may not require OC approval at all.
Cosmetic works inside a lot are usually far less of an issue. But once renovations involve:
- balconies
- plumbing
- hard flooring,
- structural changes
- external penetrations
Committee approval is often required.
Most Committees are less worried about the renovation itself and more worried about who becomes responsible if something goes wrong later.
Larger works may require permits, engineering documentation, or special resolutions under the OC Act.
One of the biggest mistakes owners make is carrying out renovations first and seeking approval later. Once common property is affected, disputes can escalate quickly.
Clear plans, contractor details and evidence the owner has considered building impacts will usually make the approval process much smoother.
What about EV chargers, satellite dishes and other installations?
OCs can also refuse certain requests involving:
- satellite dishes
- EV chargers
- signage
- commercial activity particularly where common property or building appearance is affected.
EV chargers also come with practical considerations such as:
- shared electrical capacity
- metering
- installation standards
- ongoing maintenance responsibilities
In many buildings, the discussion is now less about the first installation and more about planning for future demand.
What to do if your OC refuses unreasonably
Not every refusal is unreasonable. But not every refusal is valid either.
If a request is rejected, start by reviewing the registered rules and confirming whether the Committee formally made the decision.
There is a big difference between an OC manager raising concerns and the OC formally refusing something.
Consistency also matters. If similar requests have already been approved elsewhere in the building, owners will often question why the same standard is no longer being applied.
We regularly see disputes escalate simply because nobody clearly explained why something was refused, what rule applied, or whether the decision was ever formally resolved at all.
Where disputes cannot be resolved internally, Victorian lot owners may be able to apply to VCAT.
What if the real problem is the way the building is being managed?
Sometimes the issue is not the refusal itself. It is the way decisions are being handled across the building.
At Strata Management Consultants, we regularly speak with Committees frustrated by inconsistent decisions, unclear processes and ongoing disputes that never seem to properly resolve.
Over time, even smaller issues can start affecting trust within the building and making routine approvals far more difficult than they should be.
In many cases, persistent approval disputes are a sign that the building needs clearer processes or stronger management support.
If your Committee is reviewing its current management arrangement, we provide independent guidance to help OCs review their options and compare strata management companies.
You can speak with our team here.
