For lot owners & occupiers
Your lot. Your rights. Clearly explained and aggressively pursued.
You own the lot; the corporation runs the building. When those two things collide over a levy, a leak, a rule or a renovation, we tell you where you actually stand and the realistic ways to fix it.
What we help with
The problems that land in your inbox.
Most lot-owner matters are asymmetric: the owners corporation controls the records and process, often has a manager and legal advisers, and may have insurance that responds to the dispute or defence costs. Our job is to level that quickly.
- 01Disputed fees & special leviesWhether the charge was validly struck, whether the process was followed, and what to do about it — before arrears cost you your vote.
- 02Leaks & repairsWhether the problem is your lot or common property — the plan of subdivision decides, and we read it.
- 03Breach notices & rulesWhat a notice actually requires of you, whether the rule behind it is valid, and how to respond without escalating.
- 04Renovations & alterationsThe approvals to get in writing before the trades arrive — so the work cannot be unwound later.
- 05Buying into a buildingWhat the owners corporation certificate shows, what it does not, and the questions to ask before you sign.
- 06Special resolutions & your voting rightsWhether the 75% threshold was met, whether the notice and voting process were valid, and what rights you have when an interim special resolution is declared.
- 07Annual general meetingsYour rights to proper notice, the agenda and supporting documents, participation in person or by proxy, and an accurate record of each vote.
- 08Electing a committeeYour right to nominate, vote and test whether the committee was validly elected and is acting within its authority.
Rights under the Owners Corporations Act 2006 (Vic)
The Act is more on your side than you think.
- You can inspect the corporation’s records and register free of charge — minutes, contracts, insurance, the lot. Owners Corporations Act 2006 (Vic) ss 146, 150
- A rule that is oppressive, unfairly prejudicial or unfairly discriminatory is of no effect — and rules only operate once recorded on the Register. Owners Corporations Act 2006 (Vic) ss 140, 142
- The corporation must repair and maintain common property — and since 2021, owners must not do those repairs themselves. Owners Corporations Act 2006 (Vic) ss 46, 47A
- Special fees over twice the annual fees need a special resolution — 75% of the total votes or lot entitlements for all affected lots, not merely 75% of those in the room. Owners Corporations Act 2006 (Vic) ss 24(4), 96
- If an interim special resolution is declared, all lot owners must be notified within 14 days. Owners holding more than 25% of the total votes may petition against it before the 29-day period expires. Owners Corporations Act 2006 (Vic) s 97(2)–(4)
- You must receive at least 14 days’ written notice of an annual general meeting, including its agenda and the text of any proposed special or unanimous resolution, and you may participate personally or by proxy. Owners Corporations Act 2006 (Vic) ss 72, 80, 89C
- A lot owner or proxy may nominate for committee election in writing or, if present at the annual general meeting, orally. Buildings with 10 or more lots must elect a committee at each annual general meeting. Owners Corporations Act 2006 (Vic) s 100
- Entry to your lot needs 7 days’ written notice except in an emergency. Owners Corporations Act 2006 (Vic) s 51
- You can take a dispute to VCAT yourself — and in the right case, even bring proceedings on the corporation’s behalf. Owners Corporations Act 2006 (Vic) ss 163, 169I
How we start
What we check before we advise.
Ten documents decide most lot-owner disputes. We start with the four that decide yours.
- 01The planWhere your lot ends and common property begins — the answer to most repair fights.
- 02The rulesWhether the rule being enforced is valid, registered and actually says what the notice claims.
- 03The noticesForm, timing and service — defects here can change everything.
- 04The moneyHow the fee was struck, on what basis, and whether the benefit principle was applied.
For lot owners