What Tenants Need to Know About Body Corporates and Apartment Living
If you’re renting an apartment or unit, you’ve probably heard the term “body corporate” before. While body corporate fees are something your landlord pays, they cover the maintenance and management of shared spaces within your building—areas you likely use every day as a tenant.
Here’s a breakdown of what the body corporate is responsible for, how it affects your living experience, and what to do if issues arise.
What Is Common Property?
In a residential complex, common property refers to the areas and features shared by everyone in the building, not owned by individual unit holders.
This can include:
- Hallways, stairwells, and elevators
- Entrances and lobbies
- Shared outdoor spaces like barbecues, gardens, or terraces
- Mailrooms and driveways
- Shared facilities such as pools or gyms
As a tenant, you have access to these areas, and their upkeep is managed by the building’s body corporate (also known as an owners' corporation). This means if there’s a broken light in the hallway, or the lift isn’t working properly, it’s not your landlord’s responsibility; it falls to the body corporate to fix.
Repairs and Maintenance
The body corporate is responsible for the repairs and maintenance of communal areas. So if the shared driveway is damaged or tiles on a common stairwell have become a trip hazard, these will typically be repaired using funds from the building’s maintenance budget. Urgent issues—especially those that pose a safety risk—are usually addressed quickly.
If you notice damage or something not working properly in a shared space, you can raise it with your property manager, who can contact the body corporate on your behalf.
Who’s Responsible for the Windows?
This one can get a little tricky. In some apartment buildings, windows are considered common property and are maintained by the body corporate. In others, the responsibility falls on the landlord. If there’s a drafty or broken window in your apartment, let your property manager know, and they’ll confirm who’s responsible and arrange for it to be sorted.
What About Major Building Works?
Behind the scenes, part of your landlord’s body corporate fees go into a sinking fund, which is used for long-term repairs and upgrades.
These might include:
- Fixing cracks or structural issues
- Replacing old fences or safety rails
- Updating balconies or addressing water damage
While you might not be involved in these decisions, the outcomes affect your living environment, particularly if major works cause noise or temporary access restrictions. Your property manager should keep you informed if works are planned.
Dealing With Noise and Nuisance
If a neighbour is throwing loud parties, using power tools late at night, or otherwise disturbing the peace, the body corporate may step in, especially if complaints are ongoing. However, for immediate concerns, it’s best to contact your property manager, the local council, or even the police, depending on the situation.
The Bottom Line
While you don’t pay body corporate fees as a tenant, you do live with the results of how well the body corporate manages the property. Knowing what’s common property and how to report issues helps you stay on top of maintenance concerns and enjoy your rental without unnecessary stress.
And if you're unsure about who’s responsible for a particular issue, don’t hesitate to check with your property manager; they’ll be able to guide you and liaise with the right party on your behalf.
