Living in a strata, owners corporation, or body corporate property means living closer to others, which can make noise a bigger concern than in standalone homes.
Whether it is footsteps on hard floors, loud television, barking dogs or renovation works, noise can quickly become a frustration for residents. This can potentially strain neighbour relationships, disrupt peaceful enjoyment, and create ongoing tension in a building.
The good news is that most noise issues can be addressed early on with respectful communication and clear by-laws or building rules. This guide explains the types of noise you might encounter, your rights and responsibilities, and how different states approach noise rules, as well as practical steps for resolving disputes.
Noise is one of the most common sources of frustration in strata living. With residents sharing walls, floors, and communal spaces, even everyday sounds can feel amplified. Disputes around noise can arise from many sources, and some are easier to manage than others. The following are the most frequent issues that can give rise to complaints:
Noise generated from hard floors is one of the greatest sources of complaint within residential apartments. Poorly installed and noise-insulated flooring may mean your downstairs neighbour can hear your every footstep.
Noise generated from general living activities, such as TV, music, loud talking, pets, air conditioning, or parties.
Noise from repair and maintenance is normal, but it needs to be managed effectively. Most buildings have rules about renovation hours, advance notice to neighbours, and obtaining approval for works that may cause disruptions.
Owners corporations and body corporates often introduce specific by-laws or building rules to set clear expectations around noise, renovations, flooring, and behaviour in shared spaces. These rules are legally enforceable, and breaches can result in notices, fines, or tribunal orders.
Examples of noise-related by-laws or rules for common areas may include:
Standard model by-laws and building rules outlined by each state’s legislation can be used as a guideline to manage noise on common property.
Most state laws provide a baseline obligation to avoid nuisance or unreasonable interference with others’ use and enjoyment of their property. Even if your by-laws are silent on noise, these laws may still apply:
Local councils and environmental authorities regulate broader noise issues under environmental protection laws. Police also have powers to issue Noise Abatement Directions for excessive or offensive noise.
Key legislation and resources include:
A certain amount of everyday noise is normal in any building. People will walk across floors, children will play, and appliances will run. However, ongoing unreasonable or disruptive noise can affect comfort, well-being, and neighbourly relationships.
Whilst everyone has the right to enjoy their home in peace, they also have a responsibility not to interfere with the peaceful enjoyment of others on the property. The key challenge is knowing when noise becomes unreasonable or a nuisance. This may potentially be assessed by factors such as:
Volume and intensity: Noise that is loud enough to interfere with sleep or everyday living.
Frequency and duration: Loud or repetitive noise that continues for long periods.
Time of day: Noise that regularly occurs late at night or very early in the morning.
Impact: Noise that is clearly disruptive, such as amplified music, shouting, or heavy impact noise.
If your by-laws or building rules are insufficient or lacking clarity on noise-related matters, they can be updated.
Owners can propose a motion for discussion at a general meeting and work with the owners corporation or body corporate to pass a resolution to amend the by-laws. This helps maintain clear and enforceable noise rules that meet the community’s needs.
It is essential to consult your local laws to understand the correct process for changing, adding to, or removing by-laws or building rules, as these can vary across councils and states.
Before raising a complaint, make sure the noise is unreasonable rather than an isolated or temporary situation. You can start by reviewing your by-laws or building rules. Most schemes include clauses about noise, quiet hours, and acceptable behaviour. If the behaviour breaches these rules, you have a strong basis for action.
If by-laws or building rules are breached, or there’s an ongoing and deliberate dispute, you should keep a detailed account of who’s involved, what transpired, where it occurred, and the duration of the issue.
A simple log with dates, times, and descriptions helps identify patterns and provides helpful evidence if formal action becomes necessary.
Initially, try to have a friendly and honest conversation as the first step in resolving the dispute. You may wish to communicate with the neighbour personally, and then preferably in writing, as this may be needed as evidence of self-resolution later.
Let your neighbour know that the noise levels are disturbing your enjoyment of your property. Sometimes, they may not be aware of how sound can travel, or they may not be aware of the by-laws or building rules.
The benefits of self-resolution can help prevent the issue from becoming more serious. It’s also faster and cheaper and could lead to a better relationship with your neighbour which, in turn, should stop further disputes.
If the friendly approach fails and your neighbour is not willing to adjust their noise levels, the next step is to approach the committee to help issue formal letters and mediate on your behalf.
When making a formal request, include specific details such as the dates and times the noise occurred. If other owners or occupiers share the same concerns, consider submitting a joint complaint or coordinating your submissions to strengthen your case.
If written warnings and reminders do not resolve the issue, the committee or strata manager may issue a Notice to Comply. This will outline the breached by-law, explain how the breach occured, and advise that continued non-compliancecould lead to formal action through the relevant state tribunal, which may include orders and financial penalties.
Suppose peaceful talks with your neighbour and notices to comply have not been effective. In that case, an owner or the committee can also utilise specialised mediation assistance from your strata manager or services available from your relevant state governing body.
If all the above steps have failed, the owners corporation or body corporate can apply to the state tribunal or a magistrate’s court for a noise abatement order. If the breaches continue to occur, fines and penalties can be imposed depending on the seriousness and frequency of the offence.
If the noise is both unreasonable and short-term – such as a loud party – or if previous attempts to resolve the issue have been unsuccessful, you may escalate the matter by seeking assistance from external authorities. Here are the alternative options:
Local council can also act under the nuisance provisions of the Public Health and Wellbeing Act 2008. Councils are obliged to investigate noise nuisances. Under the Protection of the Environment Operations Act, councils can serve prevention notices on residents and business people requiring them to control offensive noise.
The Environment Protection Act 1970 makes it an offence to cause unreasonable noise from any residential premises. Residential noise may be considered unreasonable at any time of the day, depending on its volume, intensity and duration, as well as the time, place, and other circumstances in which it is emitted. The EPA works in partnership with local government, Police and Roads and Maritime Services to enforce noise control regulations. You may also be able to report neighbourhood noise issues to your state’s EPA office.
If the noise is louder than acceptable and occurs at night, the police can issue a Noise Abatement Direction, which must be obeyed immediately and remains in effect for 28 days. If threats, abusive language, or aggressive behaviour accompany the noise, call 000 right away. Breaching an abatement order can lead to fines.
High complaint volumes or complex disputes can place pressure on committee members. Your strata manager can provide best practice guidance to support you through the dispute resolution processes respectfully and lawfully. This can include:
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Noise is a normal part of community living, but it does not have to cause conflict. With clear expectations, open communication, and support from a skilled strata management team, most issues can be resolved quickly and respectfully. Whether you are an owner, tenant, or committee member, understanding your rights and responsibilities helps create a calmer and more enjoyable living environment for everyone.
If noise is becoming a challenge in your building, your strata management company is here to help. We can guide your committee through updating by-laws or building rules, managing complaints fairly and keeping your community harmonious and compliant.
This article is edited by Lauren Shaw Regional General Manager and Licensee-in-Charge on February 2026
