Resolving Disputes in Strata Properties: A Strata Manager’s Guide to the VIC Act’s Procedures

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Dispute resolution within strata communities is a critical aspect of strata management in Victoria. The Owners Corporations Act 2006 (the Act) provides a structured approach to handling grievances, ensuring fair and efficient resolution processes. This guide aims to walk strata managers through the key components and procedures outlined in the Act, emphasizing the importance of adherence to legal frameworks for maintaining harmony within strata communities.

The Framework for Dispute Resolution

The VIC Strata Act establishes a comprehensive framework for dispute resolution, aiming to address conflicts in a manner that is accessible, equitable, and timely. Understanding this framework is essential for strata managers to effectively mediate conflicts and uphold the rights and responsibilities of all parties involved.

Key Elements of the Dispute Resolution Process

  1. Complaints and Procedures: Section 152 of the Act allows lot owners, occupiers, or managers to lodge complaints about breaches of the Act, regulations, or owners corporation rules. A complaint must be in writing in the approved form, which the owners corporation must make available upon request.
  2. Notice Requirements: Upon receiving a complaint, the owners corporation is required to issue a notice to the alleged offender, detailing the breach and requesting rectification. This notice serves as the initial step in the formal dispute resolution process.
  3. Application to VCAT: If disputes cannot be resolved internally, parties may apply to the Victorian Civil and Administrative Tribunal (VCAT) for resolution. VCAT has the authority to make orders to resolve disputes related to short-stay accommodation breaches, among other issues.
  4. Conciliation and Mediation: Before escalating to VCAT, the Director may refer disputes to a consumer affairs employee for conciliation or mediation. This step is designed to provide an opportunity for the parties to resolve their differences amicably and efficiently.
  5. VCAT’s Role and Powers: VCAT plays a pivotal role in the dispute resolution framework, with the authority to impose monetary orders, enforce compliance with the Act, and address issues of unfair prejudice or discrimination among lot owners.

Strata Manager’s Role in Dispute Resolution

As a strata manager, facilitating effective dispute resolution involves several key responsibilities:

  • Educating Lot Owners and Occupiers: Ensure that all members of the strata community are aware of their rights and responsibilities under the Act, as well as the procedures for lodging complaints and resolving disputes.
  • Providing Access to Approved Forms: Make the approved complaint forms readily available to encourage proper and formal lodgment of grievances.
  • Acting as a Mediator: Where possible, act as a mediator between parties to resolve disputes before they escalate to formal proceedings.
  • Liaising with VCAT: If a dispute proceeds to VCAT, assist the parties in understanding the process and, if necessary, represent the owners corporation during hearings.


Navigating the dispute resolution process within Victoria’s strata communities requires a thorough understanding of the Owners Corporations Act 2006 and a commitment to fairness and transparency. By adhering to the structured procedures outlined in the Act, strata managers can play a crucial role in resolving conflicts, ensuring the wellbeing of the community, and maintaining a harmonious living environment.

Strata managers are the linchpins of effective dispute resolution within strata communities, leveraging their expertise to uphold the principles of justice and equity as enshrined in the VIC Strata Act.

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