Green spaces can make or break the feel of a strata development, but when it comes to who’s actually responsible for looking after them, there can be a few grey areas. Maintaining green spaces is essential, as they add value and benefit residents, so it’s important to understand who should look after what.
Whether you’re a lot owner wondering why your levies fund the garden, or a committee member trying to work out what falls to the owners corporation (OC) versus what’s on the individual, we’ve put together a clear breakdown of how it works in Victoria.
The Short Answer: It Depends on Where the Garden Is
In Victoria, the principle is relatively straightforward: the OC is responsible for repairing and maintaining common property, while the lot owner is responsible for everything else that isn’t common property or a common service.
For gardens and landscaping, that line is drawn by your Plan of Subdivision (the document that defines exactly where common property ends and your private lot begins). If you’re unsure where that boundary sits, your OC manager can pull that up for you.
Common Property Gardens: OC Responsibilities
The OC is responsible for repairing and maintaining the common property and any fixtures, fittings, and services related to it. In practical terms, for gardens and landscaping, this typically includes:
Lawn mowing and turf maintenance
Any lawns situated on common property, such as shared courtyards, entry gardens, or green corridors between buildings, are the OC’s responsibility to maintain. This includes regular mowing, edging, and seasonal care.
Garden bed maintenance and mulching
Weeding, pruning, mulching, and replanting garden beds in common areas all fall under the OC’s remit. A well-maintained garden bed actively protects property values and contributes to resident satisfaction.
Tree maintenance and removal
Trees on common property are OC’s responsibility. This includes pruning for safety, managing root systems that may affect infrastructure, and removal, where needed.
Irrigation system maintenance
Irrigation systems that serve common garden areas are typically an OC responsibility, including maintenance and repairs.
Shared amenities and communal spaces
Repair and maintenance of common facilities and amenities, such as gardens, BBQ areas, benches, and lounges, are all handled by the OC. This includes the surrounding garden areas that form part of these shared spaces.
Private Lot Gardens: Owner Responsibility
Where a garden or courtyard is within a private lot, maintenance is the lot owner’s responsibility. This typically covers:
Private courtyards and balcony planters
If your lot includes an exclusive-use courtyard or a private balcony with garden beds, that space and anything growing in it is your responsibility to maintain. The Owners Corporations Act 2006 also requires each lot owner to properly maintain any externally visible part of their private lot.
Garden alterations and landscape changes
Lot owners need written approval from the OC before making any changes to the external appearance of their lot. It’s always worth checking in with your OC manager before you start.
Exclusive Use Areas: The Grey Zone
One grey area in strata garden maintenance is the exclusive use of common property. This includes spaces like a ground-floor courtyard that’s technically common property but allocated for the exclusive use of one lot owner.
In these cases, the OC may pass a resolution making the lot owner responsible for maintaining that area. However, this needs to be formally documented. If you’re not sure whether an exclusive use arrangement is in place for your space, it’s worth checking with your OC Manager.
Garden Maintenance Made Easy
A proactive approach, backed by a solid maintenance plan and clear communication, makes a real difference for both OCs and lot owners in garden maintenance.
At Above OCM, we make sure the right work is being done to a high standard. Our team conducts regular site visits to keep a close eye on how common property is being maintained, so nothing slips through the cracks.
If you’ve got questions about what maintenance, garden or otherwise, falls under whose responsibility, or you’d like a fresh set of eyes on how your development’s garden maintenance is being managed, get in touch with our team.
