Understanding the Management and Maintenance of Shared Spaces in Community Title
If you live in or are thinking about buying into a community title or neighbourhood scheme in Australia, chances are you’ll be sharing more than just a boundary with your neighbours. From landscaped gardens and driveways to pools and BBQ areas, shared amenities are a big part of what makes community living appealing.
But along with the perks come responsibilities and it’s important to understand how these shared spaces are managed, who’s responsible for what, and how you can play a part in keeping your community running smoothly.
What Are Shared Amenities and Common Areas?
In community title or neighbourhood schemes, shared spaces are known as common property. These are areas that are jointly owned and used by all lot owners. Depending on the design of your scheme, this can include:
Internal roads and driveways
Visitor parking spaces
Lawns, gardens, and landscaped areas
Swimming pools, gyms, and clubhouses
BBQ zones and children's play areas
Shared fencing, lighting, and pathways
Essentially, anything that isn’t part of an individual lot and is accessible to everyone in the scheme is considered common [community] property. The exact boundaries and details are outlined in the scheme’s community management statement (CMS) or community plan.
Who’s Responsible for Maintenance?
The job of maintaining and managing common areas falls to the community association or neighbourhood association. This is a legal body made up of all lot owners and established when the scheme is first registered.
The association’s key responsibilities include:
Keeping shared spaces clean, safe, and functional
Organising insurance for common property
Managing service contracts (e.g. cleaning, landscaping, pool servicing)
Enforcing by-laws
Collecting levies from lot owners to fund these activities
In most cases, the association will engage professional contractors to handle the day-to-day upkeep, ensuring facilities are well looked after and compliant with health and safety standards.
How Is Maintenance Funded?
Maintaining shared amenities costs money and that’s where levies come in.
Each lot owner contributes to the upkeep of common property through levies, which are typically set based on the size or unit entitlement of their lot. These levies are used to build and maintain two main funds:
Administrative fund: covers everyday costs like cleaning, electricity for shared lighting, routine repairs, and minor gardening.
Sinking fund: (also known as a capital works fund) saves for future expenses like repainting, major repairs, or replacing shared infrastructure.
Each year, the association prepares a budget (usually at the annual general meeting), outlining expected expenses and setting the levy contributions accordingly. As a lot owner, it’s a good idea to attend meetings and review the financials so you understand where your share of the money is going.
Using Shared Spaces: What Are the Rules?
To make sure everyone enjoys shared facilities fairly and respectfully, every community title scheme has a set of by-laws. These are rules that outline how common areas can be used, and they apply to both owners and tenants.
Common by-laws may cover:
Hours of use for pools or gyms
Whether pets are allowed in shared gardens
Noise limits in BBQ or outdoor spaces
Parking rules for visitors and residents
How and where bins should be stored
If someone breaks a by-law, the association can issue warnings. In more serious cases, disputes may be referred to a state tribunal such as NCAT in New South Wales or QCAT in Queensland for Orders and penalties.
What Happens If There Are Disagreements?
Shared spaces can sometimes lead to disagreements whether it’s about noise, damage to property, or how money is being spent on maintenance. Most community and neighbourhood associations have processes in place for handling these issues.
Here are some tips if a dispute arises:
Start with a conversation: many issues can be resolved informally.
Raise the issue with the committee or your manager: they may already be aware and taking steps.
Follow formal processes: if needed, lodge a written complaint or seek mediation.
For ongoing or complex issues, you may be able to seek assistance from your state’s strata or community titles authority or relevant tribunal.
Why It All Matters
Shared amenities can enhance your lifestyle, boost property values, and foster a strong sense of community. But they also need care, cooperation, and good communication to be enjoyed by everyone.
Understanding who manages common areas, how maintenance is funded, and what your responsibilities are as an owner or resident means fewer surprises and a more enjoyable community living experience.
Final Tip:
If you're unsure about the rules or your responsibilities, check your CMS, attend committee meetings, or speak with your managing agent. A little knowledge goes a long way in keeping shared spaces safe, welcoming, and well-maintained.
Disclaimer:
This article is intended for general educational purposes only and does not constitute legal or financial advice. Readers should seek independent legal and professional guidance relevant to their specific circumstances and jurisdiction
