Owners corporation software in Victoria: the law and the 2026 reforms
- Victoria uses the term owners corporation (OC), formerly "body corporate". The main law is the Owners Corporations Act 2006 (Vic).
- Since 1 December 2021, OCs sit in one of five tiers based on the number of occupiable lots.
- The Consumer Legislation Amendment Act 2026 (Vic) received Royal Assent on 8 September 2026.
- OCs must have an internal complaints process and keep complaint records for seven years.
What are the Victorian owners corporation terms?
All lot owners are members of the owners corporation. Larger OCs must elect a committee, and many appoint an owners corporation manager. Owners pay fees rather than "levies". Consumer Affairs Victoria publishes guidance on meetings, rules, maintenance, finance and disputes.
How do the five OC tiers work?
| Tier | Occupiable lots | Selected obligations |
|---|---|---|
| Tier 1 | More than 100 | Must elect a committee, appoint a manager (unless it opts out by special resolution), audit financial statements and prepare a maintenance plan |
| Tier 2 | 51 to 100 | Must elect a committee, have financial statements reviewed and prepare a maintenance plan |
| Tier 3 | 10 to 50 | Must elect a committee and prepare annual financial statements |
| Tier 4 | 3 to 9 | Committee optional; financial statements in years fees are levied |
| Tier 5 | Two-lot or services only | Committee optional |
Committee members must act honestly and in good faith, with due care and diligence, and in the interests of the OC.
What changed in 2026?
The Consumer Legislation Amendment Act 2026 (Vic) received Royal Assent on 8 September 2026 and delivers the first tranche of reforms from the review of the Owners Corporations Act 2006 (Vic).
- Now in effect: an OC can authorise legal proceedings by ordinary resolution for non-monetary orders, and for monetary claims under twice its total annual fees. Larger monetary claims still need a special resolution.
- 1 December 2027 (unless proclaimed earlier): a payment-plan framework for tier 1–4 OCs. Owner-occupiers who meet the conditions can get a plan of up to 12 months.
- 1 December 2027 (unless proclaimed earlier): a person may act as proxy for only one lot owner, regardless of the number of lots.
Read more in our guide to the Victorian owners corporation reforms.
How are OC disputes resolved?
Every OC must have an internal complaints process. A lot owner, tenant or manager can complain in writing using the approved form. If the OC acts, it issues a notice to rectify the breach within 28 days. Complaints by an owner, tenant or manager that aren't resolved go to the Dispute Settlement Centre of Victoria (DSCV); complaints by the OC can go to VCAT. Complaints and actions must be reported at the AGM, and records kept for seven years.
What should Victorian OC software record?
- Every complaint and maintenance issue with dates, so the 28-day steps and the AGM report are easy to prepare.
- Seven years of complaint history that you can export.
- Notices to owners only, or to everyone, with a record of when they went out.
- Quotes compared before maintenance-plan work is approved.
How Watchdog Strata helps
Watchdog Strata keeps a dated issue and defect history and a full change log you can export to CSV, Excel or PDF. Committees can compare quotes and run an owners' poll, which supports the decision but doesn't replace a resolution under the Act. Watchdog does not collect OC fees.
General information only, not legal advice. Check the current legislation or ask a strata lawyer for your scheme.
Questions people ask
What is the law for owners corporations in Victoria?
The Owners Corporations Act 2006 (Vic) and the Owners Corporations Regulations 2018 (Vic). Consumer Affairs Victoria publishes plain-English guidance.
What tier is my owners corporation?
It depends on occupiable lots: tier 1 has more than 100, tier 2 has 51–100, tier 3 has 10–50, tier 4 has 3–9, and tier 5 is a two-lot subdivision or services-only OC.
When do the Victorian OC payment plans and proxy changes start?
On 1 December 2027, unless proclaimed earlier. From then, tier 1–4 OCs must accept eligible hardship payment-plan requests from owner-occupiers, and a person can be proxy for only one lot owner.
Where do owners corporation disputes go in Victoria?
First the OC’s internal complaints process. Unresolved complaints by owners, tenants or managers go to the Dispute Settlement Centre of Victoria, and the OC can apply to VCAT.
Sources
See it running in a real building
Open the live demo as an owner, a tenant or the building manager. No sign-up, and it resets every night.