Enclosing a townhouse alfresco or balcony: owners corporation approval in Victoria
How owners corporation approval works in Victoria when you want to enclose a townhouse balcony, courtyard or alfresco with glass, and what to send.
By Glassy Slide teamPublished 2 min read
If you live in a townhouse or unit, enclosing your balcony, courtyard or alfresco needs one more approval than a freestanding house: your owners corporation's. Here's how it works in Victoria, and how to make the request easy to say yes to.
Two approvals, not one
- Owners corporation approval covers changes to the look of the building and to common property.
- A building permit covers the construction itself. Enclosing a roofed balcony or alfresco is building work; see do you need a permit to enclose an alfresco?.
You normally need both, and the owners corporation approval comes first.
What the rules say
Many Victorian owners corporations use the model rules under the Owners Corporations Act 2006, unless they have made their own rules (Consumer Affairs Victoria). Under the model rules, an owner needs the owners corporation's written approval before changing the external appearance of their lot or altering common property. The owners corporation cannot unreasonably refuse approval, but it can set reasonable conditions.
If your owners corporation has its own rules, those apply instead, so ask the manager for a copy.
Is the balcony yours or common property?
That depends on your plan of subdivision, which shows where your lot ends. Some balconies and courtyards are part of the lot; others are common property. It matters because altering common property usually needs more than the standard approval. Your owners corporation manager can tell you, or you can check the plan.
What to send with your request
A clear request gets a faster answer. Include:
- What you want to build: glass type, frame colour and which sides open.
- A drawing or photo mock-up showing how it will look from outside.
- A written quote from your glazier listing the glass and frames.
- How the work will be done: access, timing and who is responsible for making good.
- Confirmation you'll get a building permit if one is needed.
Matching the frame colour to the building's existing windows usually makes approval easier.
If the answer is no
Ask for the reasons in writing. If you think the refusal is unreasonable, the next steps are the owners corporation's grievance process, then Consumer Affairs Victoria's dispute service, then VCAT.
Where we fit in
We measure on site and give you a written quote that lists the glass, frames and colours, which is the document most owners corporations ask to see. See our balcony enclosures, our alfresco enclosure cost guide for typical prices, or ask for a balcony enclosure quote.
This guide explains the general rules. It isn't legal advice: check your owners corporation's rules and your plan of subdivision.
Questions
Do I need owners corporation approval to enclose my balcony?
Usually, yes. Under Victoria's model rules, you need the owners corporation's written approval before changing the external appearance of your lot or altering common property. Your owners corporation may have its own rules, so check them first.
Can the owners corporation refuse?
Under the model rules it cannot unreasonably refuse, but it can set reasonable conditions, for example on frame colour or how the work is done. Disputes go to its grievance process, then Consumer Affairs Victoria, then VCAT.
Is my courtyard or balcony common property?
It depends on your plan of subdivision. Some balconies and courtyards are part of your lot; others are common property. The plan shows the boundaries.
Do I still need a building permit?
Yes, if the work needs one. Owners corporation approval and a building permit are separate. Enclosing a roofed balcony or alfresco is building work in Victoria.
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