Installing flooring alternatives without the right underlay or approvals can dramatically increase impact noise, echoing into neighbours’ homes.
Neighbour wars over noise are exploding across unit blocks, with Aussies warned a simple home reno was triggering costly disputes, legal action – and even orders to rip floors out from under them.
Tribunal decisions are coming down against owners who swap older-style carpet out for modern tiles, engineered timber, vinyl or hybrid planks – often unaware that skipping approvals or acoustic treatment can breach by-laws and spark a flood of neighbour complaints.
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Repeated noise above accepted levels may be hazardous to your neighbour’s goodwill.
Archers the Strata Professionals chief executive Nicky Lonergan said “installing flooring alternatives without the right underlay or approvals can dramatically increase impact noise, echoing into neighbours’ homes in buildings never designed for hard surfaces”.
Ms Lonergan warned One Sunshine Coast complex was locked in a two-year dispute after a unit replaced flooring with vinyl planks without acoustic underlay, infuriating residents below.
The neighbours documented repeated disturbances, including heavy footfall, furniture dragging, and door slamming, often late at night.
Airbnb-style short-term rentals were also intensifying such disputes, with frequent guest turnover and late-night arrivals adding to complaints.
“Most strata schemes operate under noise by-laws that prohibit interference with another resident’s peaceful enjoyment. Persistent impact noise from non-compliant flooring can constitute a breach,” she warned.
If there is a dispute, the body corporate can seek an order from the Body Corporate Commissioner in Queensland, who among other things can require the owner to modify or remove the flooring. The owner can then appeal that decision to the Queensland Civil and Administrative Tribunal if they choose. Various states have their own setups for such circumstances.
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Hardwood flooring trends may look great, but can be hell for your downstairs neighbour if the acoustics are not taken care of.
“Hard flooring isn’t automatically banned, but many schemes require owners to seek approval and demonstrate that new flooring meets minimum acoustic standards. If it doesn’t, the body corporate may require remedial works, or in some cases, removal with the previous type of flooring reinstated.”
A recent case in Manly highlighted the risks with a lot owner ordered by the NSW Civil and Administrative Tribunal to install compliant flooring alternatives.
This as Bannermans DIY By-Laws warned lot owners thinking of replacing carpet with timber, vinyl or hybrid floors to carefully review strata by-laws, consider the impact on neighbours and follow the correct approval process to ensure flooring only needs to be installed once.
Bannermans also flagged the need for owners corporations to review by-law provisions on consent for flooring works, acoustic standards and required documentation before and after such renovations.
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Archers the Strata Professionals chief executive Nicky Lonergan.
“Lot owners who proceed without consent risk being ordered by the Tribunal to remove or upgrade unauthorised flooring,” the firm warned, adding that even flooring needed for health reasons must comply with by-laws.
According to New South Wales-based Williamson Lawyers, noise issues often arise from flooring renovations that don’t allow sufficient acoustic insulation and could be difficult to resolve.
“The owner affected, usually living directly below, may struggle to resolve the issue. Owners corporations may not assist due to lack of understanding, due process, time, or cost,” they warned.
However, they flagged the NSW Civil and Administrative Tribunal case Ciric v The Owners – Strata Plan No. 67113 and Blanch [2025], where acoustic testing showed noise levels of 51 L’nT, w – above the 40 L’nT, w limit in the by-laws.
The tribunal found retrospective approval did not meet the requirement for “prior written approval” and ordered the owner to make flooring compliant within 60 days and provide certification of compliance via an acoustic report.
The experts said the complainant, Ms Ciric, was fortunate the by-laws specified a maximum Weighted Standardised Field Impact Sound Pressure Level – a factor buyers should check before purchasing in any strata scheme.
STEPS TO TAKE BEFORE RENOVATING:
1. Check your scheme’s by-laws
2. Get body corporate approval
3. Use acoustic underlay
4. Know your obligations under the BCCM Act
(Source: Archers the Strata Professionals)
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