The Complete Guide to Apartment Living in Adelaide

Apartment living has become an increasingly important part of Adelaide’s housing landscape.

For many people, an apartment offers an attractive combination of location, convenience, lower-maintenance living and access to the many benefits of being close to the city.

But apartment ownership is different from owning a traditional house on its own block of land.

When you buy an apartment, you are not only purchasing your individual home. You are also becoming part of a larger community where owners share common areas, facilities, responsibilities and costs.

Understanding how apartment living works can make the experience considerably easier – and help you make better decisions about your home and your investment.

Why Choose Apartment Living in Adelaide?

There are many reasons people choose apartment living.

For some, it is about location. Living in or close to Adelaide’s CBD can provide easy access to restaurants, cafés, shops, entertainment, workplaces, public transport and cultural attractions.

For others, it is about convenience.

There is no large backyard to maintain, and many of the external areas of an apartment development are maintained collectively.

Apartment living can also provide an opportunity to live in locations where a traditional house may be considerably more expensive.

For people downsizing, travelling frequently or simply wanting a lower-maintenance lifestyle, an apartment can be an attractive option.

But convenience does come with shared responsibilities.

Apartment Living Means Being Part of a Community

One of the biggest differences between apartment living and owning a standalone house is the shared environment.

You may share walls, entrances, lifts, corridors, gardens, driveways, parking areas or other facilities with your neighbours.

This means that consideration for other residents becomes particularly important.

Noise, pets, parking, rubbish, renovations, visitors and the use of common areas can all affect other people living in the building.

A successful apartment community is one where owners and residents understand that their actions can have an impact beyond the front door of their own apartment.

Good communication and mutual respect can make an enormous difference.

Understanding Your Property Title

Before buying an apartment, it is important to understand exactly what type of title applies to the property.

South Australia has several forms of property ownership, including Torrens Title, Strata Title and Community Title. Strata title commonly applies to units and apartments, while community title has its own separate legal structure.

The title structure affects how the property is managed, what constitutes common property, how costs are shared and what rules apply.

If you are buying an apartment, make sure you understand the title before signing a contract.

If you are unsure, obtain independent legal or conveyancing advice.

What Is a Strata Corporation?

In a strata scheme, the owners collectively form the strata corporation.

The corporation is responsible for managing the common property and enforcing the rules that apply to the strata scheme. Every owner automatically becomes a member of the corporation.

This is an important concept for anyone new to apartment ownership.

Your strata corporation is not an outside organisation that owns or manages your building for you.

The owners are the corporation.

Professional strata managers may be appointed to assist with administration and management, but owners remain an important part of the governance of their building.

What Is Common Property?

Your apartment is your individual property, but the building will also contain areas and facilities that are shared.

Depending on the particular development and its title, common property may include areas such as:

• Building entrances
• Hallways and corridors
• Stairways
• Lifts
• Gardens
• Driveways
• Shared facilities
• Roof areas
• Other shared infrastructure

The precise boundaries and responsibilities can vary, so owners should refer to their particular plan and relevant documentation.

Understanding the difference between your individual property and common property is particularly important when something needs to be repaired, maintained or changed.

Understanding Apartment Levies

One of the most frequently misunderstood aspects of apartment ownership is the payment of levies.

Apartment owners contribute towards the costs of operating and maintaining the shared property and facilities.

These costs can include matters such as insurance, maintenance, repairs, cleaning, gardening, utilities, professional services and other expenses associated with the building.

The amount an owner pays can depend on the applicable title structure and the relevant unit or lot entitlements and resolutions.

Levies are therefore not simply an additional cost imposed on apartment owners.

They are the mechanism by which owners collectively fund the responsibilities of their corporation.

Why Low Levies Aren’t Always Better

It can be tempting to think that the best-managed building is the one with the lowest levies.

Not necessarily.

Buildings require ongoing maintenance, and major work can be expensive.

A building that does not adequately plan for future expenditure may eventually face significant increases in levies or special contributions when major repairs become necessary.

Responsible financial planning is therefore an important part of protecting the long-term interests of apartment owners.

Your Apartment Building Is an Investment

For most owners, an apartment represents a significant financial investment.

That means the condition and management of the wider building matter.

A well-maintained building with responsible governance can provide a very different ownership experience from one where maintenance is continually deferred, financial planning is inadequate or disputes are allowed to escalate.

Apartment owners should therefore take an interest in more than just what happens inside their own apartment.

The health of the building can affect the health of your investment.

Get Involved in Your Building

One of the best things an apartment owner can do is become involved.

Attend general meetings.

Read the information provided by your corporation.

Ask questions.

Understand the financial position of your building.

Consider standing for the management committee if you have the time and interest.

You do not need to be an expert to participate.

In fact, one of the benefits of getting involved is learning how your building works and becoming better informed about the decisions that affect you.

South Australian guidance specifically notes that owners need to participate in meetings if they wish to have a say in decisions made by their corporation.

Buying an Apartment? Look Beyond the Front Door

If you are considering purchasing an apartment, don’t make your decision based solely on the apartment itself.

The apartment may look fantastic, but what is happening within the wider building?

Before buying, prospective purchasers should investigate the corporation’s financial and administrative position.

Information that can be sought includes:

• Current levies and outstanding contributions
• Assets and liabilities
• Proposed or anticipated expenditure
• Recent meeting minutes
• Financial records
• Current rules or articles
• Insurance policies
• Existing disputes
• Major maintenance or repair issues

South Australian guidance recommends that prospective purchasers understand the operations and finances of the relevant strata or community corporation before purchasing.

This is one of the most important pieces of advice we can give anyone considering apartment ownership:

Don’t just inspect the apartment. Investigate the building.

Living Harmoniously With Your Neighbours

Apartment living can be wonderful, but it requires a little more consideration than living in a standalone house.

Sound travels.

Shared spaces need to remain accessible.

Parking needs to be respected.

Rubbish needs to be disposed of properly.

Renovations may affect neighbouring apartments.

Pets, visitors and short-term letting can raise questions about the rules applying to your building.

The rules applying to a particular strata scheme can deal with matters including pets, use of common areas, noise, parking and the use and maintenance of individual units.

The best approach is to understand the rules before a problem arises.

Renovating an Apartment

Renovating an apartment can be more complicated than renovating a standalone home.

Depending on what you want to do, you may need to consider:

• Your corporation’s rules or articles
• Whether common property is affected
• Structural issues
• Building services
• Noise and disruption
• Access through common areas
• Insurance
• Council or other approvals
• Planning and development requirements

Never assume that because you can make a particular change inside your apartment, you can automatically undertake the work without approval.

If in doubt, ask before commencing the work.

Maintenance Matters

Preventative maintenance is particularly important in apartment buildings.

A leaking roof, damaged balcony, failed waterproofing, lift problem or deteriorating common area can potentially become a much larger and more expensive problem if it is not addressed.

Good apartment communities recognise that maintenance is not simply an expense.

It is an investment in the building.

Owners should take an interest in whether their corporation has appropriate plans for maintaining the building and funding significant future work.

What Happens When Owners Disagree?

With multiple owners sharing a building, disagreements are inevitable from time to time.

The important thing is how those disagreements are handled.

The first step should generally be communication and an attempt to understand the issue.

Many problems can be resolved before they become formal disputes if owners and committees communicate clearly and respectfully.

Where disputes cannot be resolved informally, South Australian law provides mechanisms for dealing with certain strata disputes. The South Australian Government notes that there is no government agency specifically overseeing strata title management or resolving strata disputes, so owners may need to seek appropriate legal or dispute-resolution assistance depending on the circumstances.

Apartment Living Is About More Than Property

At its best, apartment living provides something that a standalone house cannot always offer – a sense of community.

Neighbours can look out for one another.

Shared facilities can create opportunities to connect.

Residents can benefit from living close to shops, services, workplaces and cultural activities.

And owners can work together to create a building they are proud to call home.

But achieving that kind of community doesn’t happen automatically.

It requires owners who are informed, involved and willing to work together.

Why Adelaide Apartment Owners Need a Collective Voice

Individual apartment owners can have limited influence when dealing with broader issues affecting apartment living.

A collective association provides an opportunity for owners to identify common concerns, share experiences and advocate for better outcomes.

That is why the Adelaide Apartment Owners Association (AAOA) was established.

AAOA exists to advance the interests of people who own apartments in the City of Adelaide and to provide a collective voice for Adelaide’s apartment owners.

As Adelaide continues to grow and apartment living becomes an increasingly important part of the city’s future, it is important that apartment owners have an opportunity to participate in the conversation.

The Future of Apartment Living in Adelaide

Apartment living is an important part of Adelaide’s future.

As more people choose to live in higher-density communities, the quality of those communities will become increasingly important.

We believe Adelaide can have apartment buildings that are well managed, well maintained, financially responsible and enjoyable places to live.

Achieving that requires informed owners, responsible governance and a willingness to work together.

The Adelaide Apartment Owners Association is committed to helping build that future.

Are You an Adelaide Apartment Owner?

Whether you are a long-term apartment owner, a first-time buyer, a member of a strata committee or simply considering apartment living, AAOA welcomes your interest.

Learn. Participate. Have your voice heard.

Join the Adelaide Apartment Owners Association and become part of a collective voice working towards a better future for apartment living in Adelaide.

This article provides general information only and is not intended to constitute legal advice. Apartment ownership arrangements vary, and owners should obtain independent professional advice about their individual circumstances where appropriate.