Persistent smells in an apartment can affect amenity, cause annoyance and affect residents differently. The appropriate response depends on the source, its location and whether it affects another lot or common property.
How can you deal with odours in an apartment?
Start by identifying the smell instead of trying to cover it. A fragrance, spray or other masking product may make the problem less noticeable for a short time, but reducing or removing the source is a more useful first step.
Odour offensiveness is subjective and difficult to quantify. Keeping a calm, factual record can help show whether the issue is repeated, ongoing and affecting your use or enjoyment of the property.
Simple, affordable steps may help control indoor air pollution and odours:
- identify when the smell occurs and where it seems strongest
- check bins, drains, wet areas, cupboards and appliances
- clean hard and soft surfaces routinely
- store cleaning chemicals safely
- keep bin areas away from living areas where possible
- avoid using products that simply mask the source
- record any leaks, dampness or visible mould.
For mould-related concerns, see our guide to what is mould, who is responsible and why it should be treated seriously.
What is causing the smell?
Common sources inside a lot include rubbish, food preparation, cleaning products, damp areas, mould, blocked drains, appliances and neglected leaks or drips. A leak that is not dealt with can contribute to mould and smells, so maintenance should not be delayed.
Check whether the smell changes when an appliance is running, a bathroom or laundry is being used, or windows and doors are opened. Ask whether the odour is limited to one room or is entering from a hallway, neighbouring lot or shared facility.
Garbage chutes may require maintenance when they contribute to odours. The chute may need to be reviewed or repaired instead of treating the smell inside an apartment.
Air-purification or odour-control equipment may be useful in some situations, but it should not replace source control. If you buy equipment, use it according to the instructions, ensure it is correctly sized and installed, and consider maintenance and replacement-filter costs. Purchase from an industry supplier where possible.
What practical steps can reduce apartment odours?
Reduce the source. Put rubbish and cleaning products away safely. Clean affected areas, including hard and soft surfaces, and deal with dampness promptly. Steam cleaning may be considered as one cleaning method, but do not rely on it instead of fixing the source.
Keep areas dry. Close bathroom and laundry doors where practical to reduce humidity in other areas. Check for leaks and drips, and arrange appropriate repairs. Our article on managing water leaks in a strata property provides further practical guidance.
Ventilate. Use exhaust fans near cooking, dishwashing, drying and laundry sources of moisture or pollutants. Open windows and run fans when appropriate, while considering security, weather and smoke conditions. Make sure fans are working effectively.
Check shared systems. If the smell appears to come from a garbage chute, hallway, bin room or another shared facility, report it for investigation. The responsibility may sit with the body corporate, an owner or another service provider, depending on what is affected.
Is the odour coming from your lot or common property?
Before arranging repairs, work out whether the source is inside your lot or on common property. The survey plan shows the boundaries between lots and common property, while the community management statement identifies the regulation module that applies to the scheme.
The body corporate must maintain common property in a good and structurally sound condition. A lot owner must maintain their lot in good condition. An owner may be liable if failure to maintain their lot causes damage to another lot or common property. The body corporate may be liable when poor common-property maintenance results in damage to a lot.
If the source is unclear, ask the body corporate manager or committee to help identify the maintenance issue. A body corporate manager is not responsible for maintaining common property, but may organise work if the committee asks them to.
When can an odour become a body corporate nuisance?
Persistent odours may become a nuisance when they interfere unreasonably with another occupier’s use or enjoyment of their lot or common property. The circumstances matter, including the frequency, duration, strength, source and effect of the smell.
The Body Corporate and Community Management Act 1997, commonly called the BCCM Act, applies to most Queensland community titles schemes. In a scheme with a registered community management statement, an occupier must not use a lot or common property in a way that causes a nuisance or hazard, or unreasonably interferes with another lot or common property. Odours are listed as an example of a possible nuisance or hazard.
An unpleasant smell does not automatically breach a by-law. Check the registered by-laws and consider the evidence before reaching that conclusion. By-laws may regulate behaviour affecting lots and common property, and the body corporate is responsible for enforcing its own by-laws.
How should you report and resolve a persistent odour?
Keep a record of:
- dates and times the odour occurs
- where it is strongest
- what it smells like
- possible sources
- how long it lasts
- the effect on your use or enjoyment of the property
- steps already taken to investigate or reduce it.
If it is safe and appropriate, first raise the issue courteously with the likely source. Put the request in writing and focus on what is happening and what you would like done. Queensland’s body corporate dispute process requires parties to try self-resolution before taking other dispute resolution steps.
If the issue involves common property, write to the committee or body corporate manager with the evidence and a clear request. You may ask for a maintenance inspection, a review of a shared facility or a motion to be considered. The manager’s role depends on their written engagement, and the manager can only do what the body corporate asks when a committee is in place.
An owner or occupier who reasonably believes another owner or occupier has breached a by-law and the breach is likely to continue or recur can give BCCM Form 1 to the body corporate. The committee has 14 days to tell the complainant whether a contravention notice has been issued. If the body corporate does not respond or does not issue a notice, further dispute resolution options may be available, subject to the required steps.
A clear record, early communication and the right maintenance or by-law process can help resolve persistent apartment odours; if you need help working out the next step, contact StrataCare at reception@stratacare.com.au.
