Protecting privacy in strata living: What residents need to know

Privacy means something different when you live alongside dozens of others. In high-density living settings, what’s visible, audible or accessible can quickly move beyond the boundaries of your own home. That’s why protecting privacy becomes both a personal concern and a shared responsibility in strata living, and this is influenced by legislation, building design and how neighbours interact.

At All Suburbs Strata Management, we have more than 40 years of experience in residential strata management in Greater Sydney, Nepean and the Central Coast. We understand that every scheme has a responsibility to protect the reasonable privacy of its residents, both through policy and in the way daily operations are managed.

While there isn’t an explicit mention of the word ‘privacy’ in the Strata Schemes Management Act 2015, lot owners and occupiers are entitled to “reasonable enjoyment” of their lot. This means they must not use, or permit the use of, a lot in a way that causes unreasonable interference with others being able to do the same, including in common areas.

Having complete privacy in high-density buildings is not realistic. Overlooking balconies, shared entry points, open-plan layouts and thin dividing walls can all blur the lines between personal and shared space. However, these practical limitations make it even more crucial for design, communication, and strata governance to work in tandem for optimal levels of discretion.

Privacy concerns in strata aren’t just about personal preference. Surveillance facing into private areas, sound travelling through walls, intrusive sightlines or the overuse of shared spaces can all affect how comfortable people feel in their own homes. These situations are best managed through a mix of clear by-laws, thoughtful design and respectful behaviour.

By-laws give strata schemes a legal and practical tool to define expectations around shared living. While concerns can vary from scheme to scheme, it’s typical to see rules that address noise, surveillance, window coverings, visitor access and common area usage. These boundaries help balance personal privacy with community standards.

Not every building has the same privacy challenges, which is why by-laws can be tailored to suit the physical layout and how people use the space. In complexes with shared courtyards or closely positioned balconies, rules might cover things like blinds, privacy screens or what’s allowed in outdoor areas. It’s a way of reducing visibility between neighbours and keeping things comfortable for everyone.

Once a by-law is approved, it becomes part of the rules everyone is expected to follow. It’s up to the owners corporation to enforce it fairly and consistently. If a resident feels their concerns are being neglected, they can raise the issue through formal channels such as the committee. Failing that, they can apply to the Tribunal for the resolution of privacy-related disputes.

Building design can have a huge impact on the level of privacy residents enjoy. The angle of a balcony, the height of a fence or the position of a window, these choices aren’t just aesthetic, they can all affect what’s visible and audible between homes. That’s why when renovation requests are reviewed, the owners corporation should always consider how the changes might affect others in the building.

Access systems in strata buildings serve more than just a security function. They help maintain privacy by limiting who can move through shared spaces. Intercoms, fob keys and visitor logs reduce unnecessary movement and unauthorised entry, and make it easier to manage things like short stays, deliveries and access to private areas.

CCTV in strata buildings is subject to strict legal conditions. Any installation in common property must be covered by a registered by-law and comply with the Surveillance Devices Act 2007 (NSW). Residents must be notified of camera placement, and signage should very clearly indicate this. Cameras must not be used to monitor private areas, including inside lots, balconies or windows.

It’s beneficial for new residents to receive clear information about expectations upon moving into a strata building, as strata living involves adapting to shared spaces and community standards. A welcome pack with practical information and etiquette, including a copy of the by-laws, is a good tool for setting the tone early.

A proactive and organised strata committee can promote respectful behaviour by setting high standards of calm communication, prompt handling of concerns and stepping in to mediate fairly when lines are crossed.

Privacy is a sensitive matter, and issues around its absence or intrusion can cause significant tension. Despite this, constructive management doesn’t always require a formal response. A civilised conversation or a short email is often enough to prevent a problem from escalating. If that doesn’t work, mediation or internal dispute processes are the next step before taking the issue further.

In strata, protecting privacy involves more than physical barriers or formal policies. Shared living means compromise is part of the arrangement, but that doesn’t mean privacy is irrelevant or unachievable. Committees, by-laws and design choices all contribute to maintaining a sense of personal space, even when living in close proximity.

At All Suburbs Strata Management, we understand that when living in strata, you want the optimal privacy settings. If you’re looking for more privacy as a resident, simple steps like adjusting window coverings, limiting noise transfer or using outdoor areas considerately can make a real difference without needing formal intervention.

Need a strata manager you can rely on? ASSM brings over 40 years of expertise across residential, community, commercial and industrial properties. If your current manager is falling short, contact our experienced team today. We’ll ensure the handover is smooth and hassle-free.