“It’s the Owners Responsibility!” Are You Sure? Ventilation Systems Servicing More Than One Lot Are Part Of Utility Infrastructure.

Deep-cleaning the system is not an optional service but a necessary activity for the Body Corporate to remain compliant with fundamental building codes and ensure the ongoing health and amenity of its occupants.

Under Queensland law, a Body Corporate has a strict statutory obligation to maintain common property. This fundamental duty is explicitly outlined in Section 152 of the BCCM Act, Section 157 of the Body Corporate and Community Management (Accommodation Module) Regulation 2020, and Section 180 of the Body Corporate and Community Management (Standard Module) Regulation 2020. This legal mandate means that maintenance is not a discretionary expense but a non-negotiable requirement for the Body Corporate.

The National Construction Code (NCC) – Health & Amenity Provisions

The NCC health and amenity provisions, supported by AS 1668.2:2024, place an ongoing responsibility on building owners, operators, and body corporates to maintain these systems in an effective operational condition so they do not contribute to reduced ventilation effectiveness, contaminant recirculation, odour transfer, or degraded indoor environmental quality for occupants.

Under the National Construction Code (NCC), together with the requirements of AS 1668.2:2024, apartment building ventilation and exhaust systems must be operated and maintained to provide occupants with adequate fresh air and acceptable indoor air quality (IAQ). This includes ensuring the system remains clean, unobstructed, and free from dust, contamination, or other build-up that may impair airflow performance or create a health or safety risk.

A body corporate has a duty to properly maintain common property and shared infrastructure, including exhaust ventilation systems servicing apartment buildings.

Where these systems form part of the common property, the body corporate must ensure they are maintained to a clean, safe, and operational standard, particularly where obligations also arise under the NCC and AS 1668.2:2024.

Body Corporate Actions:

Generally, ventilation systems are located outside the boundaries of a lot and accordingly are the body corporate’s responsibility to maintain. The body corporate needs to consider any fire risks associated with blocked ventilation systems as any damage to the lot caused by the body corporate not fulfilling its maintenance obligations under the Act may result in further liability to the body corporate and possible fines under other legislation due to not having adequate safety measures in place.

Building Codes Australia (BCA) Maintenance Requirements

BCA requires apartment wet areas and rooms without windows to provide adequate ventilation and maintain acceptable indoor air quality (IAQ) at all times.

This includes ensuring exhaust ventilation systems remain free from any build-up that may reduce airflow or create a health or safety risk. Body corporates have an ongoing responsibility to maintain these systems so occupants receive adequate fresh air and are not exposed to degraded indoor air quality (IAQ).

Arrange A Site Survey Or Free Quotation

For more information on deep-cleaning your buildings Ventilation System or Air Conditioning, talk to one of our Project Team members on 07 5562 0028 or complete the Free Quote form here.