Season’s greetings! Let’s talk Christmas lights in bodies corporate

Article written by Roland Franz

The festive season is a time of joy, community and celebration

For many owners and residents in bodies corporate, decorating with Christmas lights is a cherished tradition. Yet within a body corporate, the rules around installing lights are not always straightforward.

This article provides a guide for owners and committees. Drawing on the Body Corporate and Community Management Act 1997 (BCCM Act), the regulation modules and typical scheme by-laws, we explore the do’s and don’ts, when consent is required, and practical examples of when approval may be granted or withheld.

Lots vs common property

Owners generally have wide discretion to decorate within their lot. Lights inside windows, on internal walls or within private courtyards usually do not require approval.

Any installation on common property—including balconies, external walls, gardens, foyers, roofs or shared spaces—requires body corporate consent. These areas are owned collectively, and alterations must be authorised.

By-laws

Each scheme has its own by-laws, which may regulate decorations, nuisance or alterations to common property or the external appearance of a lot. For example, a by-law may prohibit altering the external appearance of a lot without approval, or attaching items to external walls, or require removal of decorations within a set timeframe.

Read the latest edition of Resort News HERE

Reasonableness

Under the BCCM Act, committees must act reasonably. Consent cannot be withheld arbitrarily, but may be refused if the installation breaches safety, appearance or nuisance provisions.

The do’s

• ✔ Keep decorations within your lot: Lights inside windows or on internal walls generally require no approval.
• ✔ Use safe equipment: Ensure lights comply with Australian electrical standards and avoid overloading circuits.
• ✔ Respect neighbours: Keep lights modest in brightness and duration to avoid nuisance.
• ✔ Seek approval for common property or external decorations: Lodge a written request before attaching lights to balconies, external walls or gardens.
• ✔ Follow the by-laws: Check if your scheme has rules about decorations, duration or removal dates.
• ✔ Remove promptly: Decorations should be taken down soon after the festive season.

The don’ts

• ✘ Don’t drill or damage common property: Permanent fixtures (hooks, screws) require formal approval and may be refused, or allowed only with “make good” conditions.
• ✘ Don’t obstruct safety equipment: Never cover fire exits, sprinklers or emergency lighting.
• ✘ Don’t create hazards: Avoid trailing cords across walkways or attaching lights to unsafe structures.
• ✘ Don’t assume consent: Even if “everyone does it”, approval is still required for common property.
• ✘ Don’t cause a nuisance: Excessive flashing lights or loud musical displays may breach by-laws.

When consent may be granted

Example 1: Balcony fairy lights

Outcome: Approved with conditions — no drilling into common property, lights removed by 10 January, brightness modest.

Example 2: Foyer Christmas tree

Outcome: Approved as it enhances community spirit and does not obstruct access.

Example 3: Courtyard decorations

Outcome: Approved as decorations are temporary, illuminated only during set hours and removed by a specified date.

When consent may be withheld

Example 1: Roof installation

Outcome: Declined due to safety and structural concerns.

Example 2: Excessive display

Outcome: Declined as it would cause a nuisance and breach noise by-laws.

Example 3: Unsafe wiring

Outcome: Declined due to trip hazards and electrical risks.

Can consent be withheld?

Reasonableness test: Committees must act reasonably. Refusal must be based on legitimate concerns—safety, nuisance, damage or by-law breaches.

Unreasonable refusal: If consent is withheld without valid reason (e.g. “we don’t like Christmas”), owners may challenge the decision through the Commissioner’s Office for Body Corporate and Community Management.

Practical guidance for committees

1. Review by-laws: Check if decorations or displays are regulated.
2. Assess safety: Electrical compliance, trip hazards, fire safety.
3. Consider aesthetics: Ensure decorations don’t detract from building appearance.
4. Apply conditions: Limit duration, removal date, attachment method.
5. Record decisions: Document approvals/refusals in the minutes.
6. Communicate clearly: Provide written reasons for decisions.

Balancing festivity and governance

Christmas lights can foster community spirit, but committees must balance this with safety, compliance and fairness. Owners should respect the shared nature of strata living, while committees should avoid being overly restrictive or unreasonable.

Read more about the management rights industry HERE

By-laws are enforceable provided they are not oppressive or inconsistent with the BCCM Act or regulation modules. The Act requires committees to act reasonably, balancing individual enjoyment with collective responsibility. If disagreements arise, owners may lodge conciliation or mediation applications with the Commissioner’s Office.

Practical checklist for owners

• Check your scheme’s by-laws.
• Identify whether decorations are within your lot or on common property.
• If on common property, lodge a written request.
• Use safe, compliant equipment.
• Avoid nuisance to neighbours.
• Follow any approval conditions.
• Remove decorations promptly.

In conclusion

In Queensland bodies corporate, Christmas lights are welcome when installed safely, respectfully and lawfully. Owners may decorate within their lot freely, but installations on common property require committee consent. Consent cannot be unreasonably withheld, but may be refused where safety, nuisance or by-law breaches arise.

By following the do’s and don’ts and applying sensible conditions, committees can enable festive cheer without compromising governance. The festive season should be a time of joy, not disputes—so let’s work together to balance celebration with compliance.

Remember: it is better to ask permission than forgiveness, and it might just keep you on the nice list.

Merry Christmas, and may everyone enjoy the season with family and friends in safety while enhancing the community living experience for all.