Tool

Flooring by-law drafter

Prepare a plain-English discussion draft for your strata lawyer, with state guidance and questions to resolve before the scheme considers a new flooring clause.

Who it is for

Committees
Strata managers

Question 1 of 8

Which state is the scheme in?

The steps differ by state and, in Queensland, by regulation module.

New South WalesStrata scheme, by-lawsQueenslandCommunity titles scheme, by-lawsVictoriaOwners corporation, rulesAnother state or territory

What figure has the committee decided on?

Type the figure from the committee's decision or its acoustic consultant's advice. This tool does not suggest one. The examples under the field are for context only, each with its source.

Examples and sources, for context only

Star ratings seen in by-laws and approvals

AAAC impact isolation of floors between tenancies (field L'nT,w, less than)
Star rating	L'nT,w less than
2 star	65
3 star	55
4 star	50
5 star	45
6 star	40

Source: s 9.0, AAAC Guideline for Apartment and Townhouse Acoustic Rating, Version 1.0 (June 2017)

A Pyrmont scheme's by-law: AAAC 3 star for hard floor finishes and 6 star for soft floor finishes, plus an acoustic engineer's report after installation.
Source: The Owners - Strata Plan No 82306 v Anderson [2017] NSWCATCD 85
An Ultimo scheme's amended by-law 14: at least AAAC 5 star for any floor other than carpet.
Source: Jiang v Sui [2023] NSWCATCD 127
An approval for laminate "for a 5 star rating", which NCAT read as the AAAC system.
Source: The Owners - Strata Plan No 7704 v Kim [2023] NSWCATCD 39
Only an AAAC member firm may issue an AAAC Star Rating Certificate. Star values relate to the performance achieved in a completed apartment, so they are field results.
Source: s 2.0 and s 7.0, AAAC Guideline for Apartment and Townhouse Acoustic Rating, Version 1.0 (June 2017)
The AAAC says its guideline should not be used by owners corporations, committees or strata managers to arbitrarily set a minimum impact requirement or by-law for a building, and that specialist advice from an AAAC member firm should be sought first.
Source: AAAC Explanatory notes regarding the impact sound insulation rating, Version 2.0 (May 2023)

L'nT,w figures seen in by-laws and orders

AAAC impact isolation of floors between tenancies (field L'nT,w, less than)
Star rating	L'nT,w less than
2 star	65
3 star	55
4 star	50
5 star	45
6 star	40

Source: s 9.0, AAAC Guideline for Apartment and Townhouse Acoustic Rating, Version 1.0 (June 2017)

A Brisbane by-law: L'nT,w "not more than 45", shown by an acoustical consultant's report. QCAT allowed the body corporate's appeal and sent the matter back.
Source: Body Corporate for Admiralty Towers II v Johnson [2017] QCATA 29
A Spring Hill by-law: L'nT,w 55 or less, based on on-site testing, with committee discretion for floors that cannot meet it. The adjudicator upheld it.
Source: The Republic Apartments [2022] QBCCMCmr 290
An NCAT order (not a by-law): treat the floor to 50 L'nT,w within 56 days.
Source: The Owners - Strata Plan No 7704 v Kim [2023] NSWCATCD 39
The building code field figure for a floor between units in a new Class 2 or 3 building is L'nT,w not more than 62. QCAT said the building code "does not set levels for the purposes of good neighbourly relations".
Sources: F7P1, NCC 2022 Volume One, Part F7 Sound transmission and insulation; [29], McLeod v Body Corporate for Stradbroke Tower and Villas [2015] QCATA 146
The AAAC says its guideline should not be used by owners corporations, committees or strata managers to arbitrarily set a minimum impact requirement or by-law for a building, and that specialist advice from an AAAC member firm should be sought first.
Source: AAAC Explanatory notes regarding the impact sound insulation rating, Version 2.0 (May 2023)

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The drafter as text

Queensland coverage: Standard, Accommodation and Commercial modules only. Small Schemes, Specified Two-lot Schemes and other legislation need their own procedure; check the module in the community management statement first.

Sources: Which Queensland body corporate legislation applies; Enforcing by-laws in a specified two-lot scheme

JavaScript is off, so the step-by-step drafter cannot run. Here is the same guidance as text: a template clause with the choices written out, the AAAC bands and examples, and state process notes to review with a strata lawyer.

Template clause (choose the options that apply)

(1) In this by-law: hard floor covering means any floor finish other than carpet laid on underlay; floor system means the floor covering, the underlay and any other layer, adhesive or fixing between it and the slab or subfloor; the standard means the standard in paragraph (4).
(2) An owner or occupier must not install or replace a hard floor covering, or remove carpet to expose a hard floor, without the written approval of the owners corporation (Queensland: body corporate).
(3) An application for approval must be in writing and include the product, thickness and supplier of the floor covering and underlay, the complete floor system, the rooms, the dates and hours, the installer and their qualifications (NSW: also any plans and the rubbish arrangements), and, if you require one, a certificate or report from an acoustic consultant (an AAAC member firm for a star rating).
(4) Choose one standard. AAAC: "at least [your figure] stars under the AAAC Guideline". L'nT,w: "not more than [your figure]". IIC: a laboratory report for the complete assembly, with the chosen IIC figure; a separate field target needs acoustic advice. FIIC: "not less than [your figure]". Report only: "sufficient to prevent the transmission of noise likely to disturb the peaceful enjoyment of the owner or occupier of another lot".
(5) Optional: bedrooms must keep carpet laid on underlay.
(6) The owner must install only the approved floor system and must not change it without a further written approval.
(7) Optional: work may be done only between the hours and on the days the owners choose.
(8) Optional: after installation (or only when the committee has reasonable grounds), the owner must arrange a field test by an acoustic consultant (an AAAC member firm for a star rating) and give the report to the owners corporation. For Queensland, leave payment for legal review. Elsewhere, confirm any payment wording against the registered rules.
(9) If a test fails, the owner must carry out further work or replace the floor covering within the time stated in writing, and give the report of a new test.
(10) The owner must keep the floor system in a condition that continues to meet the standard, and ensure any damage to common property is repaired.
(11) An approval under this by-law does not affect any other by-law about noise or nuisance.

AAAC impact isolation of floors between tenancies (field L'nT,w, less than)
Star rating	L'nT,w less than
2 star	65
3 star	55
4 star	50
5 star	45
6 star	40

Source: s 9.0, AAAC Guideline for Apartment and Townhouse Acoustic Rating, Version 1.0 (June 2017)

Figures seen in by-laws and decisions (examples only)

A Pyrmont scheme's by-law: AAAC 3 star for hard floor finishes and 6 star for soft floor finishes, plus an acoustic engineer's report after installation.
Source: The Owners - Strata Plan No 82306 v Anderson [2017] NSWCATCD 85
An Ultimo scheme's amended by-law 14: at least AAAC 5 star for any floor other than carpet.
Source: Jiang v Sui [2023] NSWCATCD 127
An approval for laminate "for a 5 star rating", which NCAT read as the AAAC system.
Source: The Owners - Strata Plan No 7704 v Kim [2023] NSWCATCD 39
A Brisbane by-law: L'nT,w "not more than 45", shown by an acoustical consultant's report. QCAT allowed the body corporate's appeal and sent the matter back.
Source: Body Corporate for Admiralty Towers II v Johnson [2017] QCATA 29
A Spring Hill by-law: L'nT,w 55 or less, based on on-site testing, with committee discretion for floors that cannot meet it. The adjudicator upheld it.
Source: The Republic Apartments [2022] QBCCMCmr 290
An NCAT order (not a by-law): treat the floor to 50 L'nT,w within 56 days.
Source: The Owners - Strata Plan No 7704 v Kim [2023] NSWCATCD 39
A NSW scheme's special by-law: impact isolation "equal or better than an Impact Insulation Class (IIC) rating of 57", with certification by an engineer the owners corporation nominates. NCAT found it was not harsh, unconscionable or oppressive.
Source: Norman v The Owners Strata Plan No 60182 [2022] NSWCATCD 152
A Queensland by-law allowed approval conditions up to FIIC 77 in the lounge and dining room and FIIC 60 in the kitchen. Existing carpet measured FIIC 82. The adjudicator found FIIC 77 not achievable with hard floorings and ordered approval at FIIC 65 "or equivalent". QCAT dismissed the owner's appeal.
Source: [2] to [8], McLeod v Body Corporate for Stradbroke Tower and Villas [2015] QCATA 146
The AAAC says its guideline should not be used by owners corporations, committees or strata managers to arbitrarily set a minimum impact requirement or by-law for a building, and that specialist advice from an AAAC member firm should be sought first.
Source: AAAC Explanatory notes regarding the impact sound insulation rating, Version 2.0 (May 2023)

NSW process and legal limits to review

1. Special resolution. The owners corporation changes its by-laws by special resolution (s 141(1)). NSW Fair Trading describes a special resolution as one where no more than 25% of the value of the votes cast are against.
Sources: s 141, Strata Schemes Management Act 2015 (NSW); Strata renovation rules
2. At a general meeting. The strata committee cannot decide a matter that needs a special resolution (s 36(3)). Give notice of the general meeting at least 7 days before it, or 14 days before an annual general meeting (Schedule 1, clause 7).
Sources: s 36, Strata Schemes Management Act 2015 (NSW); Schedule 1, clause 7, Strata Schemes Management Act 2015 (NSW)
3. Registration. Lodge a notice of the change with the Registrar-General. The change has no effect until the Registrar-General records it (s 141(2)), and s 141(3) sets a limit of 6 months for lodging it.
Source: s 141, Strata Schemes Management Act 2015 (NSW)
4. What a by-law may cover. By-laws may be made about the management, administration, control, use or enjoyment of the lots or the common property (s 136(1)). A by-law has no force to the extent that it is inconsistent with the Act or any other law (s 136(2)). In Gurram, a by-law that banned hard floors above the ground floor had no force because it was inconsistent with s 110.
Sources: s 136, Strata Schemes Management Act 2015 (NSW); Gurram v Owners Corporation SP 36589 [2018] NSWCATCD 39
5. Not harsh, unconscionable or oppressive. A by-law must not be harsh, unconscionable or oppressive (s 139(1)), and NCAT may declare a by-law invalid on that ground (s 150(1)). In Norman, NCAT found a by-law requiring IIC 57 and engineer certification was not.
Sources: s 139, Strata Schemes Management Act 2015 (NSW); s 150, Strata Schemes Management Act 2015 (NSW); Norman v The Owners Strata Plan No 60182 [2022] NSWCATCD 152

Queensland process and legal limits to review

1. By-laws live in the community management statement. The by-laws are the provisions under the heading "BY-LAWS" in the community management statement (s 168). By-laws may regulate the use and enjoyment of lots, "including conditions applying to" that use (s 169(1)(b)). A new or changed by-law means recording a new community management statement.
Source: ss 168 and 169, Body Corporate and Community Management Act 1997 (Qld)
2. Special resolution at a general meeting. Consent to record the new statement may be a special resolution when the only change is to by-laws other than exclusive use by-laws (s 62(3)). Otherwise it needs a resolution without dissent (s 62(2)). The committee cannot make this decision: a decision that may only be made by special resolution is a restricted issue (Standard Module s 52).
Sources: s 62, Body Corporate and Community Management Act 1997 (Qld); s 52, Body Corporate and Community Management (Standard Module) Regulation 2020 (Qld)
3. Notice. A general meeting must be held at least 21 days after notice of it is given to the owners (Standard Module s 91).
Source: s 91, Body Corporate and Community Management (Standard Module) Regulation 2020 (Qld)
4. Recording. Lodge the new community management statement with Titles Queensland for recording. We have not verified the provision that fixes when a changed by-law takes effect, so ask your lawyer.
Sources: s 62, Body Corporate and Community Management Act 1997 (Qld); What by-laws apply
5. Limits in s 180. A by-law is invalid to the extent it is inconsistent with the Act or another Act (s 180(1)). It must not discriminate between types of occupiers (s 180(5)). Other than an exclusive use by-law, it must not impose a monetary liability on an owner or occupier (s 180(6)). It must not be oppressive or unreasonable, having regard to the interests of all owners and occupiers and the use of the common property (s 180(7)).
Source: s 180, Body Corporate and Community Management Act 1997 (Qld)
6. An example that stood. In The Republic Apartments, an adjudicator upheld a by-law made by special resolution that set L'nT,w 55 or less with committee discretion. It could be achieved, it was not a prohibition, it was not oppressive or unreasonable under s 180(7), and it did not discriminate under s 180(5).
Source: [62], The Republic Apartments [2022] QBCCMCmr 290

Victorian process and legal limits to review

1. Special resolution. An owners corporation makes, amends or revokes rules by special resolution (s 138(1) and (2)). A special resolution needs 75% of the votes of all lots, or 75% of the total lot entitlements on a ballot or poll (s 96). An interim special resolution becomes final 29 days after it is passed unless owners with more than 25% of the votes petition the secretary (s 97). For a 2-lot subdivision, a special resolution means a unanimous resolution (s 7A(2)).
Source: ss 7A, 96, 97 and 138, Owners Corporations Act 2006 (Vic), version 024
2. Notice. Give notice of an annual general meeting or special general meeting at least 14 days before it (ss 72 and 76).
Source: ss 72 and 76, Owners Corporations Act 2006 (Vic), version 024
3. What a rule may cover. A rule must be for the control, management, administration, use or enjoyment of the common property or a lot (s 138(3)), on a matter in Schedule 1. Schedule 1 includes notice of renovations to lots (item 5.3), times for work on lots (item 5.4) and noise and nuisance control (item 7.2). Consumer Affairs Victoria lists "restrictions on floor coverings in lots to reduce disturbance by noise" among the matters rules can cover.
Sources: s 138 and Schedule 1, Owners Corporations Act 2006 (Vic), version 024; What can an owners corporation make rules about?
4. Section 138B. Section 138B lets rules deal with proposed works to renovate or alter the external appearance of a lot, including to protect the quiet enjoyment of other lots during those works. Consumer Affairs Victoria describes these as works affecting the external appearance of a lot, so ask your lawyer whether s 138B reaches an internal floor.
Sources: s 138B, Owners Corporations Act 2006 (Vic), version 024; What can an owners corporation make rules about?
5. Recording, or the rule is void. Lodge the certified rules with the Registrar. A rule takes effect on the day the Registrar records it, or on a later date stated in the rules (s 142(4)). Consumer Affairs Victoria says rules are lodged with Land Use Victoria and "If the rules are not registered with Land Use Victoria, the rules will be void and not enforceable." Give each lot owner a copy (s 143).
Sources: ss 142 and 143, Owners Corporations Act 2006 (Vic), version 024; How to make owners corporation rules
6. Limits in s 140. A rule has no effect if it is oppressive to, unfairly prejudicial to or unfairly discriminates against a lot owner or occupier, or if it is inconsistent with or limits a right under the Act or any other Act (s 140). Section 132 gives an owner on an "interior face" plan the right to install floor coverings. We have not seen a decision on how s 132 and s 140 apply to a flooring rule.
Source: ss 132 and 140, Owners Corporations Act 2006 (Vic), version 024

A lawyer must review any draft

This template does not check a clause against your scheme's existing by-laws or rules, or against your state's limits on by-laws or rules. Ask a strata lawyer to review it before it goes on a meeting agenda.

General information, not legal or acoustic advice. Check your scheme's registered by-laws and the requirements for your building.

How this tool works

Answer the questions for your scheme, one per screen. The tool prepares a draft clause from fixed wording for each answer, then adds state process notes and questions for your strata lawyer. The draft needs review against your scheme documents and applicable law before it is considered. It never chooses the figure: you type the one your committee has decided on.

The legal steps, limits and examples come from the legislation, government guidance and tribunal decisions listed below, which we read on 25 September 2026. The star bands come from the AAAC guideline, Version 1.0 (June 2017). We read the NSW legislation from archived copies of the official pages, so check the live text before you rely on it.

Sources

Which Queensland body corporate legislation applies · Queensland Government · Accessed 2026-09-27
Enforcing by-laws in a specified two-lot scheme · Queensland Government · Accessed 2026-09-27
Strata Schemes Management Act 2015 (NSW) · NSW Legislation · Accessed 2026-09-25
Strata renovation rules · NSW Fair Trading · Accessed 2026-09-25
Gurram v Owners Corporation SP 36589 [2018] NSWCATCD 39 · NSW Caselaw · Accessed 2026-09-25
Norman v The Owners Strata Plan No 60182 [2022] NSWCATCD 152 · NSW Caselaw · Accessed 2026-09-25
Body Corporate and Community Management Act 1997 (Qld) · Queensland Legislation · Accessed 2026-09-25
Body Corporate and Community Management (Standard Module) Regulation 2020 (Qld) · Queensland Legislation · Accessed 2026-09-25
What by-laws apply · Queensland Government · Accessed 2026-09-25
The Republic Apartments [2022] QBCCMCmr 290 · AustLII · Accessed 2026-09-25
Owners Corporations Act 2006 (Vic), version 024 · Victorian Legislation · Accessed 2026-09-25
What can an owners corporation make rules about? · Consumer Affairs Victoria · Accessed 2026-09-25
How to make owners corporation rules · Consumer Affairs Victoria · Accessed 2026-09-25
The Owners - Strata Plan No 82306 v Anderson [2017] NSWCATCD 85 · NSW Caselaw · Accessed 2026-09-25
Jiang v Sui [2023] NSWCATCD 127 · NSW Caselaw · Accessed 2026-09-25
The Owners - Strata Plan No 7704 v Kim [2023] NSWCATCD 39 · NSW Caselaw · Accessed 2026-09-25
AAAC Guideline for Apartment and Townhouse Acoustic Rating, Version 1.0 (June 2017) · Association of Australasian Acoustical Consultants · Accessed 2026-09-25
AAAC Explanatory notes regarding the impact sound insulation rating, Version 2.0 (May 2023) · Association of Australasian Acoustical Consultants · Accessed 2026-09-25
Body Corporate for Admiralty Towers II v Johnson [2017] QCATA 29 · Supreme Court Library Queensland · Accessed 2026-09-25
NCC 2022 Volume One, Part F7 Sound transmission and insulation · Australian Building Codes Board · Accessed 2026-09-25
McLeod v Body Corporate for Stradbroke Tower and Villas [2015] QCATA 146 · Supreme Court Library Queensland · Accessed 2026-09-25
ASTM E492-22 Laboratory measurement of impact sound transmission (IIC) · ASTM International · Accessed 2026-09-25
ASTM E1007-04e01 (historical edition that defined FIIC) · ASTM International · Accessed 2026-09-25
ISO 16283-2:2020 Field measurement of impact sound insulation · Standards Australia store · Accessed 2026-09-25
AS ISO 717.2:2024 Rating of sound insulation: impact sound insulation · Standards Australia store · Accessed 2026-09-25
ASTM E989-21 Classification for determination of single-number metrics for impact noise · ASTM International · Accessed 2026-09-25
ASTM E1007-25 Field measurement of tapping machine impact sound transmission · ASTM International · Accessed 2026-09-25
Hogan v Stebnicki [2022] NSWCATCD 63 · NSW Caselaw · Accessed 2026-09-25
Strata Schemes Management Regulation 2016 (NSW) · NSW Legislation · Accessed 2026-09-25
Into Ballymore [2012] QBCCMCmr 166 · AustLII · Accessed 2026-09-25
Owners Corporations Regulations 2018 (Vic), Schedule 2 model rules · Victorian Legislation · Accessed 2026-09-25

Questions, answered

Does this tool tell us what rating to put in the by-law?

No. It asks you to type the figure your committee has decided on. It shows figures from tribunal decisions and the AAAC star bands for context only. The AAAC says its guideline should not be used to set a by-law figure arbitrarily, and that advice from an AAAC member firm should be sought first.

Can the committee pass a flooring by-law at a committee meeting?

Not in NSW, Queensland or Victoria. NSW by-laws change by special resolution of the owners corporation, and the strata committee cannot decide a matter that needs one. For the Queensland modules covered here, a changed ordinary by-law needs a new community management statement and the applicable resolution process. Specified Two-lot Schemes are outside this tool. In Victoria, rules are made by special resolution.

When does a new flooring by-law start to apply?

In NSW, when the Registrar-General records the notice of the change, which must be lodged within the 6 months the Act allows. In Victoria, on the day the Registrar records the rule or a later date stated in it; unregistered rules are void. In Queensland, the new community management statement must be lodged for recording with Titles Queensland; we have not verified the provision that fixes the start date.

Can a by-law ban hard floors completely?

In NSW, NCAT found in Gurram that a by-law banning hard floors above the ground floor had no force because it was inconsistent with section 110. In Queensland, an adjudicator in The Republic Apartments accepted a high acoustic standard that did not amount to a de facto ban. Ask a strata lawyer before you draft any restriction.

Is anything I type saved or sent?

No. The drafter runs in your browser. Nothing you choose or type is sent to us or stored, and it is gone when you close or reload the page.

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