Car spaces in units regulations

In Queensland, garage storage laws for units are governed by the scheme's registered by-laws, the Body Corporate and Community Management Act 1997 (BCCM), and local council fire safety rules.

Garages are legally designed primarily for vehicle parking and "utility" storage, and generally cannot be used as habitable living spaces. There are many commonsense body corporate laws with pros and cons.

Key Regulations & Restrictions

Vehicle Access: Stored items must not prevent your car from fitting completely inside the garage boundaries. Items cannot protrude into common property or shared driveways.

Safety and Flammables: Storing hazardous materials (e.g., petrol canisters, gas bottles, excess paints, chemicals) is heavily restricted or outright banned due to Workplace Health and Safety (WHS) and fire regulations.

Structural Additions: You usually cannot build walls, cabinets, or permanent structures without written Body Corporate Committee approval.

Nuisance and Appearance: Items must not create a nuisance (e.g., bad odours) or be easily visible from the outside if they detract from the building's aesthetic.

Insurance: Strata insurance rarely covers personal belongings left in garages. You should check with your contents insurer to see if garage items are covered.

Common Misconceptions

"Car park only" rules: Some body corporate by-laws strictly stipulate that designated car spaces are for parking vehicles only. In this case, even placing a storage box might breach the by-laws.

Over-bonnet boxes: For open car parks or garages, some buildings allow the installation of "over-bonnet" storage lockers, provided they meet specific fire, size, and body corporate requirements. Before purchasing or placing storage units in your garage, always obtain a copy of your complex's registered by-laws. If you need more clarity, you can check your scheme's official records or contact your Body Corporate Manager.

More on Insurance Restricions

Body corporate master building insurance policies in Queensland feature strict exclusions and restrictions regarding what can be stored on-site.

While the master policy covers the building structure, specific clauses penalize actions that increase the property's overall risk profile.

1. The "Increase in Risk" and "Invalidation" Clauses

Virtually all commercial strata policies contain a standard clause stating that coverage can be voided or claims denied if an occupier introduces a hazard that significantly increases the building's risk of fire or damage. Storing unapproved commercial, industrial, or highly flammable items breaches this clause, potentially leaving the entire body corporate uninsured during an incident.

2. Specific Material Restrictions

• Dangerous Goods & Flammables: You cannot store bulk quantities of dangerous goods—such as petrol jerry cans, large LPG cylinders, heavy solvents, or industrial paints. Under Queensland's Work Health and Safety Act, even residential bodies corporate face strict legal thresholds on hazardous chemicals.
• Commercial Stock: Storing inventory for a retail or commercial business in a residential unit garage is heavily restricted. Master building policies are rated for domestic risks; holding bulk commercial stock alters the building's risk tier and can invalidate the policy.
• Lithium-Ion Batteries (Commercial Scale): While storing a personal e-bike or e-scooter is generally fine, storing or charging a commercial fleet of lithium-ion batteries (e.g., for a delivery or charging side-business) faces heavy scrutiny and restrictions from insurers due to the severe fire risk.

3. Obstruction of Fire Protection Systems

In small blocks with underground or shared garage spaces, insurance requires the building to stay compliant with Australian Fire Safety Standards. Storing items that block fire hydrants, hose reels, or fire doors—or packing storage cages so high that they obstruct ceiling fire sprinklers—directly breaches insurance compliance rules.

4. Personal Contents Exclusion

It is a common misconception that the body corporate policy protects your stored items. Master strata insurance never covers personal belongings kept in your unit or garage. If a shared pipe bursts and ruins your stored items, the building policy covers the pipe repair, but your personal items are only protected if you have your own contents insurance.