VIC: What can an owners corporation do when an overseas owner stops paying levies?

This article discusses recovering unpaid levies from an overseas owner in Victoria, explaining in plain terms how an owners corporation can find a valid way to serve notice and proceed with levy recovery when an owner is uncontactable and living overseas.

Question: How can an owners corporation recover unpaid fees from an overseas owner?

We are an owners corporation of 11 single storey villa units. One owner leases their lot and lives and works overseas. The owner has not paid their levies for the 2025 calendar year. They do not respond to any communication, and have not provided a current residential address. What options does the owners corporation have to recover unpaid levies in these circumstances?

Answer: Once you have a reliable source of contact, service can be addressed and the usual process for levy recovery undertaken.

Where it is difficult to serve a lot owner (where service is required), an application for substituted service can be made, provided you have some form of contact details. Service can be effected on the email address for the party, if you require. Otherwise, searches can be undertaken to determine whether other contact information can be obtained. Once you have a reliable source of contact, service can be addressed and the usual process for levy recovery can be undertaken.

Phillip Leaman
Tisher Liner FC Law
E: ocenquiry@tlfc.com.au
P: 03 8600 9370

This post appears in the March 2026 edition of The VIC Strata Magazine.

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Read next:

• VIC: Recovering levy arrears on utility lots when they are sold
• VIC: Q&A Levies, Lot Allocations and Entitlements
• VIC: Q&A Owners Corporation Levy Increases and Due Dates

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