Who Collects Your Bins? Understanding Waste Management in Strata

One of the key differences between living in a standalone house and living in a townhouse estate or apartment complex is how waste is managed. In many strata developments, bins are collected by an independent private company rather than by the local council.

This article explains why that is, whether it’s possible to switch to council collection, and what it means for your annual owners corporation fees.

Council’s Role in Waste Collection

As a starting point, councils are responsible for managing household waste. However, this responsibility can shift depending on the layout and density of new developments.

Before construction begins, developers must submit a waste management plan to the local council as part of the planning permit process. The waste management plan will outline:

• The types of bins (for example 80L individual bins vs 500L shared commercial-style bins)
• Where bins will be stored (individually, in a bin corral or other shared location)
• Where and how bins will be collected, including access for waste trucks

Council will then review the proposed plan submitted and determine whether they will provide their services to the new development or whether the development will need to implement a private arrangement.

Why Council May Decline to Collect Waste

There are several reasons why the local council may require the owners corporation to arrange for private waste collection. In many estates, there might simply be not enough space on the nature strip to place rows of individual bins out for collection. This might not just apply for large estates: picture bin night for a block of 10 townhouses if they need to put both their general and recycling bins out. That’s a lot of bins on a relatively small nature strip.

Further, where the bins are stored plays a role. If the bins are to be left in front of the townhouse or unit within the estate, access difficulties can arise when internal roads are too narrow for large council trucks to safely enter and drive around the estate to collect the bins. For apartments where bins are kept in an underground or secure carpark, they will be inaccessible to council collection trucks.

Another factor is the type of bins used. Council trucks generally don’t collect large communal bins such as 500L shared bins that many developments rely on.

Because of these limitations, private waste companies, which often have smaller and more agile trucks, are usually the only viable option to ensure waste is collected efficiently and safely.

Can You Switch to Council Bin Collection?

Switching from private to council waste collection may be a possibility, but can be difficult and not always practical. The first step is to find out whether your estate meets the council criteria for accessibility and bin storage. A conversation with the local council for initial advice on whether a change might be considered will be required. A professional consultant will often be required to assess the specific circumstances prepare a revised waste management plan and apply through the local council to amend the existing planning permit.

It might sound straightforward and simple, but strata managers will need to consider (and raise this with the committee or owners) the cost of engaging a consultant, the cost to apply for the planning amendment and also the likelihood of success. Council is not obligated to accept any amendment requests.

Financial Implications For Private Waste Collection

The owners corporation will incur charges from the private company to collect household waste. These costs are not insignificant and result in much higher annual fees that owners are liable for.

What about your council rates and charges? You might be surprised to learn that you can be charged council waste fees even if you don’t receive council collection. As per section 221 of the Local Government Act 1989 (Vic), local councils can apply a waste service charge regardless of whether the service is used. We recommend contacting your local council to confirm whether your property is being charged for waste services you’re not using.

Hard Waste Collection For Estates With Private Waste Collection

Often, if the local council aren’t collecting the general household waste they also won’t collect hard waste. Hard waste removal isn’t automatically included in the strata annual fees, so owners corporations will need to decide whether they want to include hard waste removal for all residents. As an alternative, residents will be individually responsible for organising the removal of their hard waste, at their cost.

In our experience, illegally dumped rubbish on the nature strip can be reported to the local council (most easily through the Snap Send Solve app). In many cases, the local council will arrange removal of that illegal dumped rubbish.

Conclusion

Understanding who collects your bins, and why, is just one of the many complexities of being part of an owners corporation. From council requirements to planning permit conditions and the financial impact on your strata fees, waste management is more than just putting your bins out on collection day.

If there are other strata topics you’d like us to analyse and do a deep dive on, reach out to the Resi team. We’re always here to make strata simpler and clearer for you.