Question 1

Who is responsible for maintenance in a body corporate on the Gold Coast?

Accepted Answer

Maintenance responsibilities are split between the body corporate and individual lot owners. The body corporate is responsible for common property — including shared gardens, driveways, pools, lifts, and building exteriors. Individual owners are responsible for everything within their lot, including internal fixtures, fittings, and any exclusive use areas attached to their lot. The exact boundary depends on your scheme's Community Management Statement (CMS).

Question 2

How are body corporate levies calculated in Queensland?

Accepted Answer

Body corporate levies are calculated annually at the scheme's Annual General Meeting (AGM). The committee prepares a budget covering administrative costs (day-to-day running) and sinking fund contributions (long-term repairs and capital works). Each owner's share is determined by their lot entitlement as outlined in the Community Management Statement. Special levies may also be raised for unplanned or urgent expenses.

Question 3

Why have my body corporate levies gone up?

Accepted Answer

Levy increases are typically driven by rising insurance premiums, increased maintenance and contractor costs, inflation, or a decision by the committee to build up the sinking fund for upcoming capital works. Levy amounts are set at the AGM and all owners are notified in advance. If you believe a levy increase is unreasonable, you have the right to raise it at the next AGM or request a review.

Question 4

What is the difference between contribution and interest lot entitlements?

Accepted Answer

Contribution lot entitlements determine how much each owner pays toward the body corporate's running costs — including levies and fees. Interest lot entitlements reflect each owner's proportionate ownership of common property and are used in certain voting situations and in the event the scheme is wound up or common property is sold. Both are set out in the Community Management Statement (CMS).

Question 5

What body corporate insurance is required in Queensland?

Accepted Answer

Queensland body corporates are legally required to hold building insurance covering the replacement value of all insurable assets, including common property and lot owner fixtures covered under the policy. The body corporate is also required to hold public liability insurance. Individual owners are responsible for insuring their own contents and any improvements not covered by the body corporate policy.

Question 6

What are the different roles in a body corporate?

Accepted Answer

A body corporate typically includes a Committee made up of lot owners, which oversees day-to-day decisions. Key roles within the committee include the Chairperson, Secretary, and Treasurer. All lot owners are members of the body corporate and have voting rights at general meetings. A Body Corporate Manager, like Peak BCM, is appointed to handle administration, financial management, and compliance on behalf of the body corporate.

Question 7

How do I calculate my body corporate levies from AGM minutes?

Accepted Answer

To calculate your levy from AGM minutes: locate the approved budget totals for the administrative and sinking funds, then find your lot entitlement in the Community Management Statement or Strata Max Owners Portal. Divide your lot entitlement by the total entitlements for the scheme, then multiply by each fund total. Add the two together for your total levy contribution for the period.

Question 8

How do I change my body corporate manager on the Gold Coast?

Accepted Answer

Changing your body corporate manager requires a vote at a General Meeting of the body corporate. A majority of lot owners must vote in favour of terminating the existing management agreement and appointing a new manager. Peak Body Corporate Management can guide committees through this process and provide a proposal outlining our services and fees for consideration ahead of the meeting.

Body Corporate Management, Burleigh Heads.

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