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

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).

How are body corporate levies calculated in Queensland?

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.

Why have my body corporate levies gone up?

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.

What is the difference between contribution and interest lot entitlements?

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).

What body corporate insurance is required in Queensland?

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.

What are the different roles in a body corporate?

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.

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

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.

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

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.

How to Change Your Body Corporate Manager in Queensland

17 Mar

Written By Ben Whitmore

If you're unhappy with your current body corporate manager, you're not stuck. Changing body corporate managers in Queensland is a straightforward legal process — and one that's more common than most owners realise.

This guide walks you through exactly how it works, what the legislation requires, and what to look for when choosing a replacement.

Can You Change Your Body Corporate Manager?

Yes. Under the Body Corporate and Community Management Act 1997 (BCCMA), a body corporate has the right to appoint and terminate management agreements. No single owner can make this call alone — it requires a vote — but any lot owner can raise it as an agenda item at a general meeting.

Step 1: Review Your Current Management Agreement

Before anything else, locate your existing management agreement. This document will outline:

The contract term — all agreements run 1–3 years
Termination provisions — the notice period required and any conditions
Renewal clauses — some agreements auto-renew unless notice is given within a specific window

If your agreement is within its term, termination may require a specific resolution at a general meeting and a notice period (commonly 30–90 days). If the agreement has expired or is approaching renewal, this is your most convenient opportunity to make a change.

Step 2: Raise It at a General Meeting

Changing your body corporate manager requires an ordinary resolution at either an Annual General Meeting (AGM) or an Extraordinary General Meeting (EGM).

Any lot owner can submit a motion to the committee requesting it be added to the agenda. For an AGM, the motion must be submitted prior to the Body Corporate end of financial year:

A resolution to terminate the existing management agreement
A resolution to appoint a new body corporate manager
The proposed commencement date

For an EGM to be called outside the AGM cycle, a request must typically be submitted by at least 25% of total lot owners, or by the committee itself..

Step 3: Get Proposals from Alternative Managers

Before the vote, it's worth obtaining proposals from prospective managers so owners can make an informed decision. A good proposal should clearly outline:

Management fees — both fixed fees and any additional charges
What's included — administration, financial management, meetings, maintenance coordination
Portfolio size — how many schemes the manager currently handles (smaller portfolios generally mean more attentive service)
Software and reporting — how owners access records and receive communications
Response time commitment — how quickly calls and emails are returned

Don't make the decision on price alone. The cheapest management agreement often becomes the most expensive in terms of time, frustration, and unresolved issues.

Step 4: Vote and Give Notice

If the motion passes at the general meeting, your committee can formally notify the outgoing manager in writing, in accordance with the terms of the agreement.

The new manager will typically handle the transition process, including the transfer of records, financial accounts, insurance documents, and levy information from the previous manager.

What to Look for in a New Body Corporate Manager

The most common reasons owners change managers are poor communication, slow response times, and a sense that their scheme is just a number in a large portfolio. When evaluating alternatives, prioritise:

Director involvement — will a senior person be managing your scheme, or will you be dealing with junior staff?
Limited portfolio — managers who cap their client numbers can give each scheme the attention it deserves
Local knowledge — a manager familiar with Queensland legislation and Gold Coast buildings will resolve issues faster
Transparent fees — no hidden charges, clear scope of services

Ready to Make the Switch?

At Peak Body Corporate Management, we specialise in providing a level of service that many Gold Coast owners haven't experienced before. We maintain a strictly limited portfolio so our directors remain personally involved in every scheme we manage.

If you're considering a change, we're happy to provide a no-obligation proposal and walk your committee through the process.Get in touch today.

Ben Whitmore