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.

What Does a Body Corporate Manager Actually Do?

25 Mar

Written By Ben Whitmore

If you own a unit, townhouse, or apartment in Queensland, you've heard the term "body corporate manager" — but what do they actually do day to day? And how do you know if yours is doing a good job?

A body corporate manager (also called a strata manager) is appointed by the body corporate to handle the administration, financial management, and compliance obligations of a community titles scheme. Here's what that looks like in practice.

The Core Responsibilities of a Body Corporate Manager

1. Administrative Management

The body corporate manager handles the secretarial functions of the scheme, including:

Maintaining the body corporate roll (owner records, contact details, lot entitlements)
Issuing meeting notices and preparing agendas
Recording and distributing minutes of AGMs and committee meetings
Managing correspondence between owners, committees, and third parties
Maintaining all body corporate records in compliance with the BCCMA

2. Financial Management

This is one of the most critical functions. A body corporate manager is responsible for:

Drafting annual budgets for the administrative and sinking funds
Raising and collecting levies from lot owners
Managing the body corporate's bank accounts
Paying invoices and ensuring contractors are paid promptly
Producing financial reports for the committee
Preparing year-end financial statements and BAS/GST submissions
Coordinating debt collection for unpaid levies

3. Meeting Management

Body corporate managers prepare for and attend general meetings, including:

Annual General Meetings (AGMs) — held within the statutory period each year
Extraordinary General Meetings (EGMs) — called as needed for urgent decisions
Committee meetings — as required by the scheme

A good manager will prepare well in advance, ensure all required motions are properly worded, and follow up on decisions promptly after the meeting.

4. Insurance Management

The body corporate is legally required to hold building and public liability insurance. The manager's role includes:

Arranging and renewing the scheme's insurance policies
Ensuring adequate coverage is in place at all times
Assisting owners with claims processes
Disclosing any commissions received from insurance brokers

5. Maintenance Coordination

While the body corporate manager doesn't physically carry out maintenance, they coordinate it — including:

Receiving and triaging maintenance requests from owners and the committee
Managing the relationship with any on-site caretaker

6. Compliance and Legislative Obligations

Queensland body corporates operate under a complex legislative framework, including the BCCMA, Standard Module, Accommodation Module, and other regulations. Your manager should:

Ensure the scheme meets all statutory obligations
Keep the committee informed of legislative changes
Manage by-law enforcement processes
Advise on dispute resolution procedures

What Separates a Good Body Corporate Manager from a Bad One

Technically, every body corporate manager performs the functions listed above. The difference is in how they do it.

Communication is the most common point of failure. A poor manager is hard to reach, slow to respond, and leaves owners feeling like they're chasing answers. A good manager returns calls the same day, responds to emails promptly, and proactively keeps the committee informed.

Portfolio size matters more than most owners realise. A manager juggling 80+ schemes simply cannot give each one the attention it needs. Managers who deliberately limit their portfolio — even at the cost of growth — typically deliver a measurably better experience.

Director involvement is another key differentiator. Some firms hand your scheme to a junior coordinator after signing. At a well-run practice, a senior director remains personally involved and attends your meetings.App access: everything at your fingertips for the lot including access to minutes, meeting notices, forms, levy notices etc

Do You Need a Body Corporate Manager?

Technically, a body corporate can self-manage — but in practice, the administrative burden, legislative complexity, and time commitment make professional management the right choice for most medium and large schemes.

For small schemes with highly engaged owners and a simple structure, self-management can work. For anything larger, the cost of professional management is almost always justified by the time saved and disputes avoided.

Peak Body Corporate Management — Gold Coast

At Peak BCM, we provide full-service body corporate management for residential and commercial schemes across the Gold Coast and South East Queensland. Our portfolio is intentionally limited, and we offer a boutique strata management service with some of the technical advantages of a larger strata management company.

If you're not getting the service you're paying for, let's talk.

Ben Whitmore