Queensland is home to approximately 49,000 strata schemes. Increasingly leading individuals to engage with community living and understand the roles and responsibilities of the Body Corporate in Queensland.
The Body Corporate plays a crucial role, as outlined by legislation, with the Committee acting as the driving force, making decisions that benefit all owners. In this article, we look at the core functions of the Body Corporate, the Committee’s role, and the contributions of the Body Corporate Manager and Building Manager. Understanding these roles is not just about ensuring the community runs smoothly. It is about providing residents with knowledge to promote a collaborative community spirit.
The Body Corporate
Every owner of a lot within a community titles scheme automatically becomes a member of the Body Corporate.
The Body Corporate, as mandated by legislation, has specific functions. These include:
- Managing and maintaining common property and Body Corporate assets for the benefit of owners.
- Determining the amount of contributions paid by owners.
- Enforcing by-laws.
- Carrying out other duties as outlined in legislation. Such as maintaining records of its operations, meetings, and owners.
These decisions are either made by the Body Corporate at an annual or extraordinary general meeting. Or if the legislation allows it, the Committee will make decisions on behalf of the Body Corporate. For example, the Committee may decide to issue a contravention notice regarding a breach of by-laws, rather than this requiring general meeting approval.
The Committee
The Committee consists of dedicated volunteer owners or representatives from the Body Corporate and are tasked with executing the Body Corporate’s lawful decisions. This team has the authority to make decisions on various matters throughout the year and is chosen annually during the general meeting. The Committee is an essential part of the roles and responsibilities of the Body Corporate in Queensland. They are pivotal in ensuring the smooth operation and management of community matters.
The Committee Members have duties that include:
1. Attending committee meetings held throughout the year.
2. Making decisions on behalf of the Body Corporate and implementing these.
3. Fulfilling any tasks they have agreed to undertake, such as obtaining quotes or organising work activities.
For SSKB clients, managing these responsibilities becomes more straightforward with the SSKB Strata app. The app enables clear communication and ensures that sharing information among committee members is effortless and efficient.
Body Corporate Manager (Community Manager)
A Body Corporate Manager, also known as a Community Manager, is employed to:
1. Handle administrative tasks to assist the Committee in the daily operation of the Body Corporate in compliance with relevant legislation.
2. Issue contribution notices and manage payments.
3. Process approved invoices.
4. Provide draft budgets.
5. Assist in calling and minuting meetings.
6. Implement motions and Committee directives.
7. Offer general guidance on legislative matters to the Committee.
The Body Corporate Manager is considered a non-voting member of the Committee and also generally facilitates several meetings each year as directed by the Committee. Including the annual general meeting, budget meeting, and a specific number of committee meetings for each scheme.
It is important to clarify that a Community Manager is not a real estate agent, property manager, or letting agent. They do not set levies or make decisions on the operations of a strata community; these responsibilities rest with the owners and are overseen by the Committee. While Community Managers can’t offer legal advice, they play a crucial role in guiding Committees towards relevant sections of legislation to assist in decision-making.
Building Manager
The Building Manager’s role and duties are outlined in the caretaking agreement between the Building Manager and the Body Corporate. Typically, the Building Manager is responsible for common area maintenance and repair, including tasks like garden upkeep, lawn mowing, lift and lobby cleaning, and overseeing refuse collection.
The Building Manager may also be involved in obtaining quotes for works outside their agreement, such as building repainting. They usually oversee on-site contractors working on behalf of the Body Corporate and assist the Committee in upholding by-laws by identifying issues for the Committee’s attention.
The Building Manager is also considered a non-voting member of the Committee and is therefore entitled to attend Committee meetings and will generally table a report on works completed or suggested to be completed.
For more information on the roles and responsibilities of the Body Corporate in Queensland, please contact your SSKB Community Manager or refer to the Body Corporate FAQs provided here.
Disclaimer: At the time of writing, all care and due diligence have been exercised to ensure that the content presented is accurate and up-to-date. However, the specifics of regulations, guidelines, and circumstances can vary significantly from one location to another and may change over time. We strongly recommend consulting with your Community Manager or the relevant Body Corporate/Owners Corporation to understand how this information applies to your specific building and situation. The information provided here is for general guidance only and should not be considered as professional advice.
