Understanding Body Corporate Insurance - Qld - SSKB - Strata Managers | Community Experts

Understanding Body Corporate Insurance – Qld

Even considering an insurance policy is enough to give most people a headache – let alone handling insurance for a multi-storey apartment block.  In Queensland, the Body Corporate and Community Management Act requires the body corporate to insure common property, body corporate assets, public risk and every building which contains an owner’s lot (i.e. an apartment or a unit).

The body corporate’s responsibility when insuring a building depends on how the community titles scheme is registered.  If registered as a Building Format Plan (for example, a multi-storey block of residential units), the body corporate must hold insurance for the full replacement value of each building which contains a lot.  If registered as a Standard Format Plan (mainly schemes which are low-rise developments), such as a townhouse complex, the body corporate must insure each building to its full replacement value where a building on one lot has a common wall with a building on an adjoining lot. If there are no common walls and the structure is free standing, the lot owner is responsible for building insurance.

The body corporate building insurance will cover the full replacement value of the building structure including improvements and fixtures.  The things which should be covered by the body corporate building insurance under Queensland legislation include:

  • Toilets, baths, basins
  • Sinks
  • Cook tops
  • Ducted air conditioners (but not mobile or fixed air conditioners which service a particular lot)
  • Bench tops
  • Built in cupboards
  • Windows and doors
  • Fixed tiling

Owner Occupiers

Unit owners are responsible for all items from the interior paint inwards (minus fixtures and improvements as listed above) as your body corporate will not insure these items:

  • Carpets
  • Light fittings
  • Mobile/fixed air conditioners
  • Curtains and blinds
  • Furniture
  • House hold appliances e.g. dishwashers
  • Valuables and personal equipment

Investment Owners

If an owner has a tenanted unit, it is a good idea to take out a form of landlord’s insurance. This insurance will cover the items owners are responsible for which are not covered by the body corporate’s policy (such as carpets, light fittings, dishwashers, air conditioners), and also usually items such as accidental damage, malicious damage, and loss of rent.


It is encouraged insure contents owned by lot owners within the unit, including:

  • Furniture
  • TVs, computers, DVD players
  • Clothes
  • Jewellery
  • Sports equipment

Body corporate insurance can vary greatly depending upon the requirements of the property.  While SSKB has provided some basic guidelines, we would recommend seeking the advice from professional insurance providers to cater for the needs of your property.

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Recent Comments


Aaron Prasad On January 12, 2018 | Reply


I have recently purchased a new unit in Queensland that has Body Corporate.
I am still unclear of what type of home insurance I should be looking at, as well as what I should be looking to cover in my insurance (therefore giving me an idea of how much to set the insurance value price).


MARGARET On November 28, 2018 | Reply

Are fixed glass shower screens covered by body corporate buildings insurance?
Are owner occupiers of a unit building entitled to receive a copy of the building insurance document that they are covered by?

    Emma Smith On December 21, 2018 | Reply

    Hi Margaret,
    Damage caused to shower screens are covered by Insurance if the damage was caused by an insurable event, ie impact damage, or shattering due to temperature change. If the damage was not caused by an insurable event, such as building movement, then this may not be claimable.

    Our comments above are on the basis that your Unit is located within a Qld Body Corporate which is registered as a Building Format Plan (BFP). If your Body Corporate is a Standard Format Plan (SFP) then the Body Corporate Insurance policy may or may not cover damage to you unit. To verify this you would need to specifically refer to the Body Corporate Insurance policy or the Body Corporate Insurer or Broker.

    To answer your second question – Yes each Owner is entitled to receive a copy of the details of the Body Corporate Insurance policy, including the Product Disclosure Statement.

    We hope this has provided you with some assistance and we welcome the opportunity to discuss this matter or any other Body Corporate matters with you if you require further obligation free advice.

Michael On February 2, 2019 | Reply

We’re currently in the midst of Floods in North Queensland. My Flat, among others in the complex is currently waist deep in flood water. I understand that my contents insurance should cover carpets and other contents. Am i right in assuming the Body Corporate Strata insurance should cover the replacement of internal walls, cupboards and cabinets?

Vanessa Goemans On February 4, 2019 | Reply

Hi there, a leak has penetrated the unit below mine. The plumber stated that the leak has come from the bath waste connection which has come loose due to the fibreglass bath having no concrete or support to prevent movement when used. The movement is causing the bath to flex forcing the connections to loosen and separate. His recommendation was to replace the bath. The bath also has a crack in it. From my understanding of your website content, Building Insurance covers fixtures including the bath? The Account Exective of Australian Insurance Solutions (broker) has engaged an external assessor (Exigo) for the claim I made to the Building Insurers and the report produced only quotes to repair the unit below’s ceiling. They have not confirmed whether or not there is any damage to my sub-floor only making notation of my plumbers finding (not their own) and have not provided photos with their report (even though reference have been made to photos). I have requested this from the broker who, it seems, also didn’t receive the photos from Exigo. A week on and I am still waiting for these. I would like to know if I have a case to pursue with regard to repair of my bath and whatever is involved with that? Your help is very much appreciated!

Tom Petchell On February 23, 2019 | Reply

I am interested in knowing whether body corp should have flood insurance to cover internal

Blanka crossan On March 17, 2019 | Reply

Hello there,
can you please explain to me what type/s of insurance we should have. We own block of 4 units, strata titled, has it’s own body corporate. This property is investment, so it’s rented out and we are owners of each of the units. I was told from insurance, that we need to have just a strata insurance for body corporate and content insurance for each unit, but when I read what is insured under strata insurance, it doesn’t make sense to me. I feel like we need on top of strata and content insurance also landlord insurance. Any help will be very appreciated.

Plus how it works when you have blok o non strata units, what insurance should be in place. Our insurance company tells me every time different information depends who is on the phone.

Regards Blanka

Bonnie Gilbert On April 21, 2019 | Reply

I live in a new building and had two bikes locked with a chain and quality padlock on the common bike rack. They’ve been stolen from this area.
Does the body corp insurance cover this as the bike rack was installed for the tenants use?

    Emma Smith On April 23, 2019 | Reply

    Good afternoon Bonnie,

    Unfortunately the Body Corporate Insurance policy does not cover personal belongings owned by a Resident. This does not differ if you are a tenant or an owner.

    The theft of your bicycle is the same as if your motor vehicle had been stolen and would be subject to an insurance claim against your vehicle insurer.

    Sorry, we cannot provide you with more positive news following such a frustrating event for you.



Daniel Dawson On August 25, 2019 | Reply

I own the property, if my flatmate accidentally drove into the garage door will insurance cover this, also what would my excess be?

Sam cowley On February 5, 2020 | Reply

I have a townhouse and the en-suite is leaking which has caused the wall and floor wood to rot. We need to replace the bathroom and the floor. Would this be claimable?

    Emma Smith On February 24, 2020 | Reply

    Good afternoon Sam,

    Due to the deterioration of the bathroom over time, there is not a valid claim against any insurance policy. Generally speaking, any insurance policy only provides cover following an insurable event which ranges in circumstance but is an event where a single point in time defines the time of damage.

    We hope this has assisted you.


Ziska Van Straalen On February 11, 2020 | Reply

Hi I have a leaking roof I am in a townhouse complex with a body Corp . My body Corp has informed me this is my problem . Is this correct . Do I have to building insurance in the unit if this is the case . Thanks

    Emma Smith On February 24, 2020 | Reply

    Good afternoon Ziska,

    We write in response to your leaking roof of your townhouse to give you some further lines of research.

    In responding we address the following assumptions:-
    – Most townhouses are registered under a Standard Format Plan (SFP) and with a SFP complex the maintenance of the building structure is the responsibility of the Lot Owner which in this case is yourself. However, it would be worth your while to ensure this is the case and obtaining a copy of the Plan of Subdivision from your Body Corporate Manager. The other alternative could be if the complex was registered under a Building Format Plan (BFP). Under a BFP, the maintenance of the roof would be a responsibility of the Body Corporate.
    – Cause of the Leak and Insurance. Assuming the complex is a SFP, there may be an Insurance policy for your townhouse – you can obtain a copy of the policy from your Body Corporate Manager or the Policy broker / Underwriter to confirm this. Under a BFP there must be an Insurance policy to cover your townhouse. So if there is a relevant policy for the Body Corporate, the cause of the leak may be an insurable event under the Body Corporate policy eg impact damage, storm damage. The insurance policy would not cover deterioration of the roof over time.
    – Claim for internal damage. Assuming there is a Body Corporate Insurance policy in place, the damage to the walls and ceiling would be claimable, however under a SFP, the excess would be your responsibility.
    – Contents Coverage. All personal belongings and flooring would only be covered under your personal contents policy.

    We recommend each of the issues identified above need to be clarified by a qualified insurance Broker.

    We hope we have been of assistance in this matter.

Peter Ahern On May 6, 2020 | Reply


i have a unit in Townsville North Queensland. i have had an undetected leak in an internal wall in my unit that has caused damage to the wall and the tiles attached. the wall which will need to be replaced is part of the Shower recess and there may be damage to the floor tiles.
Can you please advise who is liable for the repairs of the damage.

    Emma Smith On May 7, 2020 | Reply

    Hi Peter, it will depend on a number of factors, including whether your Body Corporate is classified as Building Format Plan or Standard Format Plan. The following link provides some information on utility infrastructure and maintenance responsibilities prepared by the Office of the Commissioner for Body Corporate and Community Management https://www.qld.gov.au/law/housing-and-neighbours/body-corporate/maintenance/utility. In addition, we recommend you contact your Community Manager to query if the insurance policy will cover the cost of repairs to the resultant damage as specific advice will need to be obtained from the insurance broker.

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