FAQ

A body corporate (also known as an owners corporation or strata company in other states) is a legal entity created automatically when a property is subdivided into lots under a community titles scheme. All lot owners are automatically members of the body corporate, which is responsible for managing and maintaining common property and administering the scheme in accordance with Queensland legislation.

A body corporate manager is appointed by the committee to handle the administrative, financial, and operational management of the scheme. This includes organising meetings, collecting levies, paying invoices, maintaining records, coordinating maintenance, and ensuring compliance with the Body Corporate and Community Management Act 1997 (Qld).

We service Brisbane and South East Queensland, including the greater Brisbane metro area, Moreton Bay, Redlands, Logan, and Ipswich regions. Our local focus means you always deal with someone who knows the area, knows the contractors, and is never far away.

Levies are calculated based on the annual budget for the scheme, which covers the costs of running and maintaining the common property. The budget is split across two funds: the administrative fund (for day-to-day operating costs) and the sinking fund (for long-term capital works and repairs). Each lot owner’s contribution is proportional to their lot entitlement as set out in the Community Management Statement.

The administrative fund covers the scheme’s ongoing expenses, things like insurance, cleaning, garden maintenance, management fees, and utilities for common areas. The sinking fund is a long-term reserve set aside for major capital works, such as painting the building, replacing the roofing, or upgrading facilities. Both are legally required under Queensland legislation.

Levy payments are a legal obligation for all lot owners. If levies are not paid by the due date, interest may accrue, and the body corporate is entitled to take action to recover the debt, including through the Queensland Civil and Administrative Tribunal (QCAT). We encourage owners experiencing financial difficulty to contact us early so we can discuss the situation.

All owners and committee members can access scheme documents, levy notices, meeting minutes, financial statements, and more through our secure online owner portal, available 24 hours a day, 7 days a week. Contact our team to set up your portal access.

A Community Management Statement (CMS) is the foundational document for every community titles scheme in Queensland. It sets out the by-laws for the scheme, the lot entitlements, and any other conditions that apply to the property. It is registered with the Queensland Titles Registry and can be amended by a special resolution of the body corporate.

You can report a maintenance issue to us directly by phone, email, or through the owner portal. For genuine emergencies, such as burst pipes, structural damage, or security concerns, our 24-hour emergency line ensures your issue is dealt with promptly, day or night.

A caretaking and letting agreement is a contract between a body corporate and a building manager (sometimes called a caretaker) that grants the manager the right to carry out caretaking duties and, in many cases, to operate a letting business from within the scheme.

The caretaking component covers the day-to-day care and maintenance of the common property — things like cleaning, garden upkeep, pool maintenance, and general oversight of the building. The letting component grants the building manager the right to let lots on behalf of owners who choose to place their property into the building’s letting pool.

These agreements are authorised under the Body Corporate and Community Management Act 1997 (Qld) and are typically registered on the title of a management lot within the scheme. They run for a fixed term, which can be extended by resolution of the body corporate, and they can carry significant commercial value — particularly in holiday letting complexes and serviced apartment buildings.

It is important for committees to understand the terms of any caretaking and letting agreement their scheme is subject to, including the duties required of the caretaker, the remuneration payable, and the process for addressing underperformance. Pacific BCS can assist committees in reviewing, managing, and where necessary, renegotiating or terminating these agreements in accordance with the legislation.

Switching body corporate managers is more straightforward than most people think. The committee passes a motion to terminate the existing management agreement and appoint PBCS. We then handle the transition process, including obtaining all records and documents from the outgoing manager, so the changeover is as smooth as possible. Contact us for a confidential discussion about making the switch.