Body corporate software in Queensland: the BCCM Act and what to record
- Queensland says body corporate, not strata. The main law is the Body Corporate and Community Management Act 1997 (Qld), the BCCM Act.
- Each scheme is registered under one of five regulation modules, recorded in its community management statement.
- Disputes go to the Office of the Commissioner for Body Corporate and Community Management (BCCM): conciliation first, then adjudication.
- BCCM applications need documented evidence of self-resolution, such as minutes and correspondence.
What are the Queensland body corporate terms?
All lot owners are members of the body corporate for a community titles scheme. The body corporate elects a committee, and many schemes appoint a body corporate manager and, in some buildings, a caretaking service contractor. Owners pay levies (contributions).
Which law applies to my body corporate?
If a community management statement (CMS) is registered with Titles Queensland, the scheme is a community titles scheme under the Body Corporate and Community Management Act 1997 (Qld). If there is no CMS, a different Act applies, such as the Building Units and Group Titles Act 1980 (Qld) or the Mixed Use Development Act 1993 (Qld). The CMS or the survey plan tells you which.
What are the five regulation modules?
| Module | Generally suited to |
|---|---|
| Standard Module | All schemes, especially where most owners live in their lots (highly regulated) |
| Accommodation Module | Schemes where most owners let their lots (less regulated) |
| Commercial Module | Commercial premises |
| Small Schemes Module | Schemes with 6 lots or fewer |
| Specified Two-lot Schemes Module | Schemes with 2 residential lots |
Only one module applies at a time. The developer sets it, but the body corporate can change it later.
How are body corporate disputes resolved in Queensland?
The BCCM office can consider disputes only after reasonable attempts at self-resolution. Its conciliation guide says you must give documented evidence, such as committee or general meeting minutes, meeting notices and correspondence, for each outcome you seek. Supporting evidence can include photos, quotes, specialist reports and invoices. If conciliation fails, you can apply for adjudication.
The BCCM office also notes that applications are shared with the other party and may go to all owners, so don't include anything you want kept private.
What should Queensland body corporate software record?
- Each request and complaint with photos and dates, so self-resolution attempts are documented.
- Quotes compared before the committee decides, to attach to the minutes.
- Notices to owners and occupiers, and when they were sent.
- An export of the history you can number and attach to a BCCM application.
How Watchdog Strata helps
Watchdog Strata keeps a dated maintenance and defect history with photos and video, and a change log you can export to PDF, CSV or Excel. Committees can compare quotes and run an owners' poll; Queensland meetings and votes must still follow the BCCM Act and your module. Watchdog does not collect levies or provide trust accounting.
General information only, not legal advice. Check the current legislation or ask a strata lawyer for your scheme.
Questions people ask
What law governs body corporates in Queensland?
Most schemes fall under the Body Corporate and Community Management Act 1997 (Qld) and one of its five regulation modules. Schemes without a community management statement fall under other Acts, such as the Building Units and Group Titles Act 1980 (Qld).
How do I find my body corporate’s regulation module?
It is recorded in your community management statement, which you can get from Titles Queensland. Your body corporate manager can usually tell you too.
Who resolves body corporate disputes in Queensland?
The Office of the Commissioner for Body Corporate and Community Management, through conciliation and then adjudication. You must show documented attempts to resolve the issue first.
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