Body corporate and body corp management

Learn how PICA Group specialises in body corporate management and what body corporate means for QLD properties. Manage your property with us today.

What is a body corporate?

A body corporate refers to the legal entity automatically formed by the owners of individual units within a community titles scheme property, such as apartments, townhouses, or commercial offices. The body corporate is created when land is subdivided and registered under the Land Title Act 1994.

In Queensland, the term body corporate refers to the legal entity responsible for managing the shared property and ensuring the wellbeing of the communal living environment. This group consists of all individual lot owners of the property, who are referred to as the body corporate. 

When an owner purchases a lot within a community titles scheme, owners automatically become members of the body corporate.

What is body corporate management?

Body corporate management, also known as strata management, is engaged to help with financial and administration duties under a community titles scheme. This scope  can include assisting with: 

  • The management of common areas.
  • Finances and body corporate insurance.
  • Legal compliance.
  • The engagement of a specialist lawyer to support bylaw creation.
 

This support is provided to help facilitate harmonious living for all residents.

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How does a body corporate operate?

The body corporate is responsible for managing and administrating the common areas such as gardens, driveways, swimming pools, gyms, elevators, etc., ensuring the property is well-maintained, insured, and financially managed.  The body corporate operates through a structured process and makes decisions about the property’s day-to-day operations. It sets and collects levies to fund these activities and enforces the property’s by-laws to maintain harmony among residents. Here’s a simplified explanation of how it works:

Formation

A body corporate automatically forms when a community titles scheme is registered. Every property owner within the complex becomes a member of the body corporate.

The role of the committee

Every body corporate is required to form a committee. Made up of elected owners, the body corporate committee is typically chosen during the annual general meeting (AGM). This committee’s duties include managing the daily administrative tasks and executing decisions related to the body corporate’s obligations.

As an owner of a property (or a lot), you’re encouraged to engage in AGMs even if you are not a member of the committee. You can propose motions for the ’body corporate’s consideration (such as recommendations for maintenance), which will be added to the agenda for the AGM or at an appropriate future time.

General meetings

The body corporate holds general meetings (including an AGM) where all owners can vote on significant decisions, such as budget approvals, major projects, changes to by-laws, and electing the management committee. The value of attending these meetings as an owner cannot be understated. It provides you with exposure to important matters relating to your property, and you have the power to influence decisions made for the body corporate.

Why choose PICA Group body corporate services

At PICA Group, we leverage our extensive expertise and a tailored approach to meet the unique needs of each community. Renowned for our professionalism and dedication, we stand out for several reasons:

Free strata health-check

Unhappy with your current strata service? We offer a no-obligation property health check to assess and show you how we can help improve your strata management experience.

Award-winning strata experts

Our award-winning team is dedicated to service excellence. We are the top-rated strata management company in Australia.

No hidden fees

Transparency is important to us. We help to protect your investment and support your property without hidden costs and fees.

Comprehensive strata services

Small or large property, we have a comprehensive range of products and services and can provide a plan that is right for you.

Over 70 years of experience

With more than 70 years of experience in strata management, we have the expertise to help protect your property across all property types and locations.

How our body corporate benefit you

As your dedicated provider for body corporate management, we commit to partnering with you to manage your property efficiently and help balancing individual owner rights with community welfare. Our focus is on:

Financial oversight

 Our expertise helps keep the finances of your body corporate well-organised and on track.

Insurance compliance

We provide support for your strata insurance coverage by helping with the renewal process and assisting with compliance.

Regulatory and legal adherence

We assist in managing your property in adhering to relevant regulations, rules, and by-laws governed by your state. Our aim is to help you follow the legislation requirements.

Supporting the resolution of maintenance concerns

We refer maintenance issues to the committee for instructions.

Looking for a body corporate management service?

Join 200,000 strata property owners who trust us

Our experienced strata managers at PICA Group provide tailored services to meet your unique property needs. With over 200,000 satisfied owners, we offer the expertise to manage your property efficiently. Contact us today and benefit from our commitment to excellence.

Body corporate managed with expertise and care

Learn how our body corporate management services assist with your property administration and financials and help make the community enjoyable and safe for residents.

Our pivotal role as your body corporate manager may include:

Financial management

Our body corporate management facilitates the collection of levies (regular fees) from the owners to fund the body corporate’s activities, including maintenance of common areas, regular repairs, body corporate insurance premiums, and other operational costs.

Levies are paid to the body corporate, contributing to the financial upkeep of the property. The role of the body corporate manager is simply to assist in collecting these levies.

Download our free guide to strata financials. 

Property maintenance and upkeep

Body corporate managers can also help coordinate the maintenance and repairs of your common property areas like gardens, swimming pools, lifts, driveways and external building elements based on instructions from your committee.

Learn more about our 24/7 maintenance support.  

By-laws enforcement and legal compliance

Managing body corporates involves helping to create and enforce rules (by-laws) that assist in governing the property and aims to protect the use of common areas.

As your body corporate manager, we help connect you with a legal specialist who can assist in creating your own by-laws or adapt them to the standard by-laws provided by the state government. We then facilitate a meeting to approve any proposed changes.

Strata insurance

Strata insurance, also known as body corporate insurance, is a type of insurance specifically designed for properties with a community titles scheme or similar shared property arrangements. 

-We work with several brokers to help source a suitable strata insurance legally required for your property covering shared areas such as gardens, pools, lifts and driveways.

Dispute resolution

We refer disputes for resolution and conflicts to the Officer of the Commissioner for Body Corporate and Community Management. This government association aims for amicable solutions through negotiation, mediation, or arbitration.

Download your free guide to managing disputes. 

Helping with building and safety compliance

This aspect covers the maintenance and inspection of the property to meet safety and building standards, including fire safety and structural integrity. 

We can arrange for comprehensive building compliance audits that help reduce liability and assist in meeting your legal obligations. 

At PICA Group, we are deeply committed to elevating the standard of body corporate management by offering unmatched expertise and support in each of these critical areas. 

We understand the complexities involved in managing a body corporate and are equipped to navigate the intricacies of legal compliance and dispute resolution with finesse. Our team prioritises safety and building compliance, so that every property we manage aims to meet the highest security and structural integrity standards. 

Join the community of over 170,000 property owners who have partnered with us to help care for their properties.

Before renewing your agreement, take a moment to compare your options. Our quick and easy form can be completed in less than 30 seconds.

Legislations governing the body corporate by state

QLD state body corporate legistlation

Queensland Government legislation governs how body corporate operates in Queensland by setting the legal framework and standards for management, administration, and regulation of community title schemes. This legislation, primarily the Body Corporate and Community Management Act 1997 (Qld) and its accompanying regulations, outlines the responsibilities of the body corporate, the rights and obligations of lot owners, procedures for dispute resolution, financial management, maintenance of the common property, and enforcement of by-laws or rules.

The legislation ensures transparency, fairness, and democratic operation within body corporates by stipulating how decisions should be made, how meetings are held, and how financial affairs are managed. It also provides mechanisms for resolving disputes between owners or owners and the body corporate manager, aiming to maintain harmony within communities.

It also sets standards for the physical maintenance and safety compliance of buildings and common areas, protecting the wellbeing of residents and visitors. 

At PICA Group, we play a pivotal role in navigating the complexities of Queensland’s body corporate legislation, helping communities remain fully compliant and informed of the latest legal requirements set by the QLD State Government. 

VIC state strata legislations for body corporates

In Victoria, a body corporate is also called an owners corporation or owners corp. It is regulated by specific legislation designed to protect property owners’ and residents’ rights and interests. The Victorian State strata legislation, the Owners Corporation Act 2006 provides a comprehensive framework for the management, operation, and dispute resolution within strata communities.

Key aspects include:

  1. Defining lot boundaries and common property, regulating alterations, 
  2. By-laws for pet ownership and noise levels.
  3. Setting procedures for meetings, voting, and dispute resolution.
  4. Mandating accurate records, budgeting, and levies.
  5. Providing pathways for mediation and legal action if needed.
  6. Addressing defects and maintenance responsibilities.

Our Strata professionals can help with compliance and efficient property management for your body corporate. We keep you updated about the latest legislation rules in Victoria.

NSW state strata legislation for body corporates

In New South Wales, strata-titled properties are governed by the  the Strata Scheme Management Regulation 2016, designed to protect the rights of owners and residents. Key points include:

  1. Representing all owners and manages common property.
  2. Defining lot boundaries and common property, regulating alterations.
  3. By-laws that govern issues like noise, pets, and property alterations.
  4. Setting procedures for meetings, voting, and dispute resolution.
  5. Financial management that requires accurate records, budgeting, and levies.
  6. Dispute Resolution tp provides pathways for mediation and legal action if needed.
  7. Addressing defects and building maintenance responsibilities.

At PICA Group we assist with navigating NSW’s Strata Legislation changes.

Have questions about state-specific industry legislations?

We communicate industry legislation updates to our clients, providing clear, concise explanations and actionable guidance. This commitment aims to guide body corporates managed by the PICA Group to operate not only within the legal framework but also to adopt beneficial best practices in governance, financial management, and property maintenance.

Choosing the right body corporate manager

Finding the right body corporate manager is key to keeping your property and community thriving. This choice affects how well your finances are managed, your property is maintained, laws are followed. A good strata manager makes sure the property is in great shape, financially sound, and a nice place to live by coordinating property repairs and maintenance swiftly, helping manage the finances, and offering guidance on budget or maintenance planning. They deal with everything from enforcing rules to solving disputes and play a role in making your property more valuable. 

It’s important to pick a manager who fits well with what your community wants and needs, someone who can come up with the right approaches for your property’s specific challenges. A good body corporate manager will empower a property’s committee and owners with guides and checklists to help with the general administration and provide tools such as the PICA Group CommunityHub that help to make managing a property seamless.

Regional expertise for your body corporate needs

Since 1948, PICA Group has become Australia’s top property services provider, focusing on improving communities. Our dedication to excellent customer service stands out, along with a wide range of services like strata management, debt recovery, and legal support.

We empower property committees and owners with the tools and support they need for their properties’ success and longevity. Going beyond typical management, PICA Group prioritizes property maintenance, strategic planning, and solid financial practices. Our deep experience and knowledge set us apart, ensuring our clients’ properties are well-managed and successful.

Choosing PICA Group means partnering with a team committed to your community’s wellbeing and your property’s lasting success.

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Regional expertise for your body corporate needs

Explore the nuances of body corporate in QLD, NT and TAS, owners corporation in VIC, and strata management in NSW. Our resources offer clarity on strata terminologies and guide you through understanding state-specific legislation. Delve deeper into these frameworks across Queensland, Victoria, New South Wales, Tasmania and the Northern Territory.

Looking for a body corporate manager for your NSW property?

Body corporate also called strata management in NSW, encompasses a wide range of services designed to ensure the smooth operation of your property’s communal living.

From financial management to dispute resolution, our team offers unparalleled expertise across Australia. Whether you’re in NSW, QLD, VIC, NT or TAS our strata, body corporate or owners corporation management solutions are tailored to meet your specific needs.

Looking for a body corporate manager in Victoria?

Victorian body corporates operate under the owners corporation framework, requiring a specialised approach to management. 

Our services in Victoria encompass comprehensive support tailored to the intricacies of owners corporation legislation. 

Discover the benefits of partnering with experts deeply familiar with Victoria’s property management needs and legislation and elevate your community living.

Have questions about body corporate and community living?

Download our FREE community living guides

Our Community Living guides are designed to address the topics that will help enhance community living and provide you with the tools to enhance liveability, certainty, and harmony within your strata community living.
Strata financials guide

Body corporate essentials

A body corporate manager fulfils a crucial function in improving community living by assuming diverse responsibilities that are frequently overlooked. They provide guidance, facilitate communication, and oversee administrative tasks such as coordination and serving as a secretary or chairperson.

Their diligent efforts behind the scenes contribute to the efficient functioning of body corporate properties, ultimately enhancing the experience for both property owners and residents.

Body corporate fees paid by property owners within an owners corporation scheme cover the collective expenses associated with maintaining and managing the property.

These fees typically contribute to various aspects of property management, including maintenance of common areas, insurance premiums, administrative costs, utilities, and reserve funds for future repairs or upgrades. 

The body corporate agreement encompasses various schedules detailing terms, fees, and services provided. These schedules include agreement terms and associated charges, fees for agreed services, additional service fees, disbursement charges, agreed services like secretarial, financial, and administrative tasks. Additionally, the agreement covers aspects such as disclosure of associates and commissions, indemnities, termination procedures, and complaints handling.

Body corporate insurance refers to a specialised insurance type designed for properties divided into multiple units, such as apartments, townhouses, or villas. This insurance is tailored to cover common areas and shared elements within the property, like hallways, lobbies, elevators, and communal facilities such as pools or gyms.

It provides coverage for damage to the building’s structure, common property, and shared assets, including incidents like fire, water damage, vandalism, and natural disasters. Essentially, body corporate insurance protects the collective interests of property owners in maintaining and safeguarding shared spaces and assets within the property.

Join the community of over 170,000 property owners who have partnered with us to help care for their properties.

Before renewing your agreement, take a moment to compare your options. Our quick and easy form can be completed in less than 30 seconds.

FAQs

Tenants in a body corporate setting are generally expected to adhere to the community’s rules and by-laws and pay their levies to the body corporate on time. This includes respecting common property and the peaceful enjoyment of other residents, maintaining cleanliness and order within their leased premises, and ensuring that their activities do not damage the property or pose a nuisance to neighbours. Tenants should also seek permission for any alterations or additions to their unit that may affect the building’s appearance or structural integrity.

No, body corporate fees do not include council rates. Council rates are separate costs charged by the local municipality or council to fund services like garbage collection, road maintenance, and public facilities. Property owners are individually responsible for paying council rates directly to their local council.
Yes, homeowners living in a body corporate should still consider having their own home insurance. While the body corporate usually holds insurance for the building and common areas, individual home and contents insurance covers the contents of the owners home and personal belongings, as well as any part of the building not covered by the body corporate’s policy (e.g., personal balconies or garages). It may also provide liability coverage if someone is injured on your common property. Read more about the three types of insurance the property owner should have.

The body corporate is typically responsible for repairs and maintenance of the common property and the building’s exterior. This includes shared areas such as gardens, driveways, elevators, lobbies, and external walls. Individual owners are usually responsible for repairs within their own units, including fixtures and fittings. However, the specific division of responsibilities can vary depending on the body corporate’s rules and the legal framework in the jurisdiction. It’s important to consult the body corporate’s by-laws or a legal expert for precise information.

Common areas in a body corporate context refer to the parts of a property not owned by individual lot owners but shared and used by all residents. These areas are maintained and managed by the body corporate. Common areas typically include:

 

  1. Gardens and landscaping: Outdoor green spaces, gardens, and landscaped areas designed for communal use.
  2. Swimming pools and gyms: Recreational facilities available to all residents of the property.
  3. Parking areas: Shared parking spaces, garages, or underground parking facilities.
  4. Lobbies and corridors: Entryways, lobbies, and hallways that provide access to individual units or apartments.
  5. Elevators and stairwells: Lifts and staircases that facilitate movement between floors.
  6. Recreational areas: Outdoor seating areas, barbecues, play areas, and other spaces designed for leisure and social activities.
  7. Roofs and exterior walls: The structural elements of the building, including the roof and external walls.
  8. Utility infrastructure: Shared infrastructure for utilities such as water, gas, and electricity, including meters and main pipes.
  9. Security features: Gates, fences, and security systems that protect the property and its residents.
  10. Waste disposal areas: Common bins or garbage disposal areas for the collection of waste and recycling.

 

These areas benefit all residents and require regular maintenance, which is managed by the body corporate through the levies collected from the owners.

Yes, typically, a body corporate does include building insurance as part of its responsibilities. This insurance covers the common property and the main structure of the building in a community titles scheme. It generally protects against damage from events like fires, floods, and other disasters. However, it’s important for individual owners to also have their own home and contents insurance for their personal belongings, as building insurance does not cover these.

Helpful resources

Strata and body corporate information

Dive into our vast resources of industry articles on strata and body corporate insights.

Community living updates and news

Stay up-to-date with the industry news and updates for property owners and committee members.

Legislation updates

From the latest state legislation news to easy-to-read factsheets and guides, we’ll keep you informed.

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