Self-managed strata in Queensland

Governing law and modules

The BCCM Act 1997 establishes body corporate structures, general meetings, committees, financial management, and dispute resolution.

Each scheme has one regulation module, named in its community management statement (Act s.21). Most residential schemes use the Standard Module. In the other modules, notes such as [SM, s 83] point to the matching Standard Module section.

• Body Corporate and Community Management Act 1997 (Qld)
• Body Corporate and Community Management (Standard Module) Regulation 2020
• Queensland Government — body corporate (BCCM)

Annual general meetings and notice

An annual general meeting (other than the first) must be called and held within three months after the end of each financial year (Standard Module, s.83).

Written notice of a general meeting must be given to each lot owner and must include an agenda and accompanying documents as set out in the module (Standard Module, s.87).

A general meeting must be held at least 21 days after notice is given to owners (Standard Module, s.91).

• Standard Module 2020 — ss.83, 87, 91

First AGM and committee

The original owner must call the first AGM within two months after more than 50% of lots are no longer owned by the original owner or six months after establishment — whichever occurs first (Standard Module, s.94).

Committee composition and election processes are set out in the Act and the applicable module.

• Standard Module 2020 — s.94 (first AGM)
• BCCM Act 1997 — Ch 3 Pt 1 Div 2 (committee, ss.98–101)

Levies, budgets, and records

Budgets, contributions (levies), and financial year requirements are governed by the Act and the scheme’s regulation module.

Body corporate records must be kept and made available as required by the Act — including minutes, rolls, and financial records.

• BCCM Act 1997 — Ch 3 Pt 3 (financial and property management)
• Queensland Government — body corporate records

Disputes

The Office of the Commissioner for Body Corporate and Community Management provides information and conciliation for many disputes.

If conciliation doesn't resolve a dispute, an adjudicator from the Commissioner's office can make a binding order. Appeals against an adjudicator's order go to QCAT on a question of law only (s.289). QCAT can also hear some complex disputes, such as contract disputes with body corporate managers or caretakers (s.149B).

• Queensland Government — body corporate disputes
• BCCM Act 1997 — Chapter 6 (dispute resolution)