Overview
This page covers everything happening in Queensland body corporate and community titles. It's worth bookmarking if you want to keep up with QLD strata news as it happens.
Check the tabs for the latest on QLD Body Corporate legislation. We add new information about the Body Corporate and Community Management Act 1997, plus articles and Q&As on Queensland body corporate law, regularly.
Have a question about strata in QLD? Ask a QLD strata question and we'll do our best to answer or source a response from our network of strata guidance partners.
Which regulation module applies to my scheme?
Every Queensland community titles scheme is registered under one of five regulation modules, which is recorded in the scheme’s community management statement. A body corporate can change its module by special resolution, as long as the scheme meets the new module’s criteria.
- Standard Module: the default, with no restrictions on which schemes can use it.
- Accommodation Module: less regulated, suitable for schemes where most owners let their lots.
- Commercial Module: some regulation, suitable for commercial premises.
- Small Schemes Module: some regulation, for schemes with six lots or fewer that aren’t layered and have no letting agent.
- Specified Two-lot Schemes Module: less regulation, for schemes with two residential lots.
To find out which module applies to your scheme, check your community management statement, available from Titles Queensland, or ask your body corporate manager.
QLD Body Corporate: What's Happening Right Now
What has changed so far?
The Body Corporate and Community Management and Other Legislation Amendment Act 2023 passed Parliament in November 2023 and commenced on 1 May 2024. It lets bodies corporate make by-laws banning smoking on common property and in outdoor areas, and stops them banning pets outright. It also clarifies that nothing in the Act stops a body corporate towing a vehicle from common property under another law, lets lot owners terminate an uneconomic scheme for defined economic reasons with 75% agreement, and lets an adjudicator approve alternative insurance when a body corporate can’t meet the required level.
What are the rules on insurance commissions?
Body corporate managers and caretaking service contractors must disclose in writing any commission, payment or other benefit connected to a contract the body corporate is considering, including insurance. They must also disclose insurance details at the annual general meeting.
What are management rights in Queensland?
A Queensland scheme can have a caretaking service contractor, also known as a management rights holder, onsite manager or building manager. The contractor provides services to the body corporate and may also be authorised as the scheme’s letting agent, so they can run a letting business for owners who want to rent out their lots. The developer can make the first engagement. The maximum term depends on the regulation module: 10 years under the Standard Module and 25 years under the Accommodation and Commercial modules, including extensions, which the body corporate can approve later by ordinary resolution at a general meeting. Term lengths are a debated issue in Queensland strata. Disputes are between the body corporate and the contractor, so an individual lot owner can’t lodge a dispute resolution application against a management rights holder.
Are body corporate managers regulated in Queensland?
Body corporate managers don’t need a licence in Queensland, and there are no formal training requirements or qualifications. They must follow the code of conduct in the Body Corporate and Community Management Act 1997, including disclosing commissions and other benefits. Strata Community Association (Qld) has focused on licensing or registration in its advocacy since it was established.
Strata Living in QLD: The Numbers
- Queensland's strata and community title properties are insured at a combined value of $245 billion
- 13% of Queensland residents live in strata
- Queensland doesn't separate "strata title" from "community title" the way other states do. QLD figures combine both into a single system
- 539,154 total lots across 52,927 schemes
- 52% of schemes have been registered since 2000
- Data current to October 2024 (from Titles Queensland)
Featured in QLD
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Living Strata QLD
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Webinars for QLD
Resources
Strata Legislation QLD
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Body Corporate and Community Management Act 1997 (BCCMA)
The primary Act governing the establishment and management of community titles schemes in Queensland, including committees, meetings, by-laws and dispute resolution.
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Body Corporate and Community Management (Standard Module) Regulation 2020
Sets out the day-to-day management rules for the majority of Queensland schemes, including committee elections, general meetings, and engagement of body corporate managers. Applies by default if no other module is chosen.
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Body Corporate and Community Management (Accommodation Module) Regulation 2020
Management rules for schemes where most owners let their lots. It allows longer caretaking and letting agent agreements than the Standard Module.
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Body Corporate and Community Management (Commercial Module) Regulation 2020
Management rules for commercial premises and mixed schemes with a small residential component.
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Body Corporate and Community Management (Small Schemes Module) Regulation 2020
Management rules for schemes with six lots or fewer that aren’t layered and have no letting agent.
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Body Corporate and Community Management (Specified Two-lot Schemes Module) Regulation 2011
Management rules for schemes with two residential lots. Owners make decisions by written agreement instead of holding meetings.
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Building Units and Group Titles Act 1980 (BUGTA)
Most schemes created under this Act were brought under the Body Corporate and Community Management Act in 1997, but it still applies to some bodies corporate without a community management statement.
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Adjudicator's Decisions
Search past adjudicator decisions to see how body corporate legislation has been interpreted and applied in real disputes.
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Office of the Commissioner for Body Corporate and Community Management
The Office for the BCCM is the Queensland Government's central hub for body corporate law, covering legislation, roles, by-laws, maintenance, committees, records, finances and disputes.
Useful links
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Free Online Body Corporate Training
Submit a question to the BCCM Office’s Information and Community Education Unit, or call 1800 060 119 (freecall).
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Common Ground Newsletter
BCCM's regular newsletter for the general community titles scheme sector, covering updates and reminders for owners and committees.
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Strata Community Association (QLD)
The professional body for the strata and community title sector in Queensland. It also runs owner education and events.
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Owners Corporation Network (OCN)
An independent organisation of owners helping owners navigate strata living, with free fact sheets and state-based information.
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Australian Resident Accommodation Managers Association (ARAMA)
The industry body for people involved in management rights for buildings with on-site letting businesses.
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Ask a Body Corporate Question
Submit a question directly to BCCM's Information and Community Education Unit, or call 1800 060 119 (freecall).
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BUGTA Buzz Newsletter
The BCCM Office’s newsletter for bodies corporate under the Building Units and Group Titles Act or a specified Act.
Forms
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BCCM Form 1, Notice to Body Corporate of a Contravention of a By-law
Use this approved form to notify the body corporate of a by-law breach. You usually need to submit it before you can apply for conciliation about the breach.
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BCCM Form 6, Proxy Form for General Meetings
Use this if you can't attend a general meeting in person and want to appoint someone to vote on your behalf.
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BCCM Form 12, Requiring Information from a Body Corporate
Use this if you want the body corporate to make its records available or provide you with a copy of a record.
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BCCM Form 8, Information for the Body Corporate Roll
Owners use this to provide or update their contact and ownership details on the body corporate roll.
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Body Corporate Certificates
The BCCM Office’s forms for the certificates a body corporate provides when a lot is sold. They replaced the old information certificates on 1 August 2025.
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BCCM Form 4, Notice of Annual General Meeting
Used by the body corporate to notify owners of an upcoming annual general meeting.
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BCCM Form 5, Notice of Extraordinary General Meeting
Used by the body corporate to notify owners of an extraordinary general meeting called outside the usual AGM schedule.
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BCCM Form 7, Proxy Form for Committee Meetings
Use this if a committee member can't attend a committee meeting and wants to appoint a proxy.
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BUGTA Form 14, Notification of Change of Address
For schemes still registered under the Building Units and Group Titles Act, used to notify a change of address.
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Body Corporate Forms, the Library
The BCCM Office’s forms for body corporate processes in Queensland, including by-law enforcement, proxies, records and dispute resolution applications.
Dispute resolution
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Body Corporate Disputes (the BCCM Office)
The Queensland Government's overview of the full dispute resolution pathway, from self-resolution through to adjudication.
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Self-resolution Factsheet (the BCCM Office)
The BCCM Office’s tips for resolving a dispute yourself. Self-resolution is compulsory before any conciliation or adjudication application.
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Conciliation Factsheet (the BCCM Office)
Explains the conciliation process, including what to expect from a facilitated meeting between the parties and how to prepare.
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Conciliation Application Guide and Form (Form 22)
The application form and guide for lodging a conciliation request with the Commissioner's office.
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Adjudication Factsheet (the BCCM Office)
The BCCM Office’s guide to adjudication for disputes that can’t be resolved through conciliation.
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Adjudication Application Guide and Form (Form 15)
The application form and guide for lodging an adjudication request once conciliation hasn't resolved the dispute.
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Practice Directions for Disputes (the BCCM Office)
The procedural rules the BCCM Office follows when running conciliation and adjudication, useful if you want to know exactly what to expect before a hearing.
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How to Enforce By-laws (the BCCM Office)
A plain-language walkthrough of how a body corporate, owner or occupier can formally enforce a by-law, including contravention notices and what happens if someone doesn't comply.
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Enforcing By-laws, Video Guide
A short video walkthrough from Lookupstrata featuring Chris Irons from Strata Solve of how by-law enforcement works in a Queensland body corporate.
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Body Corporate Managers (the BCCM Office)
The BCCM Office’s guide to the duties and code of conduct of a body corporate manager.
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