This article is about the growing shortage of qualified body corporate managers in Queensland, the pressures this places on the industry, and what owners can do to secure and support effective management.
If you’re not happy with your body corporate management, it’s easy to find companies willing to offer you a new proposal. Almost every agency promises better communication, sharper pricing, and the latest technology, but few acknowledge that delivering these standards depends on the quality of their managers. And the pool of qualified body corporate managers in Queensland is remarkably small.
How small? According to the 2024 Australasian Strata Insights Report by UNSW’s City Futures Research Centre, there are 52,920 registered body corporate schemes and 539,154 individual lots in Queensland. Now consider this: only 397 full-time equivalent managers are servicing this volume. That’s one manager per 133 schemes, or 1,358 lots.
If you think that doesn’t sound sustainable, you’re right. Just ask any working manager.
What the Numbers Really Tell Us
It’s worth digging a little deeper into the data. The 397 figure comes from Strata Community Association (SCA) affiliated companies, which represent approximately 64% of the Queensland market by lot.
The remainder are either self-managed or represented by managers not associated with SCA. The exact numbers of these groups are unknown, although, as 31 per cent of Queensland’s lots are in schemes of ten lots or fewer, it is likely that many schemes in these categories don’t employ professional managers.
That eases the burden for now. As we see legislation changes like the new disclosure regime making administration of these sites more complex, we might expect that the demand for professional small scheme management will increase.
There are also 692 ‘other employees’ working in SCA-affiliated strata companies. These may include assistant managers, support staff, or admin roles. Their presence softens the picture, but doesn’t change the fact that the industry is running lean, with no pipeline of incoming talent sufficient to match the pace of new development.
Consequences on the Ground
At a macro level, Queensland’s strata housing is worth an estimated $245 billion. Unlicensed, overstretched managers handle much of the day-to-day management.
In this environment, mistakes are inevitable. In extreme cases, these mistakes can become tragedies. International events such as London’s Grenfell Tower fire or Miami’s Champlain Towers South collapse highlight the importance of proper oversight and building maintenance. Professional managers are a key safety net for preventing these incidents, but the closer to capacity they work, the closer we get to a serious incident.
More commonly, the impact is gradual and silent: buildings decline, maintenance is deferred, and living standards fall. This affects not just property values, but also the daily well-being of hundreds of thousands of Queensland residents.
Addressing these challenges requires broad collaboration between government and industry, but so far, strata matters remain a low priority for policymakers. It may take a crisis for the issue to attract the attention it deserves.
What Can Owners Do?
At the individual level, schemes can take steps to protect themselves, even in a tight market.
Start by reviewing your current arrangements. Is your manager proactive and responsive? Are they supported by a company with systems and staffing that allow them to do their job effectively?
There’s no set formula for what makes a good manager-to-scheme ratio, but most owners know good service when they see it. If your manager seems overwhelmed, it may not be their fault. It may be a sign that the company hasn’t structured portfolios or support teams well.
Ultimately, success comes from a combination of a competent manager and a supportive company. That means:
- Managers whose skillsets align with your scheme’s needs
- Companies that invest in staff retention and limit burnout
- Realistic portfolio sizes that allow managers to maintain work-life balance
This combination is becoming increasingly rare. Strong managers are often overloaded, junior staff get promoted too quickly, and underperformers aren’t replaced because no one is available to take their place.
Meanwhile, manager salaries are rising rapidly, and that means fees will go up too. If you want a manager who has time to support your scheme, be prepared to pay for them or know that someone else will.
Still, there are things you can control. Shop carefully. Look for companies with a reputation for supporting their staff. Be willing to invest in quality service, and help your manager succeed by asking for realistic outcomes. Understand that it will take the industry a long time to self-correct, so if you want a better outcome for your scheme, drive the change from the ground up.
William Marquand
Tower Body Corporate
E: [email protected]
P: 07 5609 4924
This post appears in the September 2025 edition of The QLD Strata Magazine.
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Read next:
- QLD: Q&A Do body corporate managers have a duty to advise on legal compliance?
- QLD: Strata Essentials: Navigating Disclosures, Pets, Voting & New Body Corporate Certificates
- QLD Demand Ethics: An owner’s path to a better body corporate
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