Body Corporate Living: 10 Things Every Queensland Lot Owner Should Know
7 May 2026
1. You Are Automatically a Member
The moment you settle on a lot in a body corporate scheme, you automatically become a member of the body corporate. There is no opt-in. Your rights and obligations under the BCCM Act begin on settlement day.
2. You Own Your Lot — But Not the Outside
You own the inside of your lot (within the boundary defined by the scheme plan) but not the exterior structure. External walls, the roof, and common areas are owned collectively by all owners and managed by the body corporate.
3. Levies Are Not Optional
Body corporate levies are a legal obligation. Refusing to pay because you disagree with how the money is spent will result in interest charges (up to 2.5% per month) and potential debt recovery action. If you have concerns about the budget, raise them at the AGM — do not withhold payment.
4. By-Laws Bind You, Your Tenants, and Your Guests
The by-laws are legally binding on every occupant of the scheme. As a lot owner, you are responsible for ensuring your tenants and guests comply. By-law breaches by tenants are pursued against you as the owner.
5. The Committee Has Limited Authority
The committee manages day-to-day affairs within the authority delegated by the body corporate. It cannot change by-laws, set the budget, or spend above its approved limit without a general meeting of all owners. If you think the committee has overstepped, you have avenues to challenge the decision.
6. The AGM Is Your Most Important Opportunity
The Annual General Meeting is where the budget is set (and therefore your levies), the committee is elected, and major decisions are voted on. Attending — or at minimum submitting a proxy — is the most effective way to exercise your rights as an owner.
7. You Have a Right to Inspect Records
As a lot owner, you can request access to the body corporate's records — financial statements, meeting minutes, contracts, insurance policies. Make a written request to the manager. If your request is refused, the Commissioner's office can help.
8. Disputes Have a Process
If you have a dispute with the committee, another owner, or the body corporate manager, there is a structured process: direct communication first, then the Commissioner's free conciliation service, then formal adjudication, and finally QCAT. Do not skip steps — and do not withhold levies as a dispute tactic.
9. The Sinking Fund Protects You
The sinking fund is not wasted money — it is your protection against unexpected large bills for major building works. A scheme with a healthy sinking fund can replace a roof or resurface a car park without a special levy crisis. Push back if the committee proposes levies set below the sinking fund forecast recommendation.
10. Get Involved
The owners who engage — who attend the AGM, read the minutes, and consider joining the committee — have a real say in how their scheme is run. Those who disengage leave those decisions to others. In most schemes, a small number of active owners make all the meaningful decisions.
This article is general information only and does not constitute legal advice. For advice about body corporate matters specific to your situation, consult a strata lawyer or the Office of the Commissioner for Body Corporate and Community Management.
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