Do You Need a Body Corporate Manager? The Pros and Cons of Self-Management
9 May 2026
What Is a Body Corporate Manager?
A body corporate manager is a licensed professional who assists the committee with the administration of the scheme under a management agreement. They handle the administrative workload — levy collection, meeting notices, minutes, financial records, accounts payable, correspondence, and contractor coordination — under the direction of the elected committee.
In Queensland, body corporate managers must hold a licence under the Property Occupations Act 2014.
Is a Manager Required?
No. Engaging a body corporate manager is not a legal requirement. A body corporate can self-manage — the committee members take on the administrative responsibilities directly.
Self-management is most common in very small schemes (two to six lots) where the owners know each other, the scheme is straightforward, and the committee members are willing and capable.
The Case for Self-Management
Lower cost: Management fees are typically one of the larger items in the administrative fund budget. Eliminating them reduces levies.
Direct control: The committee deals directly with contractors, insurers, and owners without an intermediary.
Works well when: The scheme is small, the owners are cooperative, at least one committee member has relevant administrative or accounting skills, and there are no significant ongoing disputes or maintenance issues.
The Case for Professional Management
Compliance: A licensed manager knows the BCCM Act and the relevant module regulation. Self-managing committees frequently make procedural errors — wrong notice periods, incorrect resolution types, inadequate record-keeping — that can invalidate decisions or expose the body corporate to dispute.
Administrative workload: Even a small scheme generates significant administrative work. Meeting notices, levy notices, minutes, accounts, insurance renewals, contractor correspondence — this is substantial ongoing work that falls on individual committee members in a self-managed scheme.
Continuity: Committee membership changes. A professional manager provides administrative continuity when committee members retire or sell.
Neutrality: A manager can act as a neutral party when owners or committee members are in conflict, reducing the personal tension that often accompanies disputes.
Expertise: Experienced managers know how to get competitive contractor quotes, identify insurance issues, and navigate dispute processes. This expertise has real value.
The Hybrid Option
Some small schemes use a limited management agreement — engaging a manager for specific functions (levy collection, financial records, meeting notices) while the committee manages contractors and day-to-day correspondence directly. This reduces cost while retaining professional support for compliance-critical functions.
Making the Decision
Before deciding to self-manage (or continue self-managing), honestly assess:
- Does the committee have time and administrative capability for the full workload?
- Does anyone on the committee understand the BCCM Act obligations?
- Is the scheme currently compliant with meeting, record-keeping, and levy obligations?
- Are there any ongoing disputes or maintenance issues that require careful management?
If the answer to any of these is uncertain, professional management is almost certainly worth the cost.
This article is general information only and does not constitute legal advice. For advice about body corporate management options, consult a strata lawyer or the Office of the Commissioner for Body Corporate and Community Management.
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