How to Make the Most of Your Body Corporate AGM

Why the AGM Matters

The Annual General Meeting (AGM) is the most important event in the body corporate calendar. It is where:

The budget for the coming year is set — and therefore your levy amounts
Committee members are elected
Major decisions about the scheme are voted on
Financial accounts for the past year are tabled

Many lot owners never attend an AGM. Those who do — or who submit proxies and written votes — have a direct say in how their scheme is run and how their money is spent. Those who don't, don't.

Before the Meeting

The AGM notice must be sent at least 21 days before the meeting. When you receive it, set aside time to read:

The budget: Compare it to last year's. What has changed and why? Are there increases in insurance, management fees, or maintenance costs? Do the numbers look realistic?

The sinking fund forecast: Is the recommended contribution being met, or is the committee proposing to fund below the recommendation?

The financial statements: What is the balance of each fund? Is the administrative fund adequate, or running tight? Is the sinking fund growing appropriately?

The motions: What is being proposed? Are there any motions from individual owners? Do you agree with them?

The committee nominations: Who is standing for election? Do you know them?

At the Meeting

Arrive prepared. Bring your notice, the financial documents, and any questions you have written down beforehand. It is easy to forget questions in the moment.

Ask questions. The AGM is your opportunity to question the committee and the manager. No question about the budget or accounts is unreasonable.

Vote on every motion. Even routine motions matter — abstaining or not attending is a passive endorsement of whatever the attending owners decide.

Consider nominating for the committee. If you have concerns about how the scheme is being run, standing for the committee is the most effective way to address them.

If You Can't Attend

You do not have to attend in person to have a say. You can:

Vote by proxy — appoint someone you trust to vote on your behalf, with or without specific voting instructions
Vote by secret ballot — some motions allow written votes submitted before the meeting

Not attending and not submitting a proxy or written vote means you have no influence on the outcome.

After the Meeting

Minutes of the AGM should be distributed to all owners within the timeframe set by the relevant module regulation. Read them to confirm that the decisions recorded match what you expected from the notice, and that your votes were counted correctly.

If you believe a decision was made unlawfully — wrong resolution type, inadequate notice, improper exclusion of a valid vote — you have avenues to challenge it through the Commissioner's office.

This article is general information only and does not constitute legal advice. For advice about specific meeting decisions, consult a strata lawyer or the Office of the Commissioner for Body Corporate and Community Management.