Thinking of Joining the Body Corporate Committee? What You Need to Know

Why It Matters

The body corporate committee makes the day-to-day decisions that affect every owner in the scheme — maintenance, finances, by-law enforcement, contractor selection, and more. If you care about how your building is maintained and how your levy money is spent, serving on the committee gives you direct influence.

Many committees are made up of a small number of engaged owners. The majority of lot owners in most schemes have never attended an AGM, let alone stood for the committee. This means the people who do get involved have significant influence.

Who Can Join?

Any lot owner who is not in arrears with their levies is eligible to nominate. You do not need a legal, building, or financial background — though any of these skills are useful. What matters most is:

A willingness to act in the interests of all owners, not just yourself
Enough time to read the papers before each meeting and respond to correspondence
The ability to make decisions based on evidence, not personal preference

A person who is not an owner can also serve if nominated by a lot owner — for example, a co-owner's partner or a company representative.

What Does the Committee Actually Do?

Between general meetings, the committee:

Approves routine maintenance and repair expenditure within its spending limit
Engages and oversees contractors
Enforces the by-laws — including issuing contravention notices when there are breaches
Manages correspondence with owners, tenants, and the body corporate manager
Reviews financial reports and monitors the scheme's accounts
Calls general meetings when required
Makes decisions within its delegated authority

The committee cannot change the by-laws, set the budget, or spend above its approved limit without going to a general meeting.

The Three Office Bearer Roles

The committee must elect a chairperson, secretary, and treasurer from among its members:

Chairperson: Presides at meetings, signs documents on behalf of the body corporate
Secretary: Manages correspondence and record-keeping (often supported by the body corporate manager)
Treasurer: Oversees the accounts and financial reporting

In small schemes, one person can hold multiple roles.

Time Commitment

The time required varies significantly by scheme size and complexity. In a small, well-run scheme with few issues, committee service might involve attending a quarterly meeting and reviewing the manager's reports. In a larger or more complex scheme — or one with ongoing maintenance issues or disputes — it can be considerably more.

Before nominating, speak to an existing committee member about the current workload.

One Important Protection

Committee members acting in good faith and in accordance with the BCCM Act are protected from personal liability for decisions made on behalf of the body corporate. The body corporate itself is the legal entity — not the individual committee members.

However, this protection does not extend to decisions made dishonestly, for personal gain, or outside the committee's authority.

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