What Is a Standard Format Plan?
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If you’ve ever heard us reference, “It depends whether your scheme is a Standard Format Plan or a Building Format Plan,” you may have wondered what that actually means.
It sounds like a technical surveying term, and it is, but understanding your survey plan can help with many of the common body corporate questions like who owns the backyard or repairs the fence?
This article focuses specifically on Standard Format Plans and what they mean for maintenance responsibility. If you’d like an understanding of all three plan types, see our guide to understanding survey plans in a body corporate.
What Is a Standard Format Plan?
A Standard Format Plan is a type of survey plan used to define the boundaries of lots within many Queensland community titles schemes.
Unlike apartment buildings, where lot boundaries are usually defined by the walls, floor and ceiling, a Standard Format Plan generally measures lots by land boundaries.
This means each owner usually owns the land within their lot boundaries, including outdoor areas such as:
- Courtyards
- Gardens
- Lawns
- Backyards
- Driveways that form part of the lot
This is why Standard Format Plans are commonly used for:
- Townhouses
- Villas
- Duplexes
- Stand-alone homes within a gated community
Not every townhouse complex is a Standard Format Plan. The only way to know for certain is to check the registered survey plan for your scheme.
Why Does It Matter?
Understanding your survey plan is important because it often determines who is responsible for maintaining different parts of the property.
Many owners assume the body corporate looks after everything outside their home, however, in many Standard Format Plan schemes, that’s simply not the case.
Because owners generally own the land inside their boundaries, they often have greater maintenance responsibilities than owners in apartment buildings.
This is one of the biggest differences between Standard Format Plans and Building Format Plans.
Does the Owner Maintain the Outside of the Building?
This is where things become a little more complicated.
Many people assume that because they own the land, they automatically maintain the entire building. Sometimes that’s true. Sometimes it isn’t.
The Body Corporate and Community Management Act and the applicable Regulation Module contain rules about maintenance responsibilities that apply alongside the survey plan.
For example, depending on your scheme and its by-laws, responsibility for items such as:
- External walls
- Roofs and gutters
- Windows
- Doors
- Balconies
may sit with either the owner or the body corporate.
This is why it’s important not to rely solely on assumptions based on the survey plan.
How Do I Know If My Scheme Is a Standard Format Plan?
There are several ways to find out.
You can:
- Ask your body corporate manager.
- Obtain a copy of the survey plan from Titles Queensland.
- Review your community management statement.
- Ask your committee if they already have a copy on file.
Knowing your survey plan can save a great deal of confusion when maintenance questions arise.
Standard Format Plan vs Building Format Plan
There are several ways to find out.
You can:
- Ask your body corporate manager.
- Obtain a copy of the survey plan from Titles Queensland.
- Review your community management statement.
- Ask your committee if they already have a copy on file.
Knowing your survey plan can save a great deal of confusion when maintenance questions arise.
Remember, every scheme is different, and the Regulation Module and legislation still need to be considered.
Don't Guess. Check First
A common mistake is assuming maintenance responsibility without checking the relevant documents.
Before arranging repairs or asking the body corporate to pay for maintenance, it’s worth confirming:
- whether the scheme is a Standard Format Plan or Building Format Plan
- where the lot boundaries are located
- what the legislation requires
- whether the community management statement affects responsibility.
A few minutes spent checking can prevent unnecessary disputes and unexpected costs.
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