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In a body corporate, decisions are made by owners and the committee, with much of the day-to-day administration carried out with the support of a body corporate manager.
Below is an overview of the key roles within a body corporate committee, and the body corporate manager.
The Body Corporate Committee
The committee is elected by owners at the Annual General Meeting (AGM) and acts on behalf of the body corporate between general meetings.
Under the Body Corporate and Community Management Act 1997 (Qld), the committee is responsible for:
- Making decisions within its delegated authority
- Implementing resolutions passed by owners
- Acting reasonably and in the best interests of the body corporate
- Overseeing compliance with legislation, by-laws, and insurance
- Instructing and supervising the body corporate manager
The committee cannot override decisions that must be made at a general meeting, such as major spending or by-law changes.
The Chairperson
The chairperson is the leader of the committee and chairs committee and general meetings.
Key Responsibilities
Under legislation, the chairperson:
- Presides over meetings
- Signs documents on behalf of the body corporate
In practice, the role often includes:
- Leading committee discussions
- Working closely with the body corporate manager
- Coordinating with caretakers or on-site managers
- Providing an overview of committee activities at the AGM
The time commitment varies depending on the size, complexity, and dynamics of the scheme.
The Secretary
The secretary plays a critical role in governance, administration, and communication.
Key Responsibilities
The secretary is responsible for:
- Calling meetings and issuing notices
- Preparing agendas and minutes
- Managing nominations, motions, voting papers, and proxies
- Maintaining the owner roll and body corporate records
- Handling correspondence on behalf of the committee
- Ensuring statutory timeframes and procedures are met
Many of these tasks are delegated to a body corporate manager, but the secretary remains responsible for ensuring processes are correct and compliant.
The Treasurer
The treasurer oversees the financial affairs of the body corporate.
While legislation does not assign specific duties to the treasurer, the body corporate has strict financial obligations, including:
- Preparing budgets and setting levies
- Managing bank accounts and payments
- Maintaining financial records and statements
- Recovering levy arrears
- Managing tax, insurance contributions, and investments
In practice, the treasurer:
- Reviews financial reports
- Monitors spending against the budget
- Approves invoices and payments
- Helps explain budgets and levies to owners
Most financial administration is carried out by the body corporate manager and their accounting team, with the treasurer providing oversight and reporting.
The Body Corporate Manager
A body corporate manager, also known as a strata manager, is a professional appointed by the body corporate under a written agreement. They are not part of the committee and do not make decisions. Their role is to support the committee, not replace it.
What They Do
A body corporate manager typically:
- Coordinates committee meetings, AGMs, and EGMs
- Prepares and issues agendas, notices, and minutes
- Maintains records and the owner roll
- Manages levies, budgets, invoices, and financial reporting
- Arranges insurance renewals and manages claims
- Provides guidance on compliance, by-laws, and legislation
- Assists with disputes and procedural issues
While a body corporate manager will likely handle administration, finance, and compliance, they do not make decisions. All authority remains with the committee and, where required, the owners.
How These Roles Work Together
A successful body corporate depends on collaboration:
- The committee makes decisions
- The office bearers within the committee provide leadership and oversight
- The body corporate manager delivers professional administration, compliance, and financial support
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