Running a small body corporate shouldn't require a law degree.
Strata Secretary helps volunteer committees of small Queensland schemes — duplexes, triplexes, six-packs — keep the registers, run the AGM and stay on top of the dates the law cares about. Plain English, calm reminders, documents ready to print.
What the law expects of you each year — and how we handle it
If you're the secretary of a 3-lot townhouse scheme, the Body Corporate and Community Management Act 1997 still applies to you, same as a 300-lot tower. Here's the annual cycle, without the legalese.
| You must… | Strata Secretary gives you… |
|---|---|
| Hold an AGM within 3 months of your financial year end, with 21 days' written notice and the statutory motions (insurance review, budgets, levies, audit, committee election). | A complete AGM pack — notice with all statutory motions filled in from your profile, agenda, voting papers, proxy forms and a minutes template. Plus a reminder before the notice deadline. |
| Keep insurance current — building replacement and public risk cover, reviewed at every AGM. | An insurance register with your policy details, and a nudge well before the renewal date so cover never lapses. |
| Keep the statutory registers — the roll of owners, assets, and improvements to common property. | Print-ready registers generated from your scheme profile, in the format the legislation expects. Update the profile, regenerate. |
| Set and collect levies for the administrative and sinking funds, with proper contribution notices. | Levy amounts carried into your AGM motions, and reminders 30 days before each instalment so notices go out on time. |
When a lot sells: the Form 33 certificate
Since 1 August 2025, Queensland sellers must give buyers a body corporate certificate (Form 33) with the disclosure statement before the contract is signed. For a self-managed scheme, that certificate comes from you — the committee.
Our Form 33 wizard walks you through every field the certificate requires — entitlements, levies, arrears, fund balances, insurance, improvements — pulling what it can from your scheme profile, and produces a complete, organised worksheet ready to transfer to the official form.
Always have a solicitor review the completed certificate before it is issued. We prepare the information; we don't give legal advice and we're not a conveyancer.
Simple pricing
Annual toolkit
A$99/year
- All statutory registers, regenerate any time
- Full AGM pack and committee meeting pack
- Compliance calendar + email reminders
- One scheme profile, unlimited documents
Form 33 wizard
A$79 one-off
- Every field the certificate requires, step by step
- Pre-filled from your scheme profile
- Organised worksheet ready for the official form
- Checklist for solicitor review before issue
Honest questions, honest answers
Is this legal advice?
No. Strata Secretary is a self-help document tool. We turn the information you give us into well-organised documents that mirror what Queensland legislation requires — but we don't advise on your situation, and nothing here replaces a solicitor. For a body corporate certificate in particular, have a solicitor review it before it goes out.
Who is this for?
Self-managed schemes of roughly 2–6 lots run by volunteer committees — duplexes, triplexes, small townhouse groups. If you have a body corporate manager, they already do most of this for you.
Which regulation module does my scheme use?
It's stated in your Community Management Statement (CMS). Small self-managed schemes are usually under the Standard, Small Schemes or Specified Two-lot Schemes module. The wizard asks you to pick yours, and it's printed on every document.
Does the Form 33 wizard lodge or issue the certificate for me?
No. It collects and lays out everything the certificate requires so nothing is missed. You (the body corporate) issue the certificate, and we tell you — on the page and in the document — to have a solicitor check it first.
What happens to my data?
Your scheme profile is stored so you can regenerate documents and receive reminders. We don't sell it and we don't share it. See our privacy policy.
Can I cancel?
Yes, any time. The subscription simply doesn't renew and your documents remain yours.