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Self-managing a small body corporate in Queensland
Plenty of small Queensland schemes — duplexes and small unit blocks — are run by their own owners to save on management fees. It's very doable if you stay organised. Here's the core of what a self-managing committee handles. General information only, not legal advice.
The core duties
A self-managed body corporate still has to meet its obligations under the BCCM Act and its regulation module. In practice that means maintaining the common property, holding an annual general meeting, setting and collecting levies, keeping the body corporate's insurance current, and keeping proper records and a roll of owners.
Records to keep
- the body corporate roll (owners and their addresses for service);
- minutes of general and committee meetings;
- financial records, budgets and levy notices;
- the insurance certificate of currency;
- correspondence and issued certificates.
Good records are what make a Form 33 a five-minute job instead of a scramble when a lot sells.
The annual rhythm
The year tends to revolve around the AGM: preparing the budget and levies, issuing proper notice, holding the meeting, recording motions and confirming the committee. Around that sit recurring tasks — renewing insurance, issuing levy notices on schedule, and responding to owners' requests (including certificate requests when lots change hands).
Where people get caught out
The common trip-ups are missing notice periods, letting insurance lapse, and losing track of levy arrears. A simple reminder calendar covers most of it — which is exactly why we build reminders into Strata Secretary.
How Strata Secretary helps
Strata Secretary keeps your scheme details in one place, generates the documents small schemes need (including the Form 33 certificate), and reminds you of the dates that matter. It's a self-help tool, not legal advice — for anything contentious, get a strata lawyer or licensed body corporate manager involved.
Set up your scheme Free Form 33 checklist
Frequently asked questions
Can a small body corporate manage itself in Queensland?
Yes. Many small schemes self-manage. They still must meet their obligations under the BCCM Act and the relevant regulation module.
What records does a body corporate have to keep?
Key records include the body corporate roll, meeting minutes, financial records and budgets, levy notices, and the insurance certificate of currency.