Buying a unit in Mackay or the Whitsundays: what to check in the body corporate before you sign

Short answer: before you sign a contract for a unit or townhouse in Queensland, the seller must now give you a seller disclosure statement, the scheme's community management statement and a body corporate certificate. Read them closely, then look further: the sinking fund balance and forecast, the building insurance and its claims history, the by-laws that affect how you'll live there, and the last two or three years of meeting minutes. Those records tell you whether the complex is well run, and whether a special levy may be coming.

When you buy a lot in a unit complex, you automatically become a member of its body corporate. You can't opt out. You share the cost of the building's insurance, maintenance and administration, you're bound by its by-laws, and you get a vote on how it's run. So the health of the body corporate matters almost as much as the unit itself.

Step 1: Read the disclosure documents

Since 1 August 2025, Queensland's seller disclosure scheme under the Property Law Act 2023 has required sellers to give buyers certain documents before the contract is signed. For a lot in a community titles scheme, these include:

the seller disclosure statement (Form 2), covering title, encumbrances, tenancies, zoning and other matters
the community management statement (CMS), which sets out the lot entitlements, by-laws and any exclusive use areas
a body corporate certificate (BCCM Form 33 for most schemes), which sets out key information about the scheme, including levies, insurance and the body corporate's contact details

If the seller doesn't provide the documents, or the information is materially inaccurate or incomplete, the buyer may have the right to end the contract before settlement. Your conveyancer or solicitor can explain how that works in your situation.

Step 2: Check the levies, and what's behind them

The certificate shows the levies for the lot and whether any are owing. Look at:

Administrative fund levies – day-to-day costs such as insurance, cleaning, gardening, power for common areas and management fees.
Sinking fund levies – money set aside for major and long-term work, such as painting, roofing, lifts and pool resurfacing.
Special levies – any one-off levies already raised, or likely to be raised.

Then ask why the levies are what they are. Low levies can look attractive, but they sometimes mean the sinking fund is underfunded and a large special levy will be needed when work falls due. In North Queensland, building insurance is often the single biggest item in the administrative fund budget.

Step 3: Look at the sinking fund and the forecast

A healthy sinking fund is one of the clearest signs of a well-run complex. Check:

the current sinking fund balance
whether there's a recent sinking fund forecast or capital works plan covering at least the next 10 years
what major work is coming up, such as repainting, roof or balustrade work, waterproofing or lift replacement
whether the balance matches the forecast, or whether there's a gap

Our guide to sinking fund basics explains how Queensland bodies corporate plan for this.

Step 4: Check the insurance

In Mackay, the Whitsundays and Bowen, cyclone and storm cover is a real issue. Building insurance for strata complexes is arranged by the body corporate, and the premium flows through your levies. Look at:

who the insurer is and when the policy renews
the sum insured and when the building was last valued for insurance
the excess for cyclone or storm claims, which can be high in North Queensland
recent claims, and whether any repairs are still outstanding

Contents insurance for your own unit is separate and is your responsibility.

Step 5: Read the by-laws

The by-laws in the CMS set the rules for living in the complex. Check what they say about the things that matter to you:

Pets – whether animals need approval and what the process is
Parking – visitor parking, boats, trailers and caravans
Renovations – what you can change inside your lot, and what needs body corporate approval
Short-term letting – relevant for investors in Airlie Beach and other holiday areas
Smoking, noise and use of common property

Step 6: Inspect the body corporate records

The certificate is a summary. The body corporate's records give you the full picture. Lot owners, mortgagees and buyers of a lot, and their agents, can apply in writing to inspect them. Before you sign, you're not yet the buyer, so you (or your searcher or solicitor) can ask the seller for written authority to inspect as the owner's agent. From 1 July 2026, the fee for someone who isn't a lot owner is $39.75.

Ask specifically for:

minutes of the last two or three AGMs and committee meetings – look for disputes, defects, insurance claims and discussion about special levies
financial statements and budgets
contracts – caretaking, letting, body corporate management and maintenance contracts, which affect your levies
any reports on defects, building condition or engineering issues
correspondence about disputes or by-law breaches

You can also ask the Office of the Commissioner for Body Corporate and Community Management to search for adjudicators' orders involving the scheme. A fee applies.

Step 7: Ask how the complex is managed

Good management usually shows up in the records: up-to-date minutes, budgets that make sense, a sinking fund forecast that's been reviewed recently, timely insurance renewals and repairs that get followed through. If the records are thin, hard to get or out of date, that's worth noting before you commit.

Red flags to look out for

A large or recurring special levy, or minutes discussing one
A sinking fund balance well below the forecast
Unresolved building defects or water leaks
Repeated insurance claims, or difficulty renewing insurance
Ongoing disputes between owners, or between owners and the committee
Levies owing on the lot you're buying

Thinking about your complex?

If you're on a committee, or you've just bought into a complex and want to know how its administration compares, we can help. Estate Plaza manages about 200 schemes. Request a no-obligation proposal, or ask us for a review of your current arrangement.

Request a proposal Call 07 4837 1788

Information on this website is general information about Queensland body corporate matters. It is not legal advice.

Frequently asked questions

What is a body corporate certificate in Queensland?

It's a document, usually BCCM Form 33, that gives a buyer key information about the lot and the scheme, including levies, insurance details and contact details. Under the seller disclosure scheme, the seller must provide it before you sign.

How much does it cost to inspect body corporate records as a buyer?

From 1 July 2026, the fee for a person who isn't a lot owner is $39.75. The fees rise on 1 July each year.

Can I get out of the contract if the body corporate information is wrong?

If the seller doesn't provide the required documents, or the information is materially inaccurate or incomplete, you may be able to end the contract before settlement. Speak to your solicitor or conveyancer about your situation.

What's the difference between the administrative fund and the sinking fund?

The administrative fund pays for day-to-day running costs. The sinking fund saves for major and long-term work. Both are funded through your levies.

Who arranges insurance for a unit complex?

The body corporate arranges building and public liability insurance for the scheme. Owners arrange their own contents cover.

Sources

Checked 22 October 2026. The law and official guidance change, so check the current source before relying on it. This page is general information about Queensland body corporate law, not legal advice. For advice about your situation, speak with a lawyer.