What a body corporate committee does in Queensland, and what it can't decide

If you've been asked to stand for your complex's committee, or you're wondering who decides what in your building, here's how it works under the Body Corporate and Community Management Act 1997 and its regulation modules. Most Mackay and Whitsundays unit and townhouse complexes use the Standard Module, so that's the focus below.

Who sits on the committee

The committee is elected at each AGM from lot owners and, in some cases, their nominated representatives.

• Size: at least 3 voting members. The maximum is 7 for schemes with 7 or more lots, or the number of lots for schemes with fewer than 7.
• Executive members: the chairperson, secretary and treasurer. One person can hold any two, or all three, of these roles, but still has only one vote.
• Ordinary members: the remaining elected voting members.
• Non-voting members: a body corporate manager or caretaking service contractor engaged by the body corporate is automatically a non-voting member of the committee.

Once elected, the number of committee members stays fixed until the next AGM. Casual vacancies can be filled by the committee or at an extraordinary general meeting.

Smaller schemes work differently. Under the Small Schemes Module, the committee is a secretary and treasurer (who can be the same person), and specified two-lot schemes don't have a committee at all.

The three executive roles

Chairperson. Chairs the general and committee meetings they attend. At general meetings, the chair must rule a motion out of order if it is unlawful or unenforceable, conflicts with a by-law, or wasn't on the agenda, and must give reasons. The chair declares voting and election results. The chairperson has no more authority than any other committee member.

Secretary. Handles the paperwork for meetings: sending notices, calling for nominations and motions before the AGM, preparing voting papers, and receiving proxies and completed votes. In many schemes the body corporate manager does much of this work on the secretary's behalf.

Treasurer. Has fewer duties set out in law than many people expect. If there's no body corporate manager, the treasurer may be asked to prepare a reconciliation statement. In practice, where a body corporate manager is engaged, the manager usually prepares budgets, issues levy notices and keeps the accounts, while the treasurer keeps an eye on the financial position.

What the committee does

Day to day, a committee typically:

• decides routine maintenance and repairs within its spending limit
• considers owners' requests, such as animal approvals and minor improvements where the by-laws allow
• deals with by-law issues, such as noise, parking or rubbish
• oversees service contractors, including gardeners, cleaners and pool contractors
• prepares for the AGM, including the budgets and motions put to owners
• works with the body corporate manager on records, insurance and levy collection

What the committee can't decide

Under the Standard Module, the committee can't:

• set or change levies – owners set the budgets and levies at a general meeting
• change owners' rights, privileges or obligations
• make decisions that need an ordinary, special, majority or without-dissent resolution of the owners
• start legal proceedings, except in limited cases such as recovering a debt or acting on a by-law contravention
• pay its members, apart from reimbursing up to $50 for attending a committee meeting (and no more than $300 in 12 months) – other payments need an ordinary resolution of the owners

Spending limits. The committee's spending power is capped. Under the Standard Module, the limit is set by ordinary resolution at a general meeting. If no amount has been set, the default is $200 multiplied by the number of lots, including GST. So a 12-lot complex has a default limit of $2,400. Spending must also be covered by the approved budget, and work can't be split into smaller jobs to get under the limit. Where spending is above the scheme's relevant limit for major spending, at least two quotes are needed.

How committee meetings work

There's no set number of committee meetings. Committees meet as often as they need to, and many also vote outside committee meetings for routine matters.

• Quorum: at least half the voting members. A committee of 7 needs 4.
• Owners can attend: any owner can observe a committee meeting by giving the secretary written notice at least 24 hours beforehand. Observers can speak only if invited.
• Minutes: must be a full and accurate record and be given to each owner within 21 days.
• Conflicts of interest: a member must declare any direct or indirect interest in an issue before a vote, and can't vote on that motion.
• Notice of opposition: under the Standard Module, owners of at least half the lots can oppose a committee decision by signing a notice of opposition within 7 days of receiving the minutes or voting result. This doesn't apply to animal approvals or to routine administrative spending of up to the greater of $200 or $5 per lot.

The code of conduct

Every voting committee member must follow the code of conduct for committee voting members in the BCCM Act. In short, members must be committed to understanding the Act and the code as they relate to their role, act honestly and fairly, not unfairly or unreasonably disclose body corporate information, act in the best interests of the body corporate unless that would be unlawful, take reasonable steps to comply with the Act, not cause a nuisance or unreasonably affect anyone's lawful use of a lot or common property, and disclose any conflict of interest to the committee.

Is it worth standing for the committee?

For most owners, yes. Committee members get a real say in how the building is maintained and how levies are spent. With a capable body corporate manager handling the records, notices, financials and contractor coordination, the time commitment for most committee members is manageable.

Need support for your committee?

Estate Plaza manages about 200 schemes, is a member of Strata Community Association (Qld) and part of Century 21 Coast to Coalfields. If your committee wants clearer records, budgets and meeting support, request a no-obligation proposal or ask us for a review of how your current arrangement is working.

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

Related fact sheets (free PDF)

• Serving on a Body Corporate CommitteeWho can be on a committee, how it is elected, what it can and cannot decide, and how members are removed.PDF · 5 pages · 143 KB
• Which Regulation Module AppliesA reference card on the five regulation modules: how to find which one applies to your scheme, and what changes with it. Read this first.PDF · 3 pages · 130 KB
• Levies, Funds and Spending LimitsHow levies are struck, when they are due, what happens if they are not paid, and what the body corporate can spend without going back to owners.PDF · 7 pages · 170 KB

All fact sheets

Frequently asked questions

How many people are on a body corporate committee in Queensland?

Between 3 and 7 voting members for most schemes with 7 or more lots. Smaller schemes have a lower maximum, and some modules work differently.

Can the committee increase levies?

No. Levies are set by the owners at a general meeting when they adopt the budgets.

What is the committee's spending limit?

Under the Standard Module, it's whatever the owners set by ordinary resolution. If they haven't set one, it's $200 per lot, including GST.

Can any owner go to a committee meeting?

Yes, as an observer, by giving the secretary written notice at least 24 hours before the meeting.

Is the body corporate manager on the committee?

A body corporate manager engaged by the body corporate is a non-voting committee member under the Standard Module. The manager supports the committee but doesn't vote.

Sources

1. Committee's role (Queensland Government)
2. Committee structure (Queensland Government)
3. Committee spending (Queensland Government)
4. Running a committee meeting (Queensland Government)
5. Body Corporate and Community Management Act 1997, Schedule 1A (code of conduct)
6. Body Corporate and Community Management (Standard Module) Regulation 2020
7. Committee meeting quorum (Queensland Government)

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.