If you own an apartment or townhouse on the Gold Coast, you must be enjoying the lifestyle.
However, no one likes getting bogged down in paperwork about levies, maintenance and committee meetings. Here is where a great body corporate manager comes in.
They are your building’s professional organisers, the one who handles the day-to-day grind so you and your neighbours can focus on the important stuff.
So how do you pick the right body corporate manager? It is a big decision. This guide will help you understand what they do, what to look for, and how to find a manager who’s perfect for your property.
What does a body corporate manager do?
Body corporate managers are like an extension of your committee. They take care of the administrative task. The committee still makes the big decisions. The manager ensures they happen. Their job includes the following.
- They handle the paperwork by calling meetings, taking minutes and keeping all body corporate records in order.
- The manager prepares budgets, issues levy notices and meticulously manages the body corporate stressed accounts.
- They ensure everything runs by the book under the Queensland Body Corporate and Community Management Act and your own community bylaws.
- They manage contractors by coordinating the services for everything from pool cleaning and guard maintenance to lift servicing.
- They arrange building insurance and manage claims that pop up.
- They smooth over disputes by helping routine disagreements between owners and knowing when to escalate complex issues to a formal dispute resolution service.
A good manager doesn’t just handle the task, they know all about the building’s affairs and ensure everything is in capable hands.
The legal aspects of things
In Queensland, the entire body corporate system runs on the Body Corporate and Community Management Act 1997. It’s a rule book your manager has to follow if things go wrong.
The Office of the Commissioner for Body Corporate and Community Management is your go-to for advice and dispute resolution. It’s essential to know that these resources exist, even if you never need them.
Why should you hire a local manager?
A manager from out of town might not understand the unique challenges of life on the Gold Coast.
- Beachfront buildings face salt water and coastal weather. It means more frequent maintenance for balconies, building facades and pools.
- If you live in Surfers Paradise or Broad Beach, your manager needs experience with the specific bylaws and issues that come with short-term rentals.
- Suburbs like Robina and Southport have large complexes with shops and offices downstairs, which come with a different set of rules.
When you’re speaking with a potential manager, tell them exactly where your property is. This helps explain how they’ll handle the specific risk for your buildings.
Understanding fees
The following is a lowdown on how body corporate managers are paid.
- Common fee models include a flat monthly fee, a percentage of the levies collected, or a fixed price package for a set list of services.
- Watch out for the extras by asking about additional charges for things like attending extra meetings or handling special projects.
- Enquire about commissions. It’s not uncommon for managers to receive commissions from contractors they hire. They must maintain transparency. The law requires them to disclose this upfront.
Things to look out for green flags and red flags
Steer clear if you see any of the following signs.
- If they have no answers about fees or services.
- A reputation for being slow, but when providing records or responding to emails.
- No professional indemnity insurance.
- Unable to provide references from other Gold Coast complexes.
Be confident if you see the following
- A clear written service agreement that clearly lays out everyone’s responsibilities.
- Active membership with a professional body like Strata Community Australia.
- A commitment to reporting and modern tools like an online owner portal.
A step-by-step guide to choosing a body corporate manager
- Create a shortlist, get recommendations and do online research to find at least three potential managers.
- Check their references. Ask current clients if they are happy.
- Get everything in writing. Ask each candidate for a written proposal and a detailed fee schedule.
- Ask the right questions. Inquire who will be your main point of contact, how you handle owners who fall behind on levies, and what your standard reports look like.
- Ask if they use an owner portal or an app. Technology makes paying levies and accessing documents easy for everyone.
Your body corporate manager is a key partner in maintaining your property’s value. Take time to find a professional who knows Queensland laws, understands the Gold Coast vibe, and communicates clearly. Visit https://stratasphere.com.au/ to know more.
