Body Corporate Manager: Legal Obligations and Fees 2026

The body corporate manager is the central figure in managing a residential building owned by multiple lot owners. Appointed by the general meeting of lot owners, they assume legal, administrative, financial and technical responsibilities governed by the Body Corporate Law 1961 and related regulations. Understanding their obligations and fee structure allows lot owners to better monitor the management of their property investment and avoid the budget overruns frequently observed in multi-unit buildings.

Legal obligations of the body corporate manager

The manager is required to implement decisions of the general meeting and administer the building in accordance with the by-laws. Their mandatory duties include:

• Maintenance of the building maintenance register, a mandatory document recording works completed and ongoing maintenance contracts.

• Opening a separate bank account in the name of the body corporate, except where a derogation is voted at the general meeting for small schemes of fewer than 16 lots.

• Provision of a secure online portal enabling lot owners to access body corporate documents.

• Annual convening of the general meeting within six months of the end of the financial year.

• Taking out professional indemnity insurance and maintaining a financial guarantee.

The manager must also register the scheme in the national register to improve transparency of the residential property market.

Structure of body corporate manager fees

Since regulatory reforms, manager fees are governed by a standard contract that clearly distinguishes two categories of services:

The annual fee covers routine tasks: accounting management, administrative functions, convening the annual general meeting, maintaining the online portal, issuing levy notices, etc. This fee typically ranges between AUD 150 and AUD 300 per lot per annum depending on building size and location.

Particular services are subject to additional charges: organisation of special general meetings, insurance claim management, supervision of major works, provision of documents for property transfer (maximum AUD 380 plus GST), debt collection, etc.

Lot owners must be vigilant about excessive fees: any service not listed in the annual fee must be explicitly stated in the contract to be chargeable.

Lot owner control of the body corporate manager

The body corporate committee, elected by the general meeting, plays a key role in overseeing the manager. It reviews accounts, verifies quotations and can request communication of any document relating to management. In case of serious breach, the general meeting can remove the manager and pursue civil or criminal liability for breach of fiduciary duty or misappropriation of funds.

Regular competitive tendering enables lot owners to periodically challenge fees and service quality.