Top Signs It’s Time to Replace Your Body Corporate Manager

In Queensland’s thriving property management sector, a competent Body Corporate Manager (BCM) is vital for ensuring the smooth operation of strata-titled properties. From financial oversight to dispute resolution, a Body Corporate Manager acts as the linchpin of effective management.

However, when this role is poorly executed, it can lead to significant frustrations for property owners and residents. Recognising the signs that it’s time for a change can help protect your property’s value and ensure better management.

Here are the top indicators that it might be time to replace your Body Corporate Manager…

Lack of Communication and Transparency

A reliable BCM prioritises open communication and provides transparent access to information. Warning signs include:

• Emails or phone calls going unanswered.
• A lack of clarity around meeting minutes, decisions, or financial reports.
• Withholding information about maintenance or ongoing issues.

For example, a property owner in Brisbane raised concerns about a leaky roof but was left in the dark for months, only to find out the manager hadn’t sought quotes for repairs.

If you’re experiencing such issues, start documenting instances of poor communication. A new BCM should have established protocols for keeping owners informed and accessible tools like online portals for document sharing.

Poor Financial Management

Financial mismanagement can lead to increased levies or delays in necessary repairs. Watch for signs such as:

• Unexplained budget discrepancies.
• Overdue payments to contractors or service providers.
• Lack of transparency in financial reports.

In one Queensland strata complex, owners discovered their sinking fund was nearly depleted due to unapproved expenditures. This left them scrambling to cover essential repairs.

Address these concerns by requesting detailed financial statements. If discrepancies remain unresolved, it may be time to find a BCM with a proven track record of fiscal responsibility.

Slow Response Times to Requests

Prompt action is crucial for maintaining harmony in strata communities. A Body Corporate Manager who delays addressing maintenance requests, insurance claims, or compliance matters can erode trust and create unnecessary tension.

For instance, an owner in a Gold Coast apartment reported a broken lift, but the BCM took weeks to engage a repair company, inconveniencing all residents.

If requests consistently face delays, consider transitioning to a manager with a reputation for efficiency. Seek testimonials or references when evaluating new candidates.

Unresolved Disputes and Legal Issues

A skilled Body Corporate Manager plays a critical role in resolving disputes and ensuring compliance with Queensland’s Body Corporate and Community Management Act. Signs of concern include:

• Recurring disputes between owners remaining unresolved.
• Failure to address breaches of by-laws, such as noise complaints or unauthorised alterations.
• Neglecting to seek legal advice when necessary.

For example, unresolved disputes over parking spaces in a Sunshine Coast complex escalated into legal action, costing owners time and money this was all due to the manager’s inaction.

A competent BCM should mediate disputes proactively and engage legal professionals when necessary. If they’re failing to do so, it’s a red flag.

Difficulty in Implementing New Policies

Strata communities evolve, and new policies are often required to meet those changing needs. If your Body Corporate Manager resists change or fails to guide owners through policy updates, it can stall progress.

For instance, a North Queensland strata sought to implement sustainability measures like solar panels. However, their Body Corporate Manager lacked the expertise to navigate regulatory requirements, delaying the project indefinitely.

If your manager cannot support new initiatives, look for one with experience in policy development and a forward-thinking approach.

Steps to Take if You Notice These Signs

If you notice any of these signs with your current Body Corporate Manager here are the steps you can take.

1. Document Issues: Keep records all of emails, meeting minutes, and unresolved complaints.
2. Raise Concerns: Discuss your grievances with the Body Corporate Manager to give them the opportunity to address the issues.
3. Consult the Owners: Call a general meeting to gauge support for a change.
4. Research Alternatives: Seek recommendations for qualified Body Corporate Managers and evaluate their experience, qualifications, and communication style.
5. Follow Due Process: Adhere to the terms of your management agreement when terminating the current contract.

A reliable Body Corporate Manager is integral to maintaining the value and liveability of strata-titled properties. If you’re facing issues like poor communication, financial mismanagement, or unresolved disputes, it may be time to explore a change.

For assistance in finding a Body Corporate Manager who aligns with your property’s needs, consult our team for expert advice on transitioning to a new manager. At Archers, we help our clients manage and maintain their properties. Whether you’re a committee member, a resident manager or property owner, you can count on our Body Corporate Management team to be across everything.

Our broad range of management services are designed to ensure our clients have everything they need to manage their Body Corporate. Our strict quality assurance guidelines ensure everything we provide from administrative, secretarial, or financial services will be to the highest standard. Our association and membership with the industry body Strata Community Association (QLD) also demonstrates our commitment to the quality of our Strata Management services. Contact us today to about how we can assist with managing your property.