Body Corporate Facade Maintenance Obligations in Queensland
By Facade Inspect Team
Body corporate committees in Queensland are responsible for maintaining common property, and the building facade is common property. Under the Body Corporate and Community Management Act 1997 (BCCM Act), committees must ensure that the building exterior is maintained in a condition that is safe, in good repair, and does not compromise the amenity or value of the lots in the scheme.
This obligation is not optional. Committee members who fail to address known facade defects may face personal liability if a defect causes injury or property damage. The BCCM Act creates a duty of care that requires proactive identification and management of building condition, not just reactive response to complaints or failures.
What constitutes reasonable maintenance is not precisely defined in the legislation. The standard is what a reasonable person in the position of a committee member would do given the same information. This means that once a committee is aware of facade defects, through inspection reports, resident complaints, or visible evidence, they must take steps to assess and address those defects within a reasonable timeframe.
The sinking fund (or capital works fund) is intended to finance major maintenance and replacement of common property, including facade remediation. However, many sinking funds are inadequately funded because contributions are set without reference to current condition data. A facade inspection with severity classification and cost estimates provides the evidence base for setting appropriate contribution levels.
Committees should commission a facade inspection at regular intervals: annually for visual checks and every three to five years for a full condition assessment. The inspection report should include a prioritised action list with cost estimates. This report should be tabled at the AGM so that all lot owners are aware of the building condition and the committee plan for addressing identified defects.
Record-keeping is an essential part of compliance. The body corporate must retain all inspection reports, remediation work orders, contractor invoices, and completion evidence. These records must be accessible to lot owners, incoming committee members, and prospective buyers during due diligence. A digital platform that stores all records in one place is far more practical than a filing cabinet of PDF reports.
When the committee decides to proceed with facade remediation, the work must be performed by appropriately licensed contractors. The QBCC requires that building work above certain value thresholds is carried out by licensed builders or trade contractors. The committee should obtain multiple quotes, verify contractor licences, and ensure that insurance and warranty documentation is in place before work begins.
Remediation should be documented from start to finish. Before photos, work scope, contractor details, progress updates, and after photos all form part of the compliance record. When the work is complete, the committee should obtain a sign-off that confirms the defects have been addressed. This evidence protects the committee against future claims that maintenance was neglected.
For committees unsure about their obligations, the Office of the Commissioner for Body Corporate and Community Management provides guidance on the BCCM Act. Professional strata management firms can also advise on compliance requirements. The key message is that facade maintenance is not discretionary. It is a legal obligation that carries consequences if ignored.