Queensland, Australia
Compare Body Corporate Managers in Queensland
Independent data on body corporate managers across QLD — Google review histories, contact details, and specialisms. Built for committees. No sponsored rankings.
Top-Rated Body Corporate Managers
View all managers →Archers, The Strata Professionals Pty Ltd
Archers BCM (Cairns) Pty Ltd
ACE Body Corporate Management (Gold Coast South)
Archers BCM (Whitsundays) Pty Ltd
Ranked by Google rating among managers with 20+ reviews. Never sponsored.
Frustrated with your body corporate manager?
These are the most common issues Queensland committees face.Opaque levy budgets
Management fees in QLD vary widely — from under $2,000 to over $8,000 annually — with no easy way to benchmark your scheme's costs.
Compare 102 verified managers side by sideManagement rights disputes
QLD Accommodation Module schemes can have caretaking agreements running up to 25 years. Terminating a caretaker is complex — only 1 in 15 formal attempts succeeds.
Find managers with Accommodation Module expertisePoor communication
Calls unreturned, maintenance requests stalled. The BCCM Commissioner receives approx. 3,500 dispute applications per year — communication breakdown is the leading cause.
Check Google reviews as a proxy for responsivenessNo independent comparison
QLD has no public manager register equivalent to NSW's StrataHub. Until now there's been no independent way to compare managers by coverage, reviews, or specialisms.
10 QLD coverage zones — find managers in your areaQLD BCCM Act Regulation Modules
Queensland has five regulation modules — each with different rules for management, meetings, and disputes. Make sure your manager has experience with yours.
How the Queensland Directory Works
No public register — so we built the next best thing
Queensland has no state licensing register for body corporate managers (unlike Victoria's BLA or NSW's StrataHub). This directory aggregates managers from SCA QLD and industry sources — 169 in total — giving committees the broadest available picture.
Reviews are independently matched
We cross-reference each manager against its Google Business listing by name and address. 64 managers have verified review histories totalling 5,451 reviews. We don't accept payment to add, remove, or reweight anything.
QLD's unique challenges
Gold Coast and Sunshine Coast Accommodation Module schemes face management rights complexity that other states don't. Cyclone insurance in North Queensland adds to levy pressures. The BCCMOLA 2023 reforms (pet bans, scheme termination at 75%) changed the landscape from May 2024.
Where our data comes from
Every number in this directory is traceable to a public source. No black-box algorithms, no pay-to-play placements.
Frequently Asked Questions
What is a body corporate manager in Queensland?
A body corporate manager handles the day-to-day administration of a body corporate scheme under the BCCM Act 1997 — levy collection, maintenance coordination, general meetings, insurance, and QCAT dispute support. The role is distinct from a caretaker or letting agent, though many Accommodation Module schemes bundle all three roles.
Does Queensland have a body corporate manager licence register?
No. Unlike Victoria (BLA register) or NSW (Property and Stock Agents Act), Queensland does not have a state licensing register specifically for body corporate managers. SCA QLD accreditation is voluntary but indicates the manager meets professional development and code of conduct requirements. Caretakers who also act as letting agents require a real estate agent's licence.
How does our committee change body corporate managers in QLD?
Review your existing contract for the notice period (typically 30–90 days). For Standard Module schemes, a resolution at a general meeting appoints the new manager. Have the new manager's contract ready for the same meeting. Caretaking agreements under the Accommodation Module are different — they cannot be terminated by ordinary resolution and require a separate process under the BCCM Act's RAN framework.
How many body corporates are in Queensland?
As at June 2026, Queensland has 54,355 registered body corporate schemes covering 556,399 lots, per Titles Queensland. 70% of schemes have 6 lots or fewer. The Gold Coast (14,093 schemes) and Brisbane City (13,621) are the largest markets, with a high concentration of Accommodation Module schemes on the coast.
What changed for body corporates in May 2024?
The Body Corporate and Community Management and Other Legislation Amendment Act 2023 (BCCMOLA) took effect 1 May 2024. Key changes: scheme termination now requires 75% majority (not unanimous), blanket pet bans are prohibited (21-day response window required), bodies corporate may now regulate smoking and vaping on common property, and vehicle towing from common property is explicitly permitted. Seller disclosure moved to a new Form 33 from 1 August 2025.
Are any rankings sponsored or paid?
No. Managers cannot pay to appear, rank higher, or remove data. The site is funded by optional quote referrals — which never affect how managers are listed or scored.
Thinking of changing your body corporate manager?
Most body corporates can replace their manager by ordinary resolution at a general meeting. Start by comparing what's available in your area.