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Body corporate records are essential documents that provide transparency about the management and administration of a property. These records are crucial for lot owners, prospective buyers, tenants, and legal representatives who may need insight into the financial and operational aspects of a body corporate. Accessing these records is often a straightforward process, but understanding the correct procedures and rights associated with this access is key.

A body corporate must keep specific records and allow certain people to inspect and copy those records upon request. Section 205 of the Body Corporate and Community Management Act 1997 provides for this access, and the regulation modules cover the fees that will apply, a committee’s right to access records, and when access to records can be refused.

What are body corporate records?

Body corporate records refer to documents that must be maintained by the body corporate and section 205 of the Body Corporate and Community Management Act 1997 mandates access to these documents.

The documents typically include:

  • Meeting minutes – AGM, committee meetings
  • Financial records – budgets, expenditure, income, and balance sheets
  • Insurance policies
  • By-laws and rules of the community
  • Contracts with service providers – gardeners, cleaners, onsite managers
  • Correspondence relating to body corporate issues
  • Survey plans and lot entitlements
  • Records of repairs and maintenance work
  • Disputes or legal matters involving the body corporate
  • Reports given by a body corporate manager acting for the committee

Who can access body corporate records?

Access to body corporate records is not limited to owners alone. Parties who also have a right to view these documents include:

  • Lot owners: Have an automatic right to inspect body corporate records at any time
  • Prospective buyers: Can request records as part of the due diligence process before purchasing a lot
  • Tenants: In some instances, tenants may access specific records, such as by-laws and insurance details, particularly when it relates to the use of common property
  • Legal representatives: Lawyers acting on behalf of owners or prospective buyers may request access to records

Each individual group is known as an interested party and can therefore inspect the body corporate’s records.

Why access body corporate records?

There are several reasons why someone might want to view body corporate records:

Pre-purchase due diligence

Prospective buyers can assess the financial health of the body corporate, understand any ongoing disputes, and see if there are major repairs or projects planned.

Understanding financial status

Lot owners may wish to review records to ensure that funds are being used appropriately and that levies are being collected and allocated correctly.

Dispute resolution

Records can provide essential details when there is a disagreement regarding building management, common property or between occupiers of a scheme.

Compliance with by-laws

Compliance with by-laws: Tenants or owners may want to review rules and regulations related to pets, noise, or the use of common areas.

How to request body corporate records

The process for accessing body corporate records varies but generally follows a few key steps:

1. Make a formal request

A formal request needs to be submitted in writing to the body corporate manager or the secretary of the committee. This request usually outlines which records you wish to view. Some jurisdictions require a specific form, such as Queensland’s BCCM Form 12, while others may allow a letter or email.

2. Pay the required fee

Access to body corporate records is often subject to a fee. This fee covers the administrative costs of retrieving and providing access to the documents. Additional costs may be charged for providing copies.

3. Inspect the records

Depending on the body corporate’s policies, you can inspect records in person at the office of the body corporate manager or request that copies be sent to you (fees apply). BCsystems clients can book and pay for a records search online.

When can the body corporate refuse access to records?

While the body corporates is generally required to provide access to their records, there are specific circumstances in which they can refuse. These include:

1. Defamatory material

A body corporate has the right to refuse access to any document if it reasonably believes the content contains defamatory material. Defamation refers to any communication that could harm the reputation of an individual or entity. If the document in question includes accusations, false claims, or damaging statements about an individual, the body corporate can withhold it to avoid legal liability or disputes over defamation.

2. Legal professional privilege

Documents protected by legal professional privilege cannot be disclosed to anyone, including lot owners or committee members, under certain circumstances. For a document to be privileged:

  • It is a communication between a lawyer and their client,
  • It was created as part of the process of providing legal advice to the client, or in preparation for ongoing or future legal action,
  • The document has been kept confidential by the client (the body corporate).

Documents falling under this category are protected because their disclosure could compromise the body corporate’s legal position or strategy in ongoing or potential litigation.

3. Conflicts with committee members

If a committee member is involved in, or is threatening to commence legal action against the body corporate, the body corporate is under no obligation to provide that committee member with access to privileged records. This is to prevent any conflict of interest or misuse of sensitive information that could be detrimental to the body corporate’s legal defence.

In these cases, body corporates must tread carefully, ensuring that they only refuse access when appropriate grounds exist. The decision to withhold records must be supported by clear and reasonable justifications, as improper refusal could lead to disputes or legal challenges.

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