Resident Unit Managers

Who is the Resident Unit Manager and what does he do?

Resident managers are typically a couple who may operate the building themselves or who may engage casual or permanent staff to work for them. Some larger buildings may operate under a company structure with a larger staff.

The Management Rights are purchased with a unit in the complex so the Resident Manager has an interest in the complex and is on site to maintain the complex on a daily basis.

The Resident Unit Manager has a Caretaking Agreement with the Body Corporate under the Body Corporate and Community Management Act 1997 (BCCM Act 1997). Under this agreement the Resident Unit Manager maintains the property on behalf of the Body Corporate for an agreed salary over an agreed time. The actual duties and engagement of a Resident Unit Manager is dependant on the agreement they have with the Body Corporate for their particular scheme. Reference should be made to the agreement to identify the duties required and the frequency that the Resident Unit Manager has agreed to perform these duties. Typical duties that may be required to be carried out include:

  • Formal checking and cleaning of the common property of the complex (including stairwells, lifts, paths etc.)
  • Cleaning and checking the chemical balance of the pool on a daily basis
  • Gardening
  • Ensure all plant, equipment, pumps etc are serviced regularly and that appropriate records are kept on site
  • Obtain quotes and supervise any work done by outside contractors on behalf of the body corporate
  • Ensure that owners and guests observe the by-laws of the body corporate
  • Prepare various reports for committee meetings

Resident Unit Managers also usually have a Letting Agreement with the Body Corporate which allows them to act as a Letting Agent for those investor owners who wish to use the service. The letting business operates under the Property Agents and Motor Dealers Act 2000. Letting matters are not body corporate business, are not covered under the BCCM Act 1997 and are not business items for body corporate meetings. In most instances the units in a letting pool have a higher occupancy rate than units managed off site. This means a higher return to owners.

The Resident Unit Manager is usually a registered owner of a lot and as such is a member of the Body Corporate and can vote at general meetings. A caretaking service contractor is not eligible to be a voting member of the committee. However they are automatically a non-voting member of the committee.

Resident Unit Managers must comply with both the Code of Conduct Body Corporate Managers and Caretaking Service Contractors (BCCM Act Schedule 2) and the Code of Conduct for Letting Agents (BCCM Act Schedule 3). The codes are taken to be automatically included in the terms of the contract of engagement between the Resident Manager and the Body Corporate and prevail if there is an inconsistency between a provision of the codes and another term of the contract.

Further information about Management Rights and Resident Unit Managers can be located from the Queensland Government Justice Services website. Click here to access this site. To download the Queensland Government Justice Services Fact Sheet titled ‘The Caretaking Service Contractor’ click here.

This information has been supplied to Resident Unit Managers and Owners as a guide only. Reference should always be made to the agreement between the Resident Unit Manager and the Body Corporate to identify the duties agreed to be performed and frequency they are required to be done.