Do you need a licence to be a body corporate manager in Queensland?

What does Queensland law actually require?

The Queensland Government's body corporate guidance says it plainly. Body corporate managers do not currently need a licence, and there are no formal training requirements or qualifications to do the work. You can be hired with no certificate at all. This is unusual next to New South Wales, which licenses strata managing agents, so do not assume your NSW knowledge carries over.

Regulation comes through the Body Corporate and Community Management Act 1997 (the BCCM Act) and its regulation modules instead. A body corporate is not legally required to engage a manager. When it does, it must pass an ordinary resolution at a general meeting, and the written engagement has to list every duty, the payment terms and the length of the contract, which cannot exceed 3 years.

The code of conduct is the real rulebook

Schedule 2 of the BCCM Act sets a code of conduct for body corporate managers and caretaking service contractors. The code is written into every engagement automatically. If the contract and the code conflict, the code wins. It requires a good working knowledge of the Act, honest, fair and professional conduct, reasonable skill and care, and acting in the body corporate's best interests unless that would be unlawful.

The code also bans misleading and unconscionable conduct and unfair influence over committee elections or motions. It prohibits taking on another scheme where the two would put your duties in conflict. You must try to get competitive prices on goods and services and keep the body corporate informed of significant issues. Commissions and other benefits you receive must be disclosed to the body corporate.

How caretakers and letting agents are regulated differently

Caretaking service contractors answer to the same Schedule 2 code as body corporate managers. They are engaged by the body corporate to do work such as looking after common property, and the code governs how they behave under that engagement.

Letting is where licensing applies. In a scheme, a letting agent is someone the body corporate authorises to run a letting business. To let and manage units for owners, collect rent and run a trust account, you need a resident letting agent licence from the Office of Fair Trading under the Property Occupations Act 2014. You must hold body corporate approval for each complex and keep a registered office in one of them. Selling units also requires a real estate agent licence.

What employers ask for instead of a licence

With no state licence, firms rely on industry credentials. Strata Community Association (Qld) is the peak body. It says it pushed for licensing for years, and after governments dropped a national licensing plan in December 2013 it built its own voluntary accreditation pathway. Many employers treat SCA membership and the Certificate IV in Strata Community Management as the working standard.

SCA (Qld) runs three levels. Accredited Strata Community Manager needs a year of strata experience, the A100 course, four Certificate IV units, a police check and 12 CPD points a year. Certified Strata Community Manager needs two years' experience and the full Certificate IV. Fellow needs five years' practice plus service to the industry or a related diploma.

Pay

AUD a year, before tax. Modelled estimates based on the Australian Bureau of Statistics Employee Earnings and Hours, May 2025, moved to 2026 with a wage index; the Queensland figure is modelled, not official. Pay rises with portfolio size, experience, accreditation level and whether you manage large or complex schemes. Refer to the Strata & Body Corporate salary guide for figures from live adverts.

What you need

• No licenceQueensland does not license body corporate managers, and it sets no formal training or qualification for them.
• Knowledge of the BCCM ActThe code of conduct requires a good working knowledge of the Act and the code as they apply to your work.
• Written engagementThe body corporate must approve your engagement by ordinary resolution. The contract lists your duties, pay and term, and with a committee the term can run no longer than 3 years.
• Trust and fund handlingIf you manage the administrative and sinking funds, you must reconcile every account within 21 days after the end of each month.
• Disclosure of benefitsAny commission, payment or other benefit you receive must be disclosed to the body corporate.
• Resident letting agent licence (letting only)Needed only if you let units and collect rent. You must be 18 or older and complete 15 set units from CPP41419 and CPP51122.

How to get there

1. Year 1Start in a support roleMost people start as an assistant or administrator in a strata firm. You learn meetings, levies, minutes and the BCCM Act before you take on a portfolio.
2. Year 1-2Join SCA (Qld) and studyBegin the Certificate IV in Strata Community Management and the A100 course. These are what employers look for when there is no licence.
3. Year 2Gain Accredited Strata Community Manager statusThis needs a year of experience, four Certificate IV units, a police check and 12 CPD points.
4. Year 2-4Run your own portfolioAct as secretary and treasurer for several schemes, issue levy notices, run general meetings and manage funds under the code.
5. Year 3-5Become a Certified Strata Community ManagerThis needs two years' membership and experience plus the full Certificate IV.
6. Year 5+Senior or Fellow levelWith five years' practice and service to the industry or a related diploma, you can apply for Fellow. Senior managers often lead teams or take on large schemes.

Sources

1. Queensland Government: Body corporate manager
2. AustLII: BCCM Act 1997 Schedule 2 code of conduct
3. Queensland Legislation: Body Corporate and Community Management Act 1997
4. Office of Fair Trading: Apply for a resident letting agent licence
5. Queensland Legislation: Property Occupations Act 2014
6. Strata Community Association (Qld): Professional accreditation
7. Strata Community Association (Qld): Licensing and accreditation