The examples below focus on Queensland bodies corporate, where LIVI is based. Responsibilities vary with the state or territory, building classification, scheme’s registered plan and rules, and the details of each issue.
Water ingress and building defects
Leaks, failed waterproofing, drainage problems and unresolved maintenance can damage finishes and building fabric over time. Cracking, concrete spalling, exposed reinforcement, loose balustrades or recurring dampness need timely assessment rather than cosmetic patching alone.
Confirm who is responsible for the affected area, record the location and dates, limit immediate hazards where safe, and arrange assessment by an appropriately qualified professional. In Queensland, bodies corporate generally have maintenance responsibilities for common property and must keep it in good condition; the registered plan and scheme documents help determine the boundary.
Queensland Government: building-format plan maintenance and responsibilities
Fire safety systems and exits
Defects in fire doors, exit lights, alarms, hydrants, sprinklers or clear egress paths can put occupants at risk and may leave required systems unavailable. Missed servicing, unclosed defects and unclear responsibility for common-area equipment are recurring management gaps.
Know which installations serve common areas, who is authorised to coordinate inspections and sign required statements, and how urgent defects are escalated. Use appropriately qualified service providers and keep inspection, maintenance and rectification records together. Queensland requirements can include maintenance standards and an occupier’s statement for applicable buildings.
Business Queensland: fire safety installations and body corporate obligations
Swimming pool and spa barriers
For schemes with a pool, a gate that will not self-close and latch, a damaged barrier, climbable objects or changing ground levels can undermine child safety. Pool barriers need ongoing attention—not just a check when a certificate is obtained.
Include gates, latches, barrier condition and nearby climbable objects in routine checks. Arrange prompt repairs and get advice from a licensed pool safety inspector or the relevant authority when compliance is uncertain.
Common-property responsibility and records
A risk can worsen when no one is sure whether it belongs to a lot owner or the body corporate, or when a defect is reported but not tracked to resolution. Plans, the community management statement, applicable regulation module and any exclusive-use arrangements may affect responsibility.
Keep a simple record of the issue, location, photos, inspection findings, decisions, contractor details, due dates and completion evidence. Escalate urgent safety concerns immediately and keep the resolution documented.
Queensland Government: body corporate maintenance responsibilities
Where to get advice
Use a licensed or appropriately qualified professional for technical assessments, and check current requirements with the relevant government authority. For Queensland body corporate questions, the Office of the Commissioner for Body Corporate and Community Management provides information about scheme responsibilities and dispute processes.