Compliance Is a Continuous Technical State — Not a Once-a-Year Event
In the 2026 regulatory environment, the burden of proof for scheme transparency and safety rests squarely with the Committee. This checklist is designed to help you audit your current management's performance across four critical compliance domains.
By working through these 20 points, the Committee can identify "Blind Spots" in their administration, financial reporting, and physical maintenance before they escalate into statutory penalties or insurance liabilities. Tick each item as you confirm it is in order for your scheme. Every unticked item is a compliance gap to investigate.
Begin the audit below
Tick each item as you confirm it is in order for your scheme. Every unticked item represents a compliance gap the Committee should investigate.
Are all meeting minutes, registers, and contracts accessible to owners via a secure, real-time digital portal — as required under the 2026 QLD transparency mandate?
Has the roll of owners and mortgagees been audited and updated within 14 days of any notification of sale, transfer, or change of interest?
Are all current by-laws correctly registered with Titles Queensland, including any 2026 updates regarding pet ownership, smoking in common areas, and short-term rental regulations?
Is the building's replacement value insurance current, with an independent valuation conducted within the last 3 years — confirming the scheme is not underinsured?
Has the Committee included a mandatory motion to consider a forensic audit of management performance in the upcoming AGM agenda?
Does the current 10-year Sinking Fund forecast reflect actual 2026 material and labour costs — or is it based on a generic template that hasn't been updated since construction?
Is there a clear, documented Levy Recovery Protocol that is being applied consistently and without exception to all owners in arrears?
Have utility contracts and recurring service fees been audited for "Lazy Capital" in the last 12 months — including electricity, water, cleaning, and gardening?
Is the scheme correctly claiming GST input credits on all eligible common property expenses, and is the BAS reconciliation current?
Are the Sinking Fund surplus reserves earning a competitive interest rate in an at-call savings or term deposit account — rather than sitting in a zero-interest transactional account?
Is the Annual Occupiers Statement (AOS) current and correctly displayed — with all fire-fighting equipment tagged, tested, and compliant with the current year's inspection schedule?
Has a visual inspection of common property concrete (spalling) and waterproofing been conducted by a qualified professional this year — not just a visual check by the property manager?
Are backflow prevention devices and Thermostatic Mixing Valves (TMVs) tested and certified in accordance with current QLD plumbing standards?
Is there a current Work Health and Safety report identifying hazards on common property, and have identified hazards been actioned and documented?
Are rooftop height-safety anchor points certified and tagged for the current calendar year, as required for all maintenance access work?
Are balustrades and handrails on common property balconies and walkways securely anchored with no visible base-plate corrosion, movement, or structural compromise?
Are all Committee members and the Strata Manager maintaining an updated Register of Interests, including any commercial relationships with contractors engaged by the scheme?
Has every Committee member signed and acknowledged the BCCM Code of Conduct, and is the acknowledgement on file in the scheme's Digital Vault?
Is there a live 12-month Compliance Calendar in place tracking AGM dates, annual tax returns, insurance renewal, and all fire safety inspection deadlines?
Is the manager's contract current, and are their commissions and all "extra" fees clearly disclosed in every financial statement — not buried in footnotes?
The Forensic Audit Mindset
Why a "tick-box" approach to annual compliance is no longer sufficient in the 2026 regulatory environment — and what genuine forensic oversight requires.
The Digital Continuity Standard
Beyond basic record keeping — ensuring your data is "live"
The 2026 amendments do not just require you to have records — they require those records to be accessible. If your current manager stores documents in a physical filing cabinet or a static portal that is only updated once a month, you are carrying a transparency risk.
A clinical audit ensures that your digital history is searchable, secure, and instantly available to any interested party. This removes the information lag that leads to disputes and legal friction during property sales or Committee transitions — where a buyer's solicitor demands records within 48 hours and the manager needs three weeks.
The Physical-Financial Link
Auditing the real value of your Sinking Fund against engineering truth
A Sinking Fund forecast is just a piece of paper if it doesn't account for the actual condition of the building's bones. During your annual audit, we compare your financial reserves to the current engineering condition of every major asset. If the money isn't there for a required structural repair, the scheme is in a state of "Financial Non-Compliance."
By identifying these gaps early — before a project is due rather than when it arrives — the Committee can adjust levies incrementally rather than hitting owners with massive, unplanned special levies. A proactive annual audit prevents the reactive crisis that undermines confidence in the scheme.
A Scheme Beyond Reproach
When a Committee completes this Annual Compliance Audit, they move from a state of "Hope" to a state of "Certainty." You no longer have to worry about whether a by-law is enforceable or whether the insurance is adequate — you have forensic data to prove it either way.
This clinical level of oversight protects individual Committee members from personal liability and ensures the building remains a high-value, low-risk asset in the Queensland property market. A compliant building is a quiet building, a safe building, and ultimately a more valuable building.