How Does a Body Corporate Operate in Queensland?昆士蘭業主法人團體如何運作？

A Queensland body corporate is created by statute when a community titles scheme is established. It is not incorporated by application, and membership is not optional: each registered lot owner becomes a member because the owner holds the lot. The body corporate continues despite changes of ownership and may sue or be sued in its statutory name.昆士蘭業主法人團體在社區產權項目成立時依法自動產生，毋須另行申請註冊成立；成員資格亦非自願選擇：每名註冊單元業主持有單元即成為成員。即使業主更替，業主法人團體仍持續存在，並可用其法定名稱起訴或被起訴。

Its operating system is therefore statutory rather than corporate. The BCCM Act supplies the legal personality, functions and duties; the applicable regulation module supplies much of the meeting, financial and administrative machinery; the registered community management statement identifies the scheme, module, lot entitlements and by-laws; and valid resolutions convert those rules into decisions. Each layer must be read with the others.因此，其運作制度屬法定治理而非公司治理。《業主法人團體及社區管理法》提供法律人格、職能及義務；適用規管模組提供大部分會議、財務及行政機制；已註冊社區管理聲明界定項目、規管模組、單元權益及管理規約；有效決議則把上述規則轉化為具體決策。各層文件必須互相配合閱讀。

13.1Creation, membership and legal continuity成立、成員資格及法律延續

成立、成員資格及法律延續Creation, membership and legal continuity

Under BCCM Act sections 24 and 30, the scheme is established when the first community management statement is recorded and the body corporate is then created. Section 31 makes the owners of all lots its members. The Corporations Act does not apply to the body corporate, and the body corporate may sue and be sued in its statutory name. These propositions distinguish the entity from both a private company and an informal owners’ association.依據BCCM法第24及30條，首份社區管理聲明記錄時，社區產權項目成立，業主法人團體亦隨即產生。第31條規定所有單元業主均為其成員。《公司法》不適用於業主法人團體，而業主法人團體可用其法定名稱起訴及被起訴。這些原則使其有別於私人公司及非正式業主組織。

Membership follows the title. A purchaser normally becomes a member at registration of the transfer; a vendor ceases to be a member when ownership ends. The entity’s bank accounts, contracts, claims, records and resolutions do not reset at each transfer or committee election. Good administration protects that continuity by preserving records in systems controlled by the body corporate rather than by an individual officeholder or contractor.成員資格隨產權轉移。買方通常在轉讓註冊時成為成員；賣方在所有權終止時不再是成員。業主法人團體的銀行帳戶、契約、索償、紀錄及決議，不會因每次轉讓或委員會選舉而重新開始。良好行政須把紀錄保存在由業主法人團體控制的系統內，而非由個別職務人員或承包商控制，以保障這種延續性。

13.2One entity, three operating levels一個實體、三個運作層級

一個實體、三個運作層級One entity, three operating levels

The body corporate acts only through a legally recognised decision or authorised act. A general meeting cannot ignore a statutory restriction; a committee cannot decide a restricted issue; and a contractor cannot enlarge its authority by custom. The practical discipline is to identify the entity’s function, the correct decision forum, the required resolution and the person authorised to implement it.業主法人團體只能透過法律承認的決策或獲授權行為運作。全體業主大會不能忽略法定限制；委員會不能決定受限制事項；承包商亦不能依慣例自行擴張權限。實務上須依次確認實體職能、正確決策途徑、所需決議，以及獲授權執行的人士。

13.3The governing hierarchy管治文件層級

管治文件層級The governing hierarchy

The starting hierarchy is the BCCM Act, the applicable regulation module and the registered CMS. Other laws remain relevant—including the Land Title Act, planning, building, work health and safety, fire, privacy, discrimination, residential tenancy, consumer and insurance laws—but none should be treated as silently rewriting the BCCM decision process. Site-specific schemes under historical legislation require their own gateway analysis.基本層級由BCCM法、適用規管模組及已註冊CMS組成。其他法例仍可能適用，包括《土地產權法》、規劃、建築、工作健康與安全、消防、私隱、歧視、住宅租賃、消費者及保險法例；但不應假設任何該等法例會默示改寫BCCM決策程序。受歷史或特定地點法例規管的項目，須另作適用門檻分析。

The CMS is not merely a set of house rules. It identifies the scheme land and name, records the regulation module, contains contribution and interest schedule lot entitlements, states by-laws and may disclose future development or exclusive-use arrangements. A committee policy, contractor manual or long-standing practice cannot amend the registered CMS; a valid amendment requires the statutory approval and recording process.CMS並非單純的住戶守則。它界定項目土地及名稱，記錄適用規管模組，載有分擔額及利益權益表，列明管理規約，並可披露未來發展或專用使用安排。委員會政策、承包商手冊或長期慣例均不能修改已註冊CMS；有效修訂須遵守法定批准及註冊程序。

13.4Lot ownership, common property and body corporate assets單元所有權、共有財產及業主法人團體資產

單元所有權、共有財產及業主法人團體資產Lot ownership, common property and body corporate assets

A lot owner holds the registered lot. Common property is owned by the lot owners as tenants in common in shares linked to the interest schedule, while the body corporate administers, manages and controls it for the owners. A body corporate asset is property acquired by the body corporate that has not become part of common property. These categories must be kept separate because ownership, maintenance, insurance and approval consequences differ.單元業主持有其註冊單元。共有財產由各單元業主按利益權益表所定份額以分權共有人方式持有，而由業主法人團體代表業主管理、行政及控制。業主法人團體資產，是由業主法人團體取得但未成為共有財產一部分的財產。這些類別必須分開，因為其所有權、維修、保險及批准後果不同。

The survey plan format and actual location of a boundary or service are critical. Building format, standard format and volumetric format lots can produce different maintenance outcomes. Before authorising work, the body corporate should identify the plan, CMS, service route, cause of failure and relevant module provision. Payment should follow responsibility rather than urgency alone, except where emergency work must first protect persons or property.測量圖則格式以及界線或服務設施的實際位置至關重要。建築格式、標準格式及空間體積格式單元可產生不同維修結果。授權工程前，業主法人團體應確認圖則、CMS、服務路線、故障原因及相關規管模組條文。除須先作緊急工程保障人身或財產外，最終付款責任應依法律責任分配，而非只按事情是否緊急。

13.5General meetings and resolution types全體業主大會及決議類型

全體業主大會及決議類型General meetings and resolution types

The annual general meeting performs the recurring constitutional work of the scheme: receiving accounts, considering budgets and contributions, insurance, elections, audit questions and owner motions. An extraordinary general meeting deals with matters that cannot wait or are not appropriately left to the committee. Notice, explanatory material, motion wording, eligibility and voting method must comply with the applicable module.年度大會處理項目的週期性憲制工作，包括接收帳目、審議預算及分攤款、保險、選舉、審計事項及業主動議。特別全體大會處理不能等待或不宜交由委員會決定的事項。通知、說明資料、動議文字、表決資格及投票方式均須符合適用規管模組。

The correct threshold is a legal conclusion, not a preference. Where the Act, module or CMS requires a particular resolution, a lower threshold cannot validate the decision. Conversely, imposing an unnecessarily higher threshold may itself frustrate proper administration. The motion should identify its statutory basis before voting begins.正確門檻屬法律結論而非偏好。如法例、模組或CMS規定特定決議，較低門檻不能令決策有效；反之，任意施加不必要的較高門檻，亦可能妨礙妥善行政。表決開始前，動議應列明其法定依據。

A motion must state on the agenda the type of resolution required to pass it. Where the Act, the regulation module or the community management statement prescribes a type, that type governs. Where none is prescribed, the issue can generally be decided by ordinary resolution, and the committee may be able to decide it unless it is a restricted issue.或社區管理聲明已規定類型者，即以該類型為準；若未規定，一般可以普通決議決定，而除屬受限制事項外，委員會亦可能有權決定。

Two counting rules cut across all types. An abstention is not counted at all, so it neither assists nor obstructs a motion measured against votes cast — but it operates against a motion measured against the number of lots. And except for a resolution without dissent and a termination resolution, an owner who owes the body corporate a debt at the time of the meeting is not entitled to vote.有兩項點票規則貫穿所有類型。棄權票完全不計入，故對以已投票數為基準的動議既無幫助亦無阻礙；但對以單元數目為基準的動議，則實際屬於不利。另外，除無異議決議及終止決議外，會議時尚欠業主法人團體款項的業主無權表決。

The practical discipline is to settle the resolution type when the motion is drafted, not when the votes are counted. A motion put as an ordinary resolution which the statute reserves to a special resolution does not become valid because it attracted overwhelming support, and the defect is usually discovered only when someone acts on the decision.實務上的紀律，是在草擬動議時即確定決議類型，而非待點票時才處理。若法例規定須以特別決議處理的事項，卻以普通決議提出，即使獲壓倒性支持亦不會因此而有效；而此種瑕疵，往往要到有人依該決定行事時才被發現。

13.6Committee operation within the body corporate委員會在業主法人團體內的運作

委員會在業主法人團體內的運作Committee operation within the body corporate

An authorised committee decision is a decision of the body corporate, but the committee remains confined by the Act and module. It cannot decide restricted issues, override a lawful general-meeting resolution or treat an office-holder’s instruction as a collective decision. The committee must act reasonably and implement lawful body corporate decisions.獲授權的委員會決策具有業主法人團體決策的效力，但委員會仍受法例及模組限制。它不能決定受限制事項、推翻合法全體大會決議，亦不能把一名職務人員的指示當作集體決策。委員會須合理行事，並執行業主法人團體的合法決議。

Chapter 14 develops the committee machinery in detail: composition, eligibility, authority classification, meetings, voting, owner motions, conflicts, finance, procurement, records, incidents and dispute escalation. The present chapter supplies the entity-level context within which those controls operate.第14章詳細說明委員會機制，包括組成、資格、權限分類、會議、表決、業主動議、利益衝突、財務、採購、紀錄、事故及爭議升級。本章則提供上述控制機制運作所需的實體層級背景。

13.7Budgets, funds, levies and arrears預算、基金、管理費及欠款

預算、基金、管理費及欠款Budgets, funds, levies and arrears

Under the regulation modules, the body corporate adopts budgets and raises owner contributions. A Standard Module scheme ordinarily maintains an administrative fund for recurrent expenditure and a sinking fund for capital replacement and major non-recurrent expenditure. The budget is the financial expression of the body corporate’s statutory and contractual obligations; a low levy does not remove a maintenance duty.依規管模組，業主法人團體通過預算並向業主徵收分攤款。標準規管模組項目通常設行政基金支付經常性支出，並設儲備基金支付資本更換及重大非經常性支出。預算是業主法人團體法定及契約義務的財務表達；管理費偏低不會消除維修義務。

Contributions are usually allocated by the contribution schedule lot entitlements, subject to statutory exceptions and the nature of the expense. The body corporate must keep proper accounts, operate accounts in its name, control payments, reconcile receipts and recover arrears in accordance with the module. Discounts, penalties and debt recovery should be applied consistently and without informal waiver by an individual committee member.分攤款一般按分擔額權益表分配，但須受法定例外及支出性質影響。業主法人團體須保存妥善帳目，以其名義操作帳戶，控制付款、核對收入，並依規管模組追收欠款。折扣、罰款及債務追收應一致執行，不得由個別委員非正式豁免。

13.8Maintenance, improvements and asset stewardship維修、改善及資產管理

維修、改善及資產管理Maintenance, improvements and asset stewardship

The body corporate’s core property function is to administer, manage and control common property and body corporate assets reasonably and for owners’ benefit. Maintenance preserves the required condition; an improvement adds to or changes the property. Different approval and spending rules can apply, so labelling an improvement as maintenance does not avoid the correct resolution.業主法人團體的核心財產職能，是為業主利益合理地行政、管理及控制共有財產及業主法人團體資產。維修旨在維持法定狀況；改善則增加或改變財產。兩者可適用不同批准及支出規則，因此把改善稱為維修，不能規避正確決議。

A competent operating system uses an asset register, condition assessments, planned-maintenance calendar, warranty register, defect register and capital forecast. Each asset should have a responsible party, service standard, inspection frequency, remaining life, replacement allowance and record location. Reactive repairs remain necessary, but they should not substitute for planned stewardship.完善運作制度應包括資產登記冊、狀況評估、計劃維修日程、保養登記冊、缺陷登記冊及資本預測。每項資產均應列明責任方、服務標準、檢查頻率、剩餘壽命、更換撥備及紀錄位置。緊急修理仍屬必要，但不能取代計劃資產管理。

Identify the survey Locate the item Read the CMS and plan format against the the module boundary Building, standard or Exclusive use, service volumetric format provisions, maintenance In the lot, common rules property or utility infrastructureEstablishthecauseAllocatecosttooffailureresponsibility確認測量圖則格式查閱CMS及規管模組確立故障成因按責任分配費用按界線確定該項目位置Wear,defect,damagePaymentfollowsbyanownerorresponsibility,not建築、標準或空間體積格式occupierurgency專用權、服務條文、維修規耗損、缺陷、業主或佔用人付款依責任而非緊急程度則造成的損壞位於單元內、共有財產或公用設施

Emergency work to protect persons or property may proceed first. That does not change who ultimately bears the cost, which should be settled on the documents afterwards.為保障人身或財產的緊急工程可先行進行，但這不改變最終由誰承擔費用；該責任其後仍應依文件確定。

13.9Insurance and risk allocation保險及風險分配

保險及風險分配Insurance and risk allocation

The applicable module prescribes body corporate insurance obligations. The required cover may include building and public-risk insurance, but the precise result depends on the scheme and plan format. Body corporate insurance should not be described as covering every owner’s contents, improvements, loss of rent, temporary accommodation or liability. Owners and occupiers require their own advice and cover.適用規管模組規定業主法人團體的保險義務。所需保障可包括建築物及公眾責任保險，但實際結果取決於項目及圖則格式。不得把業主法人團體保險描述為涵蓋每名業主的家居財物、改善工程、租金損失、臨時住宿或責任。業主及佔用人須另行取得意見及保險。

The body corporate should maintain current valuations, policy schedules, disclosure to insurers, claims protocols and an insurance-risk register. After an incident, immediate protection and evidence preservation come first; ultimate responsibility, recovery and contribution are determined after the plan, maintenance duty, contract, causation and policy are analysed. Admissions and irreversible rectification should be controlled.業主法人團體應保存最新估值、保單附表、向保險人的披露、索償程序及保險風險登記冊。事故後應先作即時保護及保存證據；最終責任、追償及分攤，須在分析圖則、維修義務、契約、因果及保單後決定。承認責任及不可逆修復工程均須受控。

13.10Managers, caretakers, letting agents and other contractors管理人、管理維護人、出租代理人及其他承包商

管理人、管理維護人、出租代理人及其他承包商Managers, caretakers, letting agents and other contractors

A body corporate may engage a body corporate manager for administrative services, a service contractor for specified services and, where authorised, a letting agent to conduct a letting business for participating owners. It may also engage specialist maintenance, fire, lift, cleaning, security, legal, accounting and engineering providers. Each role arises from its statute and contract; labels do not create authority.業主法人團體可委任業主法人管理人提供行政服務、委任服務承包商提供指定服務，並在獲授權情況下委任出租代理人為選擇參與的業主經營出租業務；亦可委任專業維修、消防、升降機、清潔、保安、法律、會計及工程服務提供者。每個角色的權限來自法例及契約；名稱本身不產生權力。

The engagement should identify scope, performance standard, term, remuneration, escalation, reporting, insurance, conflicts, records, variation, assignment and termination. The body corporate remains responsible for governance even when administration is outsourced. It should own the bank account, data, credentials and institutional records needed to change providers without operational paralysis.委任文件應列明範圍、履約標準、期限、報酬、調價、報告、保險、利益衝突、紀錄、變更、轉讓及終止。即使行政工作外判，治理責任仍屬業主法人團體。業主法人團體應控制銀行帳戶、數據、登入資料及機構紀錄，以便更換服務提供者時不致癱瘓運作。

13.11Records, transparency and owner participation紀錄、透明度及業主參與

紀錄、透明度及業主參與Records, transparency and owner participation

The body corporate record is the institutional memory of the scheme. It should include the CMS and plans, roll, notices, motions, minutes, voting records, financial statements, budgets, contribution notices, bank records, contracts, quotations, insurance, asset and maintenance material, correspondence and dispute files. Statutory access rights apply to many records; confidentiality labels do not displace the legislation.業主法人團體紀錄是項目的機構記憶，應包括CMS及圖則、名冊、通知、動議、會議紀錄、表決紀錄、財務報表、預算、分攤款通知、銀行紀錄、契約、報價、保險、資產及維修資料、往來文件及爭議檔案。許多紀錄受法定查閱權規管；保密標籤不能排除法例。

Transparency does not require uncontrolled publication. Personal information, privileged advice, arrears information, health material, security records and allegations should be handled for a lawful purpose and through the correct access process. Owner communications should state the decision, authority, financial effect, implementation status and review pathway without unnecessary personal commentary.透明度不代表可以不受控制地公開資料。個人資料、受法律專業保密特權保障的意見、欠款資料、健康資料、保安紀錄及指控，須為合法目的並依正確查閱程序處理。向業主的通訊應列明決策、權限、財務效果、執行狀況及覆核途徑，避免不必要的人身評論。

13.12By-laws, approvals and compliance管理規約、批准及合規

管理規約、批准及合規By-laws, approvals and compliance

By-laws regulate use and enjoyment within statutory limits. They do not transfer ownership, create a general power to impose fines or validate unreasonable administration. An approval application should be decided by the correct body, within the applicable period, on relevant evidence and with lawful, proportionate conditions. A committee preference is not a registered by-law.管理規約在法定限制內規管物業的使用及享用。管理規約不會轉移所有權、產生一般罰款權力，亦不能令不合理行政合法化。批准申請應由正確機關在適用期限內，根據相關證據作決定，並只施加合法及相稱條件。委員會偏好並非已註冊管理規約。

Enforcement should identify the precise by-law and conduct, preserve evidence, use the correct contravention notice where required, allow a fair response and select a lawful forum. Informal escalation, public accusation or selective enforcement can damage both the legal case and community confidence. The body corporate must act reasonably throughout.執行管理規約時，應指出確切管理規約及行為、保存證據、在需要時使用正確違規通知、給予公平回應機會，並選擇合法處理機關。非正式升級、公開指控或選擇性執法，可同時損害法律個案及社區信任。業主法人團體在整個過程中均須合理行事。

13.13Disputes and decision review爭議及決策覆核

爭議及決策覆核Disputes and decision review

Most BCCM disputes should begin with reasonable self resolution supported by a clear chronology, the governing instrument, the challenged decision and the outcome sought. Conciliation and adjudication are central statutory pathways, while some contractual, management-rights, debt, urgent, appellate or court matters follow different routes. Forum, standing, time limits and settlement authority require early analysis.大部分BCCM爭議應先進行合理自行解決，並備有清晰時序、適用文件、受挑戰決策及所求結果。調解及裁決是主要法定途徑；部分契約、管理權、債務、緊急、上訴或法院事項則採用不同程序。處理機關、申請資格、期限及和解權限須及早分析。

A dispute is also a governance audit. After resolution, the body corporate should correct the underlying system—motion drafting, records, by-laws, asset controls, contract management, communications or training—rather than treating the outcome as an isolated event.爭議亦是一次治理審核。解決後，業主法人團體應修正引起問題的制度，例如動議擬定、紀錄、管理規約、資產控制、契約管理、通訊或培訓，而不應把結果視為孤立事件。

13.14Original-owner transition, layered schemes and annual cycle原始業主交接、分層級項目及年度循環

原始業主交接、分層級項目及年度循環Original-owner transition, layered schemes and annual cycle

During the original-owner control period, the body corporate already exists but practical control may remain concentrated. The first annual general meeting and handover should secure the CMS, plans, approvals, accounts, insurance, warranties, contracts, as-built documents, asset data, keys, access credentials, defect material and development commitments. Statutory disclosure and contracting controls should be tested, not assumed.在原始業主控制期內，業主法人團體已經存在，但實際控制可能仍高度集中。首屆年度大會及交接應取得CMS、圖則、批准、帳目、保險、保養、契約、竣工文件、資產數據、鑰匙、登入資料、缺陷資料及發展承諾。法定披露及訂約限制必須核查，不可假設已獲遵守。

In a layered arrangement, a subsidiary body corporate is a member of a principal scheme. Decisions, services and costs may move through more than one entity, so the operating file should contain a hierarchy diagram, upstream CMS documents, representation authority, shared-service arrangements and a cost-allocation matrix. Owners should be told which entity owns the issue and which meeting can decide it.在分層級架構中，附屬項目的業主法人團體是主要項目的成員。決策、服務及成本可能經過多於一個實體，因此運作檔案應備有層級圖、上層CMS文件、代表權限、共用服務安排及成本分配矩陣。業主應獲告知由哪個實體負責事項，以及哪個會議有權決定。

This chapter is general educational information, not legal, financial, tax, building or investment advice. Outcomes turn on the particular contract, title, survey plan, community management statement, applicable regulation module and the law in force at the relevant time. Obtain independent Queensland legal advice before signing a contract, waiving a condition, settling, or buying management rights. Where the English and Chinese texts differ, the English text governs. 本章僅提供一般教育資訊，並非法律、財務、稅務、建築或投資意見。法律結果取決於個別契約、產權、測量圖則、社區管理聲明、適用的規管模組，以及相關時間的現行法例。簽署契約、放棄條件、辦理交割或購買管理權前，應取得獨立的昆士蘭法律意見。如中英文本有異，概以英文為準。