BCsystems - Strata Managers and Consultants

Name: BCsystems - Strata Managers and Consultants
Address: Cannon Hill, QLD, AU
Telephone: +61738990299

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BCsystems - Strata Managers and Consultants

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Founded in 1994, BCsystems is a trusted strata management company managing a diverse portfolio of strata title developments.

With a growing trend in community living, strata management and consultancy services are in demand. BCsystems are Strata Managers and Consultants based in Morningside Brisbane. We offer a range of services including body corporate management, strata management, strata consultancy, and more. Although we are based in Morningside we service across Brisbane and the Gold Coast including Brisbane City, New Farm, Teneriffe, Ascot, Brisbane Airport, Doomben, Hamilton, Whinstanes, Buranda, Dutton Park, Woolloongabba, Coorparoo, Carina East Brisbane, Kangaroo Point, Stanley Bridge, Cannon Hill, Colmslie, Norman Park, Seven Hills, Balmoral, Bulimba, Galloways Hill, Hawthorne, Murarrie, Tingalpa and more

14/10/2026

From 1 January 2027, Queensland’s updated smoke alarm requirements will apply to all remaining owner-occupied homes.

In this short video, we explain what compliant smoke alarms require, where they need to be installed, and when they need to be replaced, including the additional responsibilities for rental properties.

The 2027 deadline marks the final stage of Queensland’s smoke alarm rollout. If your property has not already been upgraded following a sale, lease or substantial renovation, now is the time to check what may be required.

Watch the video to learn more.

This information is general in nature. Requirements may vary depending on the property and its circumstances. If you are unsure whether your property complies, seek advice from a qualified smoke alarm provider.

12/10/2026

Before a body corporate can take enforcement action over an alleged by-law breach, it must issue a valid contravention notice. It's a legal step under the BCCM Act, not just a warning letter, and getting it wrong can send the whole process back to square one.

A few things trip committees up:

Citing the wrong by-law (similar conduct can fall under different rules)
Being too vague about what actually happened
Addressing the notice to "the occupiers" instead of a specific person
Not having dated evidence to back up the claim

Before sending a notice, make sure you can answer: what by-law applies, what exactly happened, who it's addressed to, and what evidence supports it.

06/10/2026

Introducing Strata Assistant Tallara – one of our dedicated support team members, helping many of our smaller schemes navigate the day-to-day world of strata.

With several years of industry experience before joining BCsystems, Tallara brings clear communication and a calm approach to a fast-paced role where good support makes all the difference. She enjoys getting to know committees and providing practical, personalised assistance that helps them feel informed and supported as they make decisions for their communities.

Known for her warm and bubbly nature, Tallara brings a positive energy to the team. Outside of work she enjoys sewing, painting, book club, and relaxing with a cheeky w**e – who doesn’t!

Thanks for being part of the BCsystems team Tallara, and for the light and positivity you bring to your role.

30/09/2026

When you buy into a strata scheme, your insurance obligations differ significantly from owning a standalone house, and many owners mistakenly assume the body corporate's insurance covers them fully.

This video explains what strata insurance actually covers, including the building structure, common property, and public liability, and where that cover ends. It also outlines why owners need their own policy on top: contents insurance if you live in the property, or landlord insurance if you rent it out, and the key difference in how each handles loss of rent.

Strata insurance protects the building. Your own policy protects everything else.

23/09/2026

Having exclusive use of a courtyard, balcony or garden doesn't automatically mean you can build whatever you like on it.

Under Queensland's Body Corporate and Community Management Act 1997, an exclusive-use area gives you the right to use part of the common property. It doesn't make that space your private property.

A pergola is usually a permanent structure. It can involve posts fixed into the ground, attachment to the building, roofing or screening, and a change to the building's appearance. If any of that touches common property, you may need body corporate approval before work begins, even if the pergola sits entirely within your exclusive-use area.

Even where your by-law does allow improvements, there can be conditions on how the work is carried out and who's responsible for maintaining it afterwards.

So, before you book the contractor:
- Find and read your exclusive-use by-law
- Work out whether the installation affects common property
- Check whether body corporate approval is required
- Consider building, planning and structural requirements
- Clarify who's responsible for ongoing maintenance
- Get any approval properly documented before work starts

Installing without approval can create headaches later, especially if it affects common property or comes up when you sell.

21/09/2026

If you're a voting member of a body corporate committee in Queensland, the Code of Conduct sets out how you're expected to behave and make decisions.

At its core, it's about acting honestly and fairly, making decisions in the best interests of the body corporate rather than personal interests, and staying within the committee's authority.

Key responsibilities include understanding the legislation and by-laws, following proper processes, protecting confidential information, treating others respectfully, and declaring any conflicts of interest.

It all comes down to helping committees make fair, responsible decisions for their community.

15/09/2026

Maintenance responsibilities in a body corporate scheme are split between the body corporate and individual lot owners. But where that line sits depends on your survey plan.

The body corporate is generally responsible for maintaining common property, structural elements, roofing, external painting, and shared facilities like pools and lifts

Lot owners are responsible for maintaining everything within their own lot including fixtures, internal fittings, internal painting, and balcony tiles.

Not sure which side of the line your repair falls on? It often comes down to whether your scheme is registered as a Building Format Plan or a Standard Format Plan.

To learn more about who is responsible for maintenance in a body corporate scheme read the article in the learning hub section of our website.

09/09/2026

Today is R U OK? Day, where a simple conversation can make a real difference.

Whether you're a committee member juggling body corporate responsibilities, a lot owner managing life in your scheme, or part of our own team, mental health matters at every level of our community.

BCsystems is proud to support R U OK? Day and the ongoing conversation around checking in on each other.

Sometimes all it takes is one question - Are you OK? - asked genuinely, and time taken to listen to the answer.

Reach out to someone. You never know how much it might mean.

07/09/2026

Who is responsible for smoke alarms?

From 1 January 2027, every owner-occupied dwelling in Queensland must have smoke alarms that are photoelectric, interconnected, and hardwired or fitted with a non-removable 10-year battery.

Who is responsible for this compliance in a body corporate scheme?

This depends on the smoke alarm system and its location. Where a smoke alarm is contained wholly within a lot and doesn't connect to other lots or a central system, upgrading it is generally the individual owner's responsibility. This is the same as for any other fixture inside the lot.

For the full breakdown on smoke alarm compliance check out our related articles at:

https://loom.ly/zZ5iFHw

https://loom.ly/9Wb2_88

23/08/2026

Last week BCsystems officially relocated our Brisbane office from Morningside to Cannon Hill!

This move has been many many months in the making - from office fit-outs and furniture to logistics coordination and a full IT infrastructure overhaul. Many of our team have worked hard behind the scenes to make sure the transition was smooth and seamless.

We're thrilled to finally be settling into our new space!

📍 Our new address:
Unit 201, Level 1
1045 Wynnum Road,
Cannon Hill QLD 4170

Our phone number and PO box remain the same.

We look forward to welcoming you to our new home!

Address

Cannon Hill, QLD

Telephone

+61738990299

Website

http://bcsystems.com.au/

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