There’s a long-running in-joke in the world of bodies corporate that around 95% of issues revolve around the three “P’s” — pets, parking and parties. While those topics certainly generate discussion, the legal and practical responsibilities of a body corporate extend far beyond them.
In reality, bodies corporate carry significant statutory obligations, particularly when it comes to maintaining common property and managing risk on behalf of owners.
Legal Responsibilities Go Further Than Many Realise
A key reminder of these responsibilities came from the 2010 case Magog (No 15) Pty Ltd v The Body Corporate for the Moroccan [2010] QDC 70. The District Court confirmed that:
- Bodies corporate have a statutory duty to maintain common property
- They may be liable for foreseeable losses arising from a failure to meet this duty
- Liability is not limited to physical damage and may include pure economic loss
This legal exposure is one of the main reasons many joint building owners choose to engage external professionals—often specialist body corporate managers or legal firms—to oversee compliance, budgeting, maintenance schedules and governance.
The Budget Balancing Act: Maintenance vs Levies
One of the most challenging decisions bodies corporate face is determining how much money to set aside for repairs and maintenance.
- Set levies too high, and owners may push back
- Set them too low, and unexpected major repairs can result in sudden, significant special levies
When costs run into the thousands—or even tens of thousands—these surprises can cause tension among owners and residents. Engaging experienced professionals helps strike a realistic balance, ensuring maintenance obligations are met while avoiding unnecessary financial shock.
Common Area Carpets: A Major Asset to Protect
By law, bodies corporate must maintain common areas, including lobbies, vestibules, hallways and corridors. In many buildings, these spaces contain large expanses of carpet—one of the most visible and heavily used assets in the building.
Like any fixed asset, carpet lifespan is directly affected by how well it is maintained. Regular, professional carpet cleaning can significantly extend its life, delaying costly replacement and protecting the building’s appearance.
Implementing a scheduled commercial carpet cleaning program is one of the most effective ways to manage this risk.
Storm Season and Increased Wear
With storm season approaching, common area carpets often take extra punishment. Rainwater tracked inside carries dirt and grit that can quickly degrade carpet fibres if not addressed promptly.
Professional carpet cleaning removes abrasive debris before it causes permanent damage, while proper drying helps prevent odours and microbial growth.
Choosing the Right Carpet Cleaning Partner
Not all carpet cleaning services are the same. Your choice of provider can have a direct impact on the lifespan of your common area carpets.
Elite Maintenance Services Group works with many bodies corporate, delivering services aligned with recognised IICRC standards and providing practical advice on maintenance schedules, cleaning methods and long-term asset care.
When replacement eventually becomes unavoidable, Elite technicians can also offer guidance on carpet selection to suit traffic levels, appearance requirements and maintenance expectations.
Support for Bodies Corporate Across Australia
Elite Maintenance Services Group understands the compliance pressures, financial responsibilities and visibility challenges bodies corporate face. Our teams work efficiently, professionally and with minimal disruption to residents and tenants.
Request a quote or discuss a maintenance plan for your building:
https://elite.com.au/quotes/
Speak with an Elite professional today:
https://elite.com.au/call-now/
Protect your common areas, extend the life of your carpets, and meet your obligations with confidence—Elite Maintenance Services Group is here to help.
