ACT guide
Self-Managing a Body Corporate in Australian Capital Territory
In the Australian Capital Territory, every unit-titled property has an owners corporation. The Unit Titles (Management) Act 2011 (ACT) sets out the duties of the owners corporation and its executive committee. Self-management is standard for small schemes, including duplexes and town-house developments.
- Local term
- owners corporation
- Committee
- executive committee
- Governing legislation
- Unit Titles (Management) Act 2011 (2011)
- Unit Titles Act 2001 (2001)
- Regulator
- ACT Government — Owners corporations
Can you self-manage in Australian Capital Territory?
Any owners corporation may self-manage. The Act distinguishes between class A (three units or fewer), class B (4–9 units) and class C (10+) corporations, with progressively more compliance as size grows. Class A corporations are exempt from holding annual meetings and preparing a sinking fund plan.
Required office bearers
Class B and C corporations must elect an executive committee comprising a chair, secretary and treasurer. Class A corporations may elect a committee but are not required to; they may instead pass resolutions by direct vote of all members.
Meetings and notices
AGMs are mandatory for class B and C corporations, held within 6 months of the end of the financial year. Notice of at least 14 days must be given. Class A corporations have no AGM requirement but must still hold a vote when required for major decisions.
Levies, budgets and funds
Class B and C corporations must keep a sinking fund supported by a sinking fund plan. Class A corporations are exempt from the sinking fund requirement. All corporations must keep accurate financial records and produce statements at each AGM.
Insurance obligations
Building insurance for full replacement value is mandatory for all classes. Public liability cover of at least $10 million applies to class B and C; class A corporations have a $5 million minimum.
Records to keep
Records to keep include the unit owner roll, meeting minutes, financial records, the sinking fund plan (where required), and insurance certificates. Records must be retained for at least 7 years.
Common pitfalls
- Class A corporations assuming they have no obligations — building insurance is still required.
- Class B corporations skipping the sinking fund plan, which is mandatory.
- Not lodging changes of executive committee with Access Canberra.
- Forgetting that resolutions can be passed in writing (without a meeting) only if all members agree.
- Allowing one owner to act unilaterally on behalf of the corporation without a recorded resolution.
Frequently asked questions
What is a class A owners corporation in the ACT?
An owners corporation of three units or fewer. Class A corporations are exempt from holding AGMs and maintaining a sinking fund plan.
Do class A ACT corporations still need insurance?
Yes. Building insurance at full replacement value is mandatory for all classes, plus public liability of at least $5 million for class A.
Is a strata manager required in the ACT?
No. Engaging a strata manager is optional under the Unit Titles (Management) Act 2011 (ACT).
When must the AGM be held in the ACT?
For class B and C corporations, within six months of the end of the financial year, with at least 14 days written notice.
Can ACT owners corporations make decisions without a meeting?
Yes. A resolution may be passed in writing without a meeting if every member entitled to vote signs in favour.
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