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The short answer
In Queensland, the body corporate is generally responsible for maintaining common property, and lot owners look after their own lot. Pests don't respect that line, so the answer depends on where the problem is and on your scheme's plan and by-laws. Check the by-laws first, then the body corporate committee or manager.
Is the body corporate responsible for pest control in Queensland?
For common property, generally yes. The Queensland Government's body corporate pages explain that the body corporate is generally responsible for maintaining common property, and that lot owners are generally responsible for their own lot. Pest control follows the same idea.
The rules come from the Body Corporate and Community Management Act 1997 (Qld) and the regulation module that applies to your scheme. This is general information, not legal advice. Each scheme has its own plan, its own by-laws and its own history, so what's true for the complex next door may not be true for yours.
Who is responsible for what?
This matrix shows the usual starting point. Your plan and by-laws can change it.
| Where the problem is | Generally handled by | Worth checking |
|---|---|---|
| Gardens, lawns, shared fences, retaining walls | Body corporate | Committee approval for spending |
| Roofs, external walls, stairwells, car parks | Body corporate | Whether the walls are common property |
| Bin rooms, shared laundries, lifts | Body corporate | A regular commercial service |
| Inside a lot, such as the kitchen and bathroom | Lot owner | Lease terms if the lot is rented |
| Termites in common property | Body corporate | Whether the lots are also affected |
| Termites inside a lot | Depends on the plan | Where the lot boundary sits |
| Rented lots | Lot owner arranges, tenant has duties | The RTA's guidance on pests |
Pests move, so an ant trail can start in a common garden and end in a lot kitchen. That's where communication between the owner, the manager and the committee matters more than the line on the plan.
Building format plan or standard format plan?
The type of plan your scheme was registered under can change who looks after what. In a building format plan, the lot boundaries are generally set around the inside surfaces of walls, floors and ceilings, so much of the structure is common property. In a standard format plan, a lot is generally a piece of land and can include the building on it, so the owner has more to look after.
That matters for termites, because the timber being eaten might sit in a lot or in common property depending on the plan. Your plan is a document you can obtain, and your body corporate manager should be able to point you to it.
What to do if you find termites in a unit
Termites are the pest that makes the responsibility question urgent, so it helps to have a set order.
- Leave any mud tubes and live termites alone, and don't spray them.
- Tell your body corporate manager or committee in writing, with photos.
- If you own the lot, tell them whether the activity is inside your lot or in shared areas.
- Arrange a professional inspection to AS 3660 so the extent is documented.
- Ask the inspector to note which parts are lot and which are common property.
- Agree in writing who arranges and pays for treatment, based on your by-laws.
Bruin does termite inspections and treatment, including Trelona ATBS baiting and Termidor treated zones. Termite work is quoted per property after an inspection, and we don't guess a price before we've seen the site.
A sample yearly pest schedule for a Brisbane scheme
This is an example only, to show how the pieces fit. Bruin quotes commercial plans after looking at the site, and the right frequency depends on the complex.
| Task | Suggested timing | Notes |
|---|---|---|
| Termite inspection of common property to AS 3660 | At least every 12 months | Written report kept with scheme records |
| Common-area general pest treatment | Regular visits set by the site | Stairwells, bin rooms, car parks, garden edges |
| Check before the wet season | Late spring | Drains, gutters, timber near soil |
| Wasp and ant checks on shared structures | As reported | Log complaints from owners and tenants |
| Review of the report and actions | After each inspection | Committee minutes record decisions |
AS 3660 recommends a competent termite inspection at least every twelve months. For a complex near bushland or a creek line, ask your inspector whether sooner is sensible.
Check the by-laws and get it in writing
Every scheme's by-laws are different. Some deal with pest control directly, and some are silent. Read them, then look at recent committee minutes for any past treatments or reports. The Office of the Commissioner for Body Corporate and Community Management has guidance for owners and committees, and offers dispute resolution if you can't agree.
A few habits save arguments later. Report pests early and in writing. Keep inspection reports and treatment receipts with the scheme records. When a treatment happens, tell owners and tenants which areas are being treated and when. We work with committees and managers on commercial pest control across North Brisbane, and we'll give a written quote after an inspection.
Sources and further reading
- Queensland Government: body corporate
- Office of the Commissioner for Body Corporate and Community Management
- Residential Tenancies Authority (RTA)
- Queensland Building and Construction Commission (QBCC)
General information for South East Queensland conditions. Every property is different; a licensed inspection is the only way to know what is going on in yours.