BMC, Community Association or Owners Corporation: what is the difference?
A plain-English starting point for identifying the legal structure, governing documents and body responsible for a shared-place decision.
An Owners Corporation manages a strata scheme. A Community Association manages association property and administration within a community scheme. A Building Management Committee coordinates shared building matters identified by a registered strata management statement. The registered structure and documents matter more than the informal name used on site.
What you need to know
- An owners corporation, community association and building management committee can operate within the same development but have different functions.
- The registered plans, community management statement or strata management statement determine the relevant property, services and contribution arrangements.
- A BMC coordinates shared matters under its registered statement; it should not be treated as another owners corporation or as the owner of all shared property.
Identify the legal body before assigning responsibility.
1. Identify the land structure
Obtain the registered strata or deposited plans. Confirm whether the property is a strata scheme, community scheme, part-strata building or a combination.
2. Identify the legal body
Check whether the decision belongs to an Owners Corporation, Community Association or Building Management Committee. More than one body can operate in the same development.
3. Read the controlling document
For strata, check the Act, by-laws and resolutions. For community schemes, check the Community Management Statement. For a BMC, check the registered Strata Management Statement.
4. Map the property or service
Determine whether the item is common property, association property, a shared building service or part of a particular parcel or strata scheme.
5. Confirm authority before spending
Match the decision, voting path and contribution method to the correct body and document. Record any interface with other bodies.
Watch for
- Calling every shared body an owners corporation
- Assuming a BMC owns the shared property
- Relying on custom instead of registered documents
- Charging participants equally without checking the contribution method
Escalate when
- Plans or statements conflict or are unclear
- The issue crosses two or more legal bodies
- Responsibility for a defect, service or insurance is disputed
- A document amendment or legal interpretation is proposed
Clear answers before you act
Can a development have more than one governing body?
Yes. A complex development may include several owners corporations, an association and a BMC. Each issue must be allocated to the correct body and document.
Does a BMC own the shared facilities?
Not simply because it administers them. Ownership and responsibility must be traced through the registered plans, titles and strata management statement.
Which document should be checked first?
Start with the registered land structure and plans. Then use the by-laws and resolutions for a strata scheme, the community management statement for an association, or the strata management statement for a BMC.
Source-controlled learning
Reviewed against the following current official material on 30 August 2026. Open the source to check the latest version before relying on it.
Knowing the check is useful. Practising the judgement is better.
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