Strata managers regularly face situations where the clock is working against the usual approval processes. While the Body Corporate and Community Management Act 1997 (Qld) imposes strict spending controls, it also allows flexibility where genuine emergencies arise.

Adjudicators have generally held that emergency spending applies in the situation where there is an unforeseen issue, a matter that is a risk to health, safety or property and there is a need for urgent action that cannot wait for a general meeting.

In a recent example, a body corporate was dealing with failed sewage pumps, which was causing backups into lots and health risks, and the spending was above the committee’s spending limit, but could not wait for a general meeting due to the risks. One further complicating element is that the body corporate did not hold sufficient funds, so a special levy was required to fund the costs, in part.

In Riversedge Stage 6 [2026] QBCCMCmr 105, the adjudicator authorised the emergency expenditure request by issuing orders permitting the body corporate to:

• Spend approximately $65,000.00 despite exceeding committee limits, and
• Raise a special levy of $3,800.00 towards the expense without prior owner approval.

The key factor in this decision is that waiting 21 days for a general meeting would have worsened the situation and increased costs.

To assist your scheme manage unexpected, emergency issues, that arise, Strata Managers should:

• Document early including contractor reports, photos, owner complaints.
• Seek quotes where possible to show value for money.
• Communicate with owners, even if formal approval isn’t feasible.
• Escalate quickly for adjudicator approval if limits will be exceeded.

Emergency spending is a narrow but essential exception under the legislation that scheme may need to utilise at one time or another. Used properly, it allows managers and committees to act decisively while still meeting their legal obligations.

However, the Committee and the body corporate should always ensure that they meet their statutory maintenance obligations by conducting regular maintenance of items such as sewer pumps, plant, and equipment as these items, when they fail can cause substantial impacts to owners, and can have large costs to repair or replace.