Structural Health Management in Queensland’s Multi Storey Community Title Schemes: A Call for Reform

Article prepared by Dr Bryan Groenendaal

Thank you to all SCAQ members who took part in my recently completed research study at Bond University, titled “Preserving Structural Health in Community Title Schemes Above Three Storeys in Queensland.”

Using qualitative data from stakeholders such as lot owners, body corporates, management service providers and structural engineers, the study explores the legal, technical and management shortcomings that impact the structural integrity of Community Title Scheme buildings in Queensland above three storeys.

The study has revealed serious gaps in the way structural health is managed across this important residential sector, highlighting urgent reforms needed to protect property owners and residents from rising safety and financial risks.

The hidden risk in high rise Community Title Scheme living

While structural integrity is universally recognised as a cornerstone of safe building management, the study finds that structural health (SH) maintenance is often overlooked in Body Corporate (BC) operations. In many schemes, attention to SH fades once construction warranties expire, even as buildings face increasing degradation due to usage, weather exposure and age. The oversight leaves owners financially exposed.

After the builder’s warranty and the Queensland Building and Construction Commission defect liability period end, ongoing responsibility for structural safety falls entirely on lot owners and BCs. Yet there are no mandatory inspection requirements or SH specific insurance options for schemes above three storeys.

The result is a widening gap between governance intent and practical protection, one that many owners and committees remain unaware of until significant damage or failure occurs.

Why volunteer committees are at a disadvantage

Many BC committees are composed of volunteers with limited technical expertise, yet these groups are the final decision makers when it comes to the management and maintenance of structural elements in the building. This lack of capacity creates real world risks: delayed detection of defects, inadequate budgeting for repairs, and potential exposure to health and safety risks.

Recommended reforms: from inspection to insurance

To address these systemic weaknesses, the study outlines a set of practical reforms designed to strengthen oversight and accountability in the CTS sector:

• Mandatory structural inspections every 10 years.

• Or at the very least, a one-time, compulsory structural inspection of all existing CTS buildings above three storeys, coordinated by the Queensland Building and Construction Commission.

  
  

Improved legislation and compliance

Amendments to the Body Corporate and Community Management Acts and the Queensland Building and Construction Commission Act to introduce enforceable maintenance benchmarks, clear SH oversight responsibilities, and inspection compliance thresholds.

A dedicated structural health division within the Queensland Building and Construction Commission

A specialised unit to coordinate inspections, issue rectification notices, manage compliance actions, and maintain a central database of SH reports accessible to BCs, insurers, and owners.

Structural health insurance options

The creation of dedicated insurance products for SH, either linked to property mortgages or available directly to BCs, supported through public private partnerships and regulatory incentives.

Qualification standards for oversight

Introducing minimum technical qualification standards for professionals engaged in SH assessments and requiring BCs to engage suitably qualified engineers for inspection and advisory roles.

Toward a preventive, data informed future

The study emphasises that Queensland’s CTS sector must shift from reactive maintenance to proactive, data driven SH management. Emerging digital technologies, such as structural health monitoring (SHM) sensors, AI based diagnostics, and digital twin models, could soon become part of the strata management toolkit.

A more transparent, preventive approach would not only reduce long term costs but also deliver greater confidence to owners, lenders, and insurers, all while safeguarding the long-term resilience of Queensland’s high-rise communities.

The bottom line

The health and safety of lot owners and their tenants are at risk, and they may also face financial burdens in the event of a forced evacuation or building collapse. Further, the study underscores a growing consensus: maintaining structural health is not just an engineering issue, but a core governance and financial responsibility for every Body Corporate.

Introducing mandatory inspections, clearer accountability, and accessible SH insurance products will strengthen both confidence and safety across Queensland’s strata sector. For lot owners and service providers, the opportunity now lies in leading that transition, ensuring that structural health is managed as carefully as every other aspect of community living.

The full thesis will be made publicly available in 12 months. In the meantime, I have published a paper entitled ‘A review of structural health challenges in community title schemes above three storeys in Queensland’, submitted several papers to academic journals, and prepared additional articles for publication.

Thank you once again for your support and participation in this very important study.

Dr Bryan Groenendaal