We catch what others skip.
A cheap report can miss the one clause that matters. One person inspects, another verifies, and nothing goes out the door without a second or third set of eyes, from a team who have been with us for 5 to 11 years.
Body Corporate Records Investigation Specialists
Sunshine Coast · Brisbane · Gold Coast · All of Queensland
Know exactly what you're buying before you sign.
Body Corporate records can run to hundreds of pages, sometimes thousands. Your report is designed around your needs: who you are, what you already know, and what your contract requires. Every report is independently checked before delivery.
One readable report that tells you what the records actually say, and what they mean for you.
Because we specialise in the search process itself, part of every engagement is identifying what has not been provided.
- Years of expertise
- 35+Years of expertise
- Independently checked
- 100%Independently checked
- Whole-of-state coverage
- QLDWhole-of-state coverage
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Not sure which report you need?
Answer a few quick questions and we'll recommend the one that fits your situation. Already know? Request a report directly.
Step 1 of 3
Who you are
- Takes about a minute
- Free, no obligation
- No payment until confirmed
The difference
Buying into a Body Corporate scheme shouldn't mean:
- Wading through hundreds of pages of raw records
- Missing a special levy buried on page 340
- Guessing what a Form 2 disclosure actually means for you
- Waiting days for someone to explain it in plain English
It should mean one readable report that tells you what the records actually say, and what they mean for you.
Find your report
Choose your Body Corporate Inspection Report
Already know what you need? Select who you are and go straight to your report. Whichever you choose, we still confirm the scheme from your documents before anything is charged.
Comprehensive Report
A thorough review of the Body Corporate records, including correspondence, with a summary of key matters.Streamlined Report
For new schemes under 2 years old, with 6 lots or fewer. A shorter review of recent Body Corporate records, without an executive summary.Building Units & Group Titles Report
A comprehensive review for Building Units, Group Titles and similar Acts.Company Title Report
A specialist review for Company Title complexes, which fall under company law.Comprehensive incl. Principal Scheme
A comprehensive report on the subsidiary scheme, plus basic information on the principal scheme.Management Rights Report
Covers caretaking and letting agreements, variations, assignments and conduct matters.Comprehensive Report
A thorough review of the Body Corporate records, including correspondence, with a summary of key matters.Streamlined Report
For new schemes under 2 years old, with 6 lots or fewer. A shorter review of recent Body Corporate records, without an executive summary.Building Units & Group Titles Report
A comprehensive review for Building Units, Group Titles and similar Acts.Company Title Report
A specialist review for Company Title complexes, which fall under company law.Comprehensive incl. Principal Scheme
A comprehensive report on the subsidiary scheme, plus basic information on the principal scheme.Management Rights Report
Covers caretaking and letting agreements, variations, assignments and conduct matters.Not sure which report protects you? Answer three questions and we'll point you at the right one and explain why.
Quality isn't expensive. It's priceless.
You'll always get a straight answer.
The owners have 35+ years in this field and still pick up the phone. No call centres, no guessing games.
We cover all of Queensland.
Gold Coast to Cairns, Bundaberg to Brisbane. If you are unsure whether we service your scheme, just ask.
Reports you can actually read.
Well referenced, plain English, every attachment included. No legal decoder ring required.
Your report becomes your Bible.
Take it to meetings as an owner and know immediately what is happening, with no digging through paperwork to catch up.
Checked against the law, not habit.
BCCM, BUGTA, company title, layered schemes. We work from the legislation that actually governs your scheme, including the site specific regimes most firms never see.
We specialise in the search process itself.
Our job, above all else, is to identify what has not been provided. Anyone can report on the records they are handed. The discipline is in noticing the minutes that stop mid year, the financial statement without its counterpart, the correspondence a certificate refers to that never arrives, and pursuing it.
That job is getting harder. Access to Body Corporate records is becoming more difficult and more complicated, with schemes increasingly unable to abide by their responsibility to make records available to interested parties within 7 days of a proper request. We do not treat that as an excuse to report on less. We treat it as the reason our process exists.
Wherever access is not provided, or the records supplied leave you exposed on a matter that should be answerable, we advise you in every instance. You will never receive a report from us that is silent about its own gaps.
- We lodge
- The Form 12 on every engagement, completed from your intake answers, securing our appointment as your agent and lodged formally with the fee paid so the legislated 7 day clock runs from day one.
- We expect compliance
- Seven days is the legal maximum, not a target and not a courtesy. A scheme that provides access late, or on conditions the legislation does not allow, hears from us.
- We document
- Every request, every response, every silence. What was provided, when, and what was not, on the record and in your report.
- We ask the tough questions
- When something should exist and has not been produced, we say so and we pursue it, with the manager, the committee, or whoever holds the answer.
A bold promise, because it is an honest one.
We cannot confirm that we receive every record. No one honestly can. What we can assure you is this: we will do all that we can to locate what has not been provided, we will tell you plainly where the gaps are and what they mean for you, and we will have the hard conversations to press for transparency and compliance. That is the search process, and it is what you are engaging when you engage us.
Straight answers to the questions everyone asks
Seller disclosure · Statutory warranties
Volume is not protection.
Missing or blank statutory warranties (or required disclosures) in the contract aren't a paperwork technicality: they expose the seller to real legal risk, and commonly entitle the buyer to walk away from the contract entirely.
Read what the law actually requiresTurnaround times · Records accessHow long does a report actually take?
Most reports reach you in about 5 business days from the order. Inside that sits a stage most agents never see: the body corporate has up to 7 days to release its records, and that is where nearly every delay begins.
See what sits inside the 5 daysIt's who we are, and how we do it, that makes all the difference.
Sun City Legal Services started with a simple idea: buyers deserve more than a search that just lists what happened. They deserve to know what it means for the property they are about to commit to. Over 35 years, that idea has grown into a specialist team trusted by solicitors, financiers, and management rights buyers across Queensland. Not because we are the cheapest, but because we are the ones who catch what others miss.
Common questions
Body Corporate Inspection Report questions
A few of the questions we hear most often. If yours is not covered here, give our Sunshine Coast team a call and we will talk it through.
Ready to get protected?
Get the report Queensland buyers rely on.
Get a Body Corporate Inspection Report from Queensland's specialists, and know exactly what you're buying into before you sign.
Or call us on 07 5458 6878