How to Make Good Decisions as a Strata Community

Strata communities, or bodies corporate, are unique entities that require collaborative decision-making to ensure the smooth operation and harmonious living of all residents. Making good decisions as a strata community involves a structured approach, transparency, and the consideration of all stakeholders.

In this article, we will explore how decisions are made in a body corporate, outline the hallmarks of good decision-making processes, discuss common pitfalls, and emphasise the importance of sound decision-making for the health and operationality of the body corporate.

How Decisions in a Body Corporate Are Made

In Queensland, the body corporate is responsible for making decisions that affect the common property and the community as a whole. These decisions are typically made through general meetings (annual or extraordinary) and committee meetings. Here’s a brief overview of the process:

  1. Proposal Submission: Any member of the body corporate can submit a proposal or motion for consideration.
  2. Notice of Meeting: A notice of meeting is sent to all members, including the agenda and any proposals to be discussed.
  3. Discussion and Voting: At the meeting, proposals are discussed, and members vote on each motion. Decisions are usually made by a majority vote, though some significant changes may require a special resolution or a higher percentage of votes.
  4. Implementation: Once a decision is made, the body corporate committee is responsible for implementing the resolution.


Hallmarks of Good Decision-Making Processes

Good decision-making in a strata community hinges on several key factors:

  • Transparency: Open communication and transparency are crucial. All members should have access to information about proposals, discussions, and decisions.
  • Inclusivity: Encourage participation from all members to ensure diverse perspectives and foster a sense of community.
  • Clarity: Ensure that all proposals are clearly defined and that the implications of each decision are understood by everyone.
  • Timeliness: Address issues promptly to prevent small problems from escalating.
  • Fairness: Decisions should be fair and equitable, taking into account the interests of all stakeholders.


Common Pitfalls and How to Avoid Them

Despite the best intentions, body corporates can sometimes make poor decisions. Here are some common pitfalls and how to avoid them:

Lack of Participation: Low turnout at meetings can lead to decisions that do not reflect the community’s interests. Encourage active participation by scheduling meetings at convenient times and providing virtual attendance options.

Poor Communication: Miscommunication can cause misunderstandings and conflict. Ensure clear, consistent communication channels and provide detailed minutes of meetings.

Bias and Favouritism: Decisions driven by personal interests rather than the common good can lead to discord. Strive for impartiality and consider all viewpoints.

Ignoring Expert Advice: Failing to seek or heed professional advice on legal, financial, or maintenance issues can result in costly mistakes. Engage qualified experts when necessary.

Procrastination: Delaying important decisions can exacerbate problems. Establish clear timelines and accountability for action items.


Understanding Groupthink and Its Impact

Groupthink is a phenomenon where the desire for harmony or conformity in a group results in an irrational or dysfunctional decision-making outcome. This can significantly affect the quality of decisions made by a body corporate. Here’s how groupthink can manifest and how to combat it:

Effects of Groupthink

  1. Suppressed Dissent: Members may feel pressured to agree with the majority to avoid conflict, leading to the suppression of dissenting opinions.
  2. Illusion of Unanimity: The lack of opposing viewpoints can create a false sense of consensus, where it appears that everyone agrees, even if privately they do not.
  3. Overconfidence: The group may develop an unjustified sense of certainty in its decisions, ignoring potential risks and alternative solutions.


Avoiding Groupthink

  1. Encourage Open Dialogue: Create an environment where all members feel comfortable expressing their opinions, even if they differ from the majority.
  2. Appoint a Devil’s Advocate: Designate someone to intentionally question assumptions and present counterarguments to ensure that all sides are considered.
  3. Anonymous Feedback: Implement anonymous feedback mechanisms to allow members to voice concerns without fear of reprisal.
  4. Diverse Perspectives: Ensure that the decision-making group includes a diverse range of perspectives to mitigate the risk of homogenous thinking.


The Impact of Not Wanting to “Rock the Boat”

The reluctance to “rock the boat” can be detrimental to effective decision-making. When members avoid raising concerns or challenging the status quo, it can lead to suboptimal outcomes.

Effects of Not Wanting to “Rock the Boat”

  1. Unaddressed Issues: Problems may persist or worsen because they are not brought to the group’s attention.
  2. Stifled Innovation: New ideas and innovative solutions are less likely to emerge in an environment where challenging the norm is discouraged.
  3. Erosion of Trust: Over time, the lack of open communication can erode trust among members, as concerns remain unspoken and unresolved.


Encouraging Constructive Disagreement

  1. Normalise Disagreement: Frame disagreement as a natural and valuable part of the decision-making process.
  2. Create Safe Spaces: Ensure that meetings are safe spaces where members can speak freely without fear of negative repercussions.
  3. Recognise Contributions: Acknowledge and appreciate the contributions of those who offer alternative viewpoints, reinforcing the value of diverse opinions.


The Vital Role of Good Decision-Making

Making good decisions is vital to the health and operationality of a body corporate. Here’s why:

  1. Maintaining Property Value: Well-considered decisions about maintenance and improvements help preserve and enhance property values.
  2. Fostering Community Harmony: Transparent and inclusive decision-making processes build trust and reduce conflict among residents.
  3. Efficient Operations: Timely and effective decisions ensure the smooth operation of the community, from financial management to day-to-day maintenance.
  4. Legal and Financial Compliance: Adhering to regulations and sound financial practices prevents legal issues and ensures the body corporate’s financial stability.
  5. Future Planning: Strategic decision-making allows the community to plan for future needs and contingencies, ensuring long-term sustainability.


Making positive, just and equitable decisions as a strata community requires a commitment to transparency, inclusivity, and fairness. By avoiding common pitfalls and embracing robust decision-making processes, a body corporate can ensure the well-being of its community, maintain property values, and operate efficiently. Remember, the strength of a strata community lies in its ability to make informed, collaborative decisions that serve the best interests of all its members.

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