Lightbox adjudication

Supporting documentation

A large range of information may be relevant to your dispute. This is not a complete list but will give you an idea of the type of information the Commissioner or an adjudicator may need.

The documents you must include are:

copies of your written attempts to resolve the matter with the person you are lodging the application against
if you are applying as the body corporate or committee—a copy of the committee or general meeting resolution that authorises you to do so
if you are disputing a committee or general meeting decision—a copy of the resolution or minutes.

Other relevant documentation may include:

a full copy of committee or general meeting notices or minutes
relevant correspondence between the parties
plans of buildings, lots or the common property clearly identifying areas that are related to the dispute
photos
invoices
quotes
professional reports (such as acoustic reports, engineering reports, etc.)
a copy of the community management statement (CMS) for the scheme
by-law contravention notices
legal advice
title deeds
other body corporate records (such as nomination forms, voting papers, proxy forms, etc.) that support the outcome you are seeking.

Please note: it is your responsibility (as the applicant) to provide all the relevant documents to support your application.

Application fee

Application for a final order of an adjudicator: $114.10 (no GST).
Application for an interim and final order of an adjudicator: $239.80 (no GST).

The application fee must be paid by the applicant and is non-refundable.

The fees and charges increase on 1 July each year. On 1 July 2025 our fees and charges increased by 3.4% in line with the government's indexation policy.

You can contact us to find out details about specific fees, charges or prices.

Fees are exempt from GST.

Parties to a dispute

A dispute can only be between these parties in these combinations, under section 227 of the Body Corporate and Community Management Act 1997 (the Act):

Applicant	and	Respondent
the body corporate	and	an owner an occupier an owner / occupier a committee member the body corporate manager a caretaking service contractor a letting agent⁽¹⁾ a service contractor⁽²⁾ a former body corporate manager⁽³⁾ the original owner (developer)⁽⁴⁾
an owner an occupier an owner / occupier	and	the body corporate an owner an occupier an owner / occupier
a committee member	and	the body corporate the committee
the committee	and	a committee member
the body corporate manager a caretaking service contractor a letting agent⁽¹⁾ a service contractor⁽²⁾ a former body corporate manager⁽³⁾ the original owner (developer)⁽⁴	and	the body corporate

⁽¹⁾ Meaning a person authorised by the body corporate to conduct a letting agent business for the scheme.

⁽²⁾ Only about a review under chapter 3, part 2, division 7 of the Act.

⁽³⁾ Only about returning body corporate property to the body corporate.

⁽⁴⁾ Only about supplying required documents or materials to the body corporate.

You can name one of these combinations only. If your dispute does not fit into one of the listed combinations, do not complete this form. Instead, call the BCCM Information Service on (freecall) 1800 060 119 for further information.

Self resolution

Before lodging your application, you must have first attempted to resolve the dispute with the person you are lodging the application against.

You will need to provide evidence of your previous attempts to resolve the dispute (e.g. letters, emails, motions submitted to meetings, etc.).

If you have not attempted self resolution before lodging your application, the Commissioner may reject your application.

Note: If there is more than one applicant, all applicants must have attempted self resolution and provide their evidence.

Statement of grounds

Section 239B(e) of the Body Corporate and Community Management Act 1997 (the Act) requires you (the applicant) to provide detailed grounds (or reasons) for seeking the outcome(s).

You must attach any relevant supporting documentation and ensure each item is referenced in your grounds. If you don’t provide all necessary and relevant information, section 240 of the Act says the Commissioner can request further information from you before your application can progress.

Conciliation

In most cases the applicant must have previously attempted self resolution and participated in a conciliation session with this office.

If you have not participated in a conciliation session, you may be asked to give reasons why the Commissioner should waive this requirement. For example, conciliation is not normally needed before disputing a general meeting decision.

If the reasons given are not sufficient, your application may be rejected.

Last updated:: 1 July 2025