Someone said to me this week, "The world's a bit off at the moment." Against the background of the dreadful assault on Australian politician Dr Helen Haines, a media report this week about violent behaviour in a Brisbane apartment block makes the point. The world is a bit off at the moment, and apartment living can be at the heart of these situations.
In the early hours of a Monday morning in Morningside, a 19-year-old resident allegedly stood in his unit complex yelling racist abuse at a family and threatening to "blow up" the block. He has been charged with hate crime offences. He is on bail, wearing an electronic monitoring device, and must stay away from the complex. The matter returns to court on 16 November, and the allegations have not been tested.
Two details from the court report stand out. Police allege he wrongly believed the family had complained and caused his eviction. Police also allege other residents had been breaking leases and moving out because of his behaviour.
What does this tell committees about rumours?
This case tells committees that rumours can put people in danger. The man was reportedly apologetic once told no complaint had been made. By then a family had been terrorised. When people do not know who made a decision or why, they find someone to blame. Committees and managers should tell residents plainly who decides what. A tenancy ends through the landlord and agent under tenancy law. A by-law notice comes from the body corporate after a committee resolution. Say so, in writing, early.
Committees also need to be honest about confidentiality. In Queensland, owners can inspect body corporate records, including correspondence. A committee that promises a complainant anonymity may be promising something it cannot deliver. Promise a proper process instead, and make clear that any retaliation will go straight to police.
Where does a by-law end and a crime begin?
A by-law ends and a crime begins where behaviour becomes a threat. Noise, rudeness and parking belong to the by-laws and the nuisance provisions of the Body Corporate and Community Management Act. Threats of violence and racist abuse designed to frighten people belong to the police. Since 29 April 2024, Queensland courts can impose tougher penalties where offences such as threats, assault, wilful damage and public nuisance are motivated by hatred or serious contempt based on race, religion, sexuality, gender identity or sex characteristics.
A contravention notice will not protect a frightened family. Call 000 when anyone is in immediate danger and Policelink on 131 444 for everything else. Then record dates, times, the words used and the names of witnesses. Police rely on that record, and so will the body corporate if by-law action follows.
Read: The Trouble With 'Tone'
Why is this a mental health issue?
This is a mental health issue because the harm spreads well beyond the people targeted. Residents allegedly broke leases to escape. Others stayed and lived with the fear. Home is where people expect to feel safe. When that safety goes, sleep, work, and health suffer.
The case is also a reminder of what a committee can and cannot do. Committee members are volunteers. They are not counsellors, police officers or psychologists, and they should never try to diagnose anyone. A threat to blow yourself up along with everyone else may come from anger, crisis or both. Assessing which is the role of police and health professionals. The committee's job is to get them involved quickly and to look after the people around it, including its own members.
Read: Bludgers, Leeches, and the Psychosocial Safety Gap in Strata
What should a professional strata manager do?
A professional strata manager should give the committee a clear process before the crisis arrives. That means a written protocol separating police matters from by-law matters. It means checking in with affected residents and pointing them to support such as Lifeline on 13 11 14. It means contacting the lot owner and their agent early, because they hold tenancy levers the body corporate does not. And it means documenting every step, so nothing depends on memory or gossip.
Read: The Behaviours Wearing Down Australia's Strata Managers
Why should owners care?
Owners should care because hate and fear cost money as well as wellbeing. Good residents leave first. Vacancies rise, and a building's reputation follows it onto every sales listing. A building that handles these moments calmly and quickly keeps its people and protects its value.
Michael Teys has more than 30 years’ experience as a strata lawyer and academic and has owned 11 strata management agencies throughout Australia. He has a Master of Philosophy (Built Environment) and Bachelor of Laws. He lectures and writes widely about strata management issues in Australia and internationally.
