Registration is the point at which a development formally becomes a body corporate. Titles are created, ownership structures are legally recognised, and the governance framework that has been carefully planned, disclosed and refined throughout earlier stages comes into force.
For developers, Registration is a decisive milestone. It marks the transition from a project that exists on plans, contracts and disclosure documents to one that exists as a legal community. From this moment forward, decisions are no longer provisional — they are binding.
At SSKB Developer Consultancy Team (DCT), Step 5 focuses on ensuring registration is executed with precision and that the body corporate is correctly established, insured and ready to operate from day one. A key outcome of this step is the convening of the first Extraordinary General Meeting (EGM), which flows directly from registration and enables the body corporate to begin functioning in practice.
What Happens at Registration?
Registration occurs when the survey plan and associated documentation are lodged and approved by the relevant titles office. At that moment:
- Individual lot titles are created
- The body corporate legally comes into existence
- Common property vests in the body corporate
- Statutory obligations immediately apply
From a legal and operational perspective, this is the moment the body corporate is “switched on”.
For developers, registration also unlocks the ability for settlements to proceed, making accuracy and readiness at this stage critical to cash flow and buyer confidence.
Why Registration Is a Critical Risk Point
Although much of the groundwork is completed during Pre-Registration, registration itself remains a high-risk stage if not managed carefully.
Common issues that arise at registration include:
- Missing or incomplete documentation
- Inconsistencies between registered plans and disclosure material
- Insurance not correctly endorsed to the body corporate
- Delays in convening the first general meeting
Any of these issues can delay settlement, create confusion for buyers, or undermine confidence in the governance of the scheme at a pivotal moment.
Practical Completion vs Registration: Clarifying Expectations
One area that frequently causes confusion is the distinction between practical completion and registration.
- Practical completion relates to the building contract and construction readiness
- Registration is a legal milestone that creates the body corporate and enables settlement
While practical completion may occur before registration, settlements cannot proceed until registration is complete. Clear communication around this distinction helps manage buyer expectations and reduces frustration during the lead-up to settlement.
Insurance at the Point of Registration
At registration, responsibility for insuring the building transfers to the body corporate.
This requires:
- The building insurance policy to be correctly endorsed to the body corporate
- Coverage to reflect the final replacement valuation
- Compliance with legislative insurance requirements
Any gap, delay or error in insurance at this point can expose both the developer and the newly created body corporate to unnecessary risk.
Ensuring insurance is correctly in place at registration is a core component of this step.
The First Extraordinary General Meeting: A Required Outcome of Registration
Once the body corporate is created at registration, the developer is required to convene the first Extraordinary General Meeting (EGM).
It is important to be clear:
The first EGM is not a separate step in the 7-step framework.
It is a direct and necessary outcome of registration, enabling the body corporate to begin operating.
This meeting provides the formal mechanism for activating key elements of the body corporate’s governance and administration.
What Is Typically Addressed at the First EGM?
While legislative requirements vary by jurisdiction, the first EGM generally deals with matters such as:
Confirmation of Budgets and Levies
The initial administrative and sinking fund budgets are presented, establishing levy contributions for owners.
Appointment of the Body Corporate Manager
The manager responsible for administering the scheme is formally appointed, providing owners with a clear operational contact point.
Acknowledgement of Key Agreements
Management, caretaking, utility and service agreements disclosed during sales are formally acknowledged and adopted by the body corporate.
Establishment of Governance Settings
Procedural matters, including by-laws and committee structures, are confirmed to enable the body corporate to function effectively.
For many owners, this is their first formal interaction with the body corporate as a legal entity. How this meeting is managed has a lasting impact on confidence and trust.
Developer Obligations at the First EGM
At the first EGM, the developer acts as the original owner of unsold lots and typically holds the majority of voting power.
With this position comes responsibility.
Developers are expected to:
- Act transparently and in good faith
- Avoid decisions that unfairly prejudice future owners
- Ensure that disclosed arrangements are implemented as intended
How developers conduct themselves at this meeting often shapes early relationships with purchasers and sets the tone for future engagement.
Supporting Settlement Readiness
Following registration and the first EGM, settlement activity accelerates.
Buyers’ solicitors and lenders rely on:
- Accurate and up-to-date body corporate records
- Confirmed insurance details
- Established budgets and levy information
- Certificates issued by the body corporate
If the body corporate is not properly established or documentation is incomplete, settlements may be delayed — impacting both developer cash flow and buyer experience.
Layered and Complex Developments: Extra Care Required
In mixed-use, staged or layered developments, registration can involve:
- Multiple bodies corporate
- Shared infrastructure and services
- Interdependent governance arrangements
The first EGM in these schemes requires careful coordination to ensure:
- Each entity understands its role and responsibilities
- Cost-sharing arrangements operate as intended
- Governance structures are clear and workable
Errors at this stage can be difficult to unwind later, making early precision essential.
Why This Phase Sets the Tone for the Future
Registration does not conclude the establishment process — but it enables the next phase.
A well-executed registration step ensures:
- The body corporate is legally and operationally ready
- Governance frameworks are activated smoothly
- Settlements can proceed without avoidable friction
It creates the platform on which Step 6 – Settlement can unfold with confidence.
How SSKB Supports Developers at Registration
SSKB’s Developer Consultancy Team provides hands-on support through registration and the first EGM to ensure this transition is seamless.
We assist developers by:
- Confirming registration readiness
- Coordinating insurance and statutory compliance
- Preparing agendas and documentation for the first EGM
- Supporting clear communication with purchasers and stakeholders
Our focus is on accuracy, transparency and protecting the integrity of the body corporate from day one.