The Three Conversations Every Committee Has (Whether They Realise It or Not)

Every body corporate committee I work with has roughly the same three conversations running in the background.

These conversations aren’t about specific issues. They’re about fundamental tensions that exist in any shared living environment.

Once you understand what they are, you stop being surprised by conflict. And you can address it more directly.

The three conversations

Conversation 1: Responsibility

Who’s responsible for what?

Is the common area cleanliness the caretaker’s job or the residents’ job? Is the building insurance comprehensive or is there a coverage gap? If my lot has damage from a common area pipe, whose fault is that?

This conversation never fully ends because the answer is always: it depends.

But clarity about responsibility prevents a lot of blame.

Conversation 2: Risk

How much risk are we willing to take?

Do we maintain preventively or reactively? Do we fund the sinking fund conservatively or minimally? Do we use a proven contractor or try someone cheaper? Do we put off maintenance or address it now?

Different owners have different risk tolerances. Some want aggressive maintenance budgets. Some want minimal levies. Some want proven methods. Some want innovation.

This conversation is about values, not just money.

Conversation 3: Money

How much should everyone pay?

Are levies adequate? Should they increase? Should sinking fund contributions go up? Do special levies happen occasionally or regularly?

Everyone wants their own levy low. Everyone wants the building well-maintained. These two desires are in tension.

Why this matters

When committees get clear on these three conversations, they can address conflict more directly.

Instead of fighting about a specific decision, you’re having a conversation about responsibility or risk or money.

That clarity prevents most of the friction.

The pattern

Most committee conflicts can be traced back to one of these three conversations not being explicit.

Owner’s angry about a decision? Usually they disagree about responsibility, risk, or money.

Committee’s stuck? Usually these three conversations are happening implicitly instead of explicitly.

How to make them explicit

In a committee meeting or AGM, name them.

“We’re really discussing responsibility here. Let’s be clear about who’s responsible for what.”

“This is a risk conversation. Different people have different risk tolerances. Let’s understand the tradeoffs.”

“We’re talking about money. Levies need to fund the building. Let’s discuss what’s adequate.”

When you name the conversation explicitly, people can engage with it directly instead of arguing around it.