Caretaker or body corporate manager: who does what in Queensland?

A committee, an appointed body corporate manager and a caretaker may all be involved in the same maintenance issue. Their responsibilities should be checked against the scheme’s governing documents and each engagement.

Caretaking and administration

Queensland Government guidance describes service contractors as supplying services other than administrative services. A caretaking service contractor is a defined type of service contractor associated with a letting authorisation. A body corporate manager instead supplies administrative services under its appointment.

The committee makes decisions for the body corporate within its authority. A caretaker can report an observed issue and coordinate within their duties; a quote or proposed work may still need the body corporate’s approval before it proceeds.

Questions for a scheme

• Does the issue involve common property or a lot?
• What does the caretaking agreement actually require?
• Who has authority to approve expenditure or issue a work order?
• Who should tell residents and contractors what is happening?

This is a general explanation, not a reading of a particular scheme’s contract or by-laws.