A commercial title does not determine a provider’s legal capacity. The role follows the services performed, the written engagement, the statutory definition and the person to whom the duty is owed. One business may provide facilities, caretaking, letting and body corporate administration, but each function retains its own authority, client, remuneration, licensing consequences and conflict risks.商業職稱不會決定服務提供者的法律身分。其角色取決於實際提供的服務、書面委任、法定定義及職責所對應的客戶。同一企業可同時提供設施、管理維護、出租及業主法人行政服務，但每一項職能仍各自具有不同的權限、客戶、報酬、牌照後果及利益衝突風險。
11.1Role comparison角色比較
角色比較Role comparison
| ROLE角色 | CORE WORK核心工作 | PRIMARY CLIENT主要客戶 | LEGAL POINT法律重點 |
|---|---|---|---|
| Facilities manager設施管理人 | Operational label, not a single defined BCCM office. May plan maintenance, supervise contractors, compliance, assets and building systems.屬營運名稱，並非BCCM法下單一法定職位；可負責維修規劃、監督承包商、合規、資產及大廈系統。 | Usually the body corporate, owner or asset manager under a services contract.通常依服務契約向業主法人團體、業主或資產管理人負責。 | Check whether the work makes the provider a service contractor or caretaking service contractor.查明工作是否令其成為服務承包商或管理維護服務承包商。 |
| Caretaker / caretaking service contractor管理維護人／管理維護服務承包商 | Maintains common property under a long-term service engagement; typical work includes cleaning, gardens, pool and minor maintenance.依長期服務委任維護共有財產；常見工作包括清潔、園藝、泳池及小型維修。 | The body corporate.業主法人團體。 | A statutory caretaking service contractor is also an authorised letting agent, or associated with one; codes and transfer/ termination rules apply.法定管理維護服務承包商亦是獲授權出租代理人或其關聯人士；受行為守則及轉讓／終止規則約束。 |
| Letting agent出租代理人 | Lets and manages individual lots for investor owners, collects rent and deals with tenants.代表投資業主出租及管理個別單元、收取租金及處理租客事宜。 | Each appointing lot owner, while authorisation to operate an onsite letting business comes from the body corporate.向每名委任的單元業主負責；在項目內經營出租業務的授權則來自業主法人團體。 | Must hold the relevant property licence. Owners are not obliged to use the authorised onsite agent.須持有相關地產牌照；業主沒有義務使用獲授權的駐場代理人。 |
| Body corporate manager業主法人管理人 | Provides administrative services: meetings, notices, records, levies, accounts and procedural advice within the written engagement.提供行政服務，包括會議、通知、紀錄、管理費、帳目及委任範圍內的程序意見。 | The body corporate collectively, not an individual committee member or lot owner.向業主法人團體整體負責，而非個別委員或單元業主。 | No dedicated Queensland body corporate manager licence is presently required; the statutory code of conduct and contract still apply.昆士蘭目前沒有專門業主法人管理人牌照要求；但法定行為守則及契約仍然適用。 |
11.2Decision-making remains with the body corporate決策權仍屬業主法人團體
決策權仍屬業主法人團體Decision-making remains with the body corporate
Engaging a manager or contractor does not generally transfer ownership of decisions. The committee and body corporate must act within statutory authority, approve expenditure and supervise performance. A body corporate manager can exercise only the powers given by the engagement or a valid statutory appointment; a caretaker does not become the committee.聘用管理人或承包商一般不會轉移決策權。委員會及業主法人團體仍須在法定權限內行事、批准支出及監督履約。業主法人管理人只能行使委任契約或有效法定委任所授權的權力；管理維護人不會因此成為委員會。
11.3Contract review checklist契約審查清單
契約審查清單Contract review checklist
- Exact duties, performance standards, hours and reporting.
- Term, options, annual increases and total longterm cost.
- Delegated authority, spending limits and bank access.
- Insurance, indemnities, subcontracting and workplace safety.
- Conflicts, commissions and benefits from third parties.
- 確切職責、服務標準、工作時間及報告要求。
- 年期、續期權、年度加幅及長期總成本。
- 授權權限、支出上限及銀行帳戶權限。
- 保險、彌償、分包及工作安全。
- 利益衝突、佣金及第三方利益。
- Performance notices, dispute process, assignment and termination.
- 履約通知、爭議程序、轉讓及終止。
11.4Legal categories behind commercial labels商業名稱背後的法律類別
商業名稱背後的法律類別Legal categories behind commercial labels
“Facilities manager” is usually an operational description rather than a single statutory office under the BCCM Act. The legal classification depends on the services, term and relationship. A provider may be a short-term contractor, a service contractor, a caretaking service contractor, a body corporate manager, an authorised letting agent or several of these under separate documents.「設施管理人」通常是營運描述，而不是BCCM法下的單一法定職位。法律分類取決於服務內容、年期及關係。供應商可能是短期承包商、服務承包商、管理維護服務承包商、業主法人管理人、獲授權出租代理人，或在不同文件下兼具多個身份。
Classification affects approval, term, codes of conduct, disclosure, committee eligibility, transfer and termination. The same company logo on several agreements does not merge the legal roles. Advice should create a role matrix showing the contracting party, client, duties, remuneration, statutory status, decisionmaker and dispute pathway for each engagement.分類會影響批准、年期、行為守則、披露、委員會資格、轉讓及終止。多份協議使用同一公司標誌，並不會合併法律角色。法律意見應建立角色矩陣，列明每項委任的契約當事人、客戶、職責、報酬、法定身份、決策者及爭議途徑。
- Check licensing for property agency work.
- 查核地產代理工作的牌照要求。
11.5Appointments, delegation and decision limits委任、授權與決策限制
委任、授權與決策限制Appointments, delegation and decision limits
A body corporate manager supplies administrative services under a written engagement. The engagement can authorise specified functions, but the body corporate and committee remain responsible for decisions allocated to them by law. A caretaker maintains common property under the service agreement; the caretaker does not decide the body corporate’s budget or become a voting committee member.業主法人管理人依書面委任提供行政服務。委任可授權指定職能，但法例分配予業主法人團體及委員會的決策責任仍由其承擔。管理維護人依服務契約維護共有財產，不能決定業主法人團體預算，亦不會成為有投票權的委員。
Delegations should identify transaction limits, bank authority, invoice approval, meeting support, records custody and emergency action. The committee should receive regular reports and retain oversight. A provider acting outside authority can create legal and practical problems even where the service was useful. Ratification cannot be assumed.授權應列明交易上限、銀行權限、發票批准、會議支援、紀錄保管及緊急行動。委員會應定期收到報告並保留監督。即使服務有用，供應商越權行事仍可產生法律及實際問題，不能假設其後必然獲追認。
11.6Performance, conflicts and contract management履約、利益衝突與契約管理
履約、利益衝突與契約管理Performance, conflicts and contract management
A service contract should state measurable duties, frequency, hours, staffing, reporting and service standards. General expressions such as “keep the common property clean” are difficult to enforce without a site-specific duty schedule. The body corporate should distinguish routine services, additional chargeable work and capital projects requiring separate approval.服務契約應列明可衡量的職責、頻率、工時、人手、報告及服務標準。若沒有項目專屬職責表，「保持共有財產清潔」等一般用語難以執行。業主法人團體應區分例行服務、額外收費工作及須另行批准的資本工程。
Conflicts may arise where the provider recommends related contractors, receives commissions, manages owner lettings or benefits from a proposed variation. Statutory and contractual disclosure must be supported by procurement controls. Performance concerns should be documented against the exact duty, with dates, evidence, notice and reasonable rectification steps.如供應商推薦關聯承包商、收取佣金、管理業主出租或從擬議契約變更受益，便可能產生利益衝突。法定及契約披露須配合採購控制。履約問題應按確切職責記錄日期、證據、通知及合理整改步驟。
11.7How the four roles should interact四種角色應如何互動
四種角色應如何互動How the four roles should interact
The body corporate manager should support governance and records; the caretaker should perform common-property services; the letting agent should act for appointing lot owners and tenants; and the facilities manager should deliver the operational scope in its contract. One organisation may hold several roles, but information, money and authority should remain separated.業主法人管理人應支援治理及紀錄；管理維護人應履行共有財產服務；出租代理人應代表委任其服務的單元業主並處理租客；設施管理人應完成契約所列營運範圍。即使同一機構兼任多個角色，資料、款項及權限仍須分開。
A practical governance map should show who receives defects, approves quotes, instructs contractors, accesses lots, controls keys, communicates with tenants, processes invoices and reports to the committee. Duplication creates cost; gaps create safety and maintenance risk. Procurement should assess capability, independence, systems, insurance, business continuity and transition arrangements.實務治理圖應列明由誰接收缺陷、批准報價、指示承包商、進入單元、控制鑰匙、與租客溝通、處理發票及向委員會報告。職能重疊增加成本；職能缺口則產生安全及維修風險。採購應評估能力、獨立性、系統、保險、業務持續及交接安排。
This chapter is general educational information, not legal, financial, tax, building or investment advice. Outcomes turn on the particular contract, title, survey plan, community management statement, applicable regulation module and the law in force at the relevant time. Obtain independent Queensland legal advice before signing a contract, waiving a condition, settling, or buying management rights. Where the English and Chinese texts differ, the English text governs. 本章僅提供一般教育資訊，並非法律、財務、稅務、建築或投資意見。法律結果取決於個別契約、產權、測量圖則、社區管理聲明、適用的規管模組，以及相關時間的現行法例。簽署契約、放棄條件、辦理交割或購買管理權前，應取得獨立的昆士蘭法律意見。如中英文本有異，概以英文為準。