I’m not an expert on Queensland Body Corporate law but it seems to me that there is a highly structured process of dispute resolution that requires each stage to be satisfied.
And given that the caretaker’s contract is with the Body Corporate, your dispute is probably with them for failing to effectively manage their manager.
I can hear our Queensland readers guffawing at this very idea. Queensland caretakers are a protected species under the fundamentally corrupt system that pre-sells management rights which, by virtue of a process designed with the sole intent of putting more money into developers pockets, are contracts that must be weighted in favour of the caretakers or they wouldn’t be worth buying.
Getting off my high horse for a second, the process, as explained here, means writing a letter to your committee and then putting a motion to their next meeting asking them to tell their manager to pull his head in, under whatever disciplinary areas might exist in the contract (cue more laughter from up north).
If they refuse or fail to do so effectively, then you should seek mediation and if that doesn’t work, you can escalate this to an application for adjudication.
Now, as I said, I’m no expert on Qld strata law and there may be a system whereby individual owners can take action against caretakers. If that’s the case, then someone may chip in.
One other thing, if you are sending a letter or putting a motion to a committee meeting or a general meeting, try to get the signatures of as many other residents on it as possible. You really don’t want to be facing a bullying caretaker on your own if you can avoid it.