目　

錄

會長報告

活動花絮

會務報告

文章分享 Disclaimer : The opinions expressed in the Housing Dynamics are those of the writer(s) and do not necessarily reflect the official policies of The Hong Kong

Institute of Housing.聲明：本刊刊登文章的內容、觀點、立場、認證或定論等，只屬作者的個人意見，並不代表本會的觀點、立場、鑒定或認同。

Disclaimer : The opinions expressed in the Housing Dynamics are those of the writer(s) and do not necessarily reflect the official policies of The Hong Kong Institute of Housing.聲明：本刊刊登文章的內容、觀點、立場、認證或定論等，只屬作者的個人意見，並不代表本會的觀點、立場、鑒定或認同。

CONTENTS

PRESIDENT'S MESSAGE 會長報告 1

學會成立25周年活動回顧• 2

EVENTS AND ACTIVITIES 活動花絮

2013-14年度九龍城區大廈管理證書課程• 3

2013-14年度第十五屆黃大仙區優質大廈管理比賽

•

香港大學舉辦之2013長策會論壇分享• 4

專上教育院校與業界更緊密合作研討會•

2013年南區物業管理進階證書課程• 5

會員專業資歷概覽傳媒發佈會• 6

周年晚宴• 7

長遠房屋策略小組委員會會議• 8

就業講座 - 高主教書院• 9

就業講座 - 明愛白英奇專業學校• 10

第十二屆沙田區優質大廈管理比賽•

REPORTS FROM COMMITTEES 會務報告

會員更新• 11

Opinions on External Lighting Stakeholders and the Public Engagement Exercise

• 13

Response to Public Consultation on Long Term Housing Strategy

• 15

ARTICLES TO SHARE 文章分享

Mediation• 21

善用BMO系列 - 管委會出缺問題• 25

Barrier Free Accessibility - An opportunity or a threat?

• 29

25週年的誌慶活動一切順利完成，我

們的精心設計的週年誌慶年刊亦獲

多方好評。在新一年的開始，我們的《房屋

動力》再以全新面貌向我們的會員帶來行業

最新資訊。我們將持續為學會刊物出版事務

注入更多新元素務求力臻完善。在本期《房

屋動力》以「物業管理糾紛」作為主題，我

們從不同專業界別搜羅了一些珍貴的文章，

多面剖析問題解決方案。在我們的管理生涯

中，每天都會遇上不同的問題，希望有關文

章分享能對讀者們帶來新的啟思。祝各位讀

者新年進步，身體健康。

刊物委員會主席　姜宜龍

EDITOR'S MESSAGE 編輯手記

會長報告

Presid

ent's Message

活動花絮

會務報告

文章分享

1

課程，投身物管行業。學會亦建議加快公營房屋的興建或重建速

度，以縮短公屋輪候冊上申請人的輪候時間。改建空置工廈或

樓宇，經符合建築物條例的安排及檢查，優先租予公屋輪候冊上

的申請人，作為﹁緩衝房屋﹂以應付短期內低收入市民的住屋需

求，一些社會問題例如劏房就較容易解決。

除了增加房屋數量以應付需求外，房屋的質素亦很重要。社會上

對樓宇的質素和居住環境的期望日漸提高，不論新建樓宇或原來

舊有的樓宇，都應有正確妥善的管理及維修保養。香港可以安定

繁榮，首要市民可以安居樂業，房屋連同專業物業管理是最重要

的元素之一。

除此之外，對於政府多項諮詢文件及報告，例如建築物管理條例

的修訂，市場人力資源和需求，環保措施等，學會亦有參與提供

專業意見。物業管理行業發牌制度正密鑼緊鼓，快將推行。學會

就發牌制度的立法程序，都積極向政府提出專業的意見，亦為保

障我們會員的權益而不斷努力。

在擴闊會員專業發展空間方面，有關本會早前建議，香港物管從

業員在深圳前海發展區先行先試的執業方案，已被深圳市前海當

局所接納。日後，香港的註冊房屋經理(R

.P.H

.M.)

，只要符合相

關的條件，經過香港房屋經理學會審核及推薦，便可在前海發展

區內執業。詳情請留意學會稍後的公佈。

袁翠儀　

香港房屋經理學會會長

港房屋經理學會剛剛渡過了2

5

年歲月而正邁向第2

6

年。我很高興在本會與英國特許房屋經理學會亞太分會

於去年11

月5

日的聯合晚宴上，首度邀請香港特區行政長官親臨

主禮，特首梁振英先生在席上表示注重房屋供應數量和質素，包

括良好的管理。

事實上，對於長遠房屋策略，學會十分支持未來1

0

年的建屋部

署。對於未來有4

7

萬個居住單位供應，學會預計需要額外大量

專業房屋經理和前線督導級從業員。希望政府增加培訓資助，以

推動院校開辦更多相關課程或增加學位，亦鼓勵或獎勵學生報讀

香

會長報告

Presid

ent's Message

活動花絮

會務報告

文章分享

2

香港房屋經理學會︵下稱

﹁學會﹂︶成立於1

98

8

年

11

月29

日，為慶祝學會成

立25

年，踏入銀禧紀念，

理事會於2

01

3

年舉辦一連

串慶祝活動，希望加深會

員間的情誼之餘，並拓展

會務及提升學會的專業水

平。

周年晚宴

學會的年度盛事—

與英國

特許房屋經理學會亞太分

會聯合舉辦的周年晚宴，

更屬慶祝學會成立2

5

周

年的重頭活動。為隆重其

事，本會非常榮幸，邀請

到特首梁振英先生蒞臨在

2013

年11

月5

日假帝京酒店

舉行的晚宴擔任主禮嘉賓。周年晚宴上，除了向各會員報告學會

本年度一系列活動的成果及發表專題演講之外，亦頒發年度獎項

等，場面盛大而熱鬧。

會員問卷調查

此外，學會為慶祝學會成立25

周年的其中一項重要活動是委託香

港大學為會員進行大規模問卷調查，並於2

01

3

年11

月份舉行大

型新聞發佈會，公布會員現時的職位、薪金、職能、負責事務等

全面資訊。希望透過各項數據，令業界、政府甚至市民大眾對物

業管理行業有更深入和透徹的了解，期望為整個物業管理行業作

出貢獻。是次研究報告獲得多家媒體報道，進一步提升學會的專

業形象及擴大公眾對物業管理專業的認知。

25周年紀念短片

學會更特別為2

5

周年製作紀念短片，作為宣傳之用，內容包括

學會的成長過程、歷年來重要事件、介紹物業管理的日常工作等

等，使大眾對物業管理行業的生態及行業情況更加了解，推廣專

業房屋經理的形象。

會徽及標語設計比賽

學會成立25

周年，特別舉行會徽及標語設計比賽，選出﹃薈萃專

業廿五載，安居樂業千萬家﹄作為香港房屋經理學會25

周年活動

的口號，不謹總結了學會成立25

載以來的宗旨，更彰顯學會及會

員立下服務香港市民的宏願。至於一連串的慶祝活動，由成立學

會義工隊揭開序幕。

會員義工隊

義工隊成功招募接近5

0

名會員，全面支援2

5

周年各項活動，包

括首次的大型會員及家屬燒烤同樂日、前往多間中學向畢業生講

解行業前景，推廣本科課程和就業途徑、參觀多個最新落成及得

獎的房屋項目，更重要是籌辦25

周年晚宴等。此舉除加強會員互

相聯繫、促進專業知識交流外，亦可透過各類社區活動，加強公

眾對本會的認識。

物業管理迅速發展，有關規管物業管理行業的建議已有更清晰的

藍圖，物業管理行業發展將踏入新里程。學會期望透過為慶祝學

會成立25

周年而舉辦的一連串活動，令大眾對學會會務有進一步

認識外，更了解學會在過去25

年為物業管理行業所作出的貢獻。

學會成立25周年活動回顧

活動花絮

Events and

activities會務報告

文章分享

3

1

2

2013-14年度九龍城區大廈管理證書課程2013年10月17日

2013-14年度第十五屆黃大仙區優質大廈管理比賽2013年10月10至18日

1. 專業實務委員會副主席崔偉倫先生(左一)、學會理事黄世傑先生(左二) 及九龍城區議會房屋及基礎建設委員會主席何顯明區議員(右二) 主禮是次課程開幕儀式。

2. 學會理事黄世傑先生代表學會主講課題『大廈如何追討欠款』。

▲ 學會代表應香港生產力促進局邀請，擔

任是次比賽的評委。

活動花絮

Events and

activities會務報告

文章分享

4

2

1

專上教育院校與業界更緊密合作研討會2013年10月30日

▲ 學會理事崔偉倫先生及黄世傑先生

應邀出席是次在政府總部舉行的研

討會。

香港大學舉辦之2013長策會論壇分享2013年10月19日

1. 會長袁翠儀女士(中)在10月19日長策會公開論壇上發表演說。

2. 香港大學建築學院城市規劃及設計系趙麗霞教授(左三)在論壇上分享。

活動花絮

Events and

activities會務報告

文章分享

5

3

1

2

2013年南區物業管理進階證書課程 2013年10月7日至11月1日

1. 鍾沛林律師及專業實務委員會副主席崔偉倫先生向學員講解課程內容。

2. 今年證書課程以『大廈財務管理』為主題，吸引不少區內坊眾修讀。

3. 學會代表、各主辦單位及學員於畢業禮中大合照。

活動花絮

Events and

activities會務報告

文章分享

6

1

2

3

會員專業資歷概覽傳媒發佈會2013年11月4日

1. 學會在今年5月完成會員調查報告，並在傳媒發佈會上公佈細則。

2. 學會會長袁翠儀女士與副會長何肇堅先生頒發紀念品予香港大學建築學院城市研究及城市規

劃中心趙麗霞教授(中)，為答謝她主導是次問卷調查設計和分析工作。

3. 資深業界人士出席是次發佈會，並與學會代表合照留念。

▲ 學會會長袁翠儀向傳媒講述

問卷調查的結果。

活動花絮

Events and

activities會務報告

文章分享

7

1

2

周年晚宴2013年11月5日

1. 學會會長與友會主席迎接主禮嘉賓香港特別行政區行政長官梁振英先生。

2. 行政長官梁振英先生與兩會代表在台上向來賓祝酒。

▲ 學會會長袁翠儀女士為晚宴致歡迎辭。

▲ 行政長官梁振英先生致辭。

活動花絮

Events and

activities會務報告

文章分享

8

3

4

3. 學會理事們也一起與局長和署長合照留影。

4. 一眾前屆學會會長、現任會長與運輸及房屋局局長張炳良教授，

GBS, JP(右六)及屋宇署署長區載佳, JP(右五) 合照留念。

長遠房屋策略小組委員會會議2013年11月11日

▲ 學會副會長何肇堅先生出席長遠房屋策略

小組委員會會議，並代表學會發表對長遠

房屋策略的意見。

活動花絮

Events and

activities會務報告

文章分享

9

1

2

3

就業講座 高主教書院2013年11月12日

1. 學會理事崔偉倫先生重返母校，主講是次就業講座。

2. 是次講座吸引超過130名中六學生參與，講座內容包括講解物業管理行

業及就業前景及相關專業資格。

3. 盧詠琴校長(右二)致送感謝旗予學會代表。

活動花絮

Events and

activities會務報告

文章分享

10

1

2

1

2

就業講座明愛白英奇專業學校2013年12月2日

1. 專業實務委員會主席夏建輝先生在明愛白英奇專業學校對物業管理同學講解物業管理發

展。

2. 講座完畢後專業實務委員會主席夏建輝先生(前右三)與老師們及眾同學合照。

第十二屆沙田區優質大廈管理比賽2013年11月16日 及 2013年11月23日

1. 學會司庫鍾吳錦嫦女士(右三)及理事葉婉瑜女士(右四)參與第十二屆沙田區優質大廈管理比賽實地評審

2. 專業實務委員會主席夏建輝先生(右二)參與沙田區優質大廈管理比賽評審會

會務報告

Rep

orts from com

mittees

文章分享

11

新增會員

Member

AU Chi Tung AU Yat Fung CHAN Cham Wai CHAN Cheuk Yin

CHAN Ka Po Chan Kuen Fun CHAN Wai Man Joyce CHAN Wing Fung

CHENG Man Yuen CHEUNG Ching Lai CHEUNG Chung Lam CHEUNG Hoi Yi

CHEUNG Koon Kit Tony CHEUNG Kwok Pan CHEUNG Mei Li CHI Ka Wing

CHIU Chi Ho CHIU Shing Fat CHIU Wai Shan CHOI Chin Shing Thomas

CHOI Wing Cheung CHOW Ho Yuen FAN Ho Man FOK Sze Man

FUNG Ho Yan FUNG Kin Fung FUNG Wing Hung FUNG Yee Man

HA Yat Ming HO Chin Choi Joseph HO Hiu Yung HO Kam Hing

HO Pan Pan HO Yuen Tung HUANG Chi Wing HUNG Hin Yi

IP Nga Man Emily KONG Fung Man KONG Hoi Ling KOO Lai Man

KUNG King Sze KWAN Chun Lok KWOK On Yi KWOK Wai Kei

LAI Ka On LAI Man Chun LAM Cheuk Lok LAM Ho Hin

LAM Kam Tsang LAM Lai Kuen LAM Sze Kin LAU Chi Hung

LAU Kai Chung LAU Lap Chuen LAW Man Nin LAW Suet Yin

LEE Ching Sze LEE Hiu Yee LEE Ka Ho Simon LEE Kwan Ho Bennet

LEE Siu Man LEUNG Chi Ho Davidson LEUNG Hoi Yan LEUNG Pui Sze

LEUNG Tak Lun LI Kim Ho LO Ting Yu LOK Hau Lui

MAK Tsz Ho NG Chi Ho NG Siu Man ON Ka Hong

POON Tak Chi SHIU Yui Tat SIU Kit Yin SZE Chi Wing

TAM Kam Yuen TAM Naomi Hoi Ling TAM Wing Amanda TANG Kwok Lung

TANG Shun Yin TSANG Wai Shing TSE Chi Keung TSO Kam Tong

WAI Kwong Kit WAN Shek Ho WONG Hiu Leung WONG Kin Sung

WONG Kwok Hung WONG Man Yee WOO Hin Tung YAU Connie

YEUNG Tin Ho

Registered Student

AU Ming Kee CHAN Chun Hei CHAN Hoi Shuen CHAN Ka Ki

CHAN Ka Wai CHAN Kai Sin CHAN Man Kwong CHAN Mei Lai

CHAN Mei May CHAN Shiu Ling CHAN Sze Man Sylvia Judy CHAN Wai Tong

CHAN Wun Pang CHAU Shuk Wa CHENG Man Yiu CHENG Tak Ming

CHEUNG Chi Hang CHEUNG Chi Kwan CHEUNG Kai Man CHEUNG Kit Ping

CHEUNG Wai Chuen CHEUNG Wai Kin CHEUNG Yu Kwong Marco CHIEM Ka Shui

CHOI Chim Ying CHOI Shuk Yin CHOW Suk Ying CHU Kin Leung

CHUNG Hau Yi Carina CHUNG Mo Hung Jennifer CHUNG Sai Kit CHUNG Shui Po

FOK Ka Man FOK Kit Wai FOK Wan Yee FUNG King Chun Kenneth

FUNG Yee Wai HO Irene HO King Kuen HO Wai Ki

HO Wai Leung HON Chui Yin HON Ying Lit HUEN Ka Choi

HUNG Kim Fung HUNG Mei Lei IP Che Sang IP Pansy

KAN Hon Fung KWOK Ka Man KWOK Man Keung KWOK Wan Lau

LAI Wai Hang LAM Cho Io LAM Sheung Yin LAU Chi Yung

LAU CHUN MING LAU Kwai Kei LAW Wai Leung LEE Ching Ching Flaria

LEE Chun Man LEE Fung Yan Eleanor LEE Kai Man LEE Wing Sze

LEUNG Chi Man LEUNG Chung Po LEUNG Hang Yu LEUNG Ka Lun

LEUNG Kin Wai LEUNG Lap Fei LEUNG Ngo Kiu LEUNG Shun Fai

LEUNG Wing Hin LI Ka Ho LI Man Wai LI Siu Chung

LIN Tsz Fung LING Siu Hang LUI Lap Man LUM Tai Sing

MAK Sik Mui MAK Sze Ming MAN Yuk Kai MOK Man Chun

MOK Wai Kit NG Chin Kan NG Chung Hin NG Ho Man

會員更新Change of Membership

會務報告

Rep

orts from com

mittees

文章分享

12

Registered Student

NG Ka Chun (吳家駿) NG Ka Chun (吳家俊) NG Shan Shan NG Ting Fai

NG Wa Kwan NG Wai Kei Ran PANG Chi Wai SO Fu Wing

SO Ho Pong SO Pok Him SO Sai Ming Frankie SO Wai Lun

SUN Sau Chi TAI Kin Yung TANG Tai Yan TANG Wai Kit

TONG Wai Yin TSANG Ngai Bun TSE Kwok Hei WAN Wai Ming Wilfred

WONG Chit Yu WONG Chu Fai Philip WONG Ka Wing WONG Kit Ying

WONG Mun Kie WONG Pui Ching WONG Sze Man WONG Yu For

WONG Yun Lam YEUNG Chi Bun YING Yu King Michael YIP Ho Man

YIP Kin Wah YU Wing Man YUEN Sze Pui YUNG Mun Kit

Practitioner

CHAN Kwok Wai Deckey HO King Cheong

Probationer

CHENG Man Chun CHU Kwong Yam Daniel HO Chun Pong HUI Chi Ning

LEE Tsz Ting MAK Kai Wah SIU Wai Fung SO Ka Yee Serena

WONG Nga Yan WONG Siu Shan Lowen

Affiliate

LAM Yet Fai Scot

Retired Member

CHEUNG Sau Ling NG Fat Ling WU Chiu Fui

退會會員

Fellow

LAM Chung Kun WU Chak Kuen

Member

CHAN Ka Wai CHAN Kam Tong CHAN Shik Pui CHAN So Sum

CHANG Shiu Kai CHEUNG Hon Ping CHIU Yuet Wing LAI Kam Yan

LAU Chun Tat LEUNG Chung Hoi LEUNG Ling Fung LI Wai Fong

LIU Chung Yan NG Kwok Wai NG So Kuen Hedy PAK Kwok Leung Danny

SIU Man Hin TANG Hing Shing Ivan WONG Ka Wai WONG Sze Ming Stephen

YIM Mei Sze Joanna

Probationer

LOK Wai Chuen

Registered Student

FONG Wan Wai Kammy KWAN Wai Chuen Harry KWOK Tsz Lung LUN Ming Kai

MO Gia Gi

Retired Member

CHAN Yuk Luen WONG Ka Lai

New Membership from 21 October 2013 to 16 December 2013

會務報告

Rep

orts from com

mittees

文章分享

13

Opinions on External Lighting Stakeholders and the Public Engagement Exercise(Excerpt from the letter to Panel on Environmental Affairs, Legislative Council Secretariat dated 24 October 2013)

The Hong Kong Institute of Housing (HKIH), are the professional body in Hong Kong for those who are engaged in the co-ordination and execution of housing service incorporating the design, provision, improvement, rehabilitation, management and administration of all types of housing. The Institute's members are responsible for the management of more than 70% of the housing stock in Hong Kong. In view of the technical issues associated with the regulation of external lighting, HKIH shared opinions as follows: -

Appropriate preset time

1. Owing to the high density of buildings and the close proximity of commercial and residential buildings in Hong Kong, i t is agreed that adopting a l ight ing zoning system to differentiate the level of control on external lighting to reflect the different level of human activities, land use properties and prevailing environmental brightness in different areas within a city is impractical.

2. As regards the specific time for switching off external lighting, HKIH may consider to separate building into 2 parts: (i) first part: above the bottom of podium level or 5.8m (whichever is lower); and (ii) second part: below the bottom of podium level or 5.8m (whichever is lower). According to the Guide on Erection & Maintenance of Advertising Signs from Building Department, the minimum clearance for projecting a sign over a street is 5.8m. HKIH assume this height level would not affect residents in its building or adjacency of commercial buildings.

The specific time for switching off external lighting including shop signs, advertising signs, video walls and decorative lighting for facades and building features for first and second parts of a building mentioned above could be 11p.m. to 7a.m. and 1a.m. to 7a.m. respectively. For first part, it makes reference to the time adopted for regulating noise nuisance and generally meets the expectation of a darker environment for sleep. For second part, it is regard to the closing time of MTR or public transportation (around 12:45p.m.) which accommodate safety environment for people taking home after work or entertainment.

Scope of the switch-off requirement

3. As mentioned above, the switch-off requirement for l ighting instal lat ions above the specific height (e.g. 5.8m or the bottom of podium, whichever is lower) should be switched-off including shop signs, advertising signs, video walls and decorative lighting for facades and building features regardless of whether the lighting installations are interior or exterior in the specific time (11p.m. or 1a.m. to 7a.m.).

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4. The switch-off requirement should not apply to lighting necessary for security, safety or operational reasons such as road/street lighting, lighting at public transport interchange or terminus, outdoor car parks and constructions sites etc.

Exemption to be granted

5. The certain types of businesses such as entertainment facilities might open after the preset time, and their shop-front signs might be exempted from the switch-off requirement during their business hours. However, the limitation for lumens of the shop-front signs or luminairies should be controlled after preset time to below certain lumens in order to minimize the negative effect to the premises next to the signboard. Shops on upper f loors may consider erecting signs on the ground floors of their buildings to indicate that they are still open after the preset time. The exemption should not be granted for any non-static lighting for decorative, promotional or advertising purpose including flashing signs and video walls, etc.

6. For decorative lighting during Festive Seasons, the exemptions could be granted to decorative lightings (static and non-static) three nights/early mornings before the respect ive statutory hol idays of Christmas, New Year, Lunar New Year, 1 July and 1 October until the morning of the day following the holidays to highlight the celebration atmosphere for enjoyment by both HK citizens and tourists. It will make the continuity of the holiday, for example, the public holidays for Christmas and New Year fall on 25 & 26 December and 1 January, subject to the preset time, exemption from the switch-off requirement for decorative lightings should start from 11p.m. on 22 December (or 1a.m. on 23 December)until 7a.m. of 4 January. There will be no gap between 2 holidays.

New installation requirement

7. The Minor Work Control System (MWCS) is governing the erection of advertising signs under Building Ordinance (Cap 123) and Public Health & Municipal Services Ordinance (Cap 132). Other than the material and structure safety, the lumens of the advertising signs should also be governed under MWCS in order to have better control of the external lighting. The guideline could be extended to the erection of video walls as well. For example, apply maximum of lumens for signs or video walls for certain height of installation.

Building Department could establish Outdoor Lighting Code apply to new construction of all kinds in much the same way as a building code, electrical code, or plumbing code, and consideration should be given to enacting the lighting code using a similar legal structure to these.

Implementation approach

8. F o r i m p l e m e n t i n g t h e s w i t c h - o f f requ i rement , l eg is la t ion shou ld be introduced though a charter scheme can be implemented during lead time required for the legislation process. Cross government departments should be joining together for implementing the scheme. For example: Environmental Department takes charge of the charter scheme and legislation arrangement, Building Department and EMSD to amend guideline for minor works requirement and establish the lighting code, and Police to test the lumens of road/street lighting to make sure the brightness after preset time.

HKIH believe after implementing of the switch-off requirement, the issues of light nuisance and energy wastage could be improved.

- End -

Opinions on External Lighting Stakeholders and the Public Engagement Exercise (Con't)

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Response to Public Consultation on Long Term Housing Strategy(Excerpt from the letter to Panel on Environmental Affairs, Legislative Council Secretariat dated 24 October 2013)

The Hong Kong Institute of Housing (HKIH) expressed views as the professionals of property management on the Long Term Housing Strategy (LTHS). Basically, HKIH supports the broad principles of the Strategy and proposed the following supplementary suggestions for Government's consideration.

1. Areas of concern for increase in housing supply

Regarding the increase of housing supply at 470,000 units built in coming 10 years, the main concerns from the property management perspectives are summarized as below:

When the Government plans for building more housing units, there should be a parallel comprehensive planning for other associated social needs such as the infrastructures for connecting the Central Business District (CBD) or working places, schools, medical centres, sports and recreational facilities. The new housing stocks should not be isolated from the urban activities even though they are self-contained in daily necessities.

Emphasis should not be on quantity only but should also be on the quality of housing supply and the residents who live there. Apart from the adequate provision of the community facilities mentioned above, environmental concerns and quality living for people must be taken care of as well. Quality living refers not only the quality of building or the environment, but also the living space that can meet dwellers' reasonable need. In view of the average living space in Hong Kong at 161 sq. ft per person, it is far below that of some other developed cities and even mainland China, but considering Hong Kong's geographical constraints, the new build housing stock shall be provided with more living space per person as far as possible to catch up with the global and humane standard.

Supply of housing units in the ratio of 60:40 for rental public housing (RPH) and private property as suggested respectively in LTHS is supported. However, the allocation of public and private housing stocks is best to be arranged with consideration of the demographic changes in the coming years. In the light of having one elderly among every three persons in the year 2020, the housing design and facilities therein shall be designed to address the needs of elderly people or those who would look after the elderlies. The Strategy must ensure an equal and effective distribution of resources.

T h e m o s t i m p o r t a n t p o i n t i s t h e sustainability of the buildings (both the old and new ones) i.e. the need to ensure the safety of old buildings and to prolong the life span of the new housing stocks. In the LTHS Consultation Paper, proactive

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advocacy for quality management and maintenance planning for the old and new housing stocks is neglected, however, HKIH find it vital to incorporate them in the overall housing strategy, a Chinese saying" preventive is better than cure", safety should always come first. In that sense, regulating the property management industry which aims at assuring quality services for repairs and maintenance in all buildings should be implemented soonest possible.

Increase of housing supply will increase the demand for property management (PM) professionals. There are around 70,000 property management practitioners including the front line and supporting manpower. In fact, in the recent statistics obtained and analyzed by HKIH, there are only around 15,000 PM practitioners in Hong Kong who are currently providing professional and qual i ty services to the property owners, and 7% of them (projected figure) will retire in coming 5 to 10 years.

Based on our experience, about 1,500 to 2,000 units to be managed by one professional PM manager who leads a team of average 10 staff including 3 to 4 practitioners on supervisory level in order to deliver quality services for buildings. That means, we need an extra workforce of at least a total of 300 professional managers and 1000 practitioners to cater for the rapid increase of housing supply in the coming 10 years.

Each year, there are about 300 graduates from the existing accredited PM courses in various academic institutions. However, majority of the graduates are, in fact, working in the property management field and the minimal inexperienced full time students are unable to even fill up the normal turnover vacancies resulting from retirement, change of career or working in

Mainland/overseas etc. Therefore, there is an urgent need to attract more than 200 new bloods each year to meet the 10 years' need.

2. Suggestions on easing the concerns

u Reclamation to explore more land

To cope with the increase of housing supply, availability of land is very important. With only 1,108 sq. km of land for population over 7 million, reclamation seems to be one of the long term measures in increasing the land supply. But, in any case the reclamation should not affect the prime financial benefit of the existing Victoria Harbour waterway. Despite the fact that it is a long term strategy, it is essential to plan comprehensively and to act earlier as to avoid unnecessary delay.

u Vacant private/public residential/non-residential buildings

Government is advised to encourage private developers to revitalize their vacant industr ia l or non-res ident ia l bu i ld ings in o rder to maximize land use. Alter or renovate the vacant private/public industr ia l bui ld ings to proper, legal and safe standard residential units and to be managed by Non-Government Organization (NGO) with assistance/advice from the property management professionals can be considered. Households vacated from those il legal sub-div ided uni ts and are General Waiting List (GWL) applicants can temporarily stay in this type of "interim accommodation" until they are successfully rehoused to the public rental housing. Incentives to encourage private owners of industrial buildings can include s impl i fy ing the procedures on

Response to Public Consultation on Long Term Housing Strategy (Con't)

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applications for change of land use, low land premium etc.

For those vacant private residential units owned by individual owners but vo id fo r var ious reasons, incentives to encourage them to let the flats to the applicants on the GWL at lower rent level can include waiver of Rates. On the other hand, the Government may consider rent subsidy on the GWL applicants through the Community Care Fund.

u Encouragement for Increase of professional property management practitioners

It is foreseeable that there will be an increasing demand for property management expertise resulting from the increase in housing supply.

HKIH requests the Government to speed up the legislative process on the licensing scheme proposed by HAD on PM practitioners and companies. With a well-recognized professional status, it encourages more new workforce to join the profession.

Other than to attract more new joiners to cope with the additional 130 new bloods required for the average 47,000 new units in the PM industry each year, there is a need to plan for retaining the existing experienced professionals who are urgently required to manage and to maintain the ageing properties in the whole territory. To achieve the purpose, the Government is advised to provide more funding to the academic institutions in running more PM related courses and at the same time to subsidize part-time and full-time students of PM courses.

u Speed up construction of public rental housing

T h e r e a r e a r o u n d 2 0 0 , 0 0 0 applicants/families on the General Waiting List for rental public housing. Many of them are currently living in illegal sub-divided units in aged buildings due to high rental level in the private property market. Such sub-divided units are poor in living environment and are unhygienic

Response to Public Consultation on Long Term Housing Strategy (Con't)

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which at the end become a social problem rather than a housing problem. As such, there is a need to speed up the rehabilitation and redevelopment process of old low rise rental public housing which will effectively reduce the General Waiting List as new high rise rental blocks can accommodate more families in need.

u Encourage developers on selling the units to first-time local buyer

Such requirement in the sale and purchase agreement has been well-received by the public in 2012 when HeyaGreen of Hong Kong Housing Society launched for sale in the market. It also showed good response from the publ ic. The policy is worth to continue to reduce grievances from the local potential property purchasers.

u Expedite the redevelopment by Urban Renewal Authority

It is suggested that dilapidated and low rise tenement buildings in urban areas can be replaced by high rise new developments with self-contained community facilities. This can offer owners of old tenement bui ldings a practical choice to improve their living condition and their personal safety too.

3. Licensing of sub-divided unit

L i cens ing o f sub-d i v ided un i t s as suggested by LTHS Consultation Paper is not supported mainly because:

u HKIH afraid that the outcome will be similar to those unauthorized fixtures of village houses, it will only create more new cases which will be out of control at the end due to minimal manpower of Building Department.

u E v e n s o m e p r o f e s s i o n s a r e voluntari ly offering services to inspect the rooms or bui ld ing structure for safety concern, the se rv i ces canno t be p rov ided indefinitely. It still needs time to cover all such buildings in the territory.

u More thorough consultat ion to solicit expertise views from related professional institutes on this issue is suggested.

- End -

Response to Public Consultation on Long Term Housing Strategy (Con't)

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因燒香拜神煙霧鬧上法庭的官司

︿DC

CJ 273/2011

﹀

報章報導︿鄰居日點24

支香　

碩士女要禁﹀：居於A

B

花園的原

告，難忍鄰居被告每日在大門外燃燒大香︵每次6

炷大香︶，煙

味攻進家中。她向管理處投訴後，卻適得其反，鄰居被告加密

上香，每日甚至3

至4

次，每次燃燒近一個半小時。燒香煙味令

她飽受困擾，懷孕期間未能好好休息，引致胎兒提早兩星期出

世，於是她向法庭申請禁制令禁止鄰居燒香。

原告曾兩度報警，並發律師信，情況反而變得更差。被告女戶

主碰見她和丈夫便稱﹁見到兩隻鬼﹂，又在禀神時叫原告夫婦

﹁早歸天國﹂，她的大門前又無故有白色粉末。她決定興訟，

被告向法庭提出承諾書，改用環保香、減少燒香的次數、數量

及燃燒時間，於正式審訊前雙方亦進行調解，唯未能達到一個

雙方都能接受的解決方案。

法官的話

法官在判詞中指出：(1

)

香港居住環境擠逼，鄰居之間應互相體

諒，友善解決雙方的紛爭。(2

)

若被告當初能嘗試了解原告面對

的問題，並非一早認定原告過於敏感及找麻煩，而報以敵對態

度，相信本案訴訟可以避免，被告敗訴亦只能怪責自己。(3

)

如

果雙方不改變處事的態度，法官相信日後亦會繼續有類似的訴

訟。法官裁定原告可獲賠償7.5

萬元，兼得大部份堂費，而被告

可以在有限制的條件下繼續燒香。

在這件案件中，表面上原告勝訴，獲得賠償和大部份堂費，但

是如果雙方一早採取調解去處理他們的爭議，結果會否一樣

呢？

調解的特點

調解是另類紛爭解決方法，採用各方均認為公平的程序去解

決爭議，達成具持久性和可以接受的結果，並有效地運用資

源。﹂

關衛擎 香港和解中心副會長

Mediation

近年香港政府大力推動調

解，隨著2010年推行的司

法改革，調解作為一種另類

紛爭解決方法，已得到越來

越多市民認識及採用。到底

調解是甚麼、怎樣進行、與

訴訟有甚麼不同呢？我們先

看看一個物業管理界的罕見

法庭個案。

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適用於民事案件

是一個雙方自願參加及保密的會談

由一個或多於一個分節構成的有組織程序

包括雙方各自表述對事件的看法和解決爭議方案的期望，調

解員和雙方一起傾談的聯合會議，調解員分別與其中一方個

別面談的獨立會議。

包括當中有一名或多於一名不偏不倚人士︵調解員︶

調解員在不作出判決的情況下，協助爭議各方：

找出爭議之處

探討和擬定解決方案

互相溝通

就全部或部分的爭議達成協議

調解的三大優勢

調解的過程是基於爭議雙方的需要為主

導，討論焦點是雙方需要，不是判斷誰是

誰非；關注的方向是將來，如何解決事

件，不是過去所發生的事情，不需要提出

證據去證實自己的論點，或證實對方的錯

失。調解員會引領雙方將人和事分開，理

解雙方立場背後之需求及利益，經由雙方

討論和協商式談判後，創造一個雙方都能

接受及同意的可行方案。

調解重視各方的關係

調解的關注點是雙方的關係，關注的方向是將來，如何解決事

件，不是基於過去發生的事情和事實，分對錯和責任，從而判

斷誰是誰非，誰勝誰負。調解員透過促進式的調解技巧、有效

的提問、談判技巧的現實測試、最好和最差的另類方案，分析

/

判斷真正問題所在，有系統地解決問題，有技巧地引出當事人

說出可行方案，最後達成雙方共同接受的解決方案。

••••••ÇÇÇÇ

爭議雙方可以在調解過程中，在調解員的帶領下各自表達自己

對事件的看法和解決爭議的期望，更重要的是可以細心聆聽對

方對事件的看法和期望，繼而進行討論及協商，促進雙方對事

件的瞭解。就如案件中被告女戶主在案件裁決前接受記者訪問

時說：﹁佢好好同我傾，我接受你，你唔係嘅，郁啲就報警，

又報消防，我哋都有仔女有孫，真係好陰公，好受困擾。﹂

另外對於原告指控，因為原告母親曾跟被告女戶主的兒子談及

燒香問題時，兒子未加理會，才轉向管理處投訴。她解釋，兒

子當時趕上班才未有細談。不久，她上香拜神便有保安干預，

最後還收到律師信。

試想想，如果雙方可以在一個和平理性而又保密的情況下傾

談，絕對可以令雙方對另一方有更深入的瞭解，從而避免很多

﹁誤會﹂，令事件惡化及大家的關係更差，最後唯有採取法律

訴訟去解決問題。

雖然原告勝訴及得到金錢上的賠償，但是如果事件可以在發生

初期得到處理及解決，可以避免原告受到長時間的影響，最重

要的是可以化解雙方的誤解。良好的關係絕對不是法律訴訟所

能給予的，在很多的調解個案中，調解員很多時在調解結束

後，得到爭議雙方的感謝，除了解決他們之間的爭議外，更可

以讓他們修復甚至增進被此之間的關係。

調解的保密性

調解一個最大的特點是保密，根據於2013

年1

月1

日生效的﹁調

解條例﹂，為調解目的/

在調解過程中曾出現的﹁調解通訊﹂

不能成為呈堂證供，亦不能向任何非與會人士披露，﹁調解通

訊﹂包括：

說出的任何說話或作出的行為；

任何文件；及

提供的任何資料

但不包括﹁調解協議﹂，亦不包括﹁經調解的和解協議﹂

•••

Mediation

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試看下面一題數學題：

調解的結果是多樣性的，只要爭議各方同意和接受，﹁5

﹂只是

其中一個解決方案。調解的結果沒有不可能，只有雙方說能不

能！

法律效力和法律權利

爭議各方於達成協議後，調解員會協助各方草擬﹁經調解的和

解協議﹂，當各方簽署後，該份協議就是一份有法律效力的合

約，簽署各方均需要遵守。

調解作為另類紛爭解決方法，並不影響爭議各方的法律權力，

如果調解未能協助各方解決爭議，或甚至達成協議後，任何一

方也可以進行法律訴訟。但是，如果大家在努力商討後而達成

大家同意和接受的解決方案，又何須要勞民傷財去進行訴訟

呢？

Find xx 3cm

4cm

Find x

It’s Here

x 3cm

4cm

問題：

答案：

Mediation (續)

因著保密條款，除調解員及爭議各方外，其他人基本上不會知

道調解的內容，不會像法庭審訊，市民大眾可以知悉案件的所

有資料，甚至調解員分別與其中一方個別面談的獨立會議當

中，如果未得到獨立會議中的一方同意，任何談話內容及資

料，調解員均不能向另一方或第三者透露。

就如上述燒香的案件，控辯雙方的姓名、住址、家庭背景，甚

至他們的相片亦能從法庭判詞和報章上一一得知，個人資料完

全大公開。在調解中，爭議各方簽署的﹁調解協議﹂內的保密

條款，加上﹁調解條例﹂的規定，所有調解過程中的資料都會

保密，絕不會像訴訟案件中，成為公眾茶餘飯後的談話內容。

調解的結果

原告在這次爭議事件當中是否真正的贏家？在訴訟當中答案是

肯定的。但是在調解的角度看，原告也可以說是輸家，是雙輸

局面。在整個訴訟過程中，雙方不單要勞心勞力去應付審訊、

預備證據及資料，亦需要付出大量金錢和時間，在事件中對家

人的身心健康和生活造成一定影響。原告雖然獲得賠償但是法

官也准許被告在有限制下繼續拜神燒香。

報章報導：﹁而已拜神4

0

年的被告女戶主，正因拜得神多，

每日在門外的天神及土地神位上香，惹來鄰居投訴，事件最終

鬧上法庭，要花去二十多萬元積蓄打官司。夫婦倆至今仍感氣

結，自言受了莫大寃屈。﹂

如果雙方透過調解去解決爭議，解決方案是由在雙方自願參與

及協商和同意的，不是由法官根據法例及證據而作出判決的。

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調解與訴訟的分別

香港的調解進程

在20

07

-20

08

年的特首施政報告中提出透過調解服務減少社會

衝突、建設和諧社會。於2008

年，律政司司長領導跨界別工作

小組，籌劃如何更有效及廣泛利用調解服務處理高層次的商業

糾紛，以及相對小型但與社區息息相關的糾紛。

工作小組在2

01

0

年2

月發表報告，並提出共4

8

項建議，其中已

實行：

︽實務指示31

︾︵已於2010

年1

月1

日推出︶：

規定確保有關各方及其法律顧問在進行訴訟前，必須真誠努

力以調解方式解決爭議；調解證明書、調解通知書和調解回

覆書送交法庭存檔；訴訟一方如沒有任何合理解釋而不參與

調解，法院會發出對其不利的訟費令。

法律援助署確認在有法律援助的訴訟中，法律援助受助人進

行調解所招致的開支，被視為法律訴訟的附帶費用，屬法律

援助的涵蓋範圍。

2010

年司法機關成立調解資訊中心

••••

Mediation (續)

聯合調解專線辦事處成員包括：

1. 香港和解中心

2. 香港律師會

3. 香港大律師公會

4. 香港調解會

5. 特許仲裁學會(東亞分會)

6. 香港仲裁司學會

7. 香港建築師學會

8. 香港測量師學會

香港調解資歷評審協會有限公司創會會員包括：

1. 香港和解中心

2. 香港律師會

3. 香港大律師公會

4. 香港國際仲裁中心

2010

年八個專業團體共同成立了一個名為﹁聯合調解專線辦

事處﹂的非牟利組織，以推動有效地使用調解，以及提供調

解轉介服務

於2012

年8

月成立﹁香港調解資歷評審協會有限公司﹂，擔

當香港單一調解員資格評審組織的角色，履行資格評審和紀

律審裁的職能。

︽調解條例︾規管調解的框架於2013

年1

月1

日起生效

現時香港有很多機構提供調解服務及推廣調解，擁有約8

50

名

調解員的香港和解中心，正積極推動社會人士廣泛使用調解，

為各行各業人士提供培訓課程，教育公眾認識調解的概念和理

論，如何有效以調解去解決紛爭，並致力加强與香港、國內、

亞洲及其他國家的仲裁機構、調解機構或專業團體之間的相互

合作。

中心今年繼續於社區層面積極推廣調解，並提供四小時的︽義

務社區調解服務︾，為爭議金額不超過港幣壹佰萬元的社區爭

議事件，提供一個簡單快捷及雙贏的另類紛爭解決方法供市民

大眾採用，以增進社區和鄰里之間的和諧相處。有意使用此服

務的公眾人士，可以致電熱線電話3756 0108

向香港和解中心查

詢。

調解的結果係可以好有創意，出人意表…

•••

項目 調解 訴訟

誰主導過程

爭議各方 法官

討論焦點

基於雙方需要

基於事實

不分對錯分對錯及重責任

關注方向 將來 過去

參與程度 爭議各方律師/爭議各方

所需時間 較短 較長

所需成本 較低 較高

結果 共贏 分勝負

執行方式經調解的和解協議

判決書

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前言根據建築物管理條例第344

章︵"

條例"

︶，管委

會的人數是必須符合附表2

第1(1)

條的規定。

管委會的最少委員人數，要視乎大廈的單位數目而

定。

在計算建築物的單位時，車位是不計算在內的。

管委會的人數必須在如下情況，按附表2

的規定去訂

立：

a.

成立法團時；及

b.

在週年大會中須要換屆時。

在本文中，我們將探討在不同時段及不同情況下，法

團是否一定可以成立，而管委會如出現出缺的問題

時，又是否可以順利換屆。

林健雄律師 中國委托公証人．婚姻監禮人

善用BMO系列

管委會出缺問題單位數目

管委會的最少委員人數

不多於50個 3名

多於50個但不多於

100個7名

多於100個 9名

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在業主議決成立法團時，如遇獲委任的委員不足以符合條例附

表2

第1(1)

段的規定人數時，會否影響管委會根據條例第7

條向土

地註冊處處長申請註冊法團？

舉例說，在業主會上管委會的人數根據法例最低要求被定為9

名，但在會議當天只有7

名業主參選，而在會議主持人多番鼓勵

下仍無其他與會業主參加競選。在此情況下，究竟該7

名參選人

仕能否自動當選，仰或會因為附表2

第1(1)

段的規定人數未符合

時，法團的註冊因而受到影響。

又舉例說，雖然在上述業主會上已選出9

名委員，但其中二名委

員在獲委任後的2

1

天內，沒有按規定向秘書送交聲明書，該二

名委員即須停任管委會委員。由於餘下只有7

名委員，不足法定

的最少人數，新委任的管理委員會會否因此而不能註冊成為法

團？

上述問題對很多朋友來說，一直都存有疑問。但採納"

不能成立

法團"

的意見較多。

在業主議決換屆及委出新管委會時，如遇獲委任的委員不足以

符合條例附表2

第1(1)

段的規定人數時，會否影響新一屆管委會

的成立？

舉例說，在法團會議上新一屆管委會的人數根據法例最低要求

被定為7

名，但在會議當天只有5

名業主參選，而在會議主持人

多番鼓勵下仍無其他與會業主參加競選。在此情況下，究竟該5

名參選人仕能否自動當選，仰或會因為附表2

第1(1)

段的規定人

數未符合時，新一屆管委會的成立因而受到影響？

又舉例說，雖然在上述業主會上已選出7

名新任委員，但其中二

名委員在獲委任後的2

1

天內，沒有按規定向秘書送交聲明書，

該二名委員即須停任管委會委員。由於餘下只有5

名委員，不足

法定的最少人數，新一屆管委會的成立會否因而受到影響？

在百利大廈︵L

DB

M2

16

/20

11

︶一案中，法團舉行業主大會，

管委會的成員需要進行重選。根據法例規定，需要選出最少7

名

委員。由於只有5

位業主願意擔任委員，管委會在當晚被視為

未能順利成立。由於未能選出新一屆委員，法團的管理便出現

問題。當時法團需處理一些訴訟，但因管委會未能成立，故不

能向律師作出適當的指示。律師也表示考慮退出代表法團。最

終，法團須要由土地審裁處委任管理人，並由他其後召開了業

主大會，成立新的管委會。

土地審裁處暫委法官余敏奇並未在案中對未能順利成立新一屆

管委會作出判決，但如果此項觀點是對的話，則法團在上述的

情況下，便不能成立新一屆的管委會。

同樣，上述問題對很多朋友來說，一直都存有疑問。但採納"

不

能換屆"

的意見較多。

如果管理委員會因部份委員在獲選後停任，以致委員人數低於

法定下限，這是否會令管理委員會變成一個無法律效力的組

織？

在龍珠島別墅︵C

AC

V001911/2001

︶一案中，上訴庭指出根據

附表2

第2

及第3

段，管理委員會委員是業主在業主會議或業主週

年大會中委任的，這些會議委任的委員人數需要符合法律的規

定，但這並不是指如果在其他時間委員的人數少於法定人數，

他們所屬的管理委員會則變為無效。

條例中附表2

第9

段亦指管理委員會會議的法定人數須為管理委

員會委員人數的5

0%

，這明顯地表示如果在管理委員會的會議

有50

%的委員人數時，該管理委員會便可以有效地提出及通過

議決。

相對成立法團及換屆時委員人數不足，上訴庭早在2001

年已對

本問題作出清晰的判決。

善用BMO系列 - 管委會出缺問題

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法律的規定

我們必須清楚了解法例條文中的規定。否則，法團的成立或換

屆便會受到影響，而管委會的運作亦同樣可能遭受質疑。

在民政事務總署的︽怎樣成立業主立案法團︾冊子中，為委出

首屆管委會而召開的業主會議，通知應包括如下議決：

(1)

議決成立法團和委出管委會；

(2)

議決管委會的委員人數；

(3)

議決委任管委會委員；

(4)

議決是否設立管委會副主席的職位；

(5)

議決委任管委會主席一名；

(6)

議決委任管委會副主席︵如決議通過設立此職位的話︶一

名；

(7)

議決委任管委會秘書一名；

(8)

議決委任管委會司庫一名；

(9)

議決法團的註冊地址；

(10)

其他事項。

業主初次委出管委會時，須藉以過半數票通過的決議並按條例

附表2

第1(1)

段的規定，決定管委會的委員人數。

在法團成立後，業主如有意更改管委會的委員人數，可藉在法

團業主大會︵包括按附表2

第5

段換屆時︶上通過議決去更改。

在上述任何一種情況下，業主所決定的管委會委員人數，均不

得少於條例附表2

第1(1)

段訂明的法定最少人數。

當然，如果管委會的人數低於法定下限，根據附表2

第6

段，管

委會是可以利用賦予的機制去填補委員空缺。

總結

2007

建築物管理條例經修訂後附表2

記載有關管委會的組織及工

作程序的條文。

修訂後附表2

中第2

與第5

段是構成管委會的委員職位及其產生規

定的條文，亦是本文最值得注意的部份。

附表2

中新加入的第2

(3)(a

)

段適用於成立法團時委任管委會成

員，條例中訂明如候選人的數目﹃不多於﹄須委任的管委會委

員的數目，則該等候選人須當作獲委任為管委會委員，亦即自

動當選。

附表2

中新加入的第5

(2B

)(a)

段適用於委任新一屆管委會成員，

條例中同樣訂明如候選人的數目﹃不多於﹄須委任的新一屆管

委會委員的數目，則該等候選人須當作獲委任為新一屆管委會

委員，亦即自動當選。

上述兩段條文均說明﹁如候選人的數目﹃不多於﹄須委任的

管委會委員的數目，則該等候選人須當作獲委任為管委會委

員﹂。當然，該等委任必須符合附表2

第1(1)

段中有關最少委員

人數，與及附表2第9

段中有關法定人數等的要求才算生效。

因此，按照條例在2007

年經修訂後，根據以上之推論應是容許

候選人在少於按規定已議決管委會成員數目時，只要該等候選

善用BMO系列 - 管委會出缺問題 (續)

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人符合附表2

第9

條的管委會最少法定會議人數，仍可成立法團

及/

或換屆︵詳見附表一︶。

條例的修訂是在2007

年4

月25

日作出修訂並在2007

年8

月1

日實

施。

事實上，立法的精神是幫助業主成立法團並促使法團繼續有效

地運作，而新加入的條文正好反映本項精神。

現時有關方面正在討論及修訂物業管理條例，希望條例在將來

對出現上述情況時根據條例中附表2

新加入的第2(3)(a)

及5(2B)(a)

段的條文之處理有更清晰之顯示。

附表一

單位已議決管委會成員（不少於）

候選人 成立法團 換屆

50 3

2 X X

3 * 自動當選 * 自動當選

5 投票選出3位 投票選出3位

50-100 7

3 X X

4 * 自動當選 * 自動當選

9 投票選出7位 投票選出7位

>100 9

4 X X

5 * 自動當選 * 自動當選

11 投票選出9位 投票選出9位

* 根據條例中附表2的第2(1)，2(3)(a)及5(2B)(a)段的條文，理應自動當選。

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29

Barrier Free Accessibility - An opportunity or a threat?Seize the Market Opportunity, Demonstrate Your Social Responsibility

According to a report recently published by the Census and Statistics Department, there are over 361,000 people with disabilities in Hong Kong. The number of people aged 65 years and above will reach 952,000 this year and this is expected to rise to 2.26 million by 2040. Putting these figures together, we can see that the number of persons with disabilities and elderly people has already exceeded 1.3 million, or one in five of the Hong Kong population, a proportion which will increase as the population ages.

There is no doubt that one of the key functions of property managers is to ensure that facilities operate and are maintained optimally and cost effectively. To achieve this, property managers may implement asset management systems like PAS-55-1. Such systems direct, control and coordinate resources to perform in a consistent and effective manner so as to maximize the value of facilities throughout their entire life cycle, from creation, acquisition, operation, enhancement and maintenance, to disposal. One of the important features property managers needs to attend to if they wish to build a socially accountable brand image is BFA. Compliance with the Discrimination of Disabilities Ordinance (DDO) of Hong Kong is crucial to BFA performance in the construction and management of facilities.

Complying with the DDO is not just a matter of approval by the Buildings Department according to Chapter 123 of the Building Ordinance of Hong Kong. The mandates of DDO are not limited to the specifications of BFA equipment and hardware establishment given in the "Design Manual– Barrier Free Access" issued by the Building Department, but also the way persons with disabilities are treated in order to allow them to share the same rights to access premises or services as other users. Of course, there are provisions in

DDO for exclusions that relieve the obligations of the owner of facilities to a certain extent but property managers still need to pay special attention so as to forestall complaints or adverse opinions from interested parties, like pressure groups and the media.

There are many reasons why we should offer barrier free accessible premises and services to persons with disabilities and elderly people. One of the aims of this article is to discuss opportunities for property managers to enhance the value of facilities such that superior property management performance can be demonstrated.

Barrier free accessibility - an urban development trend

The needs and concerns of persons with disabilities and elderly people, such as barrier-free access, have always been neglected. In recent months, there have been reports that many persons with disabilities and elderly people have encountered diff icult ies or obstacles when going out shopping. Another report concerning BFA, compiled by the Hong Kong Occupational Therapy Association, says that some persons with disabilities had not visited shopping malls in the previous 3 months because of access difficulties.

In the light of this, the Hong Kong Government has begun to take a more active role in leading BFA development. It compiled a booklet ("Design Manual - Barrier Free Access 2008"), and appointed an Access Coordinator and Access Officer to individual bureaus and departments in 2011. In addition, it has launched large-scale improvement projects to improve barrier-free facilities.

BFA has already become a global trend in the development of big cities. Because of the great market potential, and the public's pressure and

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criticism, some local commercial and public service organisations have decided to improve their BFA performance. By doing so, they show their care to the challenged members of our community and also strengthen their brand image and competitiveness.

A potential market of over 1 million families

The group of clients which would benefit from BFA amounts to 20% of Hong Kong's population, which means that there is a large, untapped potential market. Persons with disabilities and elderly people go out with their families and consume in shopping malls, restaurants, shops and other entertainment venues just like other people, but of course they prefer places which provide good barrier-free facilities and services. Mostly likely, they will become the loyal customers of accommodating merchants. Organisations which upgrade their BFA facilities and services will benefit from an increase in this kind of custom.

Targeting the 'silver-haired market' ( i .e. targeting seniors) has become a marketing trend all over the world. Some reports have pointed out that Hong Kong is now similar to Japan in that the elderly have a high level of personal savings and great consuming power. Therefore, products and services targeting the elderly have become very popular in past few years. Safety phones and package tours for elderly travellers are good examples.

According to the 'Formal Investigation Report: Accessibility in Publicly Accessible Premises (2010)' published by the Equal Opportunities Commission, barrier-free facilities not only help persons with disabilities and elderly people, but also benefit other citizens, including pregnant women and parents using baby carriages. Improving the BFA facilities can in fact benefit parents of 90,000 - 100,000 new born babies in Hong Kong per year. This will help organisations add value to their services, and thus enhance their brand image and attract more customers.

Take your first step

BFA is a matter of caring for the needs of persons with disabilities and elderly people so that they can live more easily in Hong Kong. Caring, in the form of assistance and/or the provision of necessary BFA facilities, allows them to gain equal access to services and premises that are enjoyed by the general public. More and more people, including investors and consumers, appreciate the importance of BFA performance and take it into consideration in their investment or buying decisions. There has been a BFA paradigm shift in Hong Kong: the Government has been enforcing it in public facilities and major public utilities, and enterprises are putting vast amounts of resources into improving their BFA performance as well. BFA in Hong Kong, in a broader sense, has been improved a lot in the last couple of decades since the first publication of the "Design Manual– Barrier Free Access" in 1984. Nevertheless, the improvement of BFA performance has not yet met the increasing demand of a better living environment for persons with disabilities and elderly people. The voice of BFA in the community is getting louder and clearer than ever. Some shopping malls in Hong Kong were criticized for their poor BFA performance earlier this year, for example.

The solution to alleviating the existing tension in BFA may require a change of mindset of owners and management companies of properties, from reacting to issues or "fire-fighting", to acting proactively and strategically. Investments in BFA facilities can definitely help, but retrofitting of existing facilities may be too costly, time consuming or even impractical in some cases. However, such challenges should not stop property managers from moving forward to demonstrate their care to persons with disabilities and elderly people. BFA is not just a matter pertaining to hardware but also assistance and attitude towards to those in need as it is always a "soft" side of all affairs. Dealing with the "soft" side of issues can help reduce impact of short comings in BFA facilities.

Barrier Free Accessibility - An opportunity or a threat? (Con't)

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The notions of "Empathy", "Always being prepared to help" and "Willing to give priority" to allow persons with disabilities and elderly people to access premises and services are the keys to gaining appreciation from the community. Of the various actions which can be taken, awareness training to arouse the positive feelings of staff towards the needs and expectations of persons with disabilities and elderly people will always be the first to attempt. Nowadays, a lot of social service organisat ions are offer ing engagement sessions for various parties and persons with disabilities and elderly people. In August 2013, HKQAA launched the "HKQAA CSR Platform" to build positive collaborative relationships between the commercial sector and minority groups. Through structured and interactive engagement activities, both parties can voice their views and understand each other's limitations and capabilities in depth.

The next objective to be accomplished will be building competence among staff, especially the frontline staff, to offer assistance to persons with disabilities and elderly people. Gestures and tone of voice to show care and welcome need training since the first impression is always important for people. A warm and polite start will always help create pleasant dialogue and a heart-warming experience. The ability to offer alternative solutions to overcoming BFA shortcomings will be another crucial factor for making persons with disabilities and elderly

people feel satisfied. Alternative solutions can be offered through engineering or management approaches. Engineering approaches may be temporary setups that provide similar functions to the BFA facilities, such as ramps, specified in the "Design Manual– Barrier Free Access". Management approaches will be complementary services that help persons with disabilities and elderly people to enjoy facilities and/or services conveniently. Special arrangements of service points can be an example of such approaches.

When no alternative solution can be offered, it is necessary to explain the difficulties encountered and express wil l ingness to help whenever possible and practical. The performance of property managers, under these circumstances, relies on resourceful support to frontline operations; the power to mobilize staff to perform; and rational decisions to balance the interests of concerned parties.

It is preferable to implement a management system for BFA early on in order to identify requirements relevant to the property in question ( including legal and regulatory ob l iga t ions as we l l as the needs and expectations of interested parties); devise and realise an action plan to meet the requirements; and monitor and continually improve BFA performance.

An effective means to demonstrate your achievements in BFA

As a bridge between businesses and socially sustainable development, HKQAA develops different conformity assessment schemes and initiatives. This enables the Agency to offer management tools and channels to both commercial and public service organisations, assisting them to keep in step with social developments in their daily operations.

To satisfy demands from industry, persons with disabilities and elderly people, HKQAA has recently launched the Barrier Free Accessibility (BFA) Certification Scheme. The Scheme aims to encourage both commercial and public

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service organisations to take the first step to improve their BFA performance, so that the people with special needs can lead a barrier-free life in our community.

The BFA Certification Scheme is the first such certification scheme in Hong Kong. It offers a professional, practical and objective standard for evaluating and showcasing an organisation's BFA performance. We believe this can help promote BFA development in Hong Kong and will become the norm for all shops and buildings.

Practical standard with wide applicability

The scheme was developed with reference to related international and local standards, as well as BFA practical experience and best practices, including:

Hong Kong Buildings Department Design Manual: Barrier Free Access 2008

ISO 21542:2011, Building Construction - Accessibility and Usability of the Built Environment

Accessibility for the Disabled - A Design Manual for a Barrier Free Environment, United Nations Economics and Social Commission for Western Asia and SOLIDERE

ISO 10004, Quality Management - Customer Satisfaction - Guidelines for Monitoring and Measuring

In addition, HKQAA has consulted businesses and many disabled and elderly concern groups so as to take advice from different stakeholders and develop a conformity assessment scheme which suits the circumstances of local organisations.

The scheme can be applied in different kinds of businesses and organisations, including:

1. Shopping malls

2. Public transportation operators (such as railways, buses, ferries and aircraft)

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3. Public facilities (such as theme parks, parks, museums, exhibition and convention centers)

4. Retail ing, catering and entertainment services (such as cinemas, restaurants, karaoke bars and shops)

5. Educational and medical institutions (such as primary and secondary schools, tertiary institutions , tutorial schools, hospitals and clinics)

6. Hotels

7. Industrial, commercial and residential buildings

Professional and impartial assessments

BFA per formance is assessed wi th an emphasis on professionalism and impartiality from multiple perspectives for each individual organisation. To obtain the BFA management system certificate, an organisation must pass both the "BFA Management System Assessment" and the "User Assessment" to ensure that its management capability and operational performance meet specific requirements.

"BFA Management System Assessment" - An organisation's management capability in maintaining the standard of barrier-free measures and facilities is assessed by HKQAA management system assessment personnel. It aims at encouraging an organisation to enhance its operation process, as well as monitor the effects of, and continuously improve, its BFA performances through an effective management system.

"User Assessment" - Persons with disabilities and elderly people visit premises managed by the organisation and assess the BFA performance as if they were the real users. Physically challenged, visually impaired and hearing impaired persons, as well as the elderly, will be employed by HKQAA as users, and undergo tailor-made professional training. For publicly accessible areas, user assessment

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is conducted in an unannounced manner and the identities of users will not be revealed to the organisation.

Improve your organisation's image; win stakeholders' trust

Through the Scheme, organisations can raise BFA awareness among their employees, and gain trust from challenged people and stakeholders. They can showcase their BFA performance, improve their brand image and raise their profile with consumers. More importantly, the Scheme can help organisations explore new business opportunit ies by attracting persons with disabi l i t ies and elderly people, mothers-to-be and families with infants, who form a large group of loyal customers.

The scheme can be used as a supplement to other BFA initiatives. It also provides a framework for organisations to establish their own management systems to support their BFA measures, monitor performance and find out areas for improvement in order to increase efficiency and competitiveness.

Promote employment and consumption

HKQAA has always paid attention to the concerns of challenged members of our community by keeping close contact with stakeholders in order to understand their challenges in everyday life. Challenged people must be given the dignity and fair treatment they deserve. Just like other Hong Kong people, they want to lead a normal social life, work enthusiastically and contribute to our society.

We believe that the BFA scheme will be of great significance. Not only does it encourage all sectors of the community to build a barrier-free society and allow disabled and elderly people to receive fair treatment and become more involved in the society, but it might also lead to the creation of job opportunities for these challenged people. This will then increase the productivity and consuming power of society, and generate more business opportunities. The

result could be a situation in which society, businesses and the disadvantaged benefit.

Let us remember that misfortune can fall on us at any time. Anyone may be injured in an accident, everyone will grow old and many become sick. Therefore, the duty to establish a BFA society rests with everyone. We hope that with all sectors involving and contributing, Hong Kong wi l l become a barr ier- f ree international metropolis for everyone.

About the HKQAA CSR Platform

The HKQAA CSR Platform aims to provide an interactive platform for the commercial sector and disadvantaged members of the community, or the relevant public service organisat ions, to enhance their mutual understanding. It also integrates the capacities of the challenged people and demands from industry and encourages them to be more involved in society through employment. In turn, this will enhance the brand image and competitiveness of organisations.

Enhanced cooperation between commercial and public service organisations

At present, there are few similar types of CSR platform in Hong Kong, and those that are operational may not have a set of mechanisms for enhancing the quality of CSR projects and service providers. HKQAA will manage the platform and will also play a role in knowledge transfer and quality assurance. We will help the commercial sector to organize CSR projects and public service organisations to strengthen their management capacity, assuring the standard of these projects and services.

Through the platform, the commercial sector can be matched with suitable partners to carry out various CSR projects in addition to the BFA project. All participating organisations will be awarded a HKQAA CSR Companion Mark so as to showcase their commitment and contribution.

Hong Kong Quality Assurance Agency

Barrier Free Accessibility - An opportunity or a threat? (Con't)

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