HOUSING · 外，於本期亦刊登專文有關學會向政府反映「逆權侵佔」之意見。...

The Hong Kong Institute of Housing

HOUSINGDYNAMICS 目錄

Content

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。

Editor's Message 編輯手記 1

President's Message 會長報告 2

Events and Activities 活動花絮

2012-13 年度深水埗私人樓宇管理進階課程• 4

2013 中西區大廈管理證書課程• 4

廿五周年會徽設計及標語創作比賽頒獎禮• 5

香港房地產專業服務聯盟癸巳年新春酒會• 6

ISO50001 能源管理系統講座• 7

參觀希慎廣場之節能及綠化設施• 8

元朗區大廈管理證書課程 2013• 8

與城市大學學生分享物業管理經驗茶聚• 9

廿五周年燒烤同樂日• 10

參觀香港蘇豪智選假日酒店• 12

2013綜合設施管理研討會• 12

升降機及自動梯條例第618章升降機及自動• 梯的負責人手冊講座

13

職訓局安排之訪問• 13

Reports from Committees 會務報告

會員更新• 14

學會公關工作積極推廣專業物業管理的重• 要性

16

香港房屋經理學會與英國皇家特許測量師• 學會互認會員 - 首批證書頒發

18

香港房屋經理學會義工隊• 19

Articles to Share 文章分享

Concerns of Housing Managers on Lift • Maintenance

20

Comments on the Consultation Paper for • Adverse Possession

24

1香港房屋經理學會

房屋動力

MAY 2013

Editor's Message編輯手記

近日翻開報刊，話題離不開通漲、最低工資及就

業市場、升降機安全、房地產業權等；發覺這不

單與我們生活息息雙關，更是與物業管理業界的

工作不可分割的。學會作為香港物業管理界之專

業團體，於過去數月亦透過不同媒界不斷提高各

界對專業物業管理工作之關注及提升社會各階層

對物業管理專業人士身份之認同。

於過去數月，學會舉行了大量物業管理之相關活

動，包括於深水埗、中西區及元朗區舉行物業管

理課程以提升各區居民對物業管理知識；邀請機

電工程署代表主講升降機講座以配合業界對升降

機安全之關注及提昇眾會友對新法例的認知。

「房屋動力」作為學會之定期刊物，除向會友報

告上述學會最新之會務及活動，亦定期邀請行內

之專家撰文分享專業知識，本期誠邀到蘇振顯博

士於本期撰文分享升降機安全之專業心得。另

外，於本期亦刊登專文有關學會向政府反映「逆

權侵佔」之意見。

此外，過往一年公關宣傳的開展，傳媒亦多番訪

問學會，以讓大眾了解學會之專業意見，學會形

象及會友之物管專業地位亦不斷提升。

隨著學會成立25周年，學會正展開一連串慶祝活

動，包括成立義工隊及燒烤活動，願大家能一齊

分享25年的成果之餘，將會友於日常工作中的專

業認真及細心關懷客戶的態度，透過參與學會之

義工活動，將專業精神帶進社會各階層。

賴智衡

2 The Hong Kong Institute of Housing

HOUSINGDYNAMICS 會長報告

香港房屋經理學會(“學會”)自1988年成立至

今，轉眼已25年。會員人數已超過2,600位，

大部份專業會員已登記為專業房屋經理，會員

現正管理著全港七成以上的物業，包括住宅、

商場、寫字樓、停車場、會所等。一直以來，

學會的工作皆朝著維護會員的利益作為目標，

學會不斷努力提倡及爭取物業管理行業的專業

化，支持早日落實發牌制度，令會員的專業地

位在社會上得到廣泛的認同和尊重，讓公眾人

士認識何為專業物業管理，及關注專業物業管

理的重要性。透過專業物業管理人才，套用有

系統的管理模式，為危機作好預先的部署，以

減低人命財產的損失，締造安全的居住環境，

讓居民能安居樂業，進而提升生活質素。

相信各位會友都已察覺，在過往一年，學會在

報章或雜誌上發表不少與行業有關的文章，

特別在一些與物管息息相關的事件上，學會

也義不容辭利用傳媒向各公眾或政府表達專業的意見，希望藉此加深社會上各界對物管的重視及

認知。回顧自去年八月與傳媒初步接觸後，本人接受專訪共有九次，包括電台、報章及雜誌，話

題不但涉及物管行業的發展，也有熱門的話題，如升降機意外事件及最低工資等。另外，亦有六

次的報章發佈，而理事們也每月在多份報章上發表專題意見。誠然，漫長的道路中，學會及各會

員仍須加把勁繼續努力宣傳專業物業管理的重要性。早前學會向所有會員發出問卷，目的除可更

新會員資料外，更可分析會員的學歷和資歷，以便給予政府作為日後發牌制度的參考，從而保障

各會員的權益和行業的專業地位。此外，學會正構思為會員撰寫實務指南或守則［名稱及內容待

定］，旨在集合經驗豐富的會員對物業管理核心工作上的心得，讓後進參考，及加強他們的思

維。在培育新一代方面，學會一直有參與大學及專上學院認可課程的講座，藉此鼓勵學生及提供

專業意見。

作為專業團體，學會近年更加積極支持其他專業學會的相關活動，在過去一年，學會已接受超過

十個專業團體的邀請並支持他們的活動。對於一切有助會員在學術上或實務方面的講座及研討

會，學會盡力爭取參與，好讓會友增加機會與外界交流心得，擴闊視野。再者，學會一直廣泛參

與社區服務，最近成立的義工隊不僅是為了25周年誌慶，更是擴展學會對會員及社會的關懷。學

會現時已有43位會員登記成為義工隊成員，隨後便會展開多項有意義的義工活動。藉此機會，本

人誠邀所有會員加入義工團隊，從中互相分享行業的寶貴資訊和經驗。


房屋動力

MAY 2013

President's Message

除了實踐，學會也積極在各方面進行檢討以提升學會及會員的地位。理事會已多次討論有關專業

會員（Corporate Members）入會的資格，未來是否與其他專業團體同樣以學位作為基準呢？事實

上，社會各行各業聘用持有學位的人士非常普遍，職場新力軍大多持有一個或多個學位。學會也

應與時並進，提升專業會員的入會水平。再者，為確保會員的質素，學會擬加強審批專業會員會

籍（Corporate Membership）的程序，考慮全部進行面試以確定申請人在物管的核心工作上的認知

程度。然而這必加重理事會特別是會籍事務委員會的工作，學會會慎重考慮並再作深入的討論。

如各會員有任何寶貴意見，歡迎與學會聯絡。

學會在財政方面一向極為穩健，「理財有道」，「用得其所」是專業物管的精神，這正好讓理事

會在種種構思當中作出積極及有建設性的嘗試，例如為培育行業後進，學會增加獎學金；學會聘

用公關顧問主動聯絡傳媒；為關懷社區，學會聯同地區團體開辦樓宇業主培訓班；為提高會員觸

覺，學會為相關熱門話題尋求專家講座。為增強會員的維繫，除組織義工隊外，也安排各式各樣

的會員活動。今年，學會更增加與中學聯系，期望能舉辦職業講座，鼓勵中五畢業生能加入物管

行業或進修認可的物管學科，希望行業有更多的生力軍。隨著學會不斷向前的發展，秘書處後勤

工作和理事會的參與日益增加，大家有目共睹，因此，財務支援也不可或缺。得到理事會的支

持，學會在下年度（即2014年）上調專業會籍（Corporate Membership）的年費。讓我們一起携

手為邁向專業化而努力。

本年度周年會員大會在5月21日舉行，本人藉此感謝眾理事在過去一年無私的奉獻和對本人各方

面的包涵及支持；也特別鳴謝秘書處同事出色及辛勞的後勤工作。學會的進步，全賴團結，懇請

各會友繼續支持學會的發展，盡顯專業精神，帶動社區和諧，使香港安定繁榮。

謹祝　工作順利，家庭幸福！

香港房屋經理學會會長

袁翠儀


HOUSINGDYNAMICS 活動花絮

2013中西區大廈管理證書課程（主題：工程合約簡介）

2012-13年度深水埗私人樓宇管理進階課程2013年1月8日至1月26日

2013年1月17日

香港廉政公署代表（右一）、學會代表邵煒民先生（右二）、中西區區議員文志華先生（右三）、

民政事務署高級聯絡主任霍煒兒女士（右四）及學會理事鄧寶儀小姐（左一）。

講者劉國裕博士向各學員講解業主立案法團的

工作。

深水埗區民政事務處林錦清女士（右）致送紀

念狀予嘉賓郭冠英律師（左）。

中西區居民踴躍參與。

深水埗區民政事務處林錦清女士（左）致送紀

念狀予學會會長（右）。


房屋動力

MAY 2013

Events and Activities

廿五周年會徽設計及標語創作比賽頒獎禮

2013中西區大廈管理證書課程（主題：統籌進行大廈維修）

2013年1月24日

2013年1月25日

民政事務署高級聯絡主任霍煒兒女士（右一）、中西區區議員張國鈞先

生（右二）、學會理事林豪明先生（右三）及中西區區議員文志華先生

（右四）。

學會會長袁翠儀女士（左圖右一）與副會長何肇堅先生（左圖左一）頒發獎

狀予廿五周年會徽設計比賽得獎會員李珊珊女士（右圖右二）、標語創作比

賽得獎會員邵煒民先生（左圖左二）及陳錫山先生（中圖）。



香港房地產專業服務聯盟

癸巳年新春酒會 2013年2月21日

學會會長袁翠儀女士向來賓致祝賀辭。

由左起：香港房地產專業服務聯盟顧問何照基先生、香港房

地產專業服務聯盟顧問袁靖罡先生、香港物業管理公司協會

會長鄺正煒太平紳士、香港房屋經理學會會長袁翠儀女士、

香港地產行政師學會會長施家殷先生及英國特許房屋經理學

會亞太分會主席葉毅明博士向來賓祝酒。

由左起：英國特許房屋經理學會亞太分會主席葉毅明博士、

香港房屋經理學會會長袁翠儀女士、屋宇署署長區載佳太平

紳士、香港物業管理公司協會會長鄺正煒太平紳士、香港地

產行政師學會會長施家殷先生及出席的嘉賓於台前合照留

影。

出席新春酒會的學會理事合照留念。


房屋動力

MAY 2013


ISO50001 能源管理系統講座2013年3月22日

香港認證服務國際有限公司張景來先生為學會詳細講解有關ISO50001能源管理系統，會員專心聆聽。

學會理事姜宜龍先生（右）頒發紀念品予張景來先生。



參觀希慎廣場之節能及綠化設施

元朗區大廈管理證書課程 20132013年4月20日

2013年4月12日

學會理事夏建輝先生（左）主講大廈財務管理。

希慎興業有限公司建築設計項目總監陳麗喬女

士講解建築物之節能設計及綠化特點。眾理事觀摩位於希慎廣場天台之耕地。

學會副會長何肇堅先生（中）頒發紀念品予

陳麗喬女士（左）及劉偉良總經理 - 物業服務（右）。


房屋動力

MAY 2013


與城市大學學生分享物業管理經驗茶聚 2013年4月20日

右起：學會副會長何肇堅先生（右一）、教育事務委員會主席廖永泰先生（右二）、秘書黎鳳鳴

女士（右三）及學會資深會員陳慧愉女士（右四）與城市大學學生分享物業管理的經驗和趣事。

城大學生與學會理事合照留影。



廿五周年

燒烤同樂日 2013年4月27日

學會會長袁翠儀女士在BBQ同樂日上致開幕辭。

學會會長袁翠儀女士頒發獎品予壓軸大抽獎第一名。

學會會長袁翠儀女士（右五）、前任會長佘泰基先生（右三）、黃繼生先生（右四）、

陳世麟先生（中）及各現任及前任學會理事祝賀是次活動成功及與眾會員分享喜悅。


房屋動力

MAY 2013


學會理事夏建輝先生頒獎品予燒乳豬比賽第一名隊伍。

會長袁翠儀女士（右一）頒獎予遊戲第一名隊伍。

競飲大賽得獎者合照留念。

香港房屋經理學會義工隊為是次同樂日充當工作人員，獲得致意及大合照留念。



參觀香港蘇豪智選假日酒店2013年4月20日

2013綜合設施管理研討會2013年5月9日

學會會長袁翠儀女士出席由國際物業設施管理協會香港分會舉辦的

2013 綜合設施管理研討會。

香港蘇豪智選假日酒店代表向各會友講解酒店

之各樣節能措施。眾會友聆聽有關酒店之熱泵系統。講者介紹環保外牆飾面材料。


房屋動力

MAY 2013

Events and Activities升降機及自動梯條例第618章升降機及自動梯的負責人手冊講座

職訓局安排之訪問

2013年5月9日

2013年5月13日

機電工程署工程師分享升降機及自動梯條例第618章的內容。學會與機電工程署合作舉辦升降機及自動梯條例第618章講座，會員細心聆聽。

經由職業訓練局安排，學會會長袁翠儀女士接受 AM730 傳媒訪問有關「過往資歷認可計劃」作為香港房屋經理學會之實務會員申請條件之一。

學會實務會員梁樹根先生（左一）及岑泰民先生（右一）同時接受

AM730 傳媒訪問並與會長合照。


HOUSINGDYNAMICS 會務報告

會員更新Change of Membership New Membership from 15 January 2013 to 16 April 2013

新增會員

FellowCHIANG Yee Lung

MemberAU Kin Ming CHAN Kwan Kin CHAN Man SzeCHAN Ming Fui CHAN Tak Cheong CHAN WaiCHAN Yin Yung CHAU King Yin CHEUNG Ka HooCHEUNG Wing Man CHEUNG Wing Yi CHIU Hua ChanCHIU Yin Ching Linda CHOI Kin Ming CHONG Chim ChingCHONG Mei Yung CHU Ka Leung Peter CHUNG Kwan Shing RaymondFAN Sum Ho HO Chun Ho HO Yee ManKUAN Wai Yee KUNG Wai Hung KWOK Kam LimKWOK Ting Wang LAI Kam Lun LAI Wing ChiLAM Yat Sun LAU Chek Wai Augusteen LAU Wai HoLAU Wai Kei Sebastian LAW Wai Ming LEE Kai ChunLEUNG Chi Hang LEUNG Nga Yin LEUNG Wai PongLI Kwok Cheung LI Nga Yin LING Chun PingLIU Chong Ning LIU Lap Yan LUI Kwok KiLUI Wai Kuen NG Koon Chow NG Tsz HinNG Wai Keung Patrick NGAI Sum Wa Floria SHIU Chui YeeSHUM Kenneth SIU Chun Man SZE GuchiSZE Ka Kee TAM Wing Ka, Cathy TSE Wai FunTSUI Ka Yuk WAN Pui Man WONG Ka KiWONG Kin Keung WONG Kin Pong WONG Kwok KinWONG Lok Yan WONG Pui Sang WONG Sau WaiWONG Wai Lun WONG Yuk Ngar Wendy WU Ka YeeWU Kam Sau WU Kwan Lok WU Sze MeiYAN Sin Man YEUNG Pok Man YEUNG Wan ChingYIM Ngai Cheung YUEN Yuk Wah

Registered StudentAU Tsz Ting AU Yuen Mun CHAN Chin WaiCHAN Kam Pui CHAN Kwok Ho CHAN Lai LingCHAN Lo In CHAN Po Wan CHAN Yat ManCHAN Yin Man CHANG Siu Man CHANG Sze Keung TeddyCHAU Ka Chun CHAU Po Wah Paul CHEUNG Hon MeiCHEUNG Lik Yin CHEUNG Man Tin Sophia CHEUNG Pak HoCHEUNG Ying CHI Chun Sum CHIANG Kin PingCHU Hon Cheong CHU Kin Ling Karis CHUNG Ka HoCHUNG Pak Kei FU Hiu Yi HEUNG Chi KwongHO Pui Ting Iris IP Wing Han KWAN Sze ManLAI Chung Mo LAM Chong Ho LAM Yuet MingLAU Ka Yi LAU Sai Ho LAU Tsz Yin GinnyLAU Yat Nga LAU Yee Man LEE Chun Shing AaronLEE Man Wai LEE Shuk Lan LEUNG Ming Wai RickyLI Che Kuang LI Yeung LO Ching HaLO Kei Kwan Gladys LUI Ming Mei LUK Fai ChunLUK Man Ying Marcia LUNG Kai Man MAK Ho Seng


房屋動力

MAY 2013

Reports from CommitteesMembership Committee

MOK Tsz Oon NGAI Man Hung SO LingSZE Cheuk Wai Edmond TANG Kwun Sing TSE Po YanTSUI Tsz Chung WAN Chun Ho WONG Chung FaiWONG Gerry WONG Ho Ming WONG Ho SiWONG Ming Sang WONG Ming Wai WONG Shing FatWONG Ying Ming Thomas WONG Yuen Ying WU Ka SinWU Ka Yan Catherine WU Tsz Chiu YEUNG Ka KitYIM Tsz Lun

ProbationerCHAN Pak Qiu CHEUNG Yun Lam CHIU Wai ShanCHOI Ka Wing CHUNG Fun Ning HSIAO Hou YipLAM Shu Yan Zoe LEUNG Man Hon LI Hin KitLOK Wai Yan MA Yee Lap SUNG Chai ManWONG Ka Ming WONG Kwok Tung WONG Pui Yuen

PractitionerMAK Hing Cheong SIT Chi Wai

Retired MemberFUNG Hoi Ming WONG Wai Man Wellman

退會會員

FellowFUNG Yau Cheung IP Yu Sun Sunny MAK Yiu ChoNG Kit Ying, Josette YIP Kwok Leung

MemberCHAN Kin Leung CHAN Ming Wai CHAN Sau King IvyCHAN Shuk Kwan Mona CHAN Wai Chuen CHAN Yiu ChungCHANG Sau Kwan CHENG Wan Kam CHENG Yat HoCHEUNG Chi Shing CHOW Chiu Hung Victor CHOW Chung SungFU Chi Wai FUNG Kwok Wah HO Ming YingHUI Chak Wing JAU Wai Chit KOO Wai ChingKWOK Tak Hing KWONG Shuk Kwan Candy LAI Hoi NganLAM Hing Yuen Ray LAM Pui Sheung LAU Chi WaiLAU Mei Yi LAU Siu Chung LAU Wing HangLEUNG Kwok Pan Ben LEUNG Kwok Ping LEUNG Wing OiLIU Wing Bun LO Mun Ho LO Yuen Yi KarenMOK Wai Shing Mary NG Ka Leung NG On KiPANG Ying Shun SO Kai Kei SO Wai HungTANG Shuk Yee TONG Chi Wai TONG Nga YiTSANG Yee Man TSANG Yee Wah TUNG Chun PingWONG Chu Fai Ernest WONG Hon Cheong WONG Man Shu AlisaWONG Wai Leung Evan WONG Yin Kwan YAU Kwan HungYIP Wing Sun Paul YU Chun

Retired MemberLIM Yew Guan



本會熱心關注本港物業管理發展，於今年1月至3月期間，本會發佈多份新聞稿，更接受媒體訪問，就最近的升降機事故及社會關心的議題作出回應及建議，透過廣泛的媒體報導，推廣專業物管的重要性，

並加強學會專業形象。

於今年1月，學會就行政長官的施政報告發佈了新聞稿，表示支持施政報告中增加房屋及土地供應的政策，並建議政府配合培訓課程

及物管兩級制發牌制度，以應付未來物管人才的需求。學會另於2月發佈有關與英國皇家特許測量師學會互認會員證書頒發儀式的新

聞稿，讓大眾了解學會的最新發展。而早前於北角大廈發生的嚴重

升降機事故，學會亦表示關注，事故發生後學會發佈＜香港房屋經

理學會提倡服務質素為選取升降機保養商之首要考慮＞的新聞稿，

強調專業物業管理的重要性，並建議業主及法團選擇合適的升降機

保養註冊承辦商，大量報章、電子傳媒及網絡新聞社報導有關學會

的回應。

學會近年獲不少本地報章傳媒及刊物（如專業刊物《香港建築雜誌》（Building Journal））邀請作訪問，學會更於今年3月接受了《蘋果日報》的訪問，會長就升降機安全及物業管理事宜作出回應。學會會長亦再次獲得新城財經台節目《新城地產街》的邀請，於該節目中的《專家開咪》環節擔任訪問嘉

賓，從物業管理行業的角度探討升降機及大廈保養與維修的事項。透過傳媒訪問，除了可向讀者及聽眾

就社會關心的議題提供建議，更進一步鞏固學會的專業形象。

學會公關工作積極推廣專業物業管理的重要性


房屋動力

MAY 2013

Reports from Committees

於本地報章刊登專欄文章亦是學會一直以來的重要公

關工作，專欄文章可提高公眾對學會及物業管理工作

的了解。學會於今年1月8日起於《信報》網站刊登了一共十期的專欄文章，讓業主及法團獲得實用的物

業管理知識，積極推廣物業管理及房屋經理的專業工

作。

學會未來將進一步提升學會於傳媒的曝光率及其專業形象。此外，有見於近日有關大廈及升降機保養的

事故，學會已就相關條例及措施舉辦講座及研討會，並舉辦有關的公關工作及傳媒活動，務求讓大眾了

解適當及專業的物業管理是避免同類事故發生及保障住客安全的重要一環。

學會會長袁翠儀女士（右一）接受新城電台《專家開

咪》環節訪問有關最近的升降機事故、樓宇維修及專

業物業管理之重要性。

學會會長（中）與新城電台主持人合照留影。

公關工作小組



學會與英國皇家特許測量師學會（下稱「RICS」）已於去年11月簽訂互認會員資格備忘錄，並於今年2月26日假香港足球會聯合舉行互認會員證書頒發儀式，頒發首批證書予獲得互認資格的會員。學會合資格的資深會員及會員以 RICS 特許設施管理測量師（RICS Chartered Facilities Management Surveyor）身份成為 RICS 會員。

於頒發儀式當日，超過50位學會及 RICS 的嘉賓出席頒發儀式，見證兩會重要的歷史性時刻。儀式上學會會長袁翠儀女士及 RICS 香港分會主席關健先生致歡迎辭及頒發證書予會員，已成功獲互認的第一批會員合共38人，學會會長袁翠儀女士亦是獲取 RICS 會員資格的其中一位資深會員。

兩會互認會員有助推動香港房地產業界專業人士的發展，進一步共同推廣專業知識、發展交流以及培訓

計劃。兩會日後將繼續緊密合作，豐富會員的專業技能和知識，為兩會會員提升物業及設施管理水準，

致力為市民大眾服務。

RICS 簽訂互認會員資格備忘錄，為學會的發展里程展開全新一頁，本會未來將繼續與更多專業學會合作及研究互認會員資格的機會，為會員擴大國際認可性，及不斷提升本地物業管理的專業形象。

會籍事務委員會

首批獲香港房屋經理學會與英國皇家特許測量師學會互認證書會員。

香港房屋經理學會與英國皇家特許測量師學會

互認會員 - 首批證書頒發

The Hong Kong Association of Property Management Companies

香港物業管理公司協會The Hong Kong Institute of Housing 香港房屋經理學會

Hong Kong Institute of Real Estate Administrators

香港地產行政師學會


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MAY 2013

Reports from Committees

成立宗旨：

作為專業團體，學會一直廣泛參與社區服務，

致力教育公眾對物業管理的認知及重要性。

2013年是本學會成立25周年，學會成立義工隊不僅是為了25周年誌慶，更希望能繼續擴展學會對各會員及社會的關懷。

是次招募義工成員的反應非常熱烈，現時已有

數拾名會員登記成為義工隊成員。透過各義工

隊成員的共同努力及貢獻，學會深信物業管理

的專業地位將會在社會上獲得更多的認同。

第一次會議：

義工隊於2013年3月7日正式成立。於當日所有義工隊成員聆聽有關義工隊未來之工作方向

及慶祝學會25周年之活動事宜。

藉此機會，學會誠意邀請所有會員加入義工團

隊。成為義工團隊的隊員，可與其他熱衷服務

社群的會員一起參與多項有意義的義工活動，

更可從中互相分享行業的寶貴資訊和經驗。

請即於學會網頁下載登記表格登記！

香港房屋經理學會義工隊

義工隊大合照。

學會副會長何肇堅先生（右二）、社交活動委員會主席王榮樂先生（右三）及理事游錦輝先生（右一）主持首次義工隊會議，歡迎各義工隊隊員。

社交活動委員會


HOUSINGDYNAMICS 文章分享

Ir Dr. Albert So, Scientific Advisor and Executive Committee Member, International Association of Elevator Engineers; Academic Secretary, IAEE (HK-China Branch)

IntroductionSince ten years ago, the monthly maintenance cost of lifts has been significantly reduced. Based on my memory, the reduction could be up to 40% to 50% throughout a period of one to two decades. Because of this, the concern on the deteriorating quality of lift maintenance has been drawing the attention of users, government officers and even the trade itself. Over the past five years, we have seen the number of accidents soar up, in particular, with those related to hoisting ropes and doors. In this article, I am going to discuss a few areas that a housing manager could pay more attention to. This is mainly my own opinion for your reference only.

Appointment of Maintenance ContractorsThe first issue is of course the appointment and supervision of your maintenance contractor. I understand that building owners tend to select the contractor that submits the lowest quotation during a tendering process. From a professional, like your point of view, that should not be the case. To select a maintenance contractor, there are a few issues to bear in mind.

First, the background and technical knowhow of the contractor is important. Though it is not necessary to engage the manufacturer’s agent to take over the maintenance contractor’s responsibility, it is much less risky. Otherwise, you, as the housing manager, need to pay more attention to the routine maintenance process. Second, though you are not an elevator professional, you should not blindly rely on your contractor. You need to obtain a copy of the maintenance schedule from your contractor and keep track of what has been done is basically according to the schedule. At the same time, you may want to get a copy of spare parts particularly for your installations kept by your contractor to make sure repair works will be immediate and efficient. Or you may ask for one or two accident reports recently produced by the potential contractor to judge his quality of handling emergencies. Third, before you sign a contract with your new contractor, you are supposed to go

Concerns of Housing Managers on Lift Maintenance


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to the updated list of Contractor’s Performance Rating (CPR) on the official web site of Electrical & Mechanical Services Department. You may first check the previous performance index, i.e. from September, 2011 to August, 2012. Then, you may check the updated one to see whether there is any improvement. I would suggest that you could select the second lowest or third lowest quotation if the CPRs of them differ by more than 20. Fourth, there is usually a big dispute between your out-going contractor and your in-coming contractor during a transition. It is important to make sure both parties spend a week or so before the changeover date to check all the components and prepare a list of defects. Once the in-coming contractor is happy with the installations, he should be responsible for everything after the changeover. If dispute happens during the transition, you should engage a third party to be the assessor. Finally, you need to supervise the on-site maintenance works. What’s it? Normally, competent workers of your contractor attend your installations every two weeks and that is

called routine maintenance. Usually, at least two workers are required to service an installation and the time taken by them to finish servicing a lift could reflect their quality somehow, though not absolute. Your site supervision staff should talk to the workers to understand the current status of the installations and notice components that keep on failing to work. Your site supervision staff should also check how good the workers fill in the log book after each maintenance service. It should be remembered that the maintenance company is your contractor and they should report to you.

Modernization of InstallationsLike cars, though lifts have been under continuous maintenance, lifts get old and need modernization or even total replacement. There is no strict rule how old a lift installation should need a modernization process. But I would suggest 20 years. You may download a copy of “Guidelines f o r M o d e r n i s i n g Existing Lifts” from t h e o f f i c i a l w e b site of Electrical & Mechanical Services D e p a r t m e n t . T h e g u i d e l i n e s r e c o m m e n d seven solutions to modernizat ion. I

Ir. Dr. Albert So



would briefly discuss six of them here and leave the final one to the next section. If your lift is fitted with a single brake system, you should replace it by a double brake system, i.e. a redundant braking system. The enhancement in safety is obvious. Few years ago, there were a couple of accidents that the lift car ascended even when the car and landing doors were open. An “unintended car movement” protection device could help you solve this problem. It is known that the safety gears of a lift protect the lift car from descending under an overspeed manner. But a lift could ascend under an overspeed manner as well. Therefore, you may want to install an “ascending car overspeed” protection device. To prevent passengers from being hurt by closing doors, you may also want to install a “car door mechanical lock and door safety edge” to your lift. To enhance security of passengers riding a lift, an “intercom and CCTV system” could be installed. This is also important for your site supervisors to understand the status inside a lift car when there is passenger trapping. Finally, thanks to the high reliability of our electric power grid, Hong Kong citizens have gradually forgotten the sad fact that there could be a wide area power failure. Suppose a district wide power failure is encountered, thousands of people may be trapped in hundreds of lifts. Firemen and emergency teams of maintenance companies

are certainly inadequate to save all the trapped passengers. One solution suggested in the guidelines of EMSD is the installation of “automatic rescue

device”. Such device could automatically send the lift car to the nearest stop and open the doors and release the trapped passengers.

Poor Conditions of Hoisting RopesDeterioration of hoisting ropes may be the most serious issue among all lift accidents of recent years. According to the design Code of Practice, the safety factor of each hoisting rope is 12 which should be safe enough. However, this is based on healthy ropes, not deteriorated ropes. It is difficult to break a new rope due to the high safety factor. In the past, when the maintenance fee was high, lift companies were more willing to replace ropes regularly or based on condition monitoring. Recently, due to the tight profit margin, contractors tend to delay the r e p l a c e m e n t o f ropes or even leave them to the next in-coming contractors. The cost to replace one set of ropes o f a l i f t may be

Concerns of Housing Managers on Lift Maintenance (cont'd)


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closed to the current maintenance fee of the lift for the whole year. According to the maintenance Code of Practice of EMSD, rope inspection must be frequent and the reduction in diameter should not be more than 10% under any circumstances. Your supervisors should follow the workers of your contractor to inspect the ropes inside the machine room. The first alarm is rouging, i.e. red dust on the rope surface. Once such “bleeding”

is discovered, special attention should be paid to the ropes and replacement of them should be well prepared though immediate replacement may not be necessary. The installation of an “obstruction switch” to check continuous operation of the motor even when a rope is stuck, according to the guidelines of EMSD, is also one effective solution.

Ir. Dr. Albert So

Thank you for Dr.So's valuable and professional sharing on lift maintenance. Undoubtedly proper lift maintenance system mentioned in Dr. So's article is very important, and equally, the existence of professional property manager is also a prerequisite to ensure proper execution and supervision of the maintenance system.

Editor's Remark



Extracts from the ExecutiveSummary of the ConsultationPaper on Adverse Possession

IntroductionIn August 2006, the Secretary for Justice and the Chief Justice made the following reference to the Law Reform Commission: "To review the existing rule of adverse possession in

Hong Kong and to make such recommendations for

reform as the Commission considers appropriate."

The Sub-committee on Adverse Possession was then appointed in September 2006 to consider the above terms of reference and to make proposals to the Commission for reform.

The existing law on adverse possession The relevant lawThe basic rules relating to acquisition of land through adverse possession are found in the Limitation Ordinance (Cap 347) and relevant case

law. Except in the case of Government land, for which the limitation period is 60 years, no action to recover land is allowed after twelve years from the date upon which the right of action accrued. Time only starts to run when the landowner has been dispossessed of his land or where he has discontinued use of his land, and the adverse possessor has taken possession of the land.

The provisions in the Limitation Ordinance (Cap 347) can cause hardship to land owners in some circumstances. On the other hand, the purpose of statutes of limitation, as explained in Adnam v Earl of Sandwich was:"The legitimate object of all Statutes of Limitation

is no doubt to quiet long continued possession, but

they all rest upon the broad and intelligible principle

that persons, who have at some anterior time been

rightfully entitled to land or other property or money,

have, by default and neglect on their part to assert their

rights, slept upon them for so long a time as to render

it inequitable that they should be entitled to disturb a

lengthened enjoyment or immunity to which they have

in some sense been tacit parties … ."

Comments on the Consultation Paper for Adverse Possession


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Proving adverse possession To prove adverse possession, a squatter must establish that he has both the physical possession of the land and the required intention to possess it (animus possidendi). As an owner is presumed to be in possession of the land, a squatter must establish that he has taken a sufficient degree of exclusive physical control of the land.

Apart from showing factual possession, a squatter must establish the requisite intention, ie, "an intention for the time being to possess the land to the exclusion of all other persons, including the owner". The required intention must be determined objectively: "intent has to be inferred

from the acts themselves", and evidence of the squatter's past or present declarations as to his intention is regarded as self-serving.

Because of the principle of the relativity of title, on the bas is of his adverse p o s s e s s i o n and the lack of a better title, a squatter will hold a new estate which is subject to any third party rights which run with the land and have not been extinguished, such as easements and restrictive covenants.

Recommendations from the Sub-committee on Adverse Possession1. After careful consideration of the situation in

Hong Kong, including the existing possession based un-registered land regime, the land boundary problem in the New Territories, and that the existing provisions in the Limitations Ordinance on adverse possession have been held to be consistent with the Basic Law, we are of the view that the existing provisions on adverse possession should be retained since they offer a practical solution to some of the land title problems.

2. That the law of adverse possession should be recast under the prospective registered land system. Registration should of itself provide a means of protection against adverse possession, though it should not be an absolute protection. This is to give effect to the objective of a registered land system – that registration alone should transfer or confer title.

3. When a registered title regime is in place in Hong Kong, adverse possession alone should not extinguish the title to a registered estate. The rights of the registered owner should be protected. If, for example, the registered proprietor is unable to make the required

Professional Practice Committee



decisions because of mental disability, or is unable to communicate such decisions because of mental disability or physical impairment, then a squatter's application will not be allowed. However, such protection would not be absolute. Under the proposed scheme:

• The squatter of registered title land will only have a right to apply for registration after 10 years' uninterrupted adverse possession.

• The registered owner will be notified of the squatter's application and will be able to object to the application.

• If the registered owner fails to file an objection within the stipulated time, then the adverse possessor will be registered.

• If the registered owner objects, the adverse possessor's application will fail unless he can prove either: (a) it would be unconscionable because of an equity by estoppel for the registered owner to seek to dispossess the squatter and the circumstances are such that the squatter ought to be registered as the proprietor; (b) the applicant is for some other reason entitled to be registered as the proprietor of the estate; or (c) the squatter has been in adverse

possession of land adjacent to their own under the mistaken but reasonable belief that they are the owner of it.

• If the squatter is not evicted and remains in adverse possession for two more years, then the squatter would be entitled to make a second application, and the matter can be referred to the adjudicator for resolution.

4. The "implied licence" principle should be abolished, and there should be in Hong Kong a provision to the effect that: "For the purpose of

determining whether a person occupying any land

is in adverse possession of the land it shall not be

assumed by implication of law that his occupation

is by permission of the person entitled to the land

merely by virtue of the fact that his occupation is

not inconsistent with the latter's present or future

enjoyment of the land."

Comments on the Consultation Paper for Adverse Possession (cont'd)


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5. The Sub-committee is aware of the possible anomalous situation in which a dispossessed registered owner remains liable for the covenants in the Government Lease. However, we do not recommend devising a statutory presumption or assignment to the effect that the adverse possessor become liable under the covenants in the Government Lease.

6. That Government should be urged to step up its efforts to address the boundary problem in the New Territories. However, we are of the view that a comprehensive resurvey of the boundaries alone could not solve the problem, because persons who suffer any loss or disadvantage under the re-surveyed boundaries may not accept the new boundaries. It would appear that the land boundary problem in the New Territories is best dealt with together and in the context with the implementation of the Land Titles Ordinance.

7. In relation to a mortgagee's right to take possession of a mortgaged property vis-a-vis the mortgagor, we recommend that legislation should be passed to spell out clearly that the limitation period starts to run from the date of default of the mortgagor's obligations.

8. We are aware that practically speaking adverse possession cannot be established on "Tso" land, but we do not see the need to change the law on this issue.

Remarks : The above extracts are issued by the LawReform Commission of Hong Kong Adverse Possession Sub-Committee.




Recommendation 3:Proposed outline of scheme to deal with adverse possession claims under the registered land systemNo specific comment on the proposed outline.

Recommendation 4:Abolition of the “implied licence” principleThe prominent Pye case has explicitly spelt out the requirements of “factual possession” and “intention to possess” being crucial determinants for adverse possession, which was then fully consolidated in the English Limitation Act 1980, to the effect that the “implied licence” principle should not apply.

Support the recommendation of a provision along the lines of para 8(4), Sch 1 of the Limitation Act 1980 so as to put beyond doubt that the “implied licence” principle does not apply in Hong Kong.

Recommendation 5:The decision in Chan Tin Shi & Others v Li Tin Sung & OthersIn first instance, judicial recognition of the anomaly that “the title of a paper owner (a Government lessee), dispossessed and extinguished by a squatter, remains good against the Government (the lessor) and thus liable on the covenants as stipulated in the Government lease” sounds absurd.

However, to dig into the established contractual relationship between the Government (the lessor) and the original party to lease (the lessee) for a fair burden of liabilities by occasionally dispossessed owners, it will be considered more

Recommendations from HKIH

Recommendation 1:Should adverse possession be retained under the existing unregistered land system?Before complete taking over by the registered land system, it is agreed that adverse possession should be retained as a practical solution for some of the land title problems, which in a way facilitates conveyancing of un-registered land. This is applicable in particular to New Territories buildings against which land boundary disputes are common and pending rectifications by Government.

Recommendation 2:Should adverse possession be retained under the prospective registered land system?Implementation of the Land Titles Ordinance (Cap 585) will mean the Title Register becomes the conclusive evidence of ownership and registered rights and interests relating to the registered property. This will cause a different framework for accommodating the principles of adverse possession so as to strike a balance between the conclusiveness of the register, protection of private property rights and entitlement of a squatter to make an application for adverse possession.

Agree that, while it deems necessary to retain the law of adverse possession within the registered land system, such law have to be recast so as to provide adequate (but not absolute) protection for registered titles against adverse possession.

Comments on the Consultation Paper for Adverse Possession (cont'd)


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appropriate to tolerate the above anomaly. In a sense, Mr. Justice Hartmann’s observation that “the consequence (of the anomaly), in practice, is not always so harsh as may, at first blush, appear” is agreeable.

Therefore, it is agreed not to recommend devising a statutory presumption or assignment to the effect that the adverse possessor become liable under the covenants in the Government Lease.

Recommendation 6:Surveying and Land Boundaries ProblemsThe surveying and land boundaries problems in the New Territories have a complicated historical background which has given rise to the current discrepancies between the boundaries as shown on the DD sheet or the New Grant Plans and the actual boundaries on the ground.

Agree to the recommendation that Government should be urged to step up efforts to address the p rob lems, and in v iew o f imminen t implementation of the Land Titles Ordinance (Cap 585), Government should act promptly to avoid magnifying the problem and incurring grievances from owner of buildings on “Affected Lot”.

Recommendation 7:The Common Luck decisionObviously, the Common Luck decision in the Court of Final Appeal is in contradiction to views of the Property Committee of the Law Society of Hong Kong, in light of the provisions of the Limitation Ordinance and other decisions, on whether

a defaulting mortgagor in possession is to be regarded as occupying the property as a licensee and the mortgagee’s right to take possession vis-à-vis the mortgagor.

To avoid putting the mortgagor in an ever disadvantageous position, it is agreed legislation have to be passed to spell out clearly that the limitation period starts to run from the date of default of the mortgagor’s obligations.

Recommendation 8:The impact of adverse possession on “Tso” landNo specific comment on the recommendation of maintaining status quo.

Other Observations1. In light of the Shine Empire Ltd. case, it

is agreed an owners corporation, whose statutory remit is to manage common parts and ensure compliance with DMC, would unlikely (though possible) intend to occupy private property as its own by virtue of an adverse possession claim.

2. It is note-worthy that, in light of the Lai Wai Kuen case, possession by one tenant in common (in the context of a multi-storey building) has to be adverse to all the co-owners to give rise to a possessory title.


HOUSING · 外，於本期亦刊登專文有關學會向政府反映「逆權侵佔」之意見。...

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Transcript of HOUSING · 外，於本期亦刊登專文有關學會向政府反映「逆權侵佔」之意見。...

HOUSING · 外，於本期亦刊登專文有關學會向政府反映「逆 權侵佔」之意見。...

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Transcript of HOUSING · 外，於本期亦刊登專文有關學會向政府反映「逆 權侵佔」之意見。...

HOUSING · 外，於本期亦刊登專文有關學會向政府反映「逆權侵佔」之意見。...

Transcript of HOUSING · 外，於本期亦刊登專文有關學會向政府反映「逆權侵佔」之意見。...