Categories意见 推荐

建筑业科技化 政商合作创永续

2022年08月8日


丹斯里林景清
怡克伟士董事经理
依斯干达海滨控股董事
林上海资本非执行主席

建筑业多难题?
用科技克服创永续!

自疫情爆发以来,建筑业一直面临劳工短缺问题,加上供应链中断,导致各种建筑材料价格大涨,很多业者都面临前所未有的挑战。

尽管我国已在近期允许建筑业等领域从15个国家招聘外籍劳工,同时政府的建筑合约也把另11种建筑材料纳入价格波动(VOP)条款当中,以协助建筑业者应对这两大难题,但从更长远来看,我们需要更永续的方式,才能在根本上解决这些难题。

在我看来,当我国如今正面临着劳动力短缺和原料价格高涨的危机之时,也是一个让建筑业更广泛地采用工业建筑系统(Industrialised Building System,简称IBS)和建筑信息模型(Building Information Modeling,简称BIM)等科技的机会,从而推动整个行业实现新时代的转型和升级。

对于建筑业来说,在营运环节当中更大程度地引入自动化的科技,能让业者在不降低建筑品质的情况下提高生产力,并减低对外劳的依赖。

事实上,这些科技更是我国培养新一代建筑与工程人才的一大契机,让更多本地人加入建筑业这个经济火车头当中,解决低技能外劳占取工作机会和造成外汇流失的问题。

同时,如果IBS在建筑业得到更广泛的接纳和应用,不仅可确保建筑材料的生产品质、速度和数量,更有机会通过量产模式来抑制材料价格上涨。

更重要的是,通过IBS和BIM等科技的应用,建筑业者可在最大程度上减少材料的浪费,让整个行业的运作变得更加永续和环保,符合环境、社会与监管(ESG)的原则。

在为业界提供相关的培训和引导方面,大马政府的确付出了许多心力,近几年加入这个行列的业者也越来越多,但国内行业对这些自动化科技的应用依然不高。

资本较高成效需时

究其原因,往往是这些科技的投入资本较高,而且需要较长的时间才能收获明显成效,导致许多公司望而却步,尤其是资本不多和难以据此申请到银行贷款的中小型企业。

对此,我认为我国政府应在此时提供补助或者免税优惠,鼓励建筑业者采用IBS和BIM等科技,把行业的营运自动化。

以IBS为例,政府可以考虑为那些从国外购置IBS机械设备的企业,提供免除进口税的优惠,这样就能有效减少企业在这方面的科技投资成本。

政商合作推具远见计划

在我看来,想要在充满挑战的后疫情时代推动国家经济复苏和增长,必须仰赖政府与商界之间的紧密合作、因时制宜的亲商政策、具备远见的计划,以及更有效率的政府系统。

尤其是在基础设施方面,我们必须作出更完善和长远的规划,确保项目能在最短时间内创造可观的经济效益,否则国家所投入的成本几乎形同浪费,甚至还可能成为沉重的债务负担。

以捷运(MRT)为例,如今的线路当中有着不少位于人口稀少地区的站点,而这些地区大多是需要多年时间才会成形的大型房地产发展项目,短期内几乎无法为捷运的搭客量带来显著贡献。

参考伦敦香港公交蓝图

这样一来,如此不完善的线路规划就造成资源的浪费,也导致捷运公司持续面临亏损。事实上,根据媒体报道,捷运公司在截至2021年12月底时,累积亏损达566.5亿令吉。

所以,我认为,大马应参考伦敦和香港等国际大都会的公共交通规划蓝图,这些地方的公交站点往往都是连接到现有的商场和办公楼等人口密集的建筑,为公交带来稳定的搭客量,从而确保项目的永续性和经济效益。

由此可见,政府和商界的紧密配合,是推动国家经济发展的要素之一。

勿随意中断经济项目

随着朝野合作备忘录在7月底截止,我国下一届大选的脚步也越来越近。

对此,不管届时是否会出现政党轮替,我认为,执政者都不应随意把重要的经济政策和发展项目中断,尤其是单纯因政治考量而作出的决定,这都是应避免的。

这是因为重点政策与项目无法贯彻始终地推行,就无法为经济带来明显效益,同时也会让很多外资企业担忧大马政局不稳定,而不再选择到我国投资。

政治两线制应为我们带来朝野之间的良性竞争和监督问责,并非只为追求个别政治利益,而盲目打压和反对的恶性循环。

所以,我希望朝野双方都能在我国遭受各种内忧外患困扰之时,专注政府系统的改革,打造一个更有效率、更清廉和具备远见及执行力的政府,共同振兴马来西亚的经济。

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Categories趋势

可负担屋定价是政治考量?

2022年07月22日

各地区的可负担屋多少钱,
谁来决定?

政府目前正计划针对各地区,制定可负担屋的价格。但随着通货膨胀导致建筑成本高涨,这些可负担屋的定价,还现实吗?

马来西亚房地产发展商会(REHDA)主席拿督童银坤向《南洋商报》指出,不久前已经参与由房政部举行的工作坊,当中讨论了可负担屋的价位。

这项会议的参与者的专家团队,包括业界的代表、绘测师及建筑工程师等,以探讨房屋的可用性、可负担性、可及性、质量和宜居性。

“专家团队已向房政部提呈相关的分析报告,但是,最终必须取决于政府的政治意愿。”

拿督童银坤。

需考虑多方因素

他解释,如今RON97油价每公升为4.83令吉,在市场浮动机制下,RON95每公升近4.50令吉;但从政治意愿来看,若取消燃油补贴,民众需要支付高油价,也减少开车,政治而言是不受欢迎的。

为此,财政部继续维持RON95补贴机制,维持价位在每公升2.05令吉。

“因此,我觉得尽管房屋专家团队提出的建议,最终是否实施或执行,几乎是以政治意愿的实现为根本。”

让他较为担忧的是,若政府制定了可负担屋的顶价,但所提供的支持和不足,无法应付成本上涨;不过,若是没有顶价,政府也担心成本转嫁成高房价,经济压力下无人愿意买,就会导致房屋滞销。

房屋缺陷投诉,也要合理

对于政府要管制房地产和建筑业,童银坤也认为,发展商有责任确保房屋质量,若有瑕疵或缺陷,购屋者可在保修期内要求处理和索赔。

不过,他也呼吁购屋者,投诉房屋缺陷和瑕疵,也必须合理且在可接受范围。

比如说买车,如果在行驶途中碾过钉子导致爆胎,车主无法向车商索赔一条全新的轮胎;如果在保修期间,行驶时车灯无故掉落,那车商就有责任维护。

“再假设,如果政府在制定国家交通相关政策时,以德国汽车制造业的质量体系为标准,宝腾(Proton)若需要达到相关的标准,肯定不是现在的价位。”

应采取最低标准

他表示,轿车或房屋都属于公开市场,消费者可自由选择车款、屋款、售价和质量等,同时也会考量品牌才做出买或不买的决定。

童银坤解释,目前他不知道部长想要执行的房屋政策方向,但一般以最低标准为制定政策的标准,不是一味地过度保护购屋者,而忽略另一方,需要更全面的分析架构。

对此,他透露,REHDA将持续与房屋及地方政府部展开对话,从而协助政府更有效的政策,同时也降低吉隆坡因高成本造成房价负面影响的情况。

他强调,商会继续发挥在国家建设作用的角色,也鼓励商会会员为国民打造优质和可负担房屋。

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Categories趋势

REHDA:政府应改善执法力度

2022年07月22日

报道:苏韵鸰

过度保护购屋者,
可能会“两败俱伤”。

发展商认为,当政府过度保护购屋者而严加管制房地产和建筑业,设下了超高标准,那业界为了达标就要投入更昂贵的建材,反而会推高房价,让人们无法负担,最后得不偿失。

房屋及地方政府部长拿督斯里里查马力肯日前指出,政府将制定能促进房屋及建筑业的政策,包括管制房地产的管理和保养,以保护购屋者,并保障全民房屋的质量。

对此,马来西亚房地产发展商会(REHDA)主席拿督童银坤接受《南洋商报》访问时指出,不反对政府制定政策,但希望能公平处理,不要过度保护主义,引起后续的大影响。

拿督童银坤。

为达标,投入更高成本

他直言,目前还未掌握政府管制的相关详情,但担心若对发展商和承包商设定过高的强制性标准,代表需要投入更昂贵和优质的建材,那高涨的成本最终会让购屋者买单,居者有其屋愿景更遥远。

在他看来,其实现阶段我国具备完善的房屋政策,只是有一些“害群之马”的违法发展商,罔顾房屋质量,因此建议政府与其制定新政策,不如加强执法。

他举例,高速公路时速限制110公里,但有些车却达到130至140公里的时速,而造成车祸。但难道政府为此就要将时速限制,降低至80公里吗?

“就算这么做,超速情况依旧会发生,加强执法力度,才能保障道路使用者的安全。”

不包庇害群之马

童银坤也重申,该会会员都会遵守和支持房屋政策,并没有选择包庇任何一方,也不想要谴责任何一方。一些购屋者不堪的经历,是违法的发展商造成,最重要是对付违法者,而非一竿子打翻一船人。

在他看来,政府要与时并进拟定政策无可厚非,但也希望政府同时间,也加快各种申请和批准程序,州政府和地方政府的各种“叠加”政策,还有批准拖慢等,都是发展商的成本和开销。

根据该商会展开的调查,国内的综合城镇发展征收合规成本,占发展总值(GDV)的21.8%至32.5%,而分层建筑所征收的合规成本则占12.8%至24.5%,这些包含发展商必须缴付给地方和州政府的费用。

童银坤希望政府同时也能体恤发展商的处境,有些已建竣未出售的项目,因申请程序拖慢,发展商需要承担各种开销,而且迟迟不能开售;至于一些未完成的发展项目,发展商也因现金流问题,无法承担种种高昂的征收合规成本所致。

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Categories意见

土著保留屋应自动释出

2022年07月4日


丹斯里林景清
怡克伟士董事经理
依斯干达海滨控股董事
林上海资本非执行主席

 

病态房屋项目剧增,
应调整释出土著保留屋。

很多人也许会认为,随着经济领域重开和疫情过渡到地方流行病阶段,企业和商家都已撑过了最糟糕的时期。

其实不然,因为在如今全球供应链中断、人力资源成本高涨和物价节节攀升的环境中,企业和商家面临的是更大的挑战,其艰难程度甚至比当初行动管控令(MCO)时期有过之而无不及。

以房地产和建筑行业为例,在建筑材料价格高涨和缺乏人力资源等因素的拖累下,各个业者或多或少都在面临现金流紧张的问题。

事实上,根据房屋及地方政府部截至今年5月20日的资料,西马各地如今共有95个房屋项目被搁置,而当中26个是在2022年2月被列为搁置房屋项目,所占比例达到27%。

“病态”房屋项目增

另一方面,大马的“严重延工”项目(sick project)也显著增加。所谓的严重延工项目,指的就是那些建筑工程进度比预定落后了30%以上的项目。

这些严重延工项目的数量,在截至2022年4月30日时达到539个,比2019年4月30日时的328个项目,激增了64.33%。

建材涨价人力严缺

在疫情发生之前,地价昂贵、合规成本居高不下和政府部门审批效率缓慢等问题,已让业者们面临重重考验。如今加上建筑材料价格高涨和人力严缺这两大挑战,很多中小型的业者都无法继续撑下去,从而导致市场出现众多延迟完工和被搁置的项目。

这些都直接显示出,房地产和建筑业者在如今这个经济环境中所面临的营运和现金流问题。

对此,如果想要确保这一不会进一步恶化和造成更大的经济问题,大马政府应协助减轻房地产业者的现金流问题,而政府的其中一个着手处,就是土著保留单位政策。

土著单位滞销 更多人买不起房

土著保留单位是一个长久以来一直困扰着房地产行业的政策,其立意原本是为了帮助收入水平不高的土著群体,能以较低的价格实现拥屋的目标。

但随着时代的变迁,以及有关程序和条件所衍生的众多弊端,这个政策如今非但在协助低收入土著群体方面的成效不大,而且还影响了发展商的现金流,更间接导致房价上涨和更多人买不起房屋。

这是因为,每个州属有各自的土著单位固打制,有的最高可达70%,而且这些固打制往往是全州统一,并非根据不同地区的人口分布来制定。

这样一来,很多土著人口较少的地区就会出现很多土著单位滞销的情况,但偏偏很多州政府又规定发展商须满足众多条件后,才能申请将土著单位释出和转卖给非土著。

条件苛刻过程冗长

这些条件一般包括:发展商必须在各大报章刊登广告、进行路演宣传和满足一定的等待时间后,才能向地方政府申请释出部分土著单位。

除了条件苛刻,申请释出土著保留单位的过程也相当冗长。这个过程依旧采取纸本申请的方式,而且需要经过不同官员的审批。

这不止制造了很多贪污的漏洞,也导致许多发展商等待了好几个月、甚至好几年后,还是无法将这些单位转售给非土著买家。

如此一来,发展商为了抵销长时间持有这些滞销土著单位的成本,就会把房屋项目的售卖价格提高,从而把这些成本转嫁到买家身上。

应设自动释出机制

由此可见,土著保留单位政策貌似是为土著买家提供买房的协助,但事实上却是适得其反,导致房价提高和更多买家难以买到房子。

所以,我建议大马政府应为土著保留单位制定一个标准的自动释出机制,以杜绝这些弊端和防堵任何贪污的漏洞。

在这个标准的自动释出机制当中,发展商应获允许根据项目的建筑进度,来逐步把无人问津的土著单位释出,比如达到50%进度时可释出15%,在交楼时又可再释出15%。

这样就可以解决申请时间不一定和潜在的贪污问题,同时也可减轻发展商在现金流方面的压力。

依人口分布制定比率

另一方面,州政府在制定土著单位固打制时,应根据不同地区的人口分布,来各别制定合理的比率,比如非土著人口占大多数的地区,就把固打制设在5%,反之亦然。这样才能对症下药,让这个政策发挥更大的成效。

总的来说,政府在实行任何政策的时候,都必须要有长远的目光,这样才能收获惠及全民的效益。

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Categories趋势

房价年底前或涨高达20%

2022年06月21日

各界最近一直说房价会涨,
那到底何时涨?

我国房价最快可能在年底就涨,最高可能涨20%!

大马房地产发展商公会(REHDA)槟城分会前主席陈福星接受《星报》访问时指出,随着建材成本大幅增长,发展商可能会在年底前提高住房价格。

他解释,混凝土价格已经跳涨32%至每立方米258令吉,而钢条价格则已经到每公吨4100令吉的价位,涨了46%。同时,金属屋面涨了60%,C型檩条的价格更是飙涨95%。

据陈福星所说,目前发展商都还没将较高的建材成本,转嫁到消费者身上,接下来不仅会涨价,发展商也会减少在今年推介新项目。

涨价,势在必行

“建材成本急剧上涨,可能会将接下来的房子售价推高5%至20%,具体取决于这些房子的大小和位置。”

“由于发展商已经为了购买原料而支付了更高的价格,因此房子售价上涨,是无可避免的。”

这看法和吉隆坡大学(UniKL)商学院经济分析专家艾米祖哈兹米博士不谋而合。

这位学者不久前接受《马来西亚前锋报》时同样预估,房价将会因为建材成本的原因而上涨5%至20%,消费者难以负担。

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Categories趋势

建商也怕屋价上涨啊!

2022年06月15日

报道:许世平

成本涨推高房价,
但高房价也会抑制买气。

对于建筑商来说,他们也是不乐见房价过度飙涨的一群。

马来西亚建筑商总会 (MBAM)总会长丹斯里苏福礼说,建材价格持续飙涨,会促使屋价上涨,进而抑制房市的买气。

苏福礼接受《南洋商报》访问时呼吁政府出手干预,稳定建材价格。事实上,该会上个月也将政府建议,要求免除原材料进口税及给商家提供补贴,以减轻生产成本。

根据大马统计局早前发布的数据,几乎所有建筑物料价格都飙涨,包括洋灰、铁、木料、砂、砖、屋瓦等。

丹斯里苏福礼。

难推可负担屋

对于民众来说,若建材价格问题无法解决,就会趋向失控的连锁性涨价潮,届时人民连可负担屋都买不起。

马来西亚购屋者协会中文组主任陈钟灵也指出,若情况恶化,发展商无法自行吸纳飙涨的成本,迟早会减少推出可负担价位的项目,需要政府出手相助。

“根据价格规范,政府提供的可负担房屋价格规定约低于30万令吉,私营发展商兴建的可负担房屋,定价低于50万令吉,并根据个别建屋地点而定。要是没钱赚,甚至亏钱,就不会建更多的可负担房屋。”

陈钟灵。

相关新闻:

 

 

Categories趋势

成本和房价取平衡 发展商两难

2022年06月15日

报道:许世平

房价料继续涨,
但不知会涨多久……

本地发展商正面对两难的情况,一方面有通胀和建材成本高涨的压力,正酝酿涨屋价;但一方面又需要满足市场对可负担屋的需求。

马来西亚房地产发展商会(REHDA)代主席拿督童银坤指出,目前有两种情况会影响房屋涨价,一是未来5年的通胀率对建筑材料成本的影响,二是批准推展建屋计划的酿酝期。

他解释,购地、批准建屋、施工和完工移交屋权,这是发展商开发一个项目的流程,而当中最大的不确定性,就在地方政府批准的时间。

拿督童银坤。

延批会推高成本

意思是,如果地方政府批准得慢,发展商就得在这期间面对通胀的挑战,即要以可负担屋价卖屋,又要在完工前,有足够的缓冲以抵御物价上涨。

他补充说,每年建屋工程项目的申请一直都被延批,建屋成本只能追随实时通胀率调涨。

“中央政府,房屋及地方政府部强调在推行可负担房屋计划时要求透明度及高效,可是地方政府才是真正的操盘手,却又未能与房政部协调配合。”

发展商只能涨价

童银坤也点出,我国政府会提供补贴来抑制粮价上涨,但能源价格飙涨推高建材价格,会进一步推高房价。最可怕的是,通胀压力一直都在,美国5月通胀率更是40年来最高。

在他看来,建材价格是全球趋势,发展商无法操控,再这样下去,也只能在销售房子时将通胀成本算进去。这波屋价涨势似乎势在必行,但目前未能预测到底会涨多久。

吉隆坡大学(UniKL)商学院经济分析专家艾米祖哈兹米博士近日也说,预计建材价格调高将导致房价涨幅高达20%,并超出消费者的负担能力。

相关新闻:

 

Categories贴士

建材设备被换同级品,怎办?

2022年06月14日

同级品,
始终不是“原品”。

材料供应链断裂,货运费劲飙还一船难求,各种建材和设备塞满港口,最近接收新屋的业主可能见到各种奇怪现象,例如设备还没装好,或是该有的厨柜、抽油烟机等等不见踪影。

如果你验收房子,一切安好无异,也别开心太早,细心一点检查,看看用料和设备,是不是买卖合约上注明的规格或牌子。

台湾《住展杂志》报道,类似以上的验屋、交屋争议常见;当中,较多情况是发展商直接换上“同级品”,理由是缺货。

需获买家同意

鸿宇健康验屋创办人林泰宇指出,受近期货运塞港影响,厨具设备厂商备货不足或供应不稳,会遇到交屋时,部分建材、设备尚未安装的案例。

遇上货源问题,发展商大多会将建材更换为所谓的“同级品”。

但前题是要得到买家同意,或可证明并非发展商过失造成需要用“同级品”来取代。

你会拿买卖合约对照吗?

同时,发展商必须确保所更换的建材设备,价值、效用及品质不低于买卖合约阐明的。

如果发展商未得到同意,就擅自更换建材、设备,购屋者可以违约来追讨赔偿。

在国内,购屋者类似的权益也受买卖合约中条款保障,只是多少人真正拿著合约去对照使用的建材和设备,完全吻合合约描述的细节?

在台湾,如果业者擅自更换建材或设备等,买家可拿回已缴房地价款,并索赔房地总价款最低15%的违约金。

相关新闻:

 

 

Categories趋势

UEM阳光设供应商合伙计划

2022年06月10日

建材成本高涨,
UEM阳光出招应对。

UEM阳光(UEM Sunrise)宣布,通过“首选供应商合伙计划”与9家本地企业签署了解备忘录,借以加强、促进和发展双方的利益和合作。

UEM阳光总执行长苏菲安指出,这个计划是旨在应对高涨的建材成本,通过和建筑合作伙伴进行有效的风险管理,致力于掌握价格走势。

“这有助于降低整个施工期间价格突然波动的风险,以及原材料和建筑成本上涨的冲击。我们希望通过合作,确保产品对客户而言仍是可负担且具竞争力的价格。”

苏菲安(中)和首选供应商的代表们,一起推介这项供应商合伙计划,展开深度合作。

深度合作 打响品牌

这项首选供应商合伙计划,旨在带来长期的协同效应,不局限于成本节约效益而已。

比如说,UEM阳光和参与公司能在营销和品牌方面合作,利用各自的营销平台来提高双方品牌知名度;同时,双方还有了发掘产品和服务的机会,加强设计开发,包括实现ESG(环境、社会和治理)目标。

这9家签署了解备忘录的合作伙伴为:

  1. Guocera私人有限公司,马来西亚最大的地砖制造商和出口商之一;
  2. Bofi (马)私人有限公司,将木工工艺与豪华厨房、浴室橱柜和衣橱结合;
  3. Innocera Marketing私人有限公司,生产和供应Sericite品牌卫浴用具和配件;
  4. Electrolux Malaysi私人有限公司,知名家庭电器供应商;
  5. Cement Industries of Malaysia有限公司(CIMA),供应基础设施发展项目的混凝土和水泥;
  6. Panasonic Malaysia私人有限公司,电子电气消费品和商业解决方案;
  7. Signature Cabinet私人有限公司,马来西亚最大的橱柜和衣橱制造商;
  8. Aurum Precast 私人有限公司,为土木和建筑项目提供混凝土预制产品;以及
  9. Gamuda IBS 私人有限公司,端到端的数码工业化建筑系统(IBS )解决方案供应商。

相关新闻:

Categories意见

发展商擅改建材 买家有权索赔

2022年05月9日

林国强律师
林国强律师事务所资深合伙人

 

 

未经买方书面同意更改建材,
发展商这次赔大了。

如果发展商更改了买卖协议中规定的建筑材料,买方的权利是什么?

案情:

1.在这起提交到联邦法院作出最终裁决的案件,上诉方(“买家”)是雪兰莪州雪邦Taman Mas一个名为Golden Heights房屋发展项目第三期6个公寓单位的买家,而答辩方则是该项目发展商。买家和发展商是依据1966年房屋发展(管制与执照)法令签署买卖协议,而该协议在该法令下是一份法定销售合约。

2.买家指控发展商在未经买方书面同意的情况下,将物业外砖墙的建筑材料从蒸压加气混凝土砌块(aerated concrete building block)改为柔芯(flexcore),违反了买卖协议第12条文。

高庭判决:

1.高庭批准了买家的索赔。本次上诉的关注点,是高庭决定批准买家因发展商违反买卖协议第12条文,提出损害赔偿的要求。

2.高庭助理司法常务官评估的损害赔偿总额为38万零500令吉,连同利息和费用。这笔款项是根据买卖协议第12条文,赔偿予买家的6个单位更换/维修费用。在评估程序中,买家已提交由其承包商N-Tatt Construction Sdn Bhd准备的报价,作为他们索偿的证据。

3.发展商提出的反对,仅针对高庭助理司法常务官判给的损害赔偿金额,而且仅基于以下两个理由:

(i)损害赔偿金额是过度和不合理的;

(ii)它仅基于一个报价,应该提供更多报价,以确定报价中特定工作的必要性

上诉庭裁决:

1.上诉庭推翻高庭的判决,并认为有关报价不是买方遭受损害的证据。

2. 显然,上诉庭要求买家证明,他们确实对物业进行了修复工程,并在他们要求损害赔偿之前已支付了款项。

换句话说,买方不能仅依靠报价来证明损害赔偿。他们必须提供他们已花费在修复工程上的金额的证据,然后才能向发展商索赔此类工程的费用。

3. 本次上诉的关键问题,是上诉庭认为报价不构成买方遭受损害的证据,是否正确。

联邦法院判决:

1. 联邦法院提及英国的案件,即英国法院裁定赔偿损失,尽管索赔者没有进行补救工作,以纠正工程中的缺陷。

2. 买方初步有权获得用蒸压加气混凝土砌块更换flexcore的费用,因为这将使他们能获得买卖协议中阐明的建筑材料,而有关报价提供了金额的初步证据,这“将可符合修复工程的费用”,其中包括拆除现有的墙壁。

3. 联邦法院推翻了上诉庭的判决。由于没有其他任何证据,上述总额38万零500令吉的损害赔偿,必须被视为修复工程的合理成本。

结语:

1.发展商有义务完全遵守买卖协议,并使用其中规定的建筑材料,否则买方有权要求赔偿损失,或更换/修复工程的费用。

2.在评估损害赔偿时,报价是证明损害赔偿或补救工程费用的表面证据。在本案中,联邦法院并没有要求提供买家已花在修复工程上金额的实际证据。

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    The following terms and conditions apply to your access and the use of this Web Site and the Services provided herein by Nanyang Siang Pau Sdn Bhd. (hereinafter referred to as “eNanyang.my” and “property.eNanyang.my”). By accessing any page of this Web Site and/or using the services, you agree to be bound by these terms and conditions without limitation or qualification. If you do not accept these terms and conditions, please immediately discontinue access to this Web Site and/or use of the services.

    The information, products and services described or offered on this web site are not intended for distribution to, or use by, any person or entity in any jurisdiction or country where such distribution or use would be contrary to law or regulation or which would subject eNanyang.my or its subsidiaries or affiliates to any registration requirements within such jurisdiction or country. The materials, information (including opinions, commentary and recommendations) and functions provided in this web site shall not under any circumstances be considered or construed as an offer or solicitation to sell, buy, give, take, issue, allot or transfer, or as giving of any advice in respect of shares, stocks, bonds, notes, interests, unit trusts, mutual funds or other securities, investments, loans, advances, credits or deposits in any jurisdiction.

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    All trademarks, service marks and logos displayed in this web site are the property of property.eNanyang.my and/or their respective third-party proprietors as identified in the web site. Unless the prior written consent of property.eNanyang.my or the relevant third-party proprietor of any trademarks, service marks or logos appearing on the web site has been obtained, no license or right is granted to any party accessing this web site to use, download, reproduce, copy or modify such trademarks, service marks or logos. Similarly, unless the prior written consent of property.eNanyang.my or the relevant proprietor has been obtained, no such trade mark, service mark or logo may be used as a link or to mark any link to the property.eNanyang.my web site or any other site. Just as property.eNanyang.my requires users to respect our copyrights, and those of our affiliates and partners, we respect the copyrights of others. If you believe in good faith that your copyrighted work has been reproduced on our site without authorisation in a way that constitutes copyright infringement, you may notify our designated copyright agent either by mail to Nanyang Siang Pau Sdn Bhd, No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor, Malaysia or by email to prop@eNanyang.my.

    This site is available “as is” and “as available” basis. We do not warrant that this service will be uninterrupted or error-free. There may be delays, omissions, interruptions and inaccuracies in the news, information or other materials available through this web site. We are not responsible for the availability or content of other services that may be linked to this web site. We do not make any warranties, express or implied, including without limitation, those of merchant quality and fitness for a particular purpose, with respect to this web site or any information or services that are available or advertised or sold through this web site. We do not make any representations, nor do we endorse the accuracy, completeness, timeliness or reliability of any advice, opinion, statement or other material or database displayed, uploaded or distributed in this web site or available through links in this web site. We reserve the right to correct any errors or omissions in this web site. Although we intend to take reasonable steps to prevent the introduction of viruses, worms, “Trojan horses” or other destructive materials to this web site, we do not guarantee or warrant that the materials that may be downloaded from this web site do not contain such destructive features. We are not liable for any damages or harm attributable to such features. If you rely on this information and any materials available through this web site, you do so solely at your own risk. Without derogation of the above and/or terms and conditions of the applicable agreements governing all the information and services of the web site, reasonable measures shall be taken by property.eNanyang.my to ensure the accuracy and validity of all information relating to transactions of products and services of related web site.

    property.eNanyang.my shall not be liable for any loss or damages howsoever arising whether in contract, tort, negligence, strict liability or any other basis, including without limitation any damages, loss or expense, direct, indirect, special, or consequential damage, punitive damages or economic loss arising from or in connection with: (1) any access, use or the inability to access or use this website, or reliance on the materials and/or any information in this web site; (2) any system, server or connection failure, error, omission, interruption, delay in transmission, or computer virus; and (3) any use of or access to any other sites linked to this web site. Any hyperlinks to any other websites are not an endorsement or verification of such web sites and such web sites should only be accessed at the user’s own risks. This exclusion clause shall take effect to the fullest extent permitted by law.

    Links from or to the web sites outside of property.eNanyang.my are meant for convenience only. This web site does not investigate, verify, monitor, or endorse the content, accuracy, opinions expressed and other links (if any) provided by such resources as such linked web sites are owned and operated by third parties and are not under the control of property.eNanyang.my. Therefore, we shall not be responsible and makes no warranties in respect of the contents of those web sites, the third parties named therein or their products and services. Furthermore, the links provided in this web site to other shall not be considered an endorsement or verification or approval of such linked web sites of the contents therein. Linking to any other site is at your sole risk and property.eNanyang.my will not be responsible or liable for any damages in connection with linking. It is advisable for you to read the privacy policy statements any web sites which are linked to this web site.

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    The failure of property.eNanyang.my to exercise or enforce any right or provision of these terms and conditions shall not constitute a waiver of such right or provision. If any part of these terms and conditions is determined to be invalid or unenforceable pursuant to applicable law, then the invalid and unenforceable provision will be deemed superseded by a valid, enforceable provision that most clearly matches the intent of the original provision and the remainder of the other provisions of the terms and conditions shall continue in full force and effect. All rights not expressly granted herein are reserved.

    These terms and conditions are governed by and are to be construed in accordance with the laws of Malaysia. By accessing this web site and/or using the services provided herein by property.eNanyang.my, you hereby agree to submit to the non-exclusive jurisdiction of the Malaysian courts in Kuala Lumpur, Malaysia in all disputes arising out of or relating to the use of this web site.

    私隐政策声明

      You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

      In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

      • Name;
      • Address;
      • Phone Number;
      • Fax Number;
      • Date of Birth;
      • Email Address;
      • Gender;
      • Bank Information;
      • Identity Card Number; or
      • Credit Card Information

      Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

      • to process your application and/or request for our products and/or services;
      • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
      • to provide you with the products and/or services you have requested or subscribed;
      • to understand and analyse our sales, your needs and preferences;
      • to develop, enhance, market and provide products and services to meet your needs;
      • to conduct marketing activities;
      • to direct market to you;
      • to determine how we can improve our services to you;
      • to process exchanges or product returns;
      • to process payments to you;
      • to enable you to participate in promotions and contests;
      • to investigate and resolve any service issues;
      • to keep in contact with you and better manage any business relationship we have with you;
      • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
      • for debt collection purposes;
      • to respond to requests or complaints;
      • for future business opportunities and transactions;
      • for audit, compliance and risk management purposes;
      • to meet legal and regulatory requirements; or
      • for all other purposes incidental and associated with any of the above;
      collectively known as the “Purposes”.<

      Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

      1. law enforcement agencies;
      2. government agencies;
      3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
      4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
      5. our business associates in or outside Malaysia;
      6. to share the information with trusted business partners for the provision of their services
      7. any parties to whom you have given us your express or implied consent to disclose; or
      8. to such other parties as may be permitted under the laws of Malaysia.

      You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

      Designation: Data Privacy Officer
      Telephone: 03-7872 6921
      Fax: 03-7872 6994
      Email: pdpa@nanyang.com.my
      Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

      We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

      This notice was updated: 5th February 2014

      © 南洋商报有限公司版权所有 | Copyright Nanyang Siang Pau Sdn. Bhd.(6164-V)

      电邮:prop@eNanyang.my

      地址: No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor Darul Ehsan, Malaysia

      电话: +603-7872 6888

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        本站提供前往其他网站的外部链接纯属方便。property.eNanyang.my未调查、验证、监督、保证及背书此类资源的内容、准确性、表达的意见与其他链接(如有),因此类链接的网站由第三方拥有与操作,并不由本站控制,故本站毋须负责,并不保证此类网站的内容、其中点名的第三方及其产品与服务。因此,建议您先阅读本站链接任何网站的隐私政策声明,因用户需自行承担链接到任何其他网站的风险,本站无责任或义务负责此举造成的任何损失。

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        The following terms and conditions apply to your access and the use of this Web Site and the Services provided herein by Nanyang Siang Pau Sdn Bhd. (hereinafter referred to as “eNanyang.my” and “property.eNanyang.my”). By accessing any page of this Web Site and/or using the services, you agree to be bound by these terms and conditions without limitation or qualification. If you do not accept these terms and conditions, please immediately discontinue access to this Web Site and/or use of the services.

        The information, products and services described or offered on this web site are not intended for distribution to, or use by, any person or entity in any jurisdiction or country where such distribution or use would be contrary to law or regulation or which would subject eNanyang.my or its subsidiaries or affiliates to any registration requirements within such jurisdiction or country. The materials, information (including opinions, commentary and recommendations) and functions provided in this web site shall not under any circumstances be considered or construed as an offer or solicitation to sell, buy, give, take, issue, allot or transfer, or as giving of any advice in respect of shares, stocks, bonds, notes, interests, unit trusts, mutual funds or other securities, investments, loans, advances, credits or deposits in any jurisdiction.

        Although this site may contain or provide access or links to information, opinions or recommendations on products and services of property.eNanyang.my or other parties, does not represent that such products or services, opinions or recommendation are suitable for you. All transactions are done at your sole risk and responsibility and in reliance only upon your own judgment and you will make your own independent evaluation of the suitability of the recommendations, products and services obtained, offered or accessed through this web site. Further you should seek professional advice at all times and obtain independent verification of the materials and information provided herein prior to making any investment, business or commercial decision based on any such materials or information. This site shall have no responsibility or liability to you in respect of any opinions or recommendations expressed by it or any other parties on this site. None of this information, opinions or recommendations contained in this site constitutes solicitations or offers by property.eNanyang.my to sell/buy any products or services, provide any investments or financial advice or an invitation to enter into any legally binding contract or arrangement with you. Your eligibility for any particular products or services is subject to the final determination and acceptance by the Companies.

        Users alone are responsible for the contents of the message they communicate when using property.eNanyang.my services and as well as the consequences of any such messages. You agree that you will not use property.eNanyang.my services for chain letters, junk mail, “spamming” or commercial solicitations. You further agree not to use property.eNanyang.my or its Partner’s services to send any message or material that is unlawful, gives rise to civil liability. All chat and bulletin board communications are public and not private communications. Although property.eNanyang.my reserves the right to remove without notice any bulletin board posting for any reason or no reason, property.eNanyang.my do not have any obligation to delete content that you may find objectionable or offensive.

        Unless otherwise indicated, Malaysian copyright law and international treaties protect all editorial content, graphics, video and soundbites on this site. No part or parts hereof may be reproduced, reused, distributed, adapted, modified, republished, displayed, broadcast, framed, copied or transmitted in any manner or by any means or stored in an information retrieval system without the express permission of property.eNanyang.my who reserve all rights. You also may not without our express prior written content, insert a link to this web site on any other web site, frame or “mirror” any material contained on this web site on any other server. Permission to use Nanyang Siang Pau Sdn Bhd (eNanyang.my and property.eNanyang.my) proprietary content is only granted on a case-by-case basis. Please direct your enquiries to prop@eNanyang.my. The material from this web site is only available for off line informational and non-commercial uses. For such use the content and/or graphics must not be modified in any way. All copyright and other notices on any copy are retained. You may not copy or adapt the HTML code that property.eNanyang.my create to display pages. This also is covered by Nanyang Siang Pau Sdn Bhd copyright. The “look” and “feel” of this web site and its subsites also are trademarks of eNanyang.my. This includes the site colour scheme, button shapes, layout, and all other graphical elements. Any such unauthorised reproduction, retransmission or other copying or modification of any of the contents of property.eNanyang.my web site may be in breach of statutory or common law rights which could be the subject of legal action. property.eNanyang.my disclaims all liability which may arise from any unauthorised reproduction or use of this web site.

        All trademarks, service marks and logos displayed in this web site are the property of property.eNanyang.my and/or their respective third-party proprietors as identified in the web site. Unless the prior written consent of property.eNanyang.my or the relevant third-party proprietor of any trademarks, service marks or logos appearing on the web site has been obtained, no license or right is granted to any party accessing this web site to use, download, reproduce, copy or modify such trademarks, service marks or logos. Similarly, unless the prior written consent of property.eNanyang.my or the relevant proprietor has been obtained, no such trade mark, service mark or logo may be used as a link or to mark any link to the property.eNanyang.my web site or any other site. Just as property.eNanyang.my requires users to respect our copyrights, and those of our affiliates and partners, we respect the copyrights of others. If you believe in good faith that your copyrighted work has been reproduced on our site without authorisation in a way that constitutes copyright infringement, you may notify our designated copyright agent either by mail to Nanyang Siang Pau Sdn Bhd, No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor, Malaysia or by email to prop@eNanyang.my.

        This site is available “as is” and “as available” basis. We do not warrant that this service will be uninterrupted or error-free. There may be delays, omissions, interruptions and inaccuracies in the news, information or other materials available through this web site. We are not responsible for the availability or content of other services that may be linked to this web site. We do not make any warranties, express or implied, including without limitation, those of merchant quality and fitness for a particular purpose, with respect to this web site or any information or services that are available or advertised or sold through this web site. We do not make any representations, nor do we endorse the accuracy, completeness, timeliness or reliability of any advice, opinion, statement or other material or database displayed, uploaded or distributed in this web site or available through links in this web site. We reserve the right to correct any errors or omissions in this web site. Although we intend to take reasonable steps to prevent the introduction of viruses, worms, “Trojan horses” or other destructive materials to this web site, we do not guarantee or warrant that the materials that may be downloaded from this web site do not contain such destructive features. We are not liable for any damages or harm attributable to such features. If you rely on this information and any materials available through this web site, you do so solely at your own risk. Without derogation of the above and/or terms and conditions of the applicable agreements governing all the information and services of the web site, reasonable measures shall be taken by property.eNanyang.my to ensure the accuracy and validity of all information relating to transactions of products and services of related web site.

        property.eNanyang.my shall not be liable for any loss or damages howsoever arising whether in contract, tort, negligence, strict liability or any other basis, including without limitation any damages, loss or expense, direct, indirect, special, or consequential damage, punitive damages or economic loss arising from or in connection with: (1) any access, use or the inability to access or use this website, or reliance on the materials and/or any information in this web site; (2) any system, server or connection failure, error, omission, interruption, delay in transmission, or computer virus; and (3) any use of or access to any other sites linked to this web site. Any hyperlinks to any other websites are not an endorsement or verification of such web sites and such web sites should only be accessed at the user’s own risks. This exclusion clause shall take effect to the fullest extent permitted by law.

        Links from or to the web sites outside of property.eNanyang.my are meant for convenience only. This web site does not investigate, verify, monitor, or endorse the content, accuracy, opinions expressed and other links (if any) provided by such resources as such linked web sites are owned and operated by third parties and are not under the control of property.eNanyang.my. Therefore, we shall not be responsible and makes no warranties in respect of the contents of those web sites, the third parties named therein or their products and services. Furthermore, the links provided in this web site to other shall not be considered an endorsement or verification or approval of such linked web sites of the contents therein. Linking to any other site is at your sole risk and property.eNanyang.my will not be responsible or liable for any damages in connection with linking. It is advisable for you to read the privacy policy statements any web sites which are linked to this web site.

        You will on demand indemnify and keep indemnified property.eNanyang.my from all liabilities, claims, losses and expenses, including any legal fees that may be incurred by property.eNanyang.my in connection with or arising from (1) your use or misuse of this web site and the services provided herein, or (2) your breach of these terms and conditions howsoever occasioned, or (3) any intellectual property right or proprietary right infringement claim made by a third party against property.eNanyang.my in connection with your use of this web site.


        property.eNanyang.my reserves the right to terminate and/or suspend your access and/or your use of this web site at any time, for any reason. In particular, and without limitation, we may terminate and/or suspend your access should you violate any of these terms and conditions, or violate the rights of property.eNanyang.my of any other user or any third party.

        The failure of property.eNanyang.my to exercise or enforce any right or provision of these terms and conditions shall not constitute a waiver of such right or provision. If any part of these terms and conditions is determined to be invalid or unenforceable pursuant to applicable law, then the invalid and unenforceable provision will be deemed superseded by a valid, enforceable provision that most clearly matches the intent of the original provision and the remainder of the other provisions of the terms and conditions shall continue in full force and effect. All rights not expressly granted herein are reserved.

        These terms and conditions are governed by and are to be construed in accordance with the laws of Malaysia. By accessing this web site and/or using the services provided herein by property.eNanyang.my, you hereby agree to submit to the non-exclusive jurisdiction of the Malaysian courts in Kuala Lumpur, Malaysia in all disputes arising out of or relating to the use of this web site.

        私隐政策声明

          You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

          In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

          • Name;
          • Address;
          • Phone Number;
          • Fax Number;
          • Date of Birth;
          • Email Address;
          • Gender;
          • Bank Information;
          • Identity Card Number; or
          • Credit Card Information

          Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

          • to process your application and/or request for our products and/or services;
          • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
          • to provide you with the products and/or services you have requested or subscribed;
          • to understand and analyse our sales, your needs and preferences;
          • to develop, enhance, market and provide products and services to meet your needs;
          • to conduct marketing activities;
          • to direct market to you;
          • to determine how we can improve our services to you;
          • to process exchanges or product returns;
          • to process payments to you;
          • to enable you to participate in promotions and contests;
          • to investigate and resolve any service issues;
          • to keep in contact with you and better manage any business relationship we have with you;
          • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
          • for debt collection purposes;
          • to respond to requests or complaints;
          • for future business opportunities and transactions;
          • for audit, compliance and risk management purposes;
          • to meet legal and regulatory requirements; or
          • for all other purposes incidental and associated with any of the above;
          collectively known as the “Purposes”.<

          Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

          1. law enforcement agencies;
          2. government agencies;
          3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
          4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
          5. our business associates in or outside Malaysia;
          6. to share the information with trusted business partners for the provision of their services
          7. any parties to whom you have given us your express or implied consent to disclose; or
          8. to such other parties as may be permitted under the laws of Malaysia.

          You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

          Designation: Data Privacy Officer
          Telephone: 03-7872 6921
          Fax: 03-7872 6994
          Email: pdpa@nanyang.com.my
          Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

          We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

          This notice was updated: 5th February 2014

          © 南洋商报有限公司版权所有 | Copyright Nanyang Siang Pau Sdn. Bhd.(6164-V)