Categories意见

高楼内部条例可被挑战

2022年02月4日

黄伟益
产业管理顾问

高楼管理相关的法规,
都必须要有法源依据。

自从联邦政府通过推出2015年分层管理(维修与管理)条例,为大马半岛各州及3个联邦直辖区所有高楼管理层统一制订管理法规(By-Laws)以来,所有之前或之后由发展商所制订的内部管理条例(House Rules)皆宣告失效。

联邦政府所统一制订的管理法规,是以第3附表收录在2015年分层管理(维修与管理)条例,并从2015年6月2日开始生效(槟州则从2015年6月12日开始生效)。

换句话说,从这个日期开始,所有既已存在的内部管理条例皆告无效。

我不解的是,有好多高楼的管理委员迄今还把发展商所制订的内部管理条例当作金科玉律,甚至还把这些内部管理条例当作比联邦政府所制订的管理法规更重要。

然而,摆在眼前的事实,这些内部管理条例若没有被管理层通过召开常年大会或特大,并给予21天通告将之纳入附加管理法规(Additional By-Laws)的话,这些内部管理条例根本就没有效用可言。

如果管理层执意要援引发展商所制订的内部管理条例对业主采取行动,而这些规定又与管理法规有所冲突,受影响的业主甚至可以通过法律管道,来挑战管理层所采取的行动。

举个例子,若发展商所制订的内部管理条例,规定业主使用电梯时必须戴口罩,否则将面对罚款500令吉。若管理层没有通过制订附加管理法规,同样规定业主使用电梯时必须戴口罩,那么业主一旦面对管理层所祭出的罚款,他们就可入禀分层管理仲裁庭或法庭来挑战管理层。

其次,联邦政府所制订的管理法规限制管理层罚款权限,每一次最高的罚款额为200令吉。在这种情况下,管理层绝不能通过法外立法,迳自对犯规者处以超过200令吉的罚款。

管理法规仅限辖区落实

管理法规英译为By-Laws,马来文则称为Undang-Undang Kecil,意即为地方性法规。每个地方议会都有制订本身的法规,而这些法规则只能在各别地方议会所管辖的地区内实行。换作为共管机构或管理机构,这些法规就只能在各别的高楼范围内执行。

所有跟高楼管理相关的法律、条例或法规,都必须要有法源依据(Source of Power)。

首先,联邦宪法赋权国会通过2013年分层管理法令,这个法令则赋权房屋及地方政府部长制订相关的条例,即2015年分层管理(维修与管理)条例,当然也包括第3附表之管理法规。

2013年分层管理法令有规定,任何共管机构或管理机构要通过附加管理法规,就须通过召开常年大会或特大,并发出21天通告,而且须获得当场四分三出席的业主支持,始能通过这个附加管理法规。

政府所制订的管理法规,共管机构或管理机构不得修改或删除。不过,对于管理法规所未规定的事项,管理层可通过附加管理法规来增订之。即使如此,2013年分层管理法令第70(2)条文有规定,只有当局所阐明的项目或范畴之外,并非所有项目都可以被纳入附加管理法规。

譬如,管理层若要向业主征收1000令吉,作为业主要在本身单位展开装修工程之抵押金,这一点则无须通过附加管理法规来明订之。同样地,关于健身室或游泳池的开放时间,亦无须将之纳入附加管理法规。这些都属于行政指南或规章,未必要纳入附加管理法规才可以执行。

召开大会纳新条款
新规发布3天即生效

即使管理层要以行政指南或规章,规定泳池使用者必须换上所指定的泳装始可下水,若管理层要对没有遵守者处以罚款,这又再次回到了原点:管理层的执法权源自何方?

为了解决管理层无法将每一个细节,包括泳池或健身房的使用规则,全部纳入管理法规的问题,管理层可以通过召开大会纳入一个新的条款:凡管理层所制订的新条规,只要在布告栏上发布3天后即宣告生效。

政府法规为最终依据

通过这种方式,管理层将享有更大的空间去调动其现有泳池或健身房的使用规则,而无须每一次要召开大会才能修订其细节。尤其在疫情肆虐的当下,为了应对疫情幻变及顾及更多业主或住户的健康及性命安全,管理层必须拥有更大的弹性,随时对其所实施的管理条规作调整。

当然,管理层若为了本身的方便,他们可以通过召开大会并发出21天通告,将发展商之前所订下的内部管理条例,全盘将之纳为附加管理法规。不过,若这个新纳入的附加管理法规,跟原订的管理法规有所抵触的话,则必须以联邦政府所制订的管理法规作为最终依据。

这当然是一些管理层要煮快熟面的做法,但长期而言,确实有必要以管理法规,跟您所居住高楼之前所采用的内部管理条例作对比,进而采纳一些对今后高楼管理作业有用的规定,然后将之纳为附加管理法规,始能取得相得益彰的作用。

一份制订得更加完善的附加管理法规,再加上联邦政府原订的管理法规,将能够让管理层在执行过程中,取得更好的执法效果。即使面对一些业主或犯规者产生不满,进而要跟管理层对簿公堂,这套管理法规就会变成一道专用来保护管理层的硬盾。

同样地,一套经过完善修订的管理法规,绝对可以协助管理层更有效地对付非法经营民宿的业主,并且让更多业主或居民遵守管理层所制订的防疫规定。大家必须要知道,由于卫生部所颁布的防疫标准作业程序,鉴于未经过宪报颁布而不能成为法律,亦不能在属于私人产业的高楼范围内执行,而您本身高楼所采用的管理法规,就是让管理层用来执法的最好武器。

与其随意将内部管理条例,全盘照收纳入附加管理法规,我更想建议所有管理层多花时间与精力,展开这一方面的研究工作。即使管理层对这方面的工作一窍不通,您亦可通过征询律师或产业经理,让您本身高楼的管理法规通过不断修订的过程而日臻完善。

Categories意见

住高楼不一定“高枕无忧”

2021年08月9日

张惟越 ·物业管理人/佳得楼宇管理有限公司
kenteo.my@gmail.com
FB Page: 管你楼事 https://www.facebook.com/KenTeoPropertyManagement

 

马来西亚很多人战战兢兢就业,
省吃节用存钱,
就是为了实现人生中非常重要的目标之一:
“买房升级当业主,从此有瓦遮头”。

买房也是许多人重要的一座里程碑。

但不知为何,买房却成了许多马来西亚公民人生惨痛经历的起点,如同上了人生中昂贵的一课!

有风有水风水好?对于高楼建筑可不一定哦。

马来西亚的地理位置落在炎热潮湿的赤道上,属于热带雨林国家,虽然我们免去了一年“春暖夏热秋凉冬寒”的四季交替,但却也得面对季节性的降雨量,特别是每年9月至来年1月期间东北季候风带来的大量雨水。

根据气象局的降雨量测量报告,马来西亚年均降雨量大约是2500毫米,东马婆罗洲某些地区更是超过5000毫米,如果扣除了每年旱季较少的降雨量,我国因季候风在雨季带来的降水量是超过2500 毫米。

大量的降雨量加上国家处在炎热潮湿的赤道上,我们年均的空气湿度常年更是不低于年均77%。

高楼火患易失控

另一方面,消拯局的援救要求,成了楼宇设计的难题,业主们的恶梦。

首先让我们先了解,什么是高楼火患。

火的蔓延事非常快速的,一团小火苗可以在不超过30秒的时间里,蔓延成大火,如果场地可燃物充足下,它只需要燃烧几分钟的时间,产生的浓烟即可把整间房子填满,或严重时,火焰也可吞噬整间房子,加上高楼建筑,单位与单位是一层叠一层的往上发展,火舌浓烟更是往上蔓延,高楼一旦发生火灾,很容易导致灾情失控,而赔上许多人命。

还有,虽然火很可怕,火患可致命,但消拯局对于火患后的事后评估,或对命丧火场的受害者进行的验尸报告,却证明了更多受害者是先死于火患所产生的烟雾和有毒气体。

消拯局的报告更是提出了窒息是火灾死亡的主要原因,比烧伤的比例高出3倍。 因火灾产生的有毒气体会让人迷失方向,昏昏欲睡,导致受害者吸入过量的有毒气体或浓烟后丧失了活动力,才在昏迷时活活被烧死的。

半开放式逢雨成灾

消拯局为了避免这类的高楼火患,要求楼宇建设须符合通风条款,所以高楼建筑特别是共用的地方几乎都是采用半开放的设计:

1.出了升降梯的门后一直到业主个别单位的走道或走廊;

2.楼宇每一层的用于紧急逃生用的逃生梯;

3.楼宇的停车场;

4.其它因楼宇功能的设计都得符合消拯局的建设指令进行。

建筑师为了确保楼宇准时获得住用证,故需得按照消防指令规划与设计楼宇,从律法与安全隐患的考量确实是合情合理的,只不过半开放式的楼宇设计,给了空间让可能因火患所产生的毒气与浓烟外排通路的同时,却也让楼宇门户大开,欢迎雨水来袭,进而导致高楼建筑每每暴雨成灾。

市区土地昂贵,楼宇唯有向上发展才符合经济效益,故市区楼宇越建越多,也越建越高,为了符合消拯局的建设指令“开放式通风要求”,层层叠叠的楼宇,增加了面对降雨量的总面积,导致新建楼宇频频逢雨成灾,每每雨天迅速积累的大量雨水,无法及时通过楼宇的水管渠排出,导致走廊大淹水,排水口变临时喷水口,让业主及住户十分苦恼。

政府部门不协调
购屋者遇事无处申诉

从法律的角度进行事件分析的话,楼宇是按照国家官方单位的设计指令完成建设,其实并无抵触法律。

工程承包商没错、建筑师没错,售楼的发展商也没错,这导致购屋者申述无门,无法追讨法律责任,因无人犯法。

这就是大马各个部门独立运作,缺乏共同协调后产生的难题。

改善指南免劳民伤财

笔者呼吁民选的国会议员,正视这个官方部门不协调的代价,买房是人生大事,是一生中最昂贵的消费,为了获得可遮风挡雨的安乐窝,背负几十年的房贷,咬紧牙根努力工作,穷一生的精力供房。

但事实上,不是每位业主都可以开开心心的领钥匙入住新房。

还有,房地产这产业链,从土地交易、楼宇建设批文、建筑动土,到销售、交房,衍生了需要国家收入“税收”,其中有:

1.土地交易缴的印花税;

2.土地用途能转换时缴的转换税;

3.土地开发缴的开发税;

4.发展商开发建设的营利税;

5.消费者买房缴的林林总总的印花税;

6.发展商雇专业人士“建筑师、工程师、测量师等”的服务税等。

这些都是人民的血汗钱,国民需要更完善的楼宇开发指南,来避免这类无抵触法律章程,却劳民伤财的结果。

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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)

      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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        本站是在“现状”与“现有”的基础上提供资讯与服务,并不保证无间断或无误差。本站提供的新闻、信息或其他材料可能会有延迟、遗漏、间断与不精确,并可能链接其他服务的提供与内容,本站概不负责。对本站或通过本站提供的广告、任何信息或商品,包括(但不限于)商家在特定目的方面的质量与适合度,本站不作任何明确或暗示的保证。对本站显示、上传、传播或通过本站链接提供的任何劝告、意见、声明、其他材料或资料库,本站不作任何代表,亦不背书其准确性、完整性、及时性与可靠性,但本站保留权利纠正资讯上的任何误差或遗漏。本站虽有意于采取合理步骤,防止引入病毒、蠕虫、“特罗伊木马”或其他破坏性材料到本站平台,唯不担保本站或可从本站下载的材料不含此类破坏性元素,若登录与使用本站提供的任何材料,用户应自行承担风险。不减损以上条文和/或管辖本站所有产品与服务适用协议的条款与条件,本站将采取合理措施,确保本站相关产品与服务交易等所有信息均准确与有效。

        基于合约、侵权、过失、严格法律责任或任何其他因素的任何损失或损害,包括(但不限于):(1) 本站的任何进入、使用或无法进入或使用,或依赖本站材料和/或任何信息;(2) 任何系统、服务器或连接失败、误差、遗漏、间断、延迟传播,或电脑病毒;和 (3) 本网站连接任何其他网站的任何使用或进入,导致或相关的任何损害、损失或开销、直接、间接、特别或连带损害、惩罚性损害或经济损失,本站概不负责。到任何其他网站的任何链接,并非此类网站的背书或验证,用户进入此类网站应自行承担风险。本免除条文将有法律所允许最大程度的效力。

        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。

        本站可要求您赔偿与持续赔偿与下述事项有关或下述事项引起、并使用本站招致的所有负债、索赔、损失与开销(包括任何法律费用):(1) 您使用或滥用本站与在此提供的服务,或 (2) 您无论以何种方式触犯本条款与条件,或(3)与您使用本站有关、第三方因本站侵犯知识产权或所有权而索赔。

        本站保有因任何原因随时终止和/或冻结您进入本站和/或使用本站服务的权利。特别是(但不限于)若您违反本条款与条件的任何部分,或违反任何其他用户或任何第三方的相关权利,本站可终止和/或冻结您的登录和使用权限。

        本站无法履行或执行本条款与条件的任何权利或规定,不可构成对此类权利或规定的弃权。若本条款与条件的任何部分,根据适用法律被裁定为违法或不可执行,那么该违法与不可执行规定,将被视为已由最清楚符合原始规定意向的合法、可执行规定所取代,而且本条款与条件的其余规定将继续全面有效力与作用。本站保留未在此明确授予的所有权利。

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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)