Categories意见

发展商迟交屋 买家无法索赔?

2022年08月15日

林国强律师
林国强律师事务所资深合伙人

 

 

发展商延迟交屋,
买家就一定能获得赔偿金吗?

发展商是否可以免于支付行动管控令(MCO)造成的违约金?

Ha Siaw Shyong v. Minister For Local Government And Housing Sarawak & Anor的案件中,讨论了这个重要问题。

案情:

申请人(购屋者)于2017年4月18日与Musyati Development Sdn Bhd(发展商)签署了一份买卖协议,以购买诗巫第7座660号地块一个名为“Hann’s Residence”的项目中(以下简称项目),称为A-13A-15的住宅单位 (以下简称单位)。

该单位本应于2019年12月30日(“移交日期”)或之前移交给买家。

2020年3月,由于2019冠状病毒病疫情,举国进入封锁状态,砂拉越自然也不例外。

砂拉越与全国其他地区一致,颁布了2020年减少冠病疫情影响临时措施法令(829法令)。

根据该法令第10条文,砂拉越地方政府与房屋部长作为第一答辩人(“部长”)有权采取措施,以减少冠病的影响。

部长可延长限期

同一法令第6条文授权部长,透过州宪法颁布延长任何期限。

部长根据该法令允许的第一个延长期限,是从2020年3月18日至2020年8月31日(以下简称“第一期限”)。

因此,买卖合约中的拥屋权转让期限及逾期交屋违约金(Delivery of Vacant Possesion and Liquidated Damages)期限,将不计入2020年3月18日至2020年8月31日这段期间的期限。

过后,部长援引该法令第10条文,于2020年9月22日发出通知,将“第一期限”从2020年9月1日延长至2022年3月17日(以下简称“第二期限”)。

换句话说,由于获得2020年减少冠病疫情影响临时措施法令(829法令)的保护,并获得房屋及地方政府部批准。发展商们在“第一期限”和“第二期限”期间豁免支付逾期交屋赔偿金(LAD) 。

一般情况下,如果发展商延迟移交房屋锁匙给购屋者,必须根据买卖合约,支付逾期交屋赔偿金给购屋者。

购屋者指控2020年9月22日允许“第二期限”的通知,是非法、滥权、法律错误、无效、不合理和/或不公平,因此入禀法庭申请司法审核。

判决:

部长的决定权必须是涵盖整个房屋发展行业,这是为了保护该行业,最终也是为了保护购屋者的权益。该法令允许发展商在上述期限内豁免支付疫情和行动管控令(MCO)期间停工,导致延迟交屋的违约金,是为了在国家致力对抗疫情对人们健康造成的不利影响之际,也让产业领域各个层面有个“喘气”空间。

鉴于这些情况,以及部长对产业发展行业拥有监管权这一事实, 829法令和部长的上述决定不是非法的。

正如该决定据称对购屋者造成了伤害一样,人们必须顾虑到,当局如果不作出上述决定,会对广大公众造成伤害。

购屋者寻求对部长针对“第二期限”而非“第一期限”所作出的决定进行司法审核,此举已间接受制于部长针对“第一期限”的决定或裁量权。因此,购屋者提出的司法审核,必须被视为是一项有选择性的行动,而且他承认“第一期限”的斟酌权没有违法。

购屋者的问题是,他丧失了“第一期限”结束(2020年8月31日)至2021年8月30日(发展商移交房屋给购屋者)期间,发展商因延迟交付空置单位而必须支付的额外违约金。

购屋者的论点集中在他因部长的决定而损失的违约金,并没有证明部长行使的自由裁量权,不仅对他,且对一般公众都是错误的。因此,可以说这个司法审核申请,动机完全是出于自身利益。

结语:

2020年减少冠病疫情影响临时措施法令允许发展商在上述“第一期限”和“第二期限”内,豁免支付因延迟交屋而必须支付给购屋者的违约金,而且这也是属于部长的权限范围。

 

Categories问诊室

电梯常故障 管理处不理……

2022年06月22日

物管专家:张惟越
物业管理人
佳得楼宇管理有限公司
kenteo.my@gmail.com

 

问:

张先生,您好!

我家公寓的升降机经常故障,非常麻烦,而且一坏总是要等几天才有人修。

我们多次向物业管理反映,请他们寻找解决方案,看是更换维修商等之类。

但管理处总是用各种理由,比如说MCO有人来维修就很好了?你们管理费才那么一点点要找谁维修?甚至恐吓我们说再吵他们就不找人修了。我们真是投诉无门啊!该怎么办呢?

SN Toh


答:

SN Toh,您好!

需要从两个角度探讨您面对的问题:

其一,管理处的执行力
其二,管理费的入出评估

如果民选的管理委员经多次投诉后,并未改善,就需要向以下两个机构发出投诉:

1) 建筑专员(Commissioner of Building)
2) 仲裁庭(Strata Management Tribunal)

再来就是探讨经费。

该区的管理费缴交率是否达合理水平,笔者过去的经验发现,很多时候不是管理委员不想办事,而是兜里清凉,难办而已。

你也有关于房地产的问题?不管是融资、法律、物管、装修、验屋……都欢迎你电邮到prop@eNanyang.my,由驻站专家为你解答。

 

Categories问诊室

新屋缺陷 9个月都还没好!

2022年03月15日

物管专家:张惟越
物业管理人
佳得楼宇管理有限公司
kenteo.my@gmail.com

 

问:

您好,

我的缺陷报告(Defect Report)是在2021年4月21日提交的,期间有因为行动管控令(MCO)而不能动工,直到2022年1月25日,发展商还没把做好缺陷整修,我被告知这个星期就能完成了。

买卖合约虽没有说明假如缺陷整修没在特定的期限里完成的话需要赔偿,但我想询问缺陷整改(Defect Rectification)有没有要在一定的期限里完成?

若有,超过期限的日子能不能要求发展商赔偿?赔偿金又该怎么计算?

TC Soon


答:

TC Soon,您好!

您的提问,需要考量两个律法基础:

其一,第118法令,1989年房屋发展(管制与执照)条例中的列表H中,有明文提出发展商需要在收到缺陷投诉报告后的30天内完成:

“shall be repaired and made good by the Vendor at its own cost and expense within thirty (30) days of its having received written notice thereof from the Purchaser and if the said defects,“

其二,您的个案有别于常规,因冠病疫情,国家领导根据《1988年疾病控制法令》及《1967年警察法令》,颁布了行动管控令和2020年减少冠病影响临时措施法令,2020年3月18日至2020年8月31日为豁免期 ,这段期间不会计算空屋持有权(Vacant Possession)的保修期,包括发展商针对房屋缺陷所需进行的维修工程期限。

但是,按照您的投诉的时间点,并不在豁免期间,故根据律法角度,发展商需要遵守第118法令,1989年房屋发展(管制与执照)条例来完成您的投诉。

你也有关于房地产的问题?不管是融资、法律、物管、装修、验屋……都欢迎你电邮到prop@eNanyang.my,由驻站专家为你解答。

 

Categories趋势

雪隆PR1MA,正在赶进度!

2022年01月14日

隆雪的PR1MA买家,
你们等急了吗?

先前的行动管控令(MCO),导致国内可负担屋建设被迫拖延竣工。而一个马来西亚人民房屋计划(PR1MA)如今已经恢复隆雪区的工程,积极追赶工程进度。

一马房屋机构主席拿督法都峇里博士出席“我们的一马房屋旅程“活动时指出,目前正积极朝着新的竣工日期买进,誓言继续提高M40中等收入群体的拥屋率。

他也解释,该机构先前一直在努力确认“病态项目“(Sick Project),尤其是因为管控令为无法施工的项目。

在雪州共有5项PR1MA计划,分别坐落在加影、赛城和武吉皇冠城镇,其中3项已完工,剩余2项还在建设中;在吉隆坡则有3项计划,其中2项已完工,剩下一项还在建设中。

承包商须依约完工

其中,武吉皇冠城镇和十五碑的两个计划已被归类为病态项目,目前已展开增派工人措施,以加快项目的进度。

他指出,这两个计划位于策略地点,销售表现令人鼓舞。十五碑项目已售出95%,而武吉皇冠城镇已售出77%。”

在追赶进度的同时,他也提醒所有承包商和工程顾问,务必按照已签署的协议完成项目,否则将采取行动。

 

 

Categories问诊室

MCO害我MOT做不及被罚款

2021年12月17日

法律专家:张玮真律师
VALERIE CHONG & CO
vc@valeriechong.com

 

 

问:

今年我拿到了新屋钥匙,4月就把地契转名备忘录(Memorandum Of Transfer,简称MOT)的资料交给律师,结果最近竟然收到土地局的罚单,说期限已到但我却没处理好MOT。

我质问律师,律师说发展商是在期限内的最后几天才提供资料,他们碰上土地局在行动管控令(MCO)期间采取预约制,因此一直拖到现在。

发展商认为他们已在期限内提交资料没有错,律师将责任怪在土地局,土地局又坚持罚款,我难道就只能忍气吞声支付罚款吗?

Linda


答:

Linda,您好。

假设发展商已按时提供信息,延迟是由 MCO 造成的,建议您的律师向土地局写一封关于罚款的上诉信,在信中说明事件的时间顺序,并请求土地办公室豁免和/或减少罚款。

你也有关于房地产的问题?不管是融资、法律、物管、装修、验屋……都欢迎你电邮到prop@eNanyang.my,由驻站专家为你解答。

 

Categories趋势

拍卖巨浪席捲M40底层

2021年11月12日

报道:李治宏
拍卖潮来袭·系列2

除非你现金雄厚到一笔付清,不然买房都会跟银行贷款,这种贷款其实是将房产抵押给银行。

理论上,房子还在供款期间,银行才是真正的业主。

万一借贷者(屋主)无法如期还供款,银行就可以拍卖房产,将收回的款额用来抵债。

但是,房贷违约导致房产被银行拍卖,并非穷人的“专利”。

产业拍卖专家谢廉义就指出,新冠疫情改变了很多事,甚至是拍卖房产涉及的业主,也扩大至收入更高的层面。

他说,因违约被拍卖房产的业主,过去主要是40%低收入群体的B40,经过疫情肆虐后,涉及的业主已扩大到B50。

根据统计局的数据,B50的家庭收入是每月5880令吉或以下 ,也就是中产M40的第一个10%人口;而月入在4850令吉以下被界定为B40。

被拍卖的房产种类方面,房市供应最多的是住宅,被法拍的房产自然也是住宅佔多数。

谢廉义也是AuctionGuru.Com.My 创办人,他接受《南洋商报》专访指出,被拍卖的住宅,以排屋占最多,接着是公寓、服务式公寓和组屋。

2020年各州家庭收入情况

资料来源:统计局

短租业主打击大

还债违约,屋主肯定是财务压力沉重或现金无法週转,所以靠商用房产,尤其是短租在行动管控令(MCO)期间没有需求,也相当严重打击这业商用房产的业主。

谢廉义指出,被拍卖的房产种类也看到另一种趋势,就是商用产业中被拍卖的小型家庭办公室(SOHO)和SOFO那一类的公寓佔最多。

“因为这类产业很多用来短租或充当办公室,而疫情和管控令期间,很少人回公司上班,业主收不到租金,甚至供不起房贷 ,造成这类产业的拍卖增加。”

提到店舖被拍卖的情况是否严重,他说,涉及的主要是第二和第三档次地区的店铺。

“在黄金地段的商业区,商舖被拍卖的情况较少见,即使有,也很快快就成交。”

相关报道:
延缓还贷结束-拍卖潮来袭
首都拍卖屋冠全国
铁饭碗罩不住 公仆拍卖急飙

Categories意见

该出手买房了吗?

2021年06月14日

苏莱曼
Rahim & Co研究总监

去年初爆发了2019冠状病毒病疫情后,
辗转一年多,我们又回到了封城锁国的日子,
而这一次是第三次了。

在当前的全面封锁下,潜在购屋者再次发现自己的购屋计划受阻。经历了颠簸动荡的2020年,那些已暂时搁置购屋计划,等到经济环境好转时再付诸行动的潜在购屋者,再次面临周而复始的各种行动管控及艰辛的市场状况。

去年初爆发了2019冠状病毒病疫情后,辗转一年多,我们又回到了封城锁国的日子,而这一次是第三次了。

在当前的全面封锁下,潜在购屋者再次发现自己的购屋计划受阻。经历了颠簸动荡的2020年,那些已暂时搁置购屋计划,等到经济环境好转时再付诸行动的潜在购屋者,再次面临周而复始的各种行动管控及艰辛的市场状况。

尽管这些优惠和利好因素,可能会诱使您最终作出重大举动,但购买诸如房屋之类的高价产品(Big Ticket Item)不能出于一时冲动,无需做“功课”就可以一时兴起,贸然的作出购屋决定。此举您不仅会背负长达30年(或更长时间)的长期财务承诺,而且快速的变卖资产套现,已不再像以往那样容易。

无论“买家市场”有多大,购屋者先做好功课和自我风险评估仍是至关重要。(档案照)

更难预测需求

对于那些希望把即将购买的产业作为一项投资资产的买家,长期而言,关键在于有关产业投资的永续性。随着疫情的颠簸起伏不定,需求的预测可能会变得更加艰难。

如果你是基于自我升级或财务目的,希望在未来某个时候转售产业,或将发现变卖资产套现其实并不那么容易,也可能没有预期般那么有利可图。

尤其是如果你不幸的买入一个不那么容易转售的产业种类,或是有关产业坐落在非策略性的地理位置,又或是不巧遇上数以千计的新发展项目如雨后春笋般涌现,又或者是你的产业是坐落在竞争激烈且人口密集的地点,人们拥有众多的替代选择,你将更难以转售你的资产套现。

做好功课评估风险

在当前这种许多事务都岌岌可危的大环境下,人们最不想做的就是在没有事先做好充分准备或有可靠后备计划的情况下进行抵押贷款,以免万一出现不利突变,自己将陷入万劫不复之地。正如我们所见,新增确诊病例重新上升,将迫使当局采取更长久的各项行动管控措施,以切断传染链。

对于那些一直在等待合适时机,手上拥有必要资金,并已做好资金长期被捆绑心理准备的人,那么当出现合适的产品及合适的地点,并可以讨价还价时,就别再迟疑,应把握这个机遇。

对于那些打算购屋自住、提升到更好房子,以及购屋进行投资的人,肯定会遇到不错的买入良机,但无论“买家市场”有多大,先做好功课和自我风险评估仍是至关重要。

这适用于那些希望买屋供未来入住,而购买兴建中甚至未动工房屋的购屋者。

管控令致延期交屋
事先调查免购屋梦碎

正如大家于MCO 1.0和MCO 2.0期间所见,房屋建筑活动因管控令的限制而受到影响,最终导致延迟竣工,有些更不幸的全面推迟。

虽然一些发展商公开承认并宣布完工目标不可避免地会延迟,但我们极力建议潜在购屋者自行确认他们购买的房屋是否会延迟竣工。

如果不这样做,购屋者可能将因为未获得住用证,而无法如期入住有关房屋。你只需拨打一通电话及上网浏览相关资讯,就可避免你的美梦在完全出乎意料之下破灭,以及在发现你首选的房屋不再可供购买,直到另行通知为止后,被迫对自己的购屋计划作出最后一分钟的改变。

如果发展商认为目前推出新楼盘所面临的滞销风险太大,市场也暂时被扰乱,那些原订于今年推出的新项目也可能会延后面市。

发展商押后新楼盘

在当前的疫情冲击下,那些大型发展项目,涵盖多个不同发展期的发展商,也可能改弦易辙,更改全盘发展计划,调整每一期推出的项目细节。

去年,新推出的住宅单位按年下跌21.3%,从2019年的5万9968单位减少至4万7178单位。自2010年以来,除了2010、2011及2016年,其他年份新推出的住宅单位都是5万7000单位以上。

在这11年当中,单一年度推出单位最多的是2017年,当年新住宅单位多达7万7570。

但那些致力于根据原订计划推出新项目的发展商,则对市场前景保持乐观,只是在数次的行动管控期间暂时押后推出新楼盘。

地点仍是最重要考量

无论我们是否处于疫情当中,这句口头禅都与以往一样重要:地点、地点和地点。

这是因为在购买房屋时,无论是自住还是投资,房屋所在的地点就是一切。无论房子的设计有多好,房屋所在地是属于与其他主要商业枢纽和中心地区相连的位置,对于提供便捷的生活方式至关重要。

依据你的生活情况,直接和近距离的环境也必须与你的需求匹配。例如,你是全日工作制的单身汉,或是有孩子甚至是多代人同住一屋的一家之主。

考量方便与不便因素

基本设施、可达性、便利设施、公共交通、工作场所、教育和城市生活都在提供令人满意的生活体验方面发挥着各自的作用,在选择房屋时必须考虑这些重要因素。

你不仅应考量便利性,也应把不便因素考量在内,而这可以是一般情况或是根据你个人的喜好。不仅方便因素,还必须注意不方便因素,这可以是一般性的或特定于您的偏好。例如,有些人选择住在更繁华的地区,而其他人则可能会选择谧静的郊区。即使是投资物业,也必须考虑到相同的考虑因素,因为业主要预测租房者和租户的倾向。

在最糟糕的其中一种情况下,购屋者可能会发现自己讨厌刚购买的新房,因为他们刚发现到,其新居与商业区或主要市中心的距离有多远,而实际上他们想要的恰好相反。

疫情危机中不乏机遇

简而言之,像当前冠病疫情这样的危机时期,可能并不完全是厄运和阴霾,因为乌云中不乏机遇。

当事情似乎被拖延且永无止境时,不要失去实现梦想家园目标的希望,而你只需根据各项防疫标准作业程序采取一些额外的步骤,即可实现你的梦想。

任何准备都不是浪费

在这样一个动荡的时期,任何准备都不是浪费,提高警惕只是为了自己好。对于等待疫情过去已等了一年多的购屋者来说,如果事情正朝着你要的方向演变,请不要再等待,以免为时太晚。

对于那些认为拥屋仍是一个遥不可及且有风险的人,请改变你的想法,并探讨如何善用MCO期间可能出现的机遇。适时了解市场上新产品的最新状况,并在实现你拥屋目标和维持当前生活方式的成本之间作出一个权衡。

尽管一旦疫情结束后,这个世界路在何方,仍是我们必须谨慎以待的重大格局,但在微观层面上,我们也应尽自己的一分力量参与经济,并根据自己的财力范围,竭尽我们所能协助促进经济发展。

Categories趋势

政府减租多半年

2021年06月10日

租用中央政府土地或建筑屋的商家,
年底前租金继续减半!

能源及天然资源部长拿督山苏阿努亚博士宣布,本来租金减半优惠只到6月30日,该部决定再延长半年,直到12月31日。

他在文告中指出,这是为了减轻商家在行动管控令(MCO)期间的负担,更好地掌控现金流以维持营运。

此外,该部门也通过该野生动物保护及国家公园局(PERHILITAN)旗下的生物多样性保护信托户头( Akaun Amanah Konservasi Biodiversiti ),批准17万9426 令吉紧急拨款,分配给10家动物园与常设展览的野生动物福利关怀基金。

他担忧,动物园与常设展览除了因为失去入门票收入,还得承担高昂的营运成本,包括准备食品、药品和畜牧管理。

在2020年的MCO期间,政府已拨款390万令吉,而国家能源也通过企业社会责任计划拨款50万令吉,分阶段从2020年5月起,提供给25个受影响的动物园与常设展览。

Categories趋势

发展商盼修法允延工

2021年06月1日

全面管控令卷土重来,势必冲击建筑工程进度!大马房地产发展商公会(REDHA)主席拿督孙兴存呼吁政府尽快修改“减少冠病疫情影响临时措施法令”(829法令),保护发展商。

政府去年10月宪报颁布了829法令,借此推出各种措施来降低冠病对国人的冲击,包括数个经济振兴和金援配套。

孙兴存

其中,该法令还保护指定行业免于因未履行合同义务而采取的法律行动。这个“保护期”原本在今年4月到期,之后延长至6月。

孙兴存指出,随着全国再度实施全面封锁,建筑工程延误将影响原订的完工和交付日期,因此呼吁政府修改这法令,以保护业者免受法律对付。

另外,他感谢首相丹斯里慕尤丁在上月21日的贸工部会议上,听取业界的意见。而该会也了解共同抗疫的重要性,并确保所有发展商及建筑工地方严守防疫标准作业程序(SOP)。

他重申该会对政府抗疫的支持,而作为大马房地产发展商领导,将继续与政府合作,保障工业、相关利益者、人民及国家的福利。

Categories意见

JMB线上大会引法律争议

2021年05月31日

黄伟益
产业管理顾问

 

 

随着政府重新实施行动管控令(MCO),这无疑让许多原订召开常年大会或特别大会的共管机构(JMB)或管理机构(MC),必须重新调整他们召开大会的时间表。

许多共管机构或管理机构所面对的最大问题,就是他们当中绝大多数的任期都已超过15个月,却一直苦无办法召开大会。

即使房屋及地方政府部早前所推出的标准作业程序(SOP),政府只能鼓励共管机构或管理机构召开线上大会,但线上大会始终有其技术上无法解决的问题,以及法律上无法克服之争议。

确保与会者身分

举个例子,若管理层通过线上召开大会,我们其实很难确实躲在荧幕后的投票人真正身分。一般上,许多人都会选择屏蔽,确保录像机不会摄录到其“庐山真面目”。然而,要召开类似大会,我们首先要确保这个人的真正身分,并确保他不会在半途开溜。

根据2013年分层法令规定,若业主本身无法出席,他可以授权委任另一人代表他出席这个大会,并在大会过程中投票。这个人必须全程参与,而不能假手于人来帮他投票。如果这个人选择用屏蔽方式参与大会,我们又如何确保这个人的真正身分呢?

其次,召开线上大会亦出现监督投票过程的难处。例如,当业主在这次大会决定要从10个候选人当中,推选5人担任管理委员。我们又要如何确保出席的业主或他们的授权代表,将不会有人投票超过所规定的5次呢?

如果当中有人投票超过5次,负责召开或主持大会者又能否即时通过系统探测到这个问题,并即时阻止整个情况失控,以免有人较后挑战大会合法性,进而导致整个大会沦为非法并须重新召开过。

到今天为止,我不晓得为何房政部表现得如此迟缓,在这个问题上似乎显得一筹莫展。由于2013年分层管理法令属于国会所通过立法,因此任何修订皆须回到国会去提呈,始能通过。

部长应冻结法令条文

房政部长绝对无权绕过国会,通过宪报颁布任何条例来修订2013年分层管理法令的任何条文。不过,部长有权通过在宪报颁布,中止或冻结任何法令条文暂时生效。

依我的看法,部长有必要暂时中止或冻结相关法令条文,让委员会任期即使超过15个月亦不会构成违法,以及大会即使改以线上方式召开,亦不会面对其合法性被质疑。

即使现在国会因紧急状态而无法召开,但部长仍可以通过首相劝告国家元首,通过御准紧急法令来修改2013年分层管理法令,否则许多委员将因为无法在15个月内召开大会,而被逼面对业主通过入禀法庭或分层管理仲裁庭来挑战其合法性的宭境。

SOP不能逾越法令

不久前,我代表某位业主出席Vista Kiara管理机构所召开的特别大会,另一位业主因迟到而被管理层以超过场地所限制的人数为由,拒绝让他进入会场出席大会。

面对这种情况,我就跟管理层争论,并告诉对方,政府配合MCO或有条件管控令(CMCO)所推出的防疫标准作业程序,完全是没有法律依据。由于这些标准作业程序没有通过宪报颁布,因此不能视为法律,亦不能以此来逾越2013年分层管理法令的各项规定。

我还告诉对方,既然政府所制订的SOP不是法律,如果这位业主符合资格却被拒出席大会,我们可以随后入禀法庭或分层管理仲裁庭来挑战这个大会的合法性。

于是,我就问管理层,何为大会现场所限制的人数?对方说80人。

我当时心想现场肯定有超过100人。如果管理层坚持不让这位业主出席,我们就会反过来要管理层把所有多余的人从会场赶出去。管理层眼看情况不妙,为了避免让整个情况愈演愈烈,最终答应让这位业主进入会场。

大会合法性或被挑战

这就是许多共管机构或管理机构所面对的两难问题,不管是召开线上大会还是线下大会,都会面对合法性有可能被人挑战的下场。一方面要控制人数来达到防疫效果,另一方面却担心有人被拒入场,愤而搞到大会沦为不合法。

如果这个共管机构或管理机构所管辖的高楼或分层建筑,业主之间向来都和谐共处而没有太多纠纷,其所召开的大会一般上都不会产生任何问题。但是,对于那些向来关系紧张,并随时会闹到剑拔弩张之大会,看来线下召开大会还是最好的选项。

建筑总监回答含糊

鉴于许多共管机构或管理机构因MCO无法如期召开常年大会,当管理层致函相关地方议会建筑总监并寻求将大会延期时,建筑总监往往给予似是而非、模棱两可的答案。

这是因为2013年分层管理法令,还是当前唯一有效的法律,而建筑总监绝不能在违背法律的大前提下,轻易批准大会一再延期。

毕竟,共管机构或管理机构,一般上都需要3至4个星期的筹备期,才能让常年大会或特大顺利召开。一般召开的大会需发出至少14天的通告,若管理层要提呈并通过附加管理条例,则需至少21天的通告。

若再加上准备大会通告、复印相关文件并将通告全面寄出去,则肯定要一个月的时间。我们往往会因为计划赶不上变化,导致辛辛苦苦所安排的大会,最后一分钟则因为MCO或EMCO等因素而告吹。

要如何一劳永逸解决这个问题?看来,房政部有必要将2013年分层管理法令某些条文松绑,或是中止或冻结让一些法律条文生效,并赋予建筑总监更多的斟酌权,否则这将导致业主跟管理层之间的关系更进一步恶化。

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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)