Categories意见

分层管理仲裁庭解纠纷 别乱告

2022年08月22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

 

分层管理仲裁庭为业主提供便利,
但不得被滥用!

都市生活中,越来越多人选择了生活在同一个屋檐下的现代共管生活,商业化管理的社区导致邻里关系变得陌生,让社区建设文化充满挑战,守望相助的群居精神也逐渐的流失。

正所谓:“林子大了什么鸟都有”。楼宇的密度高了,聚集着形形色色的人,政府为了快速处理分层楼宇的纠纷,虽然单位业主可聘请律师到民事法庭打官司,却费时还伤财,过程还得依照民事法庭程序、举证法规和提供证据等技术课题,让原本可以快速解决的小争议变得困难。

因此,政府设立了程序简单的分层管理仲裁庭,让业主透过费用实惠的SMT分层建筑管理仲裁庭寻求裁决,加速事件的审理速度。

2013年分层管理法令下所设立的分层管理仲裁庭,获授予以下管辖权(只列其中一部分):

● 因为没有履行2013年分层管理法令下所赋予的职责、责任或权利,而产生的争端;
● 因维修房产缺陷或维修成本而产生的纷争;
● 追讨费用、维修储备金或其他债务;
● 申请庭令要求召开全体大会、取消会议程序、大会决议无效;
● 强制要求提供资料或文件;
● 申请庭令要求同意更改共用资产;
● 申请庭令要求确认、更改或撤销有关当局的决定。

无权审理与土地相关纠纷

分层管理仲裁庭无权审理与土地相关的地契、产权或利益纠纷。

原则上,控辩双方均无需委任代表律师出席听证会。尽管如此,在某些例外的情况下,例如当案件涉及复杂的法律问题时,法律也允许委任代表律师。

还有,任何不遵守仲裁庭裁决庭令者,等于抵触了刑事罪行,罪名成立可判罚款不超过25万令吉,或监禁不超过3年,或两者兼施。

控诉者向仲裁庭提呈诉状(Form 1),需要出席听证会,分层管理仲裁庭将在聆听了双方的答辩后,作出判决并说明作出有关裁决的理由。

读者请留意:
未遵守裁决者属违法

分层管理仲裁庭所作出的裁决形同庭令,凡未遵守者即属违法。一旦罪成,可被罚款不超过25万令吉,或监禁不超过3年,或两者兼施。假如罪行持续,意即持续未遵守仲裁庭的判决,则将面对每天或部分罚款不超过5000令吉。

分层管理仲裁庭的设立,其程序简单且费用实惠,协助联合管理机构(JMB)和管理机构(MC)还有单位业主之间的纠纷。

目前,马来西亚约三分一的人口都居住在共管楼宇,以及共管楼宇商业化的管理模式,让社区睦邻关系变得越来越陌生,仲裁庭却门庭若市,人流不断。

数据显示,分层管理仲裁庭十分有效,但也衍生了便利被滥用的困境。

吉隆坡真实个案:

不满发展商却控诉管理机构
业主个人情绪列申诉理由

一名业主因不熟悉2013年分层管理法令,也搞不清楚发展商、联合管理机构与管理机构的法律地位,而把针对发展商的不满,向仲裁庭递交控状,但却把矛头指向刚成立的管理机构。

控诉状里,她把管理机构、管理机构主席与市议会的建筑委员都列为答辩人,但整个控诉内容其实是关系到她对发展商的不满,写了整2页,密密麻麻的申诉内容,让笔者感到难过。

该申诉者写下满满两页的控诉,几乎没一条是抵触2013年分层管理法令的控诉,把个人情绪,个人认为与自我立场当作申诉的理由。

管理主席更是傻了眼,表示他只是履行业主的义务出席年会,在会上多问了几道问题后,就被推选成为管理委员后,接着被众委员票选为管理主席,就面对了人生的第一次诉讼案。迫于无奈下,该主席也被迫申请年假出席听证会,笔者也只好陪同主席准时出席听证会。

有不满先咨询建议

听证会出席聆听了我们的申辩后,对申诉者表示,对方不可因对发展商不满,却把管理机构列为答辩人。此外,填写控诉状时,需阅读2013年分层管理法令,提出任何申诉必须是针对正确的对象。经过了约20分钟的法律解释环节后,听证会主席表明有关申诉无效,宣判答辩人有理撤销诉状。

在此奉劝任何人若有任何不满,必须先咨询合格者的建议,才到分层管理仲裁庭提交诉状,否则等同于滥用便利,浪费纳税人的税金,徒然虚耗与诉状无关者的时间与精力出庭听证会。

相关新闻:

 

Categories意见

不守公寓“家规”?铁腕处理!

2022年07月18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

 

为了斩草除根,
不得不采取“铁腕手法”…

所谓“林子大了,什么鸟都有” 。

密度高的楼宇,住着形形色色的人,有些街坊邻里懂得守规矩,有同理心,懂得自我管理,不造成邻居们的困扰,是共管楼宇的典范租户。

与此同时,也有些住户却因自我中心主义太重,缺乏同理心,不主动配合楼宇管理条规,甚至还屡次抵触有关条规,成了左邻右里心中的那根“刺”,刺痛着每一位住户,却无法被拔除。

到底现代共管楼宇的“半同居生活”,适合采取铁腕式管理吗?

首先让我们来了解,有关人性管理学经常提出的两大效应。

1. 破窗效应

“破窗效应”(Broken windows theory)是由詹姆士威尔逊及乔治凯林提出,并刊于《The Atlantic Monthly》1982年3月版的一篇题为《Broken Windows》的文章。

如果有人打坏了一幢建筑物窗口的玻璃,而该窗口又没有及时维修,别人就可能受到某些示范性的纵容,去打破更多的窗户。久而久之,这些破窗户就给人造成一种无序的感觉,结果在这种公众麻木不仁的氛围中,犯罪就会滋生,甚至变得猖獗。

同样的,一面墙如果出现一些涂鸦,没有及时被清洗,很快的,墙上就布满了乱七八糟、不堪入目的东西;一条人行道有些许纸屑,不久后就会有更多垃圾,最终人们会视若理所当然地将垃圾顺手丢弃在地上。这种现象,就是犯罪心理学中的“破窗效应”。

透过“破窗效应”的个案,我们可以观察到这样一个道理:

任何一种不良现象的存在,都在传递着一种信息,这种信息会导致不良现象的无限扩展,同时必须高度警觉那些看起来是偶然的、个别的、轻微的“过错”,如果对这种行为不闻不问、熟视无睹、反应迟钝或纠正不力,就会纵容更多的人“去打破更多的窗户玻璃”,就极有可能演变成“千里之堤,溃于蚁穴”的恶果。

基于“破窗效应”理论,同个屋檐下的现代共管生活中,就要重视对违规现象的及时发现和处理。

为楼宇制定条规与执行制度后,面对违犯条规者,就不能姑息纵容,否则会有更多人无视有关条规,并屡屡违反它。

共管楼宇居住的几乎都是抬头不见低头见的街坊邻里,如何约束呢 ?“坏人”谁来做呢?

如果管理者没有在问题浮现的初期站出来执行有关条规,久而久之,将引发“破窗效应”,当违规成了惯性行为,才想要约束就难上加难了。

笔者鼓励管理者采用对结果负责的管理方案,无需听借口;有错就罚,还要罚得对方心服口服;定时检讨并完善管理条规,从根本出发;多动手,少动口。不斥责违反条规的街坊,而是微笑着对他说:“违规了,去交罚款吧”,让住户了解,什么是“火炉效应”。

2. 火炉效应

“火炉效应”则是组织建立管理条规后,如果有人违反有关条规,就会受到严厉相应的惩罚。

就好像烧得红红的“火炉” ,它本身不会主动烫人,但只要有人触摸,它就必烫无疑,不会顾及触摸者的身分,人人平等,谁摸就烫谁,而且立即处罚,没有下不为例,当有人用手触碰滚烫的火炉,就像会烫得立即将手缩回。此后再遇火炉,会尽量避免触摸。

共管楼宇从2015年法令生效并推行后,其实不缺管理条规,缺的是有效的执行。

笔者亲身体验的个案之一,坐落在雪州安邦的一座共管楼宇,早期就因为管理层怠慢条规的执行力度,导致楼宇变成了非法外劳的集聚地,大量的非法外劳入住,衍生了一系列的卫生课题和安保问题。

无可奈何的业主选择搬离,楼宇也因共用设施严重损坏,而拖欠高达97万令吉的管理费等。

这恶性循环终于在2017年新任主席发动的“铁腕管理”下才逐步改善。该主席透过“先立家规,再一视同仁的严格执行下”,上任第一年就把拖欠的管理费减少至43万令吉,并再第二年再减至23万令吉左右。我上个月再次拜访这共管楼宇,发现拖欠的管理费已经少于10万令吉左右。

楼宇许多损坏的共用设备,在没有上调管理费的情况下,透过有效的管理费追讨方案,追收欠款来修复楼宇,再次的翻新旧楼。

过程虽然困难重重,但这个案再次提醒了笔者,“铁腕管理”是有效的方案。

而且在非常时期,确实得采用非常手段,如果管理者不果断,不坚决的执行“家规”,那有关楼宇恢复妥善管理的希望将十分渺茫。

相关新闻:

 

Categories问诊室

前居民委员会 中饱私囊?

2022年07月5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!

我们公寓之前的居民委员会主席和财政已经搬走,几个月前的年会(AGM)上我们选了新一批的委员。很巧的,物业管理的经理也刚换了新人。

新委员发现,有一些账目支出非常不合理,比如说清扫费明显高于市价,根据物管的职员回忆,这清洁公司是主席和之前物管经理坚持用的,我们怀疑是有利益关系勾结。还有一些现金支出没有明确的明细,都是开给财政和主席的,说是垫付,但却没有列明垫付了什么。而居民之前在年会普遍看不懂,也没有提出问题。

我们是否能够重新审计过往的账目,如果真有账目不清楚的地方,是否能叫搬走的主席、财政和前物业管理经理负责呢?

Tomy


答:

Tomy,您好!

这提问有两个角度:

其一,律法责任期
其二,开支的合理范围

管理委员是需要为上任期间的决策背负律法责任的,确实没错,但是马来西亚采用的律法制度乃“无罪推定” (Presumption of innocence),白话的意思就是 “在被证明之前,我无罪” (I am not guilty until proven)。

怀疑利益挂钩,需要实证才能立案,而这类的商用犯罪要收取实证实属不易。

如果对账目不满,可要求进行法务会计审计(Forensic Accounting Eveluation)收集实证,方能进入下一步。

如果贸贸然的开战,因无实证,搞不好落得出师无名而被反告毁谤。

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

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

拍卖屋欠10年管理费……

2022年06月8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!

我刚刚通过拍卖,买下一间公寓,但发现前屋主拖欠管理费长达10年,共1万4000令吉。

我可以和管理层商量折扣吗?因为银行是根据投标价格,没有纳入管理费内。

Andy Yu


答:

Andy,您好!

这情况需要先看看销售公告“Proclamation of Sale”的内容了。

基础上2013年分层管理法令,并不授权管理委员折扣的权限, 那是需要通过在年会提呈决议案,并由合格投票人投票通过才行。

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意见

不开公寓常年大会 随时被控!

2022年05月30日

黄伟益
产业管理顾问

 

别以为常年大会不重要,
不如期召开,随时被控!

雪州梳邦再也市政厅建筑总监最近援引2015年分层管理(维修与管理)条例第34(2)条款,针对蒲种KOI TROPIKA公寓共管机构的8位委员没有如期在2019年召开共管机构常年大会,而将他们提控上庭,并各判罚款2000令吉。

这是国内首宗有共管委员因没有召开常年大会,被控上庭及被判罚款的案例。当中被控的7人皆在法庭上认罪,而各被罚款2000令吉,另一人则因已逝世而被撤销控状。

相信此案的判决,将促使国内许多高楼或共管产业的管理委员会,今后更认真看待在指定期限内召开常年大会。

可判监禁罚款

2013年分层管理法令规定,所有共管机构或管理机构从最后一次召开常年大会算起,必须在15个月期限内召开常年大会并进行改选。任何共管机构或管理机构若没有如期召开大会,共管委员会所有成员皆可被提控,并可被判不超过3年监禁、不超过5万令吉罚款或两者兼施。

在此之前,梳邦再也市政厅建筑总监也是国内首个将未遵守分层管理仲裁庭裁决者提控上庭,并将他们判刑的建筑总监。也许,梳邦再也市政厅设有本身的推事庭,让许多案件能在最快时间内提控上庭。不过,国内许多地方议会,包括威省市政厅、八打灵再也市政厅、莎阿南市政厅亦设有本身的推事庭,但至今未见有关建筑总监把违法者提控上庭的案例。

如果这样的情况持续下去,建筑总监恐怕就会视为“无牙老虎”,难保不会有人趁机以身试法,甚至公然挑战建筑总监的权威。

不过,建筑总监往往难对共管机构或管理机构所委任,但表现不够专业甚至不负责任的产业经理采取行动,这是因为他们跟管理委员之间,仅属于合约性质的关系。

不过,若他们未能把属于共管机构或管理机构的文件或记录交出来,建筑总监可以通过向推事申请庭令,来对这些产业管理公司展开搜查或充公行动。

调查虽繁杂 总监须立威

国内许多地方议会建筑总监没将犯法者提控上庭,也许是因为法庭所判的罚款是归国库所有,而非归为地方政府的收入。

为了提控一个犯法者,建筑总监除了要开档调查之外,还要传召许多相关的人录取口供,包括搜集相关的证据作为呈堂用途,这当中涉及不少的人力、物力及行政开销。

从开档到调查到提控的过程,建筑总监须确保所有的表面证据确凿,始能取得副检察司允准将对方提控上庭。

整个过程绝对马虎不得,否则任何疑点的利益将归于被告。

除了提控上庭之外,建筑总监的另一个选择则是通过取得副检察司批准,进而对犯法者只是开罚单(Compound),而没有将他们提控上庭。在这种情况下,有关罚款的收入是归属地方议会的账户,而不必收缴国库或是州政府的统一基金。

不管是提控或开罚单,建筑总监应更加果敢地对犯法的一方采取行动,否则往后更难以让民众信服。

或许,房屋及地方政府部有必要严格下令全国所有地方议会的建筑总监,从即起对所有犯法者严格执法,包括在分层管理法令第126条文底下向推事申请庭令,或在第127条文没有申请庭令的情况底下,对犯法一方的办公地点展开搜寻及充公行动,然后再根据所搜获的证据向他们展开调查或提控等,始能取得杀一儆百的效应。

 

Categories问诊室

复式公寓加盖改阳台,行吗?

2022年05月24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!

我家正在装修,目前面对被委员会阻止停工的状态,原因是在复式公寓那面空间加盖一层水泥地面(已经建成),委员会要求我到市议会申请进图,可是据说费用需要5万令吉起跳。

这是在委员会不妥协的情况下唯一建议的解决办法吗?

同时我也发现,其实本身公寓有存在没有申请市议会下违建,比如私自在阳台的窗口进行改造。

如果投诉市议会以上违建会得到什么惩罚?

Pei Boon


答:

Pei Boon,您好!

您的提问包含了两项提问:

其一,合法性?

共管楼宇单位业主需要遵守楼宇的统一管理,2015年分层管理条例中的第三列表里,第11条列,表示如果业主不可在未获得管理层或相关的官方单位授权下,擅自更改楼宇的围观、外貌、与外墙的颜色(Appearance, facade and colour of the exterior of parcel)

如果违规,管理处可指示业主恢复(Reinstate)或是当业主不给予答复时,强硬的恢复违建的范围,并由业主支付账单。

其二,执行力

我国对于执行力确实经常被人民诟病,但是违规了的铁证还是存在的事实,与其与管理处对着干。

我建议,通过提呈决议案,把修改的蓝图在年会提呈,并征取业主投票表决支持后,修改该楼宇的家规范围为好。

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意见

公寓管理费被滥用 举报无门?

2022年04月18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

 

共管楼宇管理资金,
究竟该由谁监督?

共管楼宇收取的管理费,属于非营利收入,它乃来自个别单位业主因楼宇年度维护、维修、保养与行政管理所需的资金,透过每年的年会宣读预算案,在获得表决通过后,由个别单位业主共同分摊的公摊收入。

而民选的管理委员,就是按照2013年分层管理法令的条规,所授权的管理者,管理委员被律法授权该楼宇资金的管理权,他们可按照通过的预算案,支配管理费的开销。

虽然2013年分层管理法令第87条文阐明,管理代理的独立性如下 :

1)如果某人对该将要分割的分层地契或分层地契楼宇拥有专业或金钱利益,则不当被任命为管理代理;

2)以下情况下,对该将要分割的分层地契或分层地契楼宇拥有专业或金钱利益的人:

i) 负责该楼宇设计与建设;

ii) 他或他的提名人,或雇员或官员将要分割之分层地契或分层地契楼宇,拥有专业或金钱利益;

iii) 他是合伙人或受雇与对将要分割之分层地契或分层地契楼宇,拥有专业或金钱利益的人;

iv) 他或他的家属,无论是直间或间接对将要分割之分层地契或分层地契楼宇,拥有专业或金钱利益。

管控管理费易黑化

但这律法条文,管制的只是由建筑专员所委任的管理代理而已。对于管理委员,则无明文指示。

这笔资金可大可小,金钱的支配权容易让人黑化。

假设:一项分层地契的共管民居楼宇

(1)拥有700个个别单位;

(2)每个单位的面积都是900平方尺;

(3)发展商预算的管理费,每平方尺35仙

该楼宇的管理费每月收入,就是700个别单位 x 900平方尺 x 35仙 = 22万500令吉。每年的管理费收入达264万6000令吉。

每月22万令吉,每年260万令吉的管理费支配权,有几个人能坚持本性不变呢?

这也是为何我们经常可在主流媒体或社交媒体看到指责管理委员滥权、拿回佣、公款私用、私吞公款等纠纷课题,因权力之诱惑让定力不坚强的人黑化,引发滥权贪污事件。

反贪会法令不适用于管理委员

马来西亚有694法令,即2009年马来西亚反贪污委员会法令,针对公职人员面对有可能的《利益挂钩,利益冲突》有需要避讳的一系列规范,来避免或遏制阻止贪污腐败及不当的利益输送。

细节如下,2009年马来西亚反贪污委员会法令,共有4项主要的贪污罪行:

1)索取/接受贿赂 [第16及17(a)条文];

2)献议/给予贿赂 [第17(b)条文];

3)提交虚假索赔 [第18条文];

4)滥用职权 [第23条文]

但以上的法令条文,只是针对“公职人员”,而不是管理委员。笔者在今年3月30日在拿督汤木(协会主席)带领下,以分层地契业主协会理事(Strata Owner Association Malaysia)身分出席大马反贪会的面谈会,呈报了有关共管楼宇金钱输送或挂钩的备忘录。

在反贪会高层的解说下,我们才了解,原来共管楼宇的管理委员实属:

(一)非公职人员;

(二)非商业机构;

因此,它属于现有2009年大马反贪会法令执法权限的灰色地带,虽然法令有明文规定,但到底哪个才是有执法权的官方单位呢?

虽然笔者向反贪会官员提出了2013年分层管理法令第87条文,阐明了管理代理的独立性需求,但反贪会却表示,2013年分层管理法令的执法单位是马来西亚房屋及地方政府部,而不是反贪会,故一旦面对类似的纠纷,第一个需要举报的官方单位乃房政部。

若滥权应投报商业罪案调查部

还有,业主可向马来西亚皇家警察商业罪案调查部举报,该商业罪案调查部,高层是由一名警察总监担任总监,并由两名副总监协助,即第一副总监(调查)和第二副总监(行政)带领,它主要的权限就是调查:

(1)商业欺诈;

(2)金融诈骗、

(3)电脑网络骗案等一切与商业、金融有关的犯罪活动。

该部门下,针对共管楼宇资金的分组有:

●会计剖析调查组

●金融调查组

●其他伪造调查组

以上都是拥有调查权的举报单位。

如果您面对管理委员滥权、挪用公款、收取回扣、私吞公款等纠纷课题,请记得向马来西亚皇家警察商业罪案调查部举报,物业管理公司并不是合格和合法的调查官,很多时候,物业管理人能扮演的角色就是尽全力协助调查。

 

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贴士

房子货不对板,怎么办?

2022年01月24日

买房是一场游戏?

从选房、签约贷款、等待拿钥匙验楼、入住或出租等等,整个过程犹如玩游戏般,需过关斩将,以火眼金睛和智慧避开所有的陷阱,以便顺利迁入新居。

然而世事无绝对,总有无法避免或不小心忽略了某些细节,而导致手尾多。

倘若房子建成后发现货不对板,该怎么办?与发展商沟通后无法获得维修,又该如何解决?买房前是否有误入雷区的预防措施?

南洋地产的《我要买房》第九集,将由Chur Associates的陈佐彬律师与你分享买房贴士,学会保障自己的权益!

本期看点:
– 房子货不对板怎么办?
– 若房子因天灾人祸受损,如何解决?
– Defect Liability Period究竟涵盖什么?
– 缺陷保修期原来要这样计算!
– 验楼后发展商拒绝帮我维修?
– 买房前的预防措施有哪些?
– 在关键时刻有用的广告宣传材料!房屋发展法令

  • 【我要买房】EP09(上)货不对板?教你买房不“踩雷”!

  • 【我要买房】EP09(下)原来房屋Defect Liability Period要这样算!

【我要买房】系列:

 

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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)