general council 2012/2013 - housingchang yuk kam, patricia 鄭玉琴 chen sze ming, fion 陳思鳴...

General Council2012/2013

香港灣仔港灣道6-8號瑞安中心2709-2711室

Units 2709-2711, Shui On Centre, 6-8 Harbour Road, Wanchai, Hong Kong 電話 Tel : (852) 2544 3111 傳真 Fax : (852) 2544 3112網址 Web Site：www.housing.org.hk電子郵件 E-mail：[email protected]

President YUEN Chui Yi, Cora 袁翠儀

Vice President HO Siu Kin, Francis 何肇堅

Immediate Past President SHARE Tai Ki 佘泰基

Treasurer CHUNG NG Kam Seung, Grace 鍾吳錦裳

Secretary LAI Fung Ming, Brenda 黎鳳鳴

Council Members AU Tai Ming, Johnny 區大明

CHAN Wan Chit, Alvis 陳雲捷

CHANG Yuk Kam, Patricia 鄭玉琴

CHEN Sze Ming, Fion 陳思鳴

CHIANG Yee Lung, Calvin 姜宜龍

CHUNG Kwok Sing 鍾國星

HA Kin Fai, Raymond 夏建輝

HO Chun Nin, Edwin 何春年

IP Chi Ming, Ellis 葉志明

LAI Chi Hang, Alen 賴智衡

LAI Lai Ling, Phoebe 黎麗玲

LAM Ho Ming, Eric 林豪明

LAM Yu Hin, Lewis 林宇軒

LEE Hin Yui, June 李顯蕊

LIN Chi Kit, Michael 連志傑

LIU Wing Tai, Harvey 廖永泰

NG Kai Tung, Thomas 吳啟東

NG Lai Ching, Karen 吳麗清

SO Sui Shan 蘇瑞山

TANG Hoi Yan, Felix 鄧海恩

TANG Po Yi, Polly 鄧寶儀

WONG Wing Lok, Allan 王榮樂

YAU Kam Fai, Anthony 游錦輝

YEUNG Man Leung, Robert 楊文亮

Publications Committee LAI Chi Hang, Alen 賴智衡 (Chairman)

(2012/2013 ) TANG Hoi Yan, Felix 鄧海恩 (Vice Chairman)

AU Tai Ming, Johnny 區大明





LAI Fung Ming, Brenda 黎鳳鳴





Co-opted Members KWOK Kai Bun, Benny 郭啟彬

TSANG Chi Yuen, Terence 曾志遠

WOO Ho Yin, Esmond 胡浩然

香港房屋經理學會刊物Official Journal of The Hong Kong Institute of Housing

Housing Dynamics 房屋動力

Content目錄

Sep 2012 1

Disclaimer : The opinions expressed in the Housing Dynamics are those of the writer(s) and do not necessarily reflect the official policies of The Hong Kong Institute of Housing.聲明：本刊刊登文章的內容、觀點、立場、認證或定論等，只屬作者的個人意見，並不代表本會的觀點、立場、鑒定或認同。

編輯手記 2

會長報告 3

會員活動

香港房屋經理學會與英國特許房屋經理學會

舉辦法律講座，講題：Recent Court Cases

on Building Management

• 4

香港房屋經理學會與英國皇家特許測量師學

會(RICS)(設施管理)互認講解會

• 4

強制驗樓計劃及強制驗窗計劃講座• 5

建築物能源效益條例講座• 5

理事會及集思會• 6

參觀零碳天地• 6

與英國皇家特許測量師學會(RICS)的會員資

歷互認

• 7

活動預告• 7

會務報告

周年大會• 8

秘書處 – 2012 / 2013 年度理事會名單• 9

會籍事務委員會 – 會員更新• 12

編輯組 – 物業管理行業的發牌制度最新進展• 14

公關工作小組 – 年度傳媒審計　　　　　　

　　　　　　　加強傳媒關係及了解

• 15

資訊科技委員會 – PPS 繳費指引(電話版) • 16

資訊科技委員會 – 繳費靈網上新用戶• 17

文章分享

噪音、嗅覺滋擾的調解• 18

霸佔公共地方的處理• 19

物業結構及滲水糾紛宜協調解決• 20

如何處理僭建或違規工程• 21

Market Potential of Services Apartment in

Tsim Sha Tsui

• 22

廣告 29

編輯手記Editor's Message

Sep 20122

籌備此期「房屋動力」期間，正是立法會選舉期，

各參選人各出奇謀，為求扭轉乾坤勝出選舉。其

中，關注土地房屋供應及居住問題亦是各候選人的

熱門政綱。願行政立法能減少磨擦，同心同德為港

人謀求福祉。

房屋經理學會將繼續匯聚賢能，於本年6月20日之

周年大會中選出新一屆之理事會，並於8月中舉行

第一次理事會會議，本人有幸被選為本屆刊物委員

會主席一職，深感榮幸。盼望能秉承多年服務刊物

委員會的經驗，為各會員於刊物內提供更多豐富的

內容及物業管理的專業知識。

本屆理事會的其中數項重要會務包括與英國皇家特

許測量師學會(RICS)商討專業資格互認方案、物業

管理行業之發牌制度及推廣實務會員(Practitioner)

等，「房屋動力」將不斷為各會員更新有關進展。

本人藉此新一期之「房屋動力」，感謝上一屆之理

事會及刊物委員會委員所付出的無私努力及貢獻。

願本屆之刊物委員會能承先啟後，繼續透過「房屋

動力」此平台為各會友服務。

賴智衡


會長報告President's Message

Sep 2012 3

非常感謝各會友的鼓勵，支持本人成為學會今屆

（2012 / 2013年度）的會長。本人藉此向歷屆會長

和理事致謝。他們在過去為學會的發展工作盡心盡

力，在物管行業內爭取代表性，也處理不少與行業運

作及會員權益有關的事務。本人和今屆理事會將繼續

秉承學會的核心理念；致力推動本地房屋管理的專業

化；協助提升業界從業員的質素；亦鼓勵市民大眾認

知專業樓宇管理的重要性。對於政府房屋政策及相關

法例，本人及理事會定必爭取機會不斷提出建議和意

見，以便提高學會的地位及維護會友的權益。

面臨本港物管行業發牌制

首先，面對本地物業管理行業的發牌制度即將實施，

學會的發展以及整個行業將進入重大的轉變。學會早

前已增設「實務會員」的會藉，至今已收到不少的

申請，申請人皆是行業內資歷較深的前線工作人員。

學會將協助他們提升個人的學術資格以便能成為專業

的物業管理從業員，及最終能進階成為本會的專業會

員。

學會亦與同業友會保持緊密聯繫，繼續就發牌制度的

安排向政府提出更有效及全面性的意見，以確保會員

在發牌制度下獲得裨益和保障。

回應最新的法例法規

強制驗樓及驗窗計劃現已實施，這兩項計劃不但直接

對樓宇業主有重大的影響，對物管從業員的工作亦有

同樣的影響性，作為專業的物業管理從業員，必須協

助業主 / 業主立案法團遵從法定要求。一如既往，學

會透過不同渠道，例如定期刊登特稿及安排講座，把

有關資料傳達各會友，以便會友能掌握最新的法例資

料，有效地執行管理工作。

同時學會亦進一步開拓地區上的教育工作，與多個志

願團體 / 機構合辦「優質樓宇管理先鋒」課程，讓業

主或市民加深了解房屋管理的工作及重要性。

資歷互認的發展

學會將繼續與中國物業管理協會聯絡，就有關《內地

與香港關於建立緊密經貿關係的安排》（CEPA）其

中與內地物業管理師的資歷互認，希望可早日落實細

節。待有最新的發展，務必通知各會友。

關於與英國皇家特許測量師學會(RICS)的會員(設施管

理)互認，感謝會友在本年六月二十日的週年會議中原

則上通過互認的建議並授權理事會與RICS繼續商討互

認的細則，以確保會員得到對等的會籍，本人祈望儘

速為會友擴闊發展的空間，掌握機遇。

最後，藉著學會明年邁向成立二十五週歲，本人和理

事會將構思一系列的銀禧紀念活動，讓各會友參與其

中，加強彼此之間的溝通和聯繫。本人在此呼籲各會

友繼續支持學會，共同携手為本港的房屋管理專業化

而努力。

祝願各會友身體健康，工作愉快！

香港房屋經理學會會長

袁翠儀

會員活動Members

Sep 20124

會員們細心聆聽講座。

香港房屋經理學會與英國特許房屋經理學會舉辦法律講座講題：Recent Court Cases on Building Management2012年5月12日

香港房屋經理學會副會長袁翠儀女士(右一)及英國特許房屋經理學代表(左一)贈送紀念品與講者郭冠英律師(中)。

香港房屋經理學會與英國皇家特許測量師學會(RICS)(設施管理)互認講解會2012年6月13日

會長佘泰基先生(右二)為會員就互認事件作出詳細的講解。

當日出席的會員專心聆聽會長的講解。


Activities

Sep 2012 5

強制驗樓計劃及強制驗窗計劃講座2012年6月15日

學會會藉事務委員會主席何春年先生(左)代表本會頒發紀念品予講者李秀峰先生(屋宇署高級結構工程師)。

學會會員在講座中發問問題。

學會會藉事務委員會主席何春年先生(左)代表頒贈紀念品予講者 Ir Osman Lau（機電工程署 / 工程師 / 能源效益B5 / 1）。

建築物能源效益條例講座2012年7月12日

會員留心聆聽是次講座的要點。

會員活動Members

Sep 20126

新一屆理事在數碼港艾美酒店舉行第一次理事會及集思會。

理事會及集思會2012年8月11日

理事們商討來年會務方針。

會員團體合照。

參觀零碳天地2012年8月25日


Activities

Sep 2012 7

活動預告

周年晚宴

日期：2012年11月9日

地點：旺角帝

京酒店

(有關資料已經

電郵向會員發

送)

25周年慶祝活

動

日期：2012年12月至

2013年11月

形式：一系列

不同形式

活動對象：所

有會員

(敬請密切留意

日後公佈)

法律講座

日期：待定

主講：郭冠英

律師

與英國皇家特許測量師學會(RICS)的會員資歷互認有關本會與英國皇家特許測量師學會(RICS)的會

員(設施管理)之資歷互認，本會於本年6月13日

舉行簡介會，以讓學會進一步了解各會友對互

認基制的意見及疑問。隨後，於6月20日的週年

會議中獲通過原則上通過互認的建議並授權理

事會與英國皇家特許測量師學會繼續商討互認

的細節。本會最近已草擬有關互認方案之諒解

備忘錄，經本會之法律顧問審視後，現正與英

國皇家特許測量師學會交換意見中。詳情會盡

快向各會員滙報。

會務報告Reports from

Sep 20128

周年大會2012年6月20日

2012年周年大會須要選舉新一屆理事會。

秘書處

新舊理事們合照留影。

新一屆(2012-2013年度)會長袁翠儀女士(右) 頒發紀念狀予上屆會長佘泰基先生(左)，多謝他過去兩年為學會的貢獻。


Committees

Sep 2012 9

何肇堅HO Siu Kin, Francis

副會長 Vice President

黎鳳鳴LAI Fung Ming, Brenda

秘書長 Secretary

佘泰基SHARE Tai Ki

上屆會長 Immediate Past President

袁翠儀YUEN Chui Yi, Cora

會長 President

鍾吳錦裳CHUNG NG Kam Seung, Grace

司庫 Treasurer

2012 / 2013年度理事會名單


Sep 201210

工作委員會主席 Working Committee Chairmen

賴智衡 LAI Chi Hang, Alen

社交活動委員會主席Chairman of

Social Activities Committee

專業實務委員會主席Chairman of

Professional Practice Committee

教育事務委員會主席Chairman of Education Committee

會籍事務委員會主席Chairman of Membership Committee

資訊科技委員會主席Chairman of Information Technology Committee

楊文亮 YEUNG Man Leung, Robert

何春年HO Chun Nin, Edwin

吳麗清NG Lai Ching, Karen

對外事務委員會主席Chairman of External Affairs Committee

廖永泰 LIU Wing Tai, Harvey

吳啟東NG Kai Tung, Thomas

王榮樂WONG Wing Lok, Allan

刊物委員會主席Chairman of

Publications Committee


Committees

Sep 2012 11

姜宜龍CHIANG Yee Lung, Calvin

鍾國星CHUNG Kwok Sing

葉志明 IP Chi Ming, Ellis

夏建輝 HA Kin Fai, Raymond

區大明 AU Tai Ming, Johnny

陳雲捷CHAN Wan Chit, Alvis

鄭玉琴CHANG Yuk Kam, Patricia

林宇軒 LAM Yu Hin, Lewis

陳思鳴CHEN Sze Ming, Fion

連志傑 LIN Chi Kit, Michael

蘇瑞山SO Sui Shan

李顯蕊 LEE Hin Yui, June

鄧寶儀TANG Po Yi, Polly

游錦輝YAU Kam Fai, Anthony

鄧海恩TANG Hoi Yan, Felix

2012 / 2013年度理事會理事

林豪明 LAM Ho Ming, Eric

黎麗玲 LAI Lai Ling, Phoebe


Sep 201212

會員更新

Change of Membership New Membership from 16 April 2012 to 18 September 2012

會籍事務委員會

新增會員

FellowCHAN Yee Ling Elaine LAI Chi Hang

MemberCHAN Ho Kuen CHAN Hei Man CHAN Ka Wai CHAN Ka Yan Catherine CHAN Kam Wai CHAN Kin Wang CHAN Man Him CHAN Ming Fai CHAN Pik KwanCHAN Shing Kau CHAN So Sum CHAN Wing YingCHAN Wing Yu CHEN Hsiao Lin CHENG Pui ManCHEUNG Kee Kee CHEUNG Kin Fai CHEUNG Shue Tung CHEUNG Wing Yee CHING Cho Wing CHING Long TinCHING Yat Lun CHIU Yuet Wing CHO Wai Hong CHOW Chung Man CHOW Chung Ming CHOW Tak Yee PhilomenaCHU Chun Pak CHU Lin Fu FOK Hak Shun FOK Pan Kwan FU Tsz Cheong FUNG Cheuk Lun Kenneth FUNG Wing Hei HO Chi Wai HO Wing Hin AlvinHON Sze Chung Daniel HSUI See Ki HUANG Ka WahHUI Chun Mo HUI Wai Pong HUI Yau Shing IM Wai Chung KAN Tsz Wing KEUNG Choi WanKOO Ka Yeung KWAN Chin Cheung KWAN Chun Wai KWAN Yiu Cheung KWOK Tsz Hin KWONG Po Ming LAI Chun Ming Mick LAI Kam Yan LAI Kin Pong LAI Sze Ling LAI Tsz Kin LAU Chin PangLAU Chun Sing LAU Chun Tat LAU Ka YeeLAU Kim Fung LAU Kwok Shing LAU Shum Hon Hansen LAU Tak Ming LAU Yin Hung Wendy LAW Ling Ko LEE Chi Ching LEE King San LEE Lai YanLEE Siu Wah Albert LEE Wai Han LEUNG Ching LEUNG Ling Fung LEUNG Tak Wai Teddy LEUNG Yiu FungLI Ka Ying LI Sheung Wing LI Tat ManLI Yuen Yan Rachel LO Chun Kit LUK Chi Wing LUK Chong Sing MOK Siu Lun MOK Siu MingNG Chou Yin NG Elaine See Wing NG Ka Cheuk NG Ki Shun NG Kwok Wai NG Lau Yee ZoeNIPP Wai Kei ON Chi Ngai OR Kit Hang PANG Wing Sze Carol POON Chun Man SHE Ka Wang SIU Kong Yeung SIU Pui Hung TAM Ho Yian AngelaTAM Siu Tak TAM Wai Kin TANG Chi Sum TerenceTANG Chun Ha TANG Hing Shing Ivan TANG Hu Yin TANG Wing Yan TSE Kwok On TSE Ming SumTSUE Yuen Yi WAI Chi Yin WEN Wai MingWONG Cheuk Shing WONG Chun Kit WONG Ka Wai WONG Kai Leung WONG Kim Ping WONG Kin Ming WONG Kin Wah WONG King Cheung WONG Pak Shing WONG Sai Man Simon WONG Shing Kwok WONG So Wan WONG Sze Ho WONG Tat Sing WONG Tsui KaWONG Wai Kin WONG Wai Kwong YAN Kwok HungYEUNG Tsz Man YIP Chi Man YIP Chi TaoYIP Pui Yee YIP Wai Leung YUEN Chun WaiYUEN Shing Yee YUEN Wai Kong Johnson

Registered StudentAU Chak Lam AU Yat Fung AU Chik WingCHAN Bouren CHAN Cheuk Yin Chris CHAN ChiCHAN Ka Po CHAN Ka Yan CHAN Kuen FunCHAN Piu CHAN Shun Hong CHAN Sun BongCHAN Wai Man Joyce CHAN Yee Wah CHAN Yiu PanCHANG King Yiu CHANG Shuk Fong CHAU Kwok YinCHENG Ching Lai CHENG Ping Kei CHENG Sze PakCHENG Wing Tak Victor CHEUNG Lai King CHEUNG Kwok PanCHING Kong Ngai Brian CHIU CHIU Chi HoCHOI Wai Yik CHOW Chi Bun CHOW Kin San


Committees

Sep 2012 13

Registered StudentFUNG Ka Yu Lattice FUNG Li Yan GOH Pan PanHO Chun Pong HO Hiu Tung HO Pan PanHO Yuk Yee HO Wai Chi HON Kwok WaiHUI Lam Ying KWAN Chi Yuen KWAN Chun LokKWOK Chi Bun Ronald KWOK Wai Kei KWOK Ting WangLAI Chung LAI Hiu Ting LAI Ka OnLAI Wai Kwan LAI Wai Leung LAM Shu Yan ZoeLAM Hoi Fung LAM Pak Hin LAU Fung Yi SophiaLAU Ka Yung Hayden LAU Kar Ho LAU Kit LamLAU Yik Hung LAW Chun Wa Walton LAW Chun WaiLEE Mei Yi LEE Yiu Lung LEUNG Mei ChuLEUNG Wai Pong LEUNG Yuen Natasha LI Ka PoLI Sai Chung LO Chi Wai LO Pak ShekLO Tsz Shan LUK Tsz Ching MA Ching YinMA Wing Shu MAK Ho Lam NG Chi HoNG Ying Kit NGAI Chun Kit OU PeiyingPOON Kwai Hung POON Pui Shan POON Wai LingPUN Wai Lam SHEK Hiu Ha SIU Kai HoSIU Kit Yin SUEN Ching SUEN King Leung LeoSZE Ka Yan TAM Chi Yeung TAM Wai Kit AnoyTAM Wing Ming TANG Yung Chi TANG Hiu TungTANG Kwok Lung TANG Yuk Yee TSANG Chi ShingTSANG Chun Kit TSE Choi Ha TSOI Ka LaiWONG Ka Wai WONG Ling Yee WONG Nga YanWONG Ngai Hang WONG Tat Ming WONG Hei ManWU Ka Yee YAU Connie YAU Wang YipYEE Wai Kuen YEUNG Chun Kit YEUNG Kwok WaiYEUNG Ngo Yee YEUNG Yiu Kei YIU Ka WaiYIU Yung Keung

ProbationerAU Gavin Siu Kit CHAN Chun Kin CHAN Ka WaiCHAU King Yin CHEUNG Wing Man FONG Wai ChiHUI Chak King LAU Siu Bond Victor LAU Tung KwanKONG Fung Man KONG Hoi Ling KONG Ka WingKWOK Hon Kit KWOK Siu Yuen LAU Ka LongNG Kim Man NG Pui Lam NIP Ka Keung PANG Szi Heng POK Lai Lee SUNG Ling Fung EdwardTSE Wing Hin TSOI Kam Hung WONG Keung ManWONG Oi Chong WONG Wai Leung YAU Chi Hang

Retired MemberLEE Shek Hay SHUM Leung Lai bing, Carmen SO Hing Woh, Victor

PractitionerLEUNG Shi Kan LEUNG Yiu Ming SHUM Tai Man Raymond

AffiliateYEUNG Kai Ming

退會會員

MemberKIN Sing Sum LAI Wai Hung LEE Man PingLO Tin Chi WONG Yick Ho

ProbationerWONG Chi Wai

Registered StudentKU Shuk Yee WAN Hon Yue

Retired MemberLIU Kin Ming TO Peter YU Wai Man

恢復會員

MemberCHAN Yee Mei LUI Wai Shan TSANG Wo Ming


Sep 201214

物業管理行業的發牌制度最新進展編輯組

物業管理行業的發牌制度對物業管理整體行業發展至為

重要，於最近在7月4日舉行之立法會民政事務委員會

會議中亦再次商討規管物業管理行業事宜。現謹將較重

要之內容節錄如下，如有其他新進展，本會將適時向各

會友報告：

跟據有關上述會議文件#，現時政府當局擬定之發牌制

度的主要準則如下：

1. 物業管理公司及從業員均需要強制發牌規管；

2. 對物業管理公司實施單一級別發牌制度；而只提

供保安或清潔等單一服務的公司，則不受發牌制

度規管；

3. 只有擔當管理級職務以及需為物業管理服務的全

面質素保證承擔責任的從業員，須受發牌制度規

管；非管理層人員則免受規管。

4. 沒有聘用物業管理公司而自行管理物業的法團或

業主／居民組織，免受建議的發牌制度規管；

5. 設立一個獨立的法定機構(物業管理業監管局)，作

為物業管理行業的規管機構，並兼具監管業界紀

律以及推動業界發展的職能；

6. 在全面實施發牌制度前，設立3年過渡期；

7. 成立一個由業界、相關專業界別及社會人士組成

的諮詢委員會，以訂定詳細的發牌條件和規定。

對物業管理從業員的要求

現時政府當局初步擬定對物業管理從業員的發牌要求如

下：

1. 會考慮申請人的學歷及／或專業資格、工作經驗

和是否持有牌照的適當人選。諮詢委員會將在下

一階段的工作中討論申請人是否須要通過審核(考

試及／或面試形式)，才可獲發牌照。

2. 諮詢委員會建議物業管理從業員的發牌制度分為

兩級，有助鼓勵物業管理從業員力求專業發展，

以取得相關資歷並升級，同時也繼續容許沒有取

得正式資歷的人士進入物業管理從業員的就業市

場。

3. 兩個級別的物業管理從業員均須符合物業管理工

作經驗的最低年資規定，而第一級物業管理從業

員須具備較高的認可學歷及／或專業資格。第二

級物業管理從業員須具備的學歷要求相對較低。

4. 為發牌制度運作初期順利過渡，當局或會向一些

現職從業員簽發兩級的臨時牌照，以承認其經驗

及／或現有學歷／專業資格。諮詢委員會將在下

一階段工作中討論過渡安排的細節。

5. 諮詢委員會亦將與物業管理有關專業團體現有會

員發牌的安排。

6. 如違反法例規定、專業守則及作業守則，可遭刑

事制裁或受日後成立的發牌機構紀律處分。物業

管理從業員如真誠地或以合理方式行事，則無須

為其僱主或代表其僱主的人所作出的作為或造成

的錯失，承擔個人法律責任。

如欲進一步了解有關2012年7月4日之立法會會議詳細

資料，可到以下連結觀看會議詳情：

http://webcast.legco.gov.hk/public/zh-hk/SearchResult?MeetingID=M12060064

備註 : #節錄自立法會CB(2)2372/11-12(01)號及 CB(2)2372/11-12(02)號文件備


Committees

Sep 2012 15

年度傳媒審計　加強傳媒關係及了解公關工作小組

香港房屋經理學會(以下簡稱「學會」)，為收集傳媒關係意見，特於本年度七月下旬進行有關學會在本地權威性及

曝光率的年度傳媒審計報告。報告選取21份本地主要報章、行業雜誌及電子傳媒，訪問記者定量及定性的問題，

綜合成有用數據以增進與媒體關係。

審計報告顯示，媒體一般認為學會在本地傳媒及社區的曝光率一般，至於權威性方面，普遍傳媒持中立態度。同

時有傳媒認為學會發言人的回應切合傳媒問題，惟亦希望發言人可評論更多有關業內問題。

傳媒普遍以「學術」、「專業」及「含糊」形容對學會的整體印象，而大多數傳媒對學會有關「活化工廈」、

「強制驗樓及驗窗」及「實務會員級別」的新聞稿較有印象，另有相當數量的傳媒已發現學會專欄文章刊載於報

章之上。

有關學會資訊方面，傳媒普遍認為學會網站有實用並足夠的資訊，惟有接近一半的傳媒並未閱讀過「房屋動

力」，因此難以評論其實用性。

根據審計報告結果，公關顧問提出未來公關策略如下：

對業內相關新聞回應更積極、迅速及清晰；

透過對業內相關新聞回應、報章專欄文章及電子傳媒增加曝光率，以確立學會的權威性及專業形象；

持續撰寫報章專欄文章，可談論更多有關「商用物業管理」、「物業管理行業前景」及樓市相關內容，吸引市

民關注，增加學會曝光率；

發掘並製作業內具參考價值的研究報告，有助吸引傳媒注意及轉載於相關新聞當中；

加強學會網站有關介紹物管行業及實用資訊；

加強各公眾及傳媒宣傳「房屋動力」，如定期發送刊物或其電子版予傳媒；

與傳媒建立更緊密關係，並提高傳媒對學會的認知，因報告指出傳媒並未透徹了解學會工作。

傳媒審計報告未來將定期進行，以檢討學會與傳媒的關係及公關工作。更重要的是，傳媒審計是學會與傳媒之

間，增進了解最有效的雙向渠道。

•

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Sep 201216

繳費靈新用戶的登記程序

1. 到指定的電訊盈科專門店或OK便利店的繳費終端機

2. 選擇語言"1"是中文，"2"是英文

3. 按"1"字開立戶口

4. 將提款卡刷過卡糟

5. 選擇過數的銀行戶口

6. 按入提款卡私人密碼

7. 輸入手機號碼接收一次性密碼

8. 選擇手機地區"1"字香港，"2"字澳門

9. 輸入你的自選5位數字繳費靈電話密碼

10. 如果你想設定繳費靈網上密碼請按 "1"字

11. 按入8位網上繳費靈密碼，然後按確認

12. 取回及保留印有8位數字的繳費靈戶口號碼收據

如何使用繳費靈電話服務

登記賬單

1. 致電18013登記賬單

2. 按"1"字登記賬單

3. 輸入繳費靈戶口號碼

4. 輸入商戶編號"6160"

5. 請輸入賬單號碼 (例：會員號碼1000號及41號)

例：繳交賬單類別1-3項例子

輸入需要繳交的年份

會員號碼(7位數字)

核對號碼(請參閱繳費單)

賬單編號

2012 0001000 4 201200010004

2012 0000041 1 201200000411

6. 例: 繳交賬單類別4-5項例子

輸入需要繳交的年份

活動編號

會員號碼(7位數字)

核對號碼(請參閱繳費單)

賬單編號

2012 001 0001000 4 201200100010004

2012 002 0000041 1 201200200000411

註：非香港房屋經理學會會員請輸入8位數字的手提電話號碼取代會員號碼及覆查數字繳付賬單

7. 完成登記

PPS繳費指引(電話版)

繳付賬單

1. 致電18033，早晨 / 午安 / 晚安，歡迎使用繳費靈

2. 請輸入你的5位數字繳費靈電話密碼

3. 請輸入商戶編號，香港房屋經理學會的商戶編號是

"6160"，然後按 "#"字

4. 輸入賬單號碼，例: 201200010004

5. 請選擇賬單類別:

按 (1) 字資深會員及會員會費

按 (2) 字實務會員會費

按 (3) 字其他會員會費

按 (4) 字持續專業發展計劃活動費用

按 (5) 字其他雜項費用

6. 請輸入繳付金額，如有小數點，請按"＊"號，完成後按

"#"字

7. 完成繳付金額後，你會聽到電話系統重覆你剛輸入的金

額是否正確

8. 如要現在繳付請按"1"字

9. 完成後會收到付款編號

10. 收到付款編號後，請按"9"字離開

查詢付款記錄

1. 致電18013

2. 按"2"字查詢付款記錄

3. 請輸入你的5位數字繳費靈電話密碼

4. 然後輸入商戶編號及賬單號碼

5. 系統會讀取賬單繳交情況，以便查證

註：英文版本可參閱學會網頁：www.housing.org.hk

資訊科技委員會


Committees

Sep 2012 17

繳費靈網上新用戶資訊科技委員會

步驟1 步驟2 步驟3




步驟13 步驟14

步驟16步驟15

註：有關詳情請參閱學會網頁：

www.housing.org.hk

Main 文章分享

Sep 201218

噪音、嗅覺滋擾的調解何肇堅

住宅大廈內各住戶均有不同的生活習慣及要求，容易引

起不同形式的糾紛，包括噪音、嗅覺、心理上的滋擾

等，只要有合適的中間人致力調解，加上鄰里間互諒互

讓，大部份糾紛其實可以解決。

同一幢大廈之內，住戶間可出現有形及無形兩類的滋

擾，有形包括噪音及嗅覺滋擾，如小孩玩樂吵鬧、寵物

叫聲及氣味，及如遇附近單位裝修引致的沙塵及噪音，

又或如放置於垃圾收集處的垃圾處理不當，令附近低層

住戶受影響等；至於無形滋擾則如因鄰近單位裝修而對

家居消防安全的擔憂，又或鄰居中有個別特殊癖好或飼

養寵物等而構成個別滋擾或相應的精神壓力等。

遇上此等糾紛，一般由大廈管理人作口頭勸喻開始，若

未能解決即再以書面告知有關投訴，並再次勸喻盡快作

出改善；繼而受影響業主將事件訴諸法律，展開訴訟、

甚至去信政府相關部門作出投訴。最終可能導致鄰里間

關係死結難解。其實問題出現初期，由房屋經理或獨立

第三方的專業調解員從中協調，該等糾紛或可避免訴諸

法律行動。

處理滋擾投訴，房屋經理一般會了解雙方實際情況，協

助提供解決方案，以小孩噪音為例，如建議住戶加設隔

音地墊；至於裝修工程噪音滋擾，同樣可透過協調，如

將引致噪音的工程，於雙方均可接受的時段進行，糾紛

以協調方式解決，對鄰里日後關係有百利而無一害。筆

者認為，以前鄰里間關係較緊密，較少出現住戶之間的

糾紛，即使偶有不滿，均可由住戶間自己協調解決。反

觀現時鄰里關係變得較為疏離，加上社會逐漸重視個

人的權利和私隱，引致糾紛日益增加。筆者認為倘鄰里

間能守望相助，互諒互讓，會令居住及生活環境變得更

好，實在何樂而不為。

(以上資料只供參考。)


Article

Sep 2012 19

霸佔公共地方的處理何春年

一般而言，已分層出售的物業，無論住宅、商廈、工廈

均有在公契上列明公共地方，公共地方一般會包括電

梯、大堂、走廊、後樓梯等等，所謂公共地方，就是在

同一幢大廈之內各住戶、用戶共同擁有且不容獨佔的地

方。若住戶發現有其他住戶霸佔公共地方，究竟應該如

何處理？

首先，筆者必須提醒住戶，即使發現有人懷疑霸佔公共

地方，切勿私自處理，因為產權私有，隨便搬移或損壞

該霸佔物，隨時會引發不必要的訴訟。筆者建議住戶如

懷疑有人霸佔公共地方，宜先通知管理處，讓專業物業

管理人員先查閱大廈公契或住戶守則，確定該霸佔物是

否處於公共地方定義之內，再由物管人員接手處理。

若確定有住戶霸佔有關地方，物管人員一般會先到現場

視察，然後拍攝照片記錄現場情況並附上日期時間，再

與相關住戶反映，勸喻住戶移走霸佔物，如住戶拒絕合

作，物管人員或將張貼通告並發出書面警告，描述相關

情況、後果及責任。如涉事住戶仍然拒絕合作，物管人

員將記錄每次勸喻不果的情況，並根據公契及住戶手則

內容，賦予物管人員作適當處理，以保障大廈公共地方

的公平使用原則及安全性。

如霸佔物屬大型物件或對住戶構成潛在危險，例如阻塞

走火通道，物管人員將立即加快處理程序，移走霸佔物

或向消防署尋求協助。

其實大廈公共地方，屬各住戶共同擁有，如因此而阻塞

或影響其他住戶實是自私行為，但住戶發現懷疑霸佔

物，亦不宜私自處理，應通知專業的物管人員，以大廈

管理人身份從中調解，既可在合情合理合法的情況下適

當處理事件，亦不損鄰里間的關係。


Main 文章分享

Sep 201220

物業結構及滲水糾紛宜協調解決鄭玉琴

物業如果日久失修，就會呈現各種結構問題，除為自己

帶來人身安全問題，同時亦影響或危及他人。以喉管滲

水為例，如缺乏保養，或裝修時使用不合規格的材料，

就會容易出現滲漏情況，嚴重影響下層住客，甚至為他

人帶來財產損失，從而引起法律訴訟。

物業滲漏問題進入法律程序，一般均難以善罷，即使受

影響住戶勝訴，對鄰里關係亦有害無利。過往曾出現過

大量因物業滲水問題引發的訴訟，有花費數十萬元律師

費但仍解決不了糾紛的個案，甚至官司糾纏幾年，更有

原訴人本身為律師亦解決不了官司，究其原因，是雙方

不願合作。而專業的房屋經理，則可以第三者身份，以

客觀角度及專業知識充當調解員，協調雙方利益，解決

滲水糾紛減低出現訴訟的機會。

筆者以滲水作為例子，喉管滲漏經常出現於物業單位

內，表面難以察覺問題源頭所在，同時亦難於根治，以

至問題通常會愈趨嚴重。為防止問題出現，業主有不可

推卸的責任，首先若是新入伙物業，業主宜嚴格驗收單

位，如發現問題須即時向發展商反映；如屬二手物業，

同樣須謹慎驗收，另一重點是須聘請信譽良好及有經驗

的裝修承辦商裝修單位，以保證裝修質素，尤其地台防

水、喉管、企缸工程等。業主亦應避免為美觀而封阻大

廈喉糟的「生口位」，此舉阻礙檢查滲漏問題，因此建

議業主應保持生口位可透過小工具靈活打開，以便日後

查看滲漏情況及進行維修。單位入住後，業主亦須聘請

合資格的水匠為廁所、浴室等就滲水問題作定期檢查及

維修。

所謂防患於未然，只要業主可以自律，竭力保持單位質

素，減低滲漏問題出現，將會大幅降低上述糾紛的機

會，提升鄰里良好關係，達至安居樂業。



Article

Sep 2012 21

如何處理僭建或違規工程賴智衡

僭建問題日漸受到關注，一般而言，僭建物是指違例建

築工程，根據香港屋宇署定義，凡未經建築事務監督事

先批准及同意而進行的樓宇外部的建築工程，以及樓宇

內部涉及建築物的結構性的加建或改動工程，均為違例

建築工程。常見違例建築工程包括結構改動、天台建築

物、圍封露台、加建晾衫支架等。

香港寸金尺土樓價高企，是不少業主僭建的誘因之一，

業主考慮僭建以增加使用面積。有些業主知道鄰近單位

有加建物，便很容易「怕蝕底」或誤會是大廈容許此類

改建而盲目跟從，忽略僭建的危險性。亦有不少業主為

生活需要而進行違例建築工程，如於非冷氣機窗台之外

牆加建分體式冷氣機支承架等。同時大眾對家居及美觀

要求日益提高，因而出現種種違規工程。

若市民想清楚了解自己家居的加建物是否屬僭建或欲舉

報僭建物，可聯絡屋宇署，有需要時屋宇署將進行檢查

勘察，或對違規工程採取執法行動，而據知屋宇署會優

先處理對人生安全明顯構成威脅的僭建物。

除了屋宇署，業主立案法團或物業管理公司於處理違規

工程上也擔當重要角色。如出現違反公契之僭建物，法

團可透過執行公契要求相關業主處理。另外有些工程即

使未有違法但可能違反公契，如建築物影響大廈外觀及

佔用公用地方、改變大廈結構，相關人士皆可執行公契

處理違規工程。

其實，住客往往是因應生活需要或查詢無門而不慎進行

違反公契之工程，故此物業管理公司或法團代表如發現

某單位出現僭建工程時，除非是迫切危險的僭建物，應

先對業主/住客動之以情，詳解僭建物對公眾及其訪客

的潛在危險，及可能承受的法律責任及風險。

物業管理公司或法團代表亦可於新住客入伙時透過簡介

會提醒住客，以免裝修時進行僭建工程；物管公司或法

團更可建議業主簽署同意書，讓相關人士巡視裝修單

位，一旦發現僭建物，可及時通知住客，避免浪費日後

將僭建物還原的費用及時間。物管公司或法團代表亦應

定期巡視大廈外牆及公共地方，如發現影響大廈的違規

工程即盡快處理。總括而言，業主的自律最為重要，業

主立案法團或物業管理公司亦應提供協助，減少大廈僭

建問題。


Main 文章分享

Sep 201222

Tony Au

He engaged in housing management industry for about

10 years and freshly graduated from HKU SPACE. He

is currently working for a developer-based property

management company.

A Introduction

1. Definition of serviced apartment

Serviced apartment (SA) is increasingly a

prevalent choice for many foreigners in recent

decade. Many practitioners reckon that SA is

a tentative but home-like and well-furnished

dwelling for corporate and leisure users. For

simplicity, we will focus on those SAs occupying

over 75% under the same roof with basic

housekeeping service in this report.

2. Development of SA market

SA developed rapidly in Hong Kong over last

decade although it has no clear origin of time.

Industry practitioners claim that it is due to SA's

lower running cost compared that of hotel (e.g.

no lobby and banquet). However, the service

quality and property location are critical to its

success.

Many developers have recently acquired real

estates for running SA business, examples in

Tsim Sha Tsui (TST) alone include:

2.1 Prince Jewelry acquired "Han Residence"

from Capital Strategic Investment Limited for

HK$1.38 billion in early 2011 (already put into

redevelopment project since March 2012)

2.2 Best Grant Investment Limited purchased

"Hillwood Vista" for HK$0.44 billion in end

2010.

2.3 Capital Land acquired "Citidines HK Ashley"

for HK$0.32 billion in April 2011.

Consortiums also emerge to operate SAs in

chain store format such as Shama Group, Xin

Management Limited and V Serviced Apartment.

SA has penetrated from traditional areas like TST,

Central, Wanchai and Causeway Bay to some

non-tourism areas such as Tsuen Wan and North

Point recently.

In the following, we will study the market potential

of SA market in Hong Kong particularly in TST.

B. Overview of SAs in TST

SA PropertyNo. of Units

Room Areas (sq. ft)

Name of Landlord

Gateway Apartments (Canton Road)

499 712 - 2,931 Wharf Group

Hillwood Vista (114-116 Austin Road)

74 460 - 1,160Best Grant Investment Limited

The Pinnacle (8 Minden Avenue) 2

250 498 – 5,500

Henderson Land Development Ltd.

Citadines HK Ashley (18 Ashley Road)

36 194-345 Capital Land

26 Kimberley Road (26 Kimberley Road)

168 405-711

Lai Sun Group, Guoco Group Limited

Shama Boutique Serviced Apartments (74-80 Nathan Road)

87 320-1,074Shama Group

Yi Serviced Apartment (10-12 Chatham Court) 5

About 150

368-755Xin Management Limited

Remarks: The above are based on disclosed information

According to practitioners, Mainlanders only accounts

for less than 5%. It was inferred that Chinese prefer

living in hotels owing to stronger affordability. On the

other hand, about 60% tenants are corporate clients,

i.e. staying for business purpose.

Market Potential of Services Apartment in Tsim Sha Tsui Tony Au


Article

Sep 2012 23

C. Literature Review

1. Distinction between SA and general residence

SAGeneral

Residence

Number of units

Relatively small in quantity for maintaining management quality

Varied

Type of residential market

No public SA is available in HK.

Dividing into public and private housing projects

Length of lease term

Can be on daily, weekly or monthly basis

Normally yearly basis

Cost of early termination of contract

Minor Substantial

Maintenance cost

MinimalMinor to substantial

Renovation needed before moving in

No Mostly needed.

In-house appliances

Fully-furnished

Normally unavailable except primary projects

Housekeeping service (including linen and laundry service)

Yes No

OwnershipMostly owned by major landlord

Ownership dispersed distributed

Exclusive possession

No Yes

Feasibility on sub-letting

ProhibitivePractically available

Target Customer Group

Foreigner and corporate clients, mainly single and couples

Local people and Mainlanders

2. Pros and Cons of the emergence of SA

Pros

2.1 Since running SA, to some extent, requests

hospitality experience and professional

qualifications which indirectly enhances the

professional image of property management;

2.2 Since the developers of SAs are ful ly

responsible for maintenance, there is no

need for renovation before moving in.

Cons

2.3 Most washrooms of SAs are in form of

"Closed toilet" (黑廁). Many people believe

it is bad for ventilation and unhealthy to

residents chronically;

2.4 The Fire Ordinances prohibits SA tenants to

cook with visible flame;

2.5 Multiple recruitment requirements for SAs

easily extend job vacancy, especially for

those fluent in English and some other

foreign languages;

2.6 No restaurant can be provided in most SAs

due to the limitation of Title Deed.

D. Research Topics and ImplementationWhat is the geographic preference of foreigners in

choosing SA's?

Do property and rental markets of TST

demonstrate robustness and strong potentials

over years?

What is / are the expected future trend SA market

in TST?

1. Interview

1.1 Officer-in-charge of Han Residence, Ms.

Wong Mei Chun, Kathy - Property Officer

of Sino Estates Management Limited.

•

•

•

Market Potential of Services Apartment in Tsim Sha Tsui Tony Au

Main 文章分享

Sep 201224

Ms. Kathy Wong estimated that about third-fourth of

SA tenants come from America, Canada and British.

Most tenants are visiting emigrants and foreign

professionals. She revealed the major operation

costs of running a SA include:

1.1.1 Management costs such as proper ty

management service, cleaning service and

security service

1.1.2 Maintenance costs such as repair and normal

maintenance costs

When asked the factors affecting the leasing

response of a serviced apartment, she pointed out

the following determinants:

1.1.3 T h e d e v e l o p m e n t o f g l o b a l a n d H K

economics

1.1.4 Social sources, e.g. friend or family member

in HK

1.1.5 Seasonal factor, e.g. visit in festive or peak

seasons for home renovation

Regarding the future trend of SA market especially in

TST, Ms. Wong thought it includes:

1.1.6 The requirements for SA market have

increase in TST due to rapid development in

the district; and

1.1.7 Hote l ren ta l charge rema ins h igh

compared to that of SA's.

1.2 E x p e r i e n c e d P r o p e r t y M a n a g e m e n t

Practitioner Au Tai Ming, Johnny – Council

Member of the HK Institute of Housing

2011-2012

Mr. Au appreciated SA as it provides alternative

choices for those foreigners who want home-

fee l ing , re lax ing l i v ing yet no worry for

housekeeping matter. He reckoned SAs are

serving niche market, especially young expatiate

single and couples. By and large, its overall

market response in HK was comparatively

obscured to that in America and Europe.

Johnny explained that two kinds of value exist

for every housing namely "Use Value" and

"Exchange Value" (Resale Value). Most owners

in HK lean on Exchange Value of their properties

whereas, contrarily, landlords of SA mainly

concern Use Value. In other words, Mr. Au felt

pessimistic towards the prospects of SA market.

In this connection, when asked if developers

feel interested in SA market, Mr. Au cited "Bridal

Tea House Hotels" managed under Yu Tai Hing

Group. He said the developer like to acquire some

obsolete buildings and convert them into SA (so-

called building make-up 大廈化妝) before they

can buy up adjoined sites for any redevelopment

purpose. The developer in the sense only treats

SA as a provisional means to gain substantial

income prior to any other redevelopment projects.

Meanwhile, Mr. Au inferred that those developers

will arrange SA to be a tool of REITs for going

public.

Market Potential of Services Apartment in Tsim Sha Tsui (cont'd) Tony Au


Article

Sep 2012 25

Mr. Au believed that the market potentials of SA

market in TST is bright since this district in itself

is one of important commercial centres in HK. He

knew the prevalent return on general residential

projects is about 3-4%. He said, since the plot

ratio for hotel / SA land is relative higher than that

of residential land (15 times compared to about

8 times depending on Conditions of Grant), it

attracts developers to commit into SA market,

especially those promising markets such as TST.

Lastly, Mr. Au supplemented that HK's economic

conditions, the job market situation and housing

supply will affect the response of SA market.

E Experienced Estate Agent, Halima Ismail – Operating Manager of China

1. First Real Estate Limited

Ms. Ismai l reckoned that SA possesses

distinctive loyal customers. It offered cheaper

rate, flexible rental term, home feeling and ready

furniture which is welcomed by most single

foreign expatiates lived in HK for 3 to 6 months.

She stressed monthly charge for hotel is at least

one-third higher than that of SA. That's why she

found the occupancy of whole SA market almost

reached 95%.

Ms. Ismail felt that the opening of International

Commerce Centre (ICC) presents positive impact

to SA in TST where offers tentative but affordable

quarters to those financial professionals worked

in ICC.

However, Ms. Ismail felt pessimistic toward the

prospects of SA market as she felt it only serves

as transitional arrangement of developers before

engaging in future profitable project such as

redevelopment or group sale.

2. On-site Observation

In order to check the response and occupancy

of some SAs in TST, the writer has performed

site observation at about 21:00 to 22:00 on

18 November 2011, 8 December 2011 and 6

January 2012 respectively.

The result showed that the occupancy of those

SAs in TST ranged from 10% to 40%. The test

implied that the managers of SAs in TST need

to enhance the promotion efforts and leasing

condition in an attempt to increase revenue.

3. Library, Database, Internet Research

Foreigners for work / traveling purpose are

the main customer group of SA. According

to the statistics from the HKSAR Immigration

Department, it is seen that the number of

employment / investment visas issued constantly

increase from 2009 to 2011 (See Chart 1).

Chart 1

Statistics on Employment / Investment Visas Issued@

Year 2008 2009 2010 2011Visas Issued

26,466 20,988 26,881 30,557

@ excluding persons admitted to take up employment under schemes or arrangements catering for Mainland residents, foreign domestic helpers, imported workers admitted under the Supplementary Labour Scheme as well as those admitted under the Immigration Arrangements for Non-local Graduates.

Source: HKSAR Immigration Department, 2 December 2011

On the other hand, tourism in HK remains boom in

recent years. The total number of tourists reached

36,000,000 in 2010 (See Chart 2). The figure even

jumped to record-breaking 40,000,000 in 2011! This

contributed to high occupancy of hotels in HK. It kept

78% to 87% from 2005 to 2010 (See Chart 3).


Main 文章分享

Sep 201226

HK$2,500

HK$3,000

HK$3,500

HK$4,000

HK$4,500

HK$5,000

HK$5,500

HK$6,000

HK$6,500

01/05

04/05

07/05

10/05

01/06

04/06

07/06

10/06

01/07

04/07

07/07

10/07

01/08

04/08

07/08

10/08

01/09

04/09

07/09

10/09

01/10

04/10

07/10

10/10

01/11

04/11

07/11

10/11

Month

Prop

erty

Pri

ce

HK$10

HK$12

HK$14

HK$16

HK$18

HK$20

HK$22

Ren

tal P

rice

Overall Residential Property price

Rental of Overall Residential Market

Chart 2

Visitor Arrivals by Country / Territory of Residence

Country / Territory of residence

2005 2009 2010'000 '000 '000

Mainland China 12,541 17,957 22,684Taiwan 2,131 2,010 2,165Southeast Asia 2,413 2,885 3,501North Asia 1,853 1,823 2,208America 1,565 1,568 1,750Europe, Africa & Middle East

1,726 1,969 2,174

Macau 510 671 780Australia, New Zealand & South Pacific

620 708 769

Total (% increase compared to last year)

23,359 (+7.1)

29,591 (+0.3)

36,030 (+21.8)

Source of information: HKSAR Consensus and Statistics Department, 6 December 2011

Chart 3

Hotel Accommodation

2005 2009 2010 2016#

Number of hotels 118 167 175 240Number of rooms 43,866 59,627 60,428 71,000Room occupancy rate (%)

86 78 87 N / A

# Estimation based on 2012-13 Budget Speech

Source of information: HKSAR Consensus and Statistics Department, 6 December 2011

Can SA market especially in TST outperform the

overall market? We can try to do it analyze it from

the trend of rental and property price of residential

housing over 2005 to 2011 (See Chart 4).

Chart 4

Overall Residential Property Price and Rental Price

during 2005-2011

Source: Midland Realty

From the trend in district basis, we found the overall

residential property price in Wanchai and Western

Kowloon / Olympic (including TST) are relatively

fluctuated yet their dynamic power is evident (See

Chart 5). In fact, according to the data, we found

residential property price in Western Kowloon /

Olympic jumped 108% in End-December 2011

compared to early January 2005 whereas the other

districts only increased around 66% to 95% in the

same period (See Chart 6).



Article

Sep 2012 27

HK$2,000

HK$3,000

HK$4,000

HK$5,000

HK$6,000

HK$7,000

HK$8,000

HK$9,000

HK$10,000

HK$11,000

HK$12,000

HK$13,000

HK$14,000

HK$15,000

Prop

erty

Pri

ce

Overall Residential Property price Western Kowloon / Olympic

Kowloon City Eastern

Wan Chai Tsuen Wan

Shatin

01/05

04/05

07/05

10/05

01/06

04/06

07/06

10/06

01/07

04/07

07/07

10/07

01/08

04/08

07/08

10/08

01/09

04/09

07/09

10/09

01/10

04/10

07/10

10/10

01/11

04/11

07/11

10/11

Mouth

Since the property price and rental price showed

synchronous relationship historically and property

price of Western Kowloon / Olympic district (including

TST) outperform other markets, it is inferred that

the SA's rental trend in TST shows stronger vitality

compared to most of other districts.

Chart 5

* Only typical districts in HK have been selected including Wanchai, Eastern, Kowloon City, Western Kowloon / Olympic, Shatin and Tsuen Wan

Source: Midland Realty

Chart 6

Percentage Change in Property Price between

Early-2005 and End-2011

Residential Property price in district

Jan 2005 Dec 2011

Percentage change compared Jan 2005 with Dec 2011

Overall 3,020 5,729 89.70%

Western Kowloon / Olympic

5,254 10,947 108.36%

Kowloon City 4,610 7,696 66.94%

Eastern 4,441 8,344 87.89%

Wanchai 6,750 13,178 95.23%

Tsuen Wan 2,625 5,017 91.12%

Shatin 3,020 5,588 85.03%Source: Midland Realty

F Findings

Although SA market is still in developing stage in

HK, both professional interviewees, Halima Ismail

and Johnny Au, welcomed the emergence of SAs

since they are unprecedented type of dwelling which

provides cheaper rental term, home feeling, flexible

arrangement and housekeeping service to the niche

market.

They also reckoned SAs in TST enjoy comparative

advantage in term of convenience and accessibility

to adjacent shopping and commercial hub especially

after the inauguration of ICC – a new commercial hub

landmark in TST.

The two interviewees felt pessimistic toward the long-

term prospects of SA market since they see SA only

act as a transitional income-generating arrangement

before the related properties are finally demolished

and redeveloped to make more profits, although SA

will ideally brings significant cash flow or some rental

returns to the landlords.

Based on the findings in on-site observation, the

occupancy of SAs in TST are only about 10% to

40%. This reveals the rental income of SAs possibly

far behind the expectation and thus accelerates the

redevelopment inclination initiated by the landlord

(assuming the rental charge is within market level).

Finally, the result exhibited the rental price of

Western Kowloon District (including TST) exhibits

strong robustness among other districts. Since SAs

are one of selection in rental market, it means the

rental market of those SAs in TST embraces strong

potential, although the property market of the district

may experience relatively severe fluctuation in face of

periodic economic downturn.


Main Article 文章分享

Sep 201228

G Implications and Recommendations

Predictions

1. More SA will be developed in the district with

accessible advantage, strong rental market

potentials and urgent redevelopment needs

for many dilapidated buildings within the area,

such as those aged buildings along Mody Road

and Carnarvon Road. However SA remains a

transitional arrangement for those developers

before they can apply them into other more

profitable projects or merge the SA site with

adjacent sites for bigger development plans.

2. In the wake of European debt crisis, some foreign

investment funds and banks have taken layoff

action recently due to poor worldwide economic

environment, it will lead to tentative yet huge

impact to luxury rental market and thus SA

market. In this regard, although the number of SA

is thought to be increasing in TST, the pace to

acquire SA is expected to be slower than that in

recent years.

3. The number of tourists will possibly be affected

under current worldwide economic fluctuation.

It will therefore constitute negative impact on SA

market in TST. The SA competition in the district

becomes increasingly keen.

Recommendations

4. Business Model Considerations

4.1 As interviewees said, SA is a good

alternative for those foreigners who

require competitive short lease and

home-feel housing (compared to hotels),

SA landlords or licensers, as long as they

are affordable, should maintain their SA

properties in business.

4.2 SA owners can consider to init iate

cooperation plan with those fitness

centres, h igh-c lass restaurants or

shopping centres (such as iSquare or

K11) in TST to strengthen services to the

residents if needed and mutually benefits

to all parties.

4.3 Those SA practitioners should request the

Government to hammer any unlicensed

SA in the district to protect the goodwill

of the SA industry.

5. Long- and Short-Term Strategy

5.1 In view of the European debt crisis leading

to economic fluctuation in the short

run, those SA in TST should consider

to provide discounts to customers with

longer lease term.

5.2 In the hope of development plan at West

Kowloon Cultural District, the prospects

of SA market in TST will be promising.

SA landlords should think of expanding

businesses as long as their SA business

in hand remains profitable.

H Conclusion

SA market is a mounting business in HK which

provides an alternative rental option to customers. As

a heart of commerce and tourism in HK, the prospect

of SA market in TST is widely recognized to be

superior, particularly after the launch of ICC – a new

commercial landmark in west Kowloon.

However, the attractiveness of running a SA seems

to be dim when considering to redevelop the related

site to other kind of usage under "high land premium

policy".

Market Potential of Services Apartment inTsim Sha Tsui (cont'd) Tony Au

2011/12

We can provide FSC certi�ed products upon request

General Council2012/2013

香港灣仔港灣道6-8號瑞安中心2709-2711室

Units 2709-2711, Shui On Centre, 6-8 Harbour Road, Wanchai, Hong Kong 電話 Tel : (852) 2544 3111 傳真 Fax : (852) 2544 3112網址 Web Site：www.housing.org.hk電子郵件 E-mail：[email protected]

President YUEN Chui Yi, Cora 袁翠儀

Vice President HO Siu Kin, Francis 何肇堅

Immediate Past President SHARE Tai Ki 佘泰基

Treasurer CHUNG NG Kam Seung, Grace 鍾吳錦裳

Secretary LAI Fung Ming, Brenda 黎鳳鳴

Council Members AU Tai Ming, Johnny 區大明

CHAN Wan Chit, Alvis 陳雲捷


CHEN Sze Ming, Fion 陳思鳴


CHUNG Kwok Sing 鍾國星



IP Chi Ming, Ellis 葉志明

LAI Chi Hang, Alen 賴智衡

LAI Lai Ling, Phoebe 黎麗玲



LEE Hin Yui, June 李顯蕊

LIN Chi Kit, Michael 連志傑

LIU Wing Tai, Harvey 廖永泰

NG Kai Tung, Thomas 吳啟東

NG Lai Ching, Karen 吳麗清

SO Sui Shan 蘇瑞山

TANG Hoi Yan, Felix 鄧海恩


WONG Wing Lok, Allan 王榮樂


YEUNG Man Leung, Robert 楊文亮

Publications Committee LAI Chi Hang, Alen 賴智衡 (Chairman)

(2012/2013 ) TANG Hoi Yan, Felix 鄧海恩 (Vice Chairman)

AU Tai Ming, Johnny 區大明





LAI Fung Ming, Brenda 黎鳳鳴





Co-opted Members KWOK Kai Bun, Benny 郭啟彬

TSANG Chi Yuen, Terence 曾志遠

WOO Ho Yin, Esmond 胡浩然

香港房屋經理學會刊物Official Journal of The Hong Kong Institute of Housing

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