和域臺業主立案法團 訴 Great Tower Development Ltd.

香港特別行政區土地審裁處

建築物管理申請1998年第375號

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判 決 書

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1. 申請人是和域臺業主立案法團。

2. 答辯人是和域臺D座7/F, 71室之業主。

3. 申請人根據公契要求答辯人繳付露台去水渠工程費$4,000，水表工程費$14,000，電力改善工程費$16,000及行政費$1,000，合共：$35,000。

4. 答辯人同意它有責任付款，但要求申請人提出有關預算，批準 及投標的資料，及證明申請人有依公契及建築物管理條例行事。

5. 立案法團於一九九八年三月二十七日舉行週年大會，參與會議 的業主經討論後表決通過一九九八年度的開支預算。

6. 該等開支，列出每戶要攤分費用的大項目。

露台去水渠及水表工程

7. 由於D東西座業主之多宗投訴有關露台漏水，管委會確定問題嚴重，於一九九七年，議定招標做露台外牆雨水渠。工程費用由D座共五十七戶分攤。

8. D東座獨立水表，為管委會於一九九七年九月十九日發出問卷，於該座三十戶及收回十八戶贊成票後，决定進行的項目。

9. 一九九八年二月十六日管委會通知D座各業主出席會議商討有關收到的兩份報價，及組成工程監管小組。

10. 工程由駿毅工程有限公司以$622,645投得。五位D東西座業主組成監管小組。有關記錄及文件列於證物A1第3頁，第5頁，第9頁，12頁，15頁，19頁，22頁，27頁，29頁，32頁，35頁，37頁，112至141頁及證物A2第152至157頁。

電力改善工程

11. 一九九八年六月十二日管理委員會選出德雷工程公司以$1,122,338投得電力改善及測試安全証明的工程。管委會於一九九八年二月二十六日已公開招標，並於同年三月十六日開標。有關招標啟事 報張刊登証明，開標記錄標價及工程文件，均呈堂作證物。（證物A1，49至111頁及A2，2至146頁）會議記錄見於證物A1第1，4，8，11，18，21，25，28，31，34，36，38，40，42，44及46頁。

大廈公契第3頁訂明：-

"6A(a) The management of the said land and building, the common parts, and the equipment, services and apparatus thereof and the missing thereof shall henceforth be vested in the Management Committee ....."

12. 根據公契第5頁，於週年大會

"6B(i)(l) Any resolution on any matter concerning the said premises and building passed at a duly convened meeting a majority vote of the owners present in person or by proxy and voting shall be building on all the owners entitled to attend and vote at such meeting ....."

"6B(i)(m) The accidental omission to give notice to any owner shall not invalidate the proceedings at any meeting or any resolution passed thereat.

7(ii)(a) The Management Committee shall have full and unrestricted authority to do all such acts and things as may be necessary or requisite for or in connection with the Management of the said land and building, ..... contracts and provisions for the maintenance of the common parts and to engage, employ, remunerate and dismiss contractors, ..... the duties of the Management Committee shall include such things as are set out in the Fourth Schedule.

(b) All acts and decisions of the Management Committee in respect of such matters as aforesaid shall be binding in all respect on all the owners for the time being of undivided shares in the said land and building.

(d) ..... each such owner shall pay on demand, a due proportion of any further amounts in respect of any of the above matters which may be incurred or may become payable over and above the amounts of the said monthly payments calculated in accordance with the said budget.

The Fourth Schedule

"3. To keep in good order & repair the lighting and ventilation of the common parts of the said building .....

5. To repair and keep in repair and condition all common parts of the said building and as and when necessary to replace any part or parts thereof as shall have been damaged or destroyed .....

7. To keep the dermis and servers as are in common use and are not included in any unit of the said building in good and clean sanitary repair and condition and to renew or replace any parts that may become damaged.

18. If any owner of any unit in the said building shall fail to make payment of any sum payable by him ..... within 7 days after written notice ..... the Management Committee may

(a) Take legal proceedings against such owner by civil action to recover the sum or sums due ....."

13. 管委會根據以上公契內之條款，舉行有關常務及週年會議，安 排各項工程。及收取各業主應繳款項。

14. 集資預算所收款額比預算支出為多。申請人此舉是為了避免若 有超支情况，需再向各業主收取餘額。

15. 各座的多繳款項將於工程及核數過程全部完成後， 分撥回各座的獨立賬目。

16. 除了公契第五附表1.段所規定對共同開支，各佔117份之1外，每座的業主亦需繳付自己那一座的公用開支。D座業主需付57份之1。（公契第五附表）

17. 公契定明業主大會通知期為七天。（公契6B(i)(c)段）

18. 根據建築物管理條例附表3的規定，業主週年大會開會通知 須於十四天前送達各業主。如果附表3與公契的條款有任何不一之處，即以附表3為準。

19. 申請人的一九九八年三月二十七日週年大會通知，日期為一九 九八年三月二十五日，只有兩天的時間，違反了建築物管理條例。因此，一九九八年三月二十七日週年大會中的决議無效。

20. 雖然申請人曾提及電力改善工程是為附合政府法例要求，但並 無提供任何文件足以證明。管委會不能根據建築物管理條例第21(3)(b)條要求業主付款。

21. 申請駁回。