THE INCORPORATED OWNERS OF HANG SHUN BUILDING, TONKIN STREET 訴 LEE CHI MING

LDBM 162/2003

香港特別行政區

土地審裁處

建築物管理申請編號2003年第162號

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判 案 書

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1. 申請人是深水埗東京街恆順大厦的業主立案法團，答辯人是該大厦10樓D室的業主。申請人的申請是要求答辯人繳交維修分攤費的餘額。維修費的款額為24,834.5元。答辯人已繳交維修費的款額17,000元，故此他欠交7,834.5元。

2. 申請人是根據大廈公契（“公契”）附表3內的(g)條計算維修分担費的。以下是附表3與本案有關的條款：－

(e) The following costs charges and expenses namely:－

(i)	Electricity, water, and other similar charges in connection with the said premises and building as a whole and not being in respect of the use of or consumption in any particular flat or other area enjoyed exclusively by any one owner.
(ii)	Remuneration for the Agent.
(iii)	Remuneration for caretakers, watchmen, cleaners attendants and the like.
(iv)	The cost of normal daily refuse disposal.
(v)	The cost of repairing, renewing maintaining cleansing, painting, or decorating the said building not being enjoyed exclusively by any one owner or any part or parts thereof and all water pumps, tanks, pipes, sewers, drains water-course, cable, wires or services therein and all the apparatus equipment and conveniences thereof.
(vi)	The costs of operating and servicing the water pumps.

shall be borne and paid by the owners of the said building in proportion to the respective shares in the premises for the time being vested in them.

...................

(f) Each owner shall pay to the Agent on account of such owner's share of the costs charges and expenses aforesaid a sum per calendar month the amount of which shall be calculated as follows:-

(i)	$500.00 for the whole Basement.
(ii)	$200.00 for Shop 1 on Ground floor.
(iii)	$200.00 for Shop 2 on Ground floor.
(iv)	$200.00 for each shop on First floor.
(v)	$1,600.00 for the whole Second floor.
(vi)	$1,600.00 for the whole Third floor.
(vii)	$150.00 for each flat on the Fourth to Twelfth floors.

Provided that the said monthly contribution may be varied in every six months' time if necessary by the said Agent having regard to the costs and other conditions prevailing at that time.

(g) If the total contributions payable under the last preceding paragraph shall be insufficient to cover all or any of the costs charges and expenses aforesaid then those owners liable to contribute towards the same as hereinbefore provided shall make further contributions towards such expenses in proportion to the monthly sums payable by them as provided in paragraph (g).

(h) All such contributions or further contributions shall be paid to the Agent.

（底線後加）

3. (g)條所提及的 "the costs charges and expenses aforesaid" 涵蓋(e)條的 "costs charges and expense"。(g)條規定每名業主須每月支付經理人一筆費用（通常被稱為管理費），因此經理人必定要預計該些費用的款額，以便由業主攤分。這些預計的費用涵蓋(e)條內由(i)至(vi)項的費用。

4. (g)條是否適用於本案的維修分攤費？這要視乎這些費用是否屬於(g)條內預計的費用。根據申請人有關管理費的申請，由2002年5月至2003年9月份為止的期間內，答辯人須繳付的管理費為每月360元，但答辯人的維修分攤費是24,834.5元，即360元的68.9倍。維修費的款額是2,500,000元。如果這筆費用是(g)條所預計的費用，則這筆款項的分攤費應該預計於(g)條之內，通過每月以管理費的方式由業主繳交，但法團並無這樣做，而是藉1998年12月8日法團大會通過的集資方式收取，這並不是按(g)條每月收取管理費的方式，這筆費用不是管理費的一部份，因為這筆款項並無計算在管理費預算之內，如果這筆費用已計算在管理費之內，答辯人（以及其他個別業主）每月需繳的費用必定遠超360元之數。

5. 申請人亦有引用公契(h)條的條文，但該條對本案不適用，該條只規定當管理費不足以應付開支時，業主仍需按(g)條規定的比例繳交開支不足之數，本案的維修分攤費根本上就不是管理費的一部份，故此(h)條不適用。

6. 大廈公契沒有關於維修費攤分計算方法的條文，有關計算方法可見於《建築物管理條例》第20、21以及22條。

“20........

(1)法團須設立並維持一項常用基金 －

(a)	以支付法團根據本條例或公契（如有的話）規定行使權力或執行職責的費用；及
(b)	以支付建築物作為一個整體所應付的地稅、保險費、各雜稅項及其他支出 ......

(2)法團可設立並維持一項備用基金 －

(a)	以期用作任何屬未有預計或緊急特質的開支；及
(b)	以便在根據第(1)款設立的基金不足以支付第(1)款所指明的各項支出時，用作付款。"

"21...........

(1)...........管理委員會須釐定業主就某段期間須向根據第20條設立並維持的基金繳付的款額.............."

"22...........

(1)就根據第21條釐定的款額而言，業主所需繳付的款額，須－

(a)	由管理委員會按照公契（如有的話）確定；
(b)	在管理委員會訂定的時間及方式繳付。

(2)如無公契，或公契並無確定繳款的規定，則每名業主就根據第21條釐定的款額而需繳付的款額，須由管理委員會按照業主各住所佔的份數確定。"

7. 就2,500,000元的維修費，公契並無確定繳款的規定，因此按上述第22(2)條的規定，該款額由業主所佔的份數確定。大廈共有的份數為216份，答辯人佔1份，因此他應繳付11,574.074元(2,500,000÷216)。他已繳交17,000元，因此他無需再繳交任何費用。基於上述的理由，本席撤銷申請人的申請。