18.業委的權與責

這一年多參與屋苑事務時,經常有人指責屋苑業委未有做好本份,而又有另類意見認為業委們做事已超越其職能,做多錯多! (見早前文章”你收人工我為你做義工“http://eowner.info/?p=6213)
香港以法治為核心價值, 從DMC及BMO的條文可以理解業委的職能,給大家一個参考業委可以做的屋苑事務;至於不可以做的事或不該做的事只能由個別事件作出判斷,不能一蓋而論.
首先見下文”備註”業委每次會議記錄上的聲明:

DMC-ManagerDuty

DMC條款的五十一是:
51. The functions of the Owners’ Committee shall be limited to the following:-
(a) the representing of the Owners in all dealings with the Manager;
(b) the undertaking of such other duties as the Manager may, with their approval, delegate to them;
(c) the reviewing of the draft annual budget, annual budget and revised budget prepared by the Manager;
(d) the reviewing of the Estate Rules made from time to time by the Manager;
(e) to elect a manager to take the place of the Manager in accordance with the provisions of Clause 11 hereof; and
(f) the exercise of all other powers and duties conferred on the Owners’ Committee by virtue of this Deed.
我對上文之理解為:
(a)之條文業委有責任代表業主跟經理人交住(dealings)但未有說明細節或職能;也未有要求個別業主不可直接找經理人處理屋苑事宜.
(c)(d)之reviewing是指業委作為“監察”the Manager的財務及屋苑日常管理的角色;其實照字面解“回顧”而非監察作用.
(b)是指業委執行经理人委派的工作;這跟(c)(d)的要求產生角色冲突;這亦將業主的身份降低為經理人所用,不太合情理!!!
(e)若經理人辭職,破產…由業委重新任用新經理人.即是經理人不存在時才有任命權.
(f)的條文就要各位去細讀DMC共109頁,BMO及New Grant-政府批地文件裏的相關條文!!!
其實DMC在各條款中多次提到經理人有”absolute discretion“或”absolute and unfettered discretion“就已經說明業委是無權作出最終决定的! 即是任何重大决定並不是由業委會的議決為準.
DMC條款的六十是:
60. The Owners’ Committee and the members thereof shall not be liable to the Owners or any of them or to any person or persons whomsoever whether claiming through, under or in trust for any Owner or otherwise, for or in respect of any act, deed, matter or thing done or omitted in pursuance or in purported pursuance of the provisions of this Deed not being anything involving criminal liability or dishonesty or gross negligence by or on the part of any or all of the members of the Owners’ Committee, and the Owners shall fully and effectually indemnify the Owners’ Committee from and against all actions, proceedings, claims and demands whatsoever arising directly or indirectly out of or in connection with any act, deeds, matter or thing done or omitted as aforesaid which does not involve criminal liability, dishonesty or gross negligence on the part of the Owners’ Committee or the members thereof and all costs and expenses in connection therewith.
以上簡單的說就是業委對屋苑作出任何建議及是否執行,都無須承擔法律責任. 當業委無法律責任的承擔時自然也無權力處理屋苑日常事務!
唯一有法定權力取代經理人的[絕對權力]absolute discretion (power)是在業主大會(Owners’ Meeting)上有半數或以上的業權(undivided shares)一致票數反對经理人的決定.見DMC條文#64(iv):
(iv) A resolution may be passed as to the manner in which the powers hereby conferred on the Manager are to be exercised or carried out but no such resolution shall be valid to the extent that it purports to take away or abrogate or prevent the exercise of any of the powers of the Manager unless such resolution is passed by the Owners of not less than fifty per cent (50%) of the total number of Undivided Shares in the Development.
文章分類 *為無為, 港鐵, 監察, 管理, 駿景園