寶樂大樓業主立案法團 訴 Richards Co Ltd

LDBM 36 & 37/2004
(合併案件)

香港特別行政區

土地審裁處

建築物管理申請編號2004年第36號

____________

及

香港特別行政區

土地審裁處

建築物管理申請編號2004年第37號

____________

____________

主審法官: 周兆熊法官

審訊日期: 2004年5月7日

宣判日期: 2004年6月29日

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判 案 書

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1.申請人是九龍吳松街154-164號寶樂大樓的業主立案法團，答辯人是寶樂大樓的寶靈商業中心2樓S5室及3樓11室的業當主。申請人的申請是要求土地審裁處頒令答辯人繳交上述兩個單位的大廈維修款額的餘數、其利息、collection charge及訟費。

2.與訟雙方同意兩宗案件的申請通知書所載的第1至第12段及第14段為本合併案的事實。

3.大廈維修費餘額

2001年3月16日，建築事務總監向申請人發出通告，宣怖寶樂大樓（“大廈”）為“可變得危險”的建築物，並命令申請人對大廈進行以下的工程 ：

“樓宇的外部

(a)	清除樓宇的鋼筋混凝土結構中鬆脫、破裂及損毀的混凝土；清理外露鋼筋上的鐵銹及雜物；如有需要，加裝鋼筋及固定其位置，並將鋼筋混凝土結構修復原狀。在建築事務監督進行視察前，不得澆注新混凝土；
(b)	清除外牆所有髹脫及損毀的批盪。”

4.2001年10月28日，在申請人召開的業主大會，與會者通過對大廈進行維修及翻新工程（包括上述工程）的決議。該些工程包括符合上述命令的工程、更換大廈排水渠，以及大廈天台水箱的維修的工程。上述工程於2003年1月完成。

5.本案爭議之點是計算維修費分攤的辦法。申請人指計算方法需要按大廈公契計算，答辯人則指計算方法須按分公契的 "management unit" 計算。

6.大廈公契的第3條規定 ：

"Each of the owners shall pay his due proportion of: -

(a)	........................
(b)	the cost of keeping in good and tenantable repair and condition the foundation the sidewalks main walls supports beams gutters forces chimneys and all external parts of the said building and all the drains wells electric pumps pipes conduits water tanks and all plumbing apparatus fire fighting ...... intended for the general service of the said building ...... and all other part or parts of the said building ...... intended for the common use and enjoyment of the owners."

（底線後加）

7.申請人進行的工程是對建築物的外牆、排水渠及水箱的維修及更換工程，因此這都是公契第3條所涵蓋的工程。

8.申請人指第3條所指的 "due proportion" 是指公契附表1 第3欄的 "Share and proportion in the said land"。第3條所指的是支付費用的"due proportion"，而不是 "due share and proportion in the said land"，兩者所指是不同之事。公契對如何釐定攤分維修費的款額沒有作出規定。《建築物管理條例》（“條例”）第22(2)條規定 ：-

“(2)	如無公契，或公契並無確定繳款的規定，則各業主就根據第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自所佔的份數確定。”

9．《條例》第21條是關於第20條設立並維持的基金款額繳付的條文。第20(2)條授權法團可設立並維持一項備用基金以供用作任何屬未有預計或緊急性質的開支。申請人就大廈維修工程所收集的款項是屬於這類基金的款項，因此《條例》第22(2)條適用於本案，所以維修分攤費須以業主各自所佔的份數來確定。

10.答辯人指出，既然公契並無對維修費確定分攤的辦法，則須按大廈分公契規定的 "management units" 作為計算的辦法。大廈分公契的目的可見於分公契序文的第5條 ：

"The parties hereto have agreed to enter into this Deed for the purpose of making provision for the management operation ...... insurance, servicing, maintenance, repair, renovation and replacement of the Building Centre which includes inter alia the common parts as defined in the Second Schedule and their equipment services and apparatus (all or any of which activities are hereinafter where not inapplicable included under the term "management of the "Bowring Centre") and for the purpose of defining and regulating the rights interests and obligations of themselves and all subsequent owners in respect of the said premises and the Bowring Centre."

（底線後加）

11.按分公契序文的第1段， "the said premises" 是指該段所述的 "the said premises"。第1 段有以下的內容 ：-

'1.

Immediately prior to the Assignment to the Second Owner hereinafter referred to the First Owner is the registered owner of All Those 87 equal undivided 330th parts or shares of and in All Those pieces or parcels of ground situate lying and being at Kowloon Hong Kong and respectively registered in the Land Office as the Remaining Portion of Kowloon Inland Lot No. 8830, Kowloon Inland Lot No. 8472, The Remaining Portion of Kowloon Inland Lot No. 9234, Kowloon Inland Lot No. 8512, the Remaining Portion of Kowloon Inland Lot No. 8755, The Remaining Portion of Kowloon Inland Lot No. 8614 and The Remaining Portion of Kowloon Inland Lot No. 8573 (hereinafter called "the said premises"). And of and in the messuages erections and buildings thereon now known as "PO LOK MANSION" ......'

12．第5條顯示公分契的訂立是用以規範有關寶靈中心的管理事宜 (management of the Bowring Centre) 以及界定大廈和寶靈中心業主之間的權利和責任。

13．分公契第9條規定 ：-

"Notwithstanding anything to the contrary contained in the said Deed of Mutual Covenant all contributions and other payments payable under the said Deed of Mutual Covenant in respect of the said premises and the Bowring Centre or any part thereof shall be borne and paid by the parties hereto in proportion to the management units allocated to the unit of which he is entitled to the exclusive use occupation and enjoyment as listed in the Third Schedule hereto."

14．第9 條的條文與公契的條文是不一致的。公契並沒對大廈所有業主就大廈維修費的分攤方法作出規定，因此維修費須按《條例》第22(2)條規定的方法釐定，但第9 條則規定在公契規定下的繳費須按各業主獲分配的"management units" 計算，這是適用於大廈所有業主（包括寶靈中心的業主）的條文，但公契卻無此規定，因此公契與分公契就此點是互相衝突的。分公契第14條規定 ： -

"14

Each of the parties hereto will observe and perform the several covenants provisions terms conditions restriction stipulations and agreements in the said Deed of Mutual Covenant ...... so far as they relate to or affect the said premises and the Bowring Centre in the same manner and to the same extent as if the parties had been jointly and each of them severally made a party thereto ......"

按此條文，公契的條文是凌駕於分公契的條文，因此分公契的條文不適用計算大廈維修費的分攤方法。

15.申請人須繳付以下的大廈維修費餘額 ： -

(1) LDBM 36/2004

6,637.66元（2,884,262元x 32/2313 x 93/330 - 4,607.83元）

(2) LDBM37/2004

6,110.36元（2,884,262元x 30/2313 x 93/330 - 4,432.28元）

因為申請人只要求答辯人繳付5,913.77元及5,431.72元，因此本席頒令答辯人繳付這兩筆費用。

16．申請人要求的利息及collection charges 是按分公契第17(f)條規定提出的。第17(f)條規定 ：-

'(f)	If any owner of any unit shall fail to pay any amount payable pursuant to this Deed within seven days of the date on which the demand for payment is served on him, he shall as so deem fit by the Manager further pay to the Manager: -
	(1)	Interest calculated at the rate of $1.20 per each $100.00 or part thereof of the amount unpaid for each period of 30 days or part thereof for which it remains unpaid, and
	(2)	A collection charge of $150.00 or such lesser sum as the Manager may agree, to cover the cost (other than legal costs of proceedings as hereinafter mentioned) of the extra work occasioned by the default" '

17.第17(f)條只適用於分公契下需繳付的費用，該些費用是列載於第4條及第17條 ：-

"4 Each of the parties hereto shall pay his due proportion of: -

(a)	The expenses for the management of the Bowring Centre; and
(b)	Other outgoings including inter alia the Crown Rents, Rates (if any) the charges for water and electricity and insurance premium (if any) payable in respect of said premises and the Bowring Centre as a whole"

"17. Management Expenses

(a)	The owner shall be liable for and shall pay to the Manager in respect of the units (Agency Fee) as remuneration for the performance of the Manager's duties a sum equivalent to 10% of the budgeted expenses for the management of the Bowring Centre which shall be payable by each owner from the date of these presents during the period of one year.
(b)(i)	The expenses for the management of the Bowring Centre shall be contributed and paid by the owners from the date of these presents.
(ii)	The expenses for the management of the Bowring Centre shall include, inter alia, such remuneration as may be payable to the Manager under the provisions of this Deed. "

18．業主在分公契所須繳交的費用並不包括大廈的維修費，因此第17(f)條是不適用於本案的條文。

19．本席頒佈以下的命令 ：-

LDBM36/2004一案

1. 答辯人須在21天內向申請人支付5,913.77元的大廈維修分攤費；

2. 本席撤銷根據分公契提出的利息以及collection charge的申請。

LDBM37/2004一案

1. 答辯人須在21天內向申請人支付5,431.72元的維修分攤費；

2. 本席撤銷根據分公契提出的利息以及collection charge的申請。

20.訟費

20.1申請人須支付答辯人關於利息以及collection charge 的訟 費。本席訂定這佔全合併案1/10的訟費，但答辯人須支付申請人關於維修分攤費的申請，本席訂定這佔全合併案9/10的訟費。因此，答辯人須支付予申請人4/5 (9/10 - 1/10)的訟費。

20.2本席頒下臨時訟費的命令：答辯人須支付予申請人本合併案（以及小額錢債審裁處進行法律程序的訟費）的4/5的訟費。如與訟雙方未能議定訟費的款額，該款額由法庭按區域法院訟費水平而予以審定。如在21天內與訟任何一方不向本庭提出申請，此命令作實。

申請人：由M/S Adrian Yeung & Cheng, Solicitors代表

答辯人：由M/S Huen & Partners, Solicitors 代表