It is most people's dream to have a safe and comfortable home. Such an aspiration stands in stark contrast with the strong reluctance of many building owners to take proper care of their buildings. For a lot of people, this is their biggest life-time investment and it is a pity to see some owners allowing their most valuable asset to fall into disrepair. The problem we face of building neglect is a result of a prevailing weak building care culture and a lack of appreciation of the threat poorly maintained buildings pose to public safety.
2. There is a real urgency in addressing this problem. Nevertheless, in tackling this long-standing and complex issue which affects the whole community, we believe public consensus and commitment to an agreed course of action is equally, if not more important, than the sheer speed of charging ahead.
3. We launched a first stage public consultation on the subject in late 2003/early 2004, and are highly encouraged by the community's consensus that it is the undisputed responsibility of owners to inspect and maintain their buildings in order to safeguard public safety. There is also a clear community preference for mandatory building inspection as a practicable long-term solution for addressing this problem of building neglect. We released the public consultation report in January 2005.
4. Together with the release of the report, the Government has put in place a holistic strategy, including short, medium and long-term measures. Since we must allow further public discussion and also time for the passage of the required legislation, the introduction of mandatory building inspection is our long term objective.
Benefits of Proper Building Maintenance
5. To provide immediate help and as part of the short-term measures, the Hong Kong Housing Society (HKHS) in February 2005, launched a $3 billion "Building Management and Maintenance Scheme" providing "one-stop" financial and technical assistance to building owners in need. The Urban Renewal Authority (URA) also beefed up its building rehabilitation programme. Coupled with the assistance rendered by the Buildings Department (BD) and the Home Affairs Department, owners are provided with a comprehensive network of assistance to carry out proper building management and maintenance.
6. We are pleased to see that the various types of assistance have been well received by the public. The rehabilitation efforts so far have made significant headway in demonstrating the benefits of proper building care. The news media have carried positive stories of building rehabilitation helping to improve the living environment of the owners concerned, upgrade property values and reduce building insurance premiums. The public are certainly now more aware of the importance and benefits of proper building upkeep. Building on this momentum, we are pleased to announce that the Government, the HKHS and the URA will introduce further measures to assist building owners, the aim being to make owners' job of building maintenance easier and more effective. Such measures include the launching of a three-year programme in setting up water seepage joint offices in various districts, and further expansion of the HKHS and URA's assistance schemes to extend the scope of assistance and reach out to more owners.
Proposed Mandatory Building Inspection Scheme
7. Despite the progress we have made in promoting building management and maintenance and the further measures we will introduce, there are limits to a "carrot" approach or pure reliance on "persuasion". The building neglect problem will be further aggravated as our building stock continues to age. An appropriate "stick" should be put in place to ensure that all owners take up their responsibility.
8. In view of the broad public preference for mandatory building inspection expressed in the first stage public consultation, we have drawn up implementation details of a proposed mandatory building inspection scheme (MBIS) for engaging the public. The proposed MBIS, serving as a long-term preventive approach, will require owners to inspect their buildings on a regular basis and carry out any necessary rectification works.
9. In working out the proposed details, we have put ourselves in the shoes of owners in understanding and addressing their possible concerns, including (i) whether the proposed scheme is easy to comply with and that the costs will be reasonable; (ii) how to ensure the quality and standard of work of the service providers; (iii) how the owners can organise themselves to discharge the legal responsibility; (iv) whether assistance will be available to owners in need; and (v) what role the Government will play in the matter.
10. With public interest at heart, we have tried our best to formulate a MBIS that is simple to comply with and easy to administer, while at the same time ensuring that the necessary technical and financial assistance will be available to those in need.
11. Under the proposed MBIS, owners of private buildings aged 30 years or above are required to engage qualified inspectors to inspect their buildings every seven years and undertake necessary repair works as specified by the inspectors. We would like to know if the community finds the proposed implementation details reasonable and acceptable in general.
Mandatory Options to Enhance Window Safety
12. The spate of falling windows this year has heightened public concern over window safety. We have promptly put in place measures to promote window safety, including stepping up publicity and seeking the HKHS assistance in helping owners to conduct window inspection.
13. Even with the enhanced efforts to promote voluntary window inspection and repair, there are public calls for some form of mandatory requirement on owners to ensure window safety. Unlike other building components, the inspection and repair of windows usually requires entry into private premises. The life expectancy of window parts is also relatively shorter. We have therefore worked out two mandatory options, separate from the proposed MBIS, for public consultation -
14. The above two options involve different levels of government regulation to be imposed on building owners. We would like to invite views on whether a mandatory approach should be adopted in enhancing window safety and if so, which of the above two options is preferable.
Support Measures
15. We fully understand that even willing owners may feel ill-equipped to handle the complex issue of building maintenance. To facilitate owners in discharging their responsibility under the proposed MBIS and window safety enhancement measures, we will introduce a package of support measures.
Looking Ahead
16. Subject to community consensus over the main features of the proposed MBIS and measures to enhance window safety, priority will be given to quickly putting the schemes in place. We plan to introduce the necessary legislative proposals to the Legislative Council in 2007.
17. We need your views and input on how we should improve our fast-decaying building stock. Needless to say, a sustainable living environment is crucial both for this and future generations. Together, let's make Hong Kong a better and safer place for everyone.