1.1The question behind the question問題背後的問題
問題背後的問題The question behind the question
Almost every car parking dispute in a Queensland scheme comes back to one question that was never asked at the right time: what, exactly, does the owner hold? A number painted on the floor answers nothing. Two spaces that look identical in the basement can sit at opposite ends of the legal spectrum — one is land the owner owns, the other is a permission the body corporate could withdraw.昆士蘭計劃中幾乎每一宗車位糾紛，最終都回到一個在正確時點從未被提出的問題：業主究竟持有什麼？地面上漆的號碼並不能回答任何問題。地下停車場中兩個外觀完全相同的車位，可能位於法律光譜的兩端——其一為業主所有的土地，其二則僅為業主法人團體隨時可撤回的許可。
In Queensland there are four ways a car space is held, and they are not variations on a theme. They differ in who owns the space, whether it can be sold or rented separately, who maintains it, who pays levies and rates on it, what has to be disclosed on a sale, and what it takes to change the arrangement.在昆士蘭，車位有四種持有方式，彼此並非同一概念的變體。四者在下列各點上均有差異：車位的所有權人、能否單獨出售或出租、由何人負責維護、由何人負擔管理費及市政稅、出售時須披露何種事項，以及變更該安排需要何種程序。
The first two are what people mean when they say a car park is "on title". The third is not on title in that sense, but it is a real and durable statutory right, recorded in the scheme's community management statement and enforceable against the body corporate. The fourth is not a property right at all.前兩種即一般所稱車位「登記於產權之上」之意。第三種在此意義上並非登記於產權之上，但仍屬真實而持久的法定權利，載於該計劃的社區管理聲明之中，並可對業主法人團體強制執行。第四種則根本不是財產權。
1.2Terms from other jurisdictions其他法域的用語
其他法域的用語Terms from other jurisdictions
Buyers who have owned apartments in New South Wales, Victoria or overseas often arrive with terms that do not exist in Queensland. New South Wales has "utility lots", whose sale away from a principal lot is restricted by statute. Victoria has "accessory lots" on a plan of subdivision, tied to a principal lot on the plan itself.曾在新南威爾斯州、維多利亞州或海外持有公寓的買方，往往帶著昆士蘭並不存在的用語前來。新南威爾斯州設有「附屬用途單元」（utilitylot），其與主單元分離出售受制定法限制；維多利亞州則於分割圖上設有「附屬單元」（accessorylot），於圖上即與主單元相連結。
Queensland has neither. The Body Corporate and Community Management Act contains no mechanism that makes one lot the accessory of another, and no statutory tie between a car park lot and an apartment. A scheme that wants that tie has to build it, and every device available for the purpose has limits. Chapter 8.5 deals with those limits.昆士蘭兩者皆無。《業主法人團體及社區管理法》並無使某一單元成為另一單元附屬物的機制，車位單元與住宅單元之間亦無任何法定連結。欲建立此種連結的計劃必須自行設計，而可資運用的每一種手段均有其限制。第8.5節將處理該等限制。
How many different ways can a car park be held in a Queensland community titles scheme?昆士蘭社區產權計劃中的車位有幾種持有方式？
In Queensland there are four ways a car space is held, ranked from strongest to weakest: part of the lot on the registered survey plan, a separate lot with its own title, common property under an exclusive use by-law, and common property under a lease, a licence or nothing at all. They are not variations on a theme: they differ in who owns the space, whether it can be sold or rented separately, who maintains it, who pays levies and rates, what must be disclosed on a sale, and what it takes to change the arrangement. Two spaces that look identical in the basement can sit at opposite ends of this spectrum.在昆士蘭，車位有四種持有方式，由最強至最弱依序為：位於登記測量圖上單元界線內的單元一部分、擁有獨立產權的獨立單元、受專用使用管理規約規範的共用部分，以及受租賃、使用許可規範或全無任何依據的共用部分。四者並非同一概念的變體：其在車位的所有權人、能否單獨出售或出租、由何人負責維護、由何人負擔管理費及市政稅、出售時須披露何種事項，以及變更該安排需要何種程序等各點上均有差異。地下停車場中兩個外觀完全相同的車位，可能位於此一光譜的兩端。
What does it mean when a Queensland car park is described as "on title"?昆士蘭的車位「登記於產權之上」是什麼意思？
When people say a car park is "on title" in Queensland they mean one of the first two holdings: the space is either part of the lot within the lot boundaries on the registered survey plan, or a separate lot with its own indefeasible title. An exclusive use car park is not on title in that sense, because the body corporate still owns the space, but it is a real and durable statutory right recorded in the scheme's community management statement and enforceable against the body corporate. A licence, a committee minute or a number painted on the floor is not a property right at all.在昆士蘭，一般所稱車位「登記於產權之上」，指的是前兩種持有方式：車位或位於登記測量圖上該單元的界線之內而屬單元的一部分，或本身即為擁有獨立且不可推翻產權的獨立單元。專用使用車位在此意義上並非登記於產權之上，因車位所有權仍屬業主法人團體，但其仍屬真實而持久的法定權利，載於該計劃的社區管理聲明之中，並可對業主法人團體強制執行。使用許可、管理委員會會議紀錄或地面上漆的號碼，則根本不是財產權。
Does Queensland have accessory lots or utility lots for car parks like New South Wales and Victoria?昆士蘭是否像新南威爾斯州或維多利亞州一樣設有車位的附屬單元或附屬用途單元？
No. New South Wales has "utility lots" and Victoria has "accessory lots" tied to a principal lot, but Queensland has neither. The Body Corporate and Community Management Act contains no mechanism that makes one lot the accessory of another and no statutory tie between a car park lot and an apartment. A scheme that wants that tie has to build it, and every device available for the purpose has limits.沒有。新南威爾斯州設有「附屬用途單元」（utility lot），維多利亞州設有與主單元相連結的「附屬單元」（accessory lot），但昆士蘭兩者皆無。《業主法人團體及社區管理法》並無使某一單元成為另一單元附屬物的機制，車位單元與住宅單元之間亦無任何法定連結。欲建立此種連結的計劃必須自行設計，而可資運用的每一種手段均有其限制。
Can I use the word "accessory" for a car park in a Queensland contract or by-law?在昆士蘭的契約或管理規約中，可以用「附屬」一詞描述車位嗎？
The guide warns against importing the word "accessory" into a Queensland contract or by-law and assuming it carries the meaning it has in other jurisdictions. In Queensland the word carries no statutory meaning at all, and a buyer who relies on it is relying on nothing.本指南提醒，切勿將「附屬」一詞逕行引入昆士蘭的契約或管理規約，並假定其具有其他法域的含義。在昆士蘭，該詞並無任何制定法上的意義，買方若據以行事，等同於毫無憑據。
This guide is general information about Queensland law. It is not legal advice and cannot be relied on as advice about any particular scheme, lot or transaction. Schemes differ, and the answer for any given car space is found in that scheme’s own survey plan, community management statement and body corporate records. Obtain independent Queensland legal advice before signing, settling, or changing a parking arrangement. Where the English and Chinese texts differ, the English text governs. 本指南為昆士蘭法律之一般性資訊，並非法律意見，亦不得作為就任何特定計劃、單元或交易的意見。各計劃情況不同，任何車位的答案，須從該計劃本身的測量圖則、社區管理聲明及業主法人團體紀錄中尋找。簽署契約、辦理交割或變更車位安排前，應取得獨立的昆士蘭法律意見。如中英文本有異，概以英文為準。