Operating an Effective Body Corporate Committee有效運作業主法人團體委員會

Chapter 13 explains the body corporate as the statutory entity. This chapter narrows the inquiry to its committee: the decision-making organ that administers day-to-day affairs within statutory limits, implements lawful general-meeting decisions and preserves a record capable of withstanding owner scrutiny, regulatory review and dispute resolution. It is not a Corporations Act board, a social club or a substitute building manager.第13章說明業主法人團體作為法定實體的運作。本章把焦點收窄至其委員會：該法定決策機關在權限內管理日常事務、執行全體業主大會的合法決議，並保存足以承受業主審查、監管檢視及爭議解決程序的紀錄。它並非《公司法》董事會、社交會所或大廈管理人的替代者。

The committee discipline is sequential: begin with the entity-level function identified in Chapter 13; classify the decision; test committee authority and procedure; obtain proportionate evidence; manage conflicts; resolve in exact terms; observe any implementation hold; and verify delivery. Commercial enthusiasm cannot cure a legal defect. Equally, legal compliance without competent delivery does not protect the asset.委員會須依次遵守下列紀律：先確認第13章所述的實體層級職能；分類決策；核查委員會權限及程序；取得相稱證據；管理利益衝突；以明確文字作出決議；遵守任何執行等待期；以及核證執行情況。商業上的熱切不能補救法律缺陷；反之，只有法律合規而欠缺有效執行，亦不能保障資產。

Chapter 13 addresses the body corporate as a whole. Chapter 14 addresses committee governance and principally uses the Standard Module as its working model. Accommodation and Commercial Modules must be checked separately; Small Schemes, Specified Two-lot Schemes and site-specific resort legislation use different structures. Read the current Act, applicable module and registered CMS together.ScopeofChapters13and14|第13及14章範圍第13章處理業主法人團體整體運作；第14章處理委員會治理，並主要以標準規管模組作工作範本。住宿及商業規管模組須分別核對；小型項目、指定兩單元項目及特定地點度假村法例採用不同架構。必須一併閱讀現行法例、適用模組及已註冊CMS。

14.1The legal architecture of committee power委員會權力的法律架構

委員會權力的法律架構The legal architecture of committee power

The Body Corporate and Community Management Act 1997 (Qld) creates the body corporate, states its core functions and provides that it must act reasonably. Section 100 gives an authorised committee decision the status of a body corporate decision, but excludes restricted issues and separately requires the committee to act reasonably. Section 101 places committee procedure and power in the applicable regulation module and requires implementation of lawful body corporate decisions.《1997年業主法人團體及社區管理法》（昆士蘭）設立業主法人團體、列明其核心職能，並規定其須合理行事。第100條使獲授權的委員會決策具有業主法人團體決策的效力，但排除受限制事項，並另行要求委員會合理行事。第101條把委員會程序及權力交由適用規管模組規定，並要求委員會執行業主法人團體的合法決議。

14.2The committee’s role and the limits of office委員會職能及職位限制

委員會職能及職位限制The committee’s role and the limits of office

The committee usually administers day-to-day affairs, makes decisions within power and supervises implementation. Office-holders have defined procedural functions; they do not obtain a free-standing authority to bind the body corporate. A chairperson manages the meeting, a secretary manages notices and records, and a treasurer supports financial administration. The collective resolution remains the source of authority unless legislation or a valid authorisation says otherwise.委員會通常管理日常事務、在權限內作出決策，並監督執行。各職位具有特定程序職能，但不因此取得可獨立約束業主法人團體的權力。主席管理會議；秘書管理通知及紀錄；財務協助財務行政。除非法律或有效授權另有規定，權限仍源自集體決議。

• Separate decision authority from administrative execution.
• Do not allow an email from one office-holder to become an undocumented contract variation.
• Require every instruction to identify the supporting resolution and authority limit.
• Escalate legal, structural, safety, insurance and major financial risk to appropriately qualified advisers.

• 把決策權限與行政執行分開。
• 不得讓一名職務人員的電郵變成未經記錄的契約變更。
• 每項指示均須列明支持決議及權限上限。
• 把法律、結構、安全、保險及重大財務風險升級交由適當合資格顧問處理。

14.3Composition, eligibility, vacancies and succession組成、資格、空缺及承接

組成、資格、空缺及承接Composition, eligibility, vacancies and succession

Under the Standard Module, voting members comprise the chairperson, secretary, treasurer and ordinary members, subject to the statutory maximum and eligibility rules. Body corporate managers and caretaking service contractors are generally non-voting members. A vacancy can arise through resignation, ineligibility, removal, specified absences, death or other prescribed events. The committee should treat eligibility as a standing agenda control, not an annual election formality.根據標準規管模組，表決委員包括主席、秘書、財務及一般委員，但受法定人數上限及資格規則約束。業主法人管理人及管理維護服務承包商一般屬無表決權委員。空缺可因辭職、喪失資格、被免職、特定缺席、死亡或其他訂明事件而產生。委員會應把資格核查視為常設議程控制，而非年度選舉的形式程序。

14.4Classify authority before considering merit衡量利弊前先分類權限

衡量利弊前先分類權限Classify authority before considering merit

The first question is not whether a proposal is attractive; it is whether the committee may lawfully decide it. Under Standard Module section 52, restricted issues include fixing or changing contributions, changing owners’ rights or obligations, an issue reserved by ordinary resolution, matters requiring a specified general-meeting resolution and most decisions to start proceedings. Committee-member remuneration is also restricted except within narrow statutory pathways.首要問題並非提案是否吸引，而是委員會能否合法決定。根據標準規管模組第52條，受限制事項包括訂定或更改分攤款、改變業主權利或義務、由普通決議保留的事項、須以指定全體大會決議決定的事項，以及大多數展開法律程序的決策。委員報酬亦屬受限制事項，除非落入狹窄法定途徑。

14.5Calling a decision-ready committee meeting召開可供決策的委員會會議

召開可供決策的委員會會議Calling a decision-ready committee meeting

Under the Standard Module, the secretary—or the chairperson in the secretary’s absence—may call a committee meeting. A written request supported by enough members to form a quorum ordinarily requires the meeting to be held within 21 days. Written notice must generally be given to committee members at least seven days before the meeting; a two-day period is available only through the prescribed unanimous agreement pathway. Owner advice and the agenda are given at the same time, subject to an owner’s optout.根據標準規管模組，秘書可召開委員會會議；秘書缺席時由主席召開。獲足以構成法定人數的委員書面要求後，一般須在21日內舉行會議。會議書面通知通常須至少提前七日送交委員；只有依訂明全體同意途徑方可縮短至兩日。除業主選擇不接收外，業主通知及議程須同時發出。

A decision-ready agenda states the substance of each issue and attaches the exact proposed motion, authority analysis, material evidence, cost, funding source, quotation comparison, conflicts and recommended reasons. The agenda must also include confirmation of the preceding minutes and relevant resolutions passed outside meetings. Information items should be labelled as such; discussion alone is not approval.可供決策的議程須列明每項事項的實質內容，並附上完整擬議動議、權限分析、重要證據、成本、資金來源、報價比較、利益衝突及建議理由。議程亦須包括確認上次會議紀錄及相關會議外決議。僅供參考事項須清楚標示；單純討論並不構成批准。

14.6Quorum, attendance, chairing and voting at meetings法定人數、出席、主持及會議表決

法定人數、出席、主持及會議表決Quorum, attendance, chairing and voting at meetings

For a Standard Module committee meeting, a quorum is at least half the number of voting members. A debtor member may still count for quorum but is ineligible to vote in the circumstances prescribed by section 64. A motion is decided by a majority of votes cast by voting members present and entitled to vote. Each voting member has one vote, even if one person holds multiple executive offices. Electronic attendance requires committee authorisation; proxy use is separately regulated and may be prohibited.在標準規管模組委員會會議中，法定人數為至少一半表決委員。欠債委員在第64條訂明情況下雖不具表決資格，仍可計入法定人數。動議由出席並有權表決的委員所投票數過半決定。每名表決委員只有一票，即使一人兼任多項執行職務亦然。電子出席須獲委員會授權；代理表決另受規管，並可能被禁止。

14.7Voting outside a committee meeting委員會會議外表決

委員會會議外表決Voting outside a committee meeting

委員會會議會議外表決

Call and noticeWrittenmotionandadvice召集及通知書面動議及通知

Agenda and owner adviceAllmembers;emergencyexception議程及業主通知全體委員；緊急例外

Quorum and attendanceVoteswithin21days法定人數及出席21日內表決

Majority of votes castThresholdusesallentitledmembers所投票數過半門檻按全體合資格委員

Minutes within 21 daysConfirmatnextmeeting21日內傳閱紀錄下次會議確認

Same standard either way: authority · evidence · conflict · record兩種途徑同一標準：權限・證據・利益衝突・紀錄

A vote outside a meeting is not an informal email poll. Standard Module sections 68 and 69 require notice of the motion to all committee members, or in an emergency to as many as practicable, and advice to owners at the same time or as soon as practicable in an emergency. Votes are ordinarily written and must be given within 21 days. The approval threshold is a majority of all members entitled to vote; the motion is decided against if one-half or more do not agree and is taken not to be agreed if no statutory decision is reached within the period. It must be confirmed at the next committee meeting.會議外表決並非非正式電郵民調。標準規管模組第68及69條要求把動議通知所有委員；緊急時則通知在實際可行情況下可聯絡的最多委員，並同時或在緊急情況下盡快通知業主。表決通常須以書面作出，並在21日內提交。批准門檻為全體有權表決委員的過半數；如有一半或以上不贊成，動議即告失敗；如期限內未能達成法定結果，亦視為未獲通過。決議須在下次委員會會議確認。

14.8Owner-submitted motions, decision periods and animal requests業主動議、決策期限及動物申請

業主動議、決策期限及動物申請Owner-submitted motions, decision periods and animal requests

A member may submit a motion to the secretary. Under Standard Module section 58, the committee must generally decide it as soon as reasonably practicable and within six weeks. Before expiry, the committee may give a reasoned written notice extending the period by no more than a further six weeks. The committee need not decide certain repetitive motions and must not decide a restricted, unlawful, unenforceable or conflicting motion. If the statutory period expires without decision, the motion is taken not to be agreed.成員可向秘書提交動議。根據標準規管模組第58條，委員會一般須在合理可行的最短時間內，並在六星期內作出決定。期限屆滿前，委員會可發出附理由書面通知，把期限延長不多於額外六星期。委員會無須決定某些重複動議，亦不得決定受限制、違法、不可執行或相衝突的動議。如法定期限屆滿仍未決定，動議視為未獲通過。

Animal requests follow a distinct 21-day regime. Where a by-law requires written approval and the committee may decide the request, failure to decide within the prescribed period produces deemed approval. The committee must give written notice of an express or deemed decision. Conditions should be lawful, reasonable, evidence-based and directed to the particular animal and scheme circumstances—not an indirect blanket prohibition.動物申請適用獨立的21日期限制度。如管理規約要求書面批准，而委員會有權決定申請，未在訂明期限內決定會產生視為批准。委員會須就明示或視為決策發出書面通知。任何條件均應合法、合理、有證據基礎，並針對特定動物及項目情況，而非變相全面禁止。

14.9Resolution, owner opposition and lawful implementation決議、業主反對及合法執行

決議、業主反對及合法執行Resolution, owner opposition and lawful implementation

Frame Classify TestResolveDeliverVerify界定分類核實決議執行核證MotionandvoteOwnerandProofand動議及表決deadlineclose-out目標及緊急性權限及門檻證據及利益衝突責任人及期限證明及結案

Outcome and Power and Evidence and urgency threshold conflicts

A resolution is unfinished until implementation is authorised, verified and recorded.決議須經授權執行、核證並記錄，方算完成。

Under the Standard Module, owners representing at least one-half of the lots may give a notice opposing implementation of a committee resolution within seven days after the relevant minutes or record of motion is given. Routine administrative resolutions involving no more than the prescribed small amount and animal approvals are excluded. Section 73 therefore generally prevents implementation until the opposition period expires, unless an emergency, ratification, routineadministration or animal-approval exception applies.根據標準規管模組，代表至少一半單元的業主可在相關會議紀錄或動議紀錄送達後七日內，發出反對執行委員會決議的通知。涉及不超過訂明小額的例行行政決議及動物批准不在此限。因此，第73條一般禁止在反對期限屆滿前執行，除非適用緊急、追認、例行行政或動物批准例外。

The implementation instruction should be a controlled document. It identifies the resolution, confirms expiry or exception to the opposition hold, names the authorised signatory and delivery owner, states the price and fund, limits variations, sets milestones, requires evidence of completion and identifies the record repository. Payment is not the final control; warranty, defects, as-built information and asset-register updates must also be closed.執行指示應屬受控文件。文件須列明決議、確認反對等待期已屆滿或適用例外、指定獲授權簽署人及執行責任人、列明價格及基金、限制變更、設定里程碑、要求完成證據，並指出紀錄儲存位置。付款並非最後控制；保養、缺陷、竣工資料及資產登記冊更新亦須完成。

14.10Conflicts, debt, the code and reasonableness利益衝突、債務、守則及合理性

利益衝突、債務、守則及合理性Conflicts, debt, the code and reasonableness

A voting member must disclose a direct or indirect interest that could conflict with proper performance and must not vote on the affected motion. The same discipline applies to proxy holders. Debt can remove voting eligibility without removing the member from the quorum count. These are not technicalities: an ineligible vote can alter the majority, undermine the decision and contaminate the record.表決委員如有可能與妥善履行職責相衝突的直接或間接利益，必須申報，並不得就受影響動議表決。同一紀律亦適用於代理人。債務可使委員喪失表決資格，但該委員仍可計入法定人數。這些並非枝節；不合資格票可改變多數結果、削弱決策效力並污染紀錄。

Schedule 1A of the Act requires committee voting members to commit to understanding the legislation, act honestly and fairly, avoid unfair or unreasonable disclosure, act in the body corporate’s best interests unless unlawful, take reasonable compliance steps, avoid nuisance and disclose conflicts. Sections 94 and 100 require reasonableness. A robust process identifies the statutory purpose, considers relevant evidence and affected interests, excludes irrelevant or discriminatory considerations, records an intelligible path of reasoning and remains proportionate.法例附表1A要求表決委員致力理解法例、誠實公平行事、避免不公平或不合理披露、在不違法情況下以業主法人團體最佳利益行事、採取合理合規步驟、避免滋擾並申報利益衝突。第94及100條要求合理行事。穩健程序會確認法定目的、考慮相關證據及受影響利益、排除無關或歧視性因素、記錄可理解的推理路徑，並保持相稱。

14.11Delegation and managing the body corporate manager授權及管理業主法人管理人

授權及管理業主法人管理人Delegation and managing the body corporate manager

A body corporate manager is an administrator and may exercise authorised functions; the manager is not a parallel committee. Authority must be traced to the Act, module, engagement, resolution and any transaction limit. A manager’s decision inconsistent with a committee decision is void to the extent of the inconsistency. Where a manager is specially engaged to perform committee and executive functions because a committee cannot be constituted, a separate statutory regime applies and should not be confused with an ordinary administrative engagement.業主法人管理人屬行政服務提供者，可行使獲授權職能；管理人並非與委員會並行的另一決策機關。權限必須追溯至法例、模組、委任契約、決議及任何交易限額。管理人的決策如與委員會決策不一致，在不一致範圍內無效。如因無法組成委員會而特別委任管理人履行委員會及執行職能，則適用獨立法定制度，不應與一般行政委任混淆。

DELEGATED

14.12Financial architecture and payment control財務架構及付款控制

財務架構及付款控制Financial architecture and payment control

• Adopting a budget does not by itself authorise each contract or invoice.
• Link every payment to a resolution, contract, fund, invoice, certification and GST treatment.
• Separate vendor creation, invoice entry, approval and payment release wherever practicable.
• Report cash, arrears, commitments, forecast variance and unbudgeted exposure—not merely bank balance.

• 通過預算本身並不授權每份契約或發票。
• 把每筆付款連結至決議、契約、基金、發票、核證及GST處理。
• 在實際可行情況下，分開供應商建立、發票輸入、批准及付款放行。
• 報告現金、欠款、已承擔款項、預測差異及預算外風險，而非只報銀行結餘。

14.13Spending limits, major spending and quotations開支上限、重大開支及報價

開支上限、重大開支及報價Spending limits, major spending and quotations

Unless changed by ordinary resolution, the Standard Module default committee spending limit is $200 multiplied by the number of lots, or layered lots for a principal scheme. The default major-spending limit is the lesser of $1,100 multiplied by the relevant lot count and $10,000. The limits must be rechecked at the time of decision. A series of proposals forming one project is assessed as a whole; project splitting does not avoid the legislation.除非以普通決議更改，標準規管模組的預設委員會開支上限為200澳元乘以單元數；主要項目則按分層單元數計算。預設重大開支上限為1,100澳元乘以相關單元數與10,000澳元兩者中的較低者。作出決策時必須重新核查門檻。構成同一項目的連串提案須按整體評估；拆分項目不能規避法例。

Spending above the committee limit ordinarily requires specific ordinary-resolution authority or another express statutory pathway. Major spending generally requires at least two quotations; an exceptional singlesource reason must be genuine, documented and circulated or considered as the module requires. Quotations are evidence, not the decision: the committee or general meeting may select a higher-priced option if the reasons are lawful, relevant, proportionate and recorded.超越委員會上限的開支通常須有特定普通決議授權，或落入另一明確法定途徑。重大開支一般須取得至少兩份報價；如因例外原因只有單一來源，原因必須真實、記錄在案，並按規管模組要求傳閱或審議。報價是證據而非決策本身；如理由合法、相關、相稱並有記錄，委員會或全體大會可選擇較高價格方案。

14.14Procurement as a controlled legal process採購作為受控法律程序

採購作為受控法律程序Procurement as a controlled legal process

Procurement should begin with a defined outcome and specification, not with a preferred supplier’s quotation. The committee then identifies the statutory decision-maker, fund, whole-project cost and quotation requirements. Conflicts, referral benefits and relatedparty interests are disclosed before evaluation. The evaluation matrix should compare compliance, capability, methodology, programme, insurance, warranties, exclusions, price and whole-of-life cost.採購應由明確成果及規格開始，而非由偏好供應商的報價開始。委員會其後確認法定決策者、基金、整體項目成本及報價要求。利益衝突、轉介利益及關聯方利益須在評估前申報。評估矩陣應比較合規、能力、方法、進度、保險、保養、排除項目、價格及全生命週期成本。

14.15Contract governance and contractor performance契約治理及承包商表現

契約治理及承包商表現Contract governance and contractor performance

A committee should manage the contract actually signed, not the relationship the parties remember. For every material engagement, prepare a contract abstract recording parties, services, frequency, standards, reporting, remuneration, indexation, options, insurance, commissions, subcontracting, assignment, variation, default, dispute and termination rights. Diary every notice and option date well before it becomes irrevocable.委員會應管理實際已簽契約，而非各方記憶中的關係。每項重大委任均應製作契約摘要，記錄各方、服務、頻率、標準、報告、報酬、價格調整、續期權、保險、佣金、分包、轉讓、變更、違約、爭議及終止權。所有通知及續期日期均須在不可逆轉前及早記入日程。

Performance management should use contemporaneous evidence and natural justice. Define the requirement, collect dated evidence, identify the contractual clause, invite a response, decide a proportionate action and monitor cure. Do not use an owner’s complaint as proof, or a committee member’s private promise as a variation. For management-rights engagements, specialist advice should be obtained before issuing breach, remedial, transfer or termination material.表現管理應採用同期證據及程序公正。先界定要求、收集註明日期的證據、指出契約條款、邀請回應、決定相稱行動並監察補救。不得把業主投訴當作證明，亦不得把委員私人承諾當作變更。涉及管理權委任時，在發出違約、補救、轉讓或終止文件前應取得專業意見。

14.16Minutes, records, the data room and privilege會議紀錄、法定紀錄、資料室及保密特權

會議紀錄、法定紀錄、資料室及保密特權Minutes, records, the data room and privilege

Standard Module section 71 requires full and accurate minutes and records of motions. The record should state date, time, place, attendees and capacity, proxies, submitted motions, animal-request details where relevant, exact motion wording, votes for and against, documents tabled, closing time, next meeting and secretary contact. Copies are generally given to committee members and owners within 21 days. A separate action register tracks implementation; it does not replace the statutory record.標準規管模組第71條要求保存完整準確的會議紀錄及動議紀錄。紀錄應列明日期、時間、地點、出席者及身份、代理、已提交動議、相關動物申請資料、完整動議文字、贊成及反對票數、提交文件、結束時間、下次會議及秘書聯絡資料。副本一般須在21日內送交委員及業主。另設行動登記冊追蹤執行，但不能取代法定紀錄。

The data room should be owned and controlled by the body corporate, use stable names and versioning, and separate permanent records, contracts, finance, insurance, assets, claims and privileged legal material. Body corporate records are generally accessible under the statutory regime; confidentiality labels alone do not remove access rights. Legal professional privilege depends on purpose, lawyer-client character and maintained confidentiality. Circulation should therefore be deliberate and legal advice sought before withholding or widely distributing sensitive material.資料室應由業主法人團體擁有及控制，使用穩定命名及版本管理，並分開永久紀錄、契約、財務、保險、資產、索償及受法律專業保密特權保護的資料。業主法人團體紀錄一般須按法定制度提供查閱；單純加上「保密」標籤不會消除查閱權。法律專業保密特權取決於文件目的、律師與客戶關係，以及是否持續保密。因此，傳閱須審慎，拒絕提供或廣泛分發敏感資料前應取得法律意見。

14.17Communications, privacy and defamation control通訊、私隱及誹謗控制

通訊、私隱及誹謗控制Communications, privacy and defamation control

• Report the decision, authority, practical consequence and next step; avoid personal commentary.
• Use neutral subject lines and assume every email may become a body corporate record.
• Channel media, insurer, regulator and lawyer communications through a named spokesperson.
• Correct material errors promptly without rewriting the historical record.

• 報告決策、權限、實際結果及下一步；避免人身評論。
• 使用中性主旨，並假設每封電郵均可能成為業主法人團體紀錄。
• 由指定發言人統籌媒體、保險人、監管機構及律師通訊。
• 迅速更正重大錯誤，但不得重寫歷史紀錄。

14.18By-law administration and owner applications管理規約行政及業主申請

管理規約行政及業主申請By-law administration and owner applications

By-law administration starts with the registered bylaw, not a customary rule or committee preference. For an approval application, identify the approving body, information required, decision period, lawful conditions and record. For an alleged breach, identify the precise by-law, collect admissible evidence, distinguish a continuing from a likely future contravention, give the correct statutory notice and allow a fair response. A by-law cannot validly impose a penalty merely because the committee regards the conduct as undesirable.管理規約行政須由已註冊管理規約開始，而非慣例或委員會偏好。處理批准申請時，須確認批准機關、所需資料、決策期限、合法條件及紀錄。處理涉嫌違反管理規約時，須指出確切管理規約、收集可採證據、區分持續違規與可能再次違規、發出正確法定通知，並給予公平回應機會。委員會不能僅因認為某行為不理想，便以管理規約有效施加罰款。

14.19Incidents, defects, safety and insurance事故、缺陷、安全及保險

事故、缺陷、安全及保險Incidents, defects, safety and insurance

An incident response separates immediate protection from ultimate responsibility. First protect life and property, stop continuing damage where safe, preserve evidence and notify emergency services, the insurer and relevant contractors. Then identify the plan boundary, maintenance responsibility, contract, bylaw, defect, approval and insurance pathways. Do not admit liability, destroy failed components or commission irreversible work beyond emergency necessity before the evidence and insurance position are secured.事故應對須把即時保護與最終責任分開。首先保障生命及財產，在安全情況下阻止損害持續，保存證據，並通知緊急服務、保險人及相關承包商。其後確認圖則界線、維修責任、契約、管理規約、缺陷、批准及保險途徑。在證據及保險立場確定前，不得承認責任、銷毀失效部件，或進行超越緊急必要範圍的不可逆工程。

For major defects, establish a privileged legal and technical workstream where appropriate. Preserve limitation dates, statutory warranty and insurance notices, developer and contractor correspondence, expert independence, access rights and rectification evidence. The committee should report verified facts and funding implications to owners without prejudicing claims. Settlement authority, releases and confidentiality obligations must be approved by the correct decision-maker.處理重大缺陷時，應在適當情況下建立受保密特權保護的法律及技術工作流。保存時效日期、法定保養及保險通知、開發商及承包商通訊、專家獨立性、進場權及修復證據。委員會應向業主報告經核實事實及資金影響，但不得損害索償。和解授權、免責條款及保密義務須由正確決策者批准。

14.20Dispute strategy and escalation爭議策略及升級

爭議策略及升級Dispute strategy and escalation

• Use one chronology and one indexed evidence bundle; distinguish fact, allegation and opinion.
• Record without-prejudice and settlement communications in a controlled location.
• Set decision gates for legal spend, expert scope, offers, proceedings and settlement.
• After resolution, update contracts, by-laws, asset controls and communications so the dispute does not recur.

• 使用單一時序表及單一索引證據冊；區分事實、指控及意見。
• 把不影響權利及和解通訊保存在受控位置。
• 為法律費用、專家範圍、要約、程序及和解設定決策閘門。
• 解決後更新契約、管理規約、資產控制及通訊，避免爭議重演。

14.21The first 90 days of a new committee新委員會首90日

新委員會首90日The first 90 days of a new committee

14.22Annual governance calendar and assurance cycle年度治理日程及核證循環

年度治理日程及核證循環Annual governance calendar and assurance cycle

The committee should operate to a 12-month assurance calendar rather than reacting only to meetings. Monthly review covers cash, arrears, actions, incidents, claims, contracts and compliance. Quarterly review tests risk, asset condition, procurement, delegated authority and forecast variance. Annual review prepares the AGM, elections, budgets, insurance, sinking-fund forecast, contract strategy, records handover and the next committee’s priorities.委員會應按12個月核證日程運作，而非只在會議時被動反應。每月檢討現金、欠款、行動、事故、索償、契約及合規；每季測試風險、資產狀況、採購、授權及預測差異；每年準備年度大會、選舉、預算、保險、儲備基金預測、契約策略、紀錄交接及下屆委員會優先事項。

14.23Decision drafting, minutes and the committee dashboard決策擬定、會議紀錄及委員會儀表板

決策擬定、會議紀錄及委員會儀表板Decision drafting, minutes and the committee dashboard

Good governance becomes repeatable when the committee uses standard drafting structures. A motion should state the legal act to be done, the amount and fund, the counterparty, the authority to sign, the limits on variation, the implementation timing and the reporting record. Minutes should record the decision and prescribed facts; a decision memorandum may separately record fuller reasons where the issue is complex, sensitive or likely to be challenged.委員會採用標準擬定架構，良好治理才可重複執行。動議應列明將作出的法律行為、款額及基金、交易對方、簽署授權、變更限制、執行時間及報告紀錄。會議紀錄應記錄決策及訂明事實；如事項複雜、敏感或可能受挑戰，可另以決策備忘錄記錄較完整理由。

GREENAMBERORRED綠色黃色或紅色

Decisions Authority note, exact motion and record complete.Retrospectiveapproval,missingreasonsorunclearowner.追溯批准、理由欠缺或責任人不清。權限說明、完整動議及紀錄齊全。

Finance Reconciled, within forecast and supported.Unreconcileditem,cashpressure,arrearsorunbudgetedcommitment.已對帳、符合預測及有證據。未對帳、現金壓力、欠款或預算外承擔。

DASHBOARD

This chapter is general educational information, not legal, financial, tax, building or investment advice. Outcomes turn on the particular contract, title, survey plan, community management statement, applicable regulation module and the law in force at the relevant time. Obtain independent Queensland legal advice before signing a contract, waiving a condition, settling, or buying management rights. Where the English and Chinese texts differ, the English text governs. 本章僅提供一般教育資訊，並非法律、財務、稅務、建築或投資意見。法律結果取決於個別契約、產權、測量圖則、社區管理聲明、適用的規管模組，以及相關時間的現行法例。簽署契約、放棄條件、辦理交割或購買管理權前，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。