A committee asked to approve an assignment is usually being asked to decide something it has never decided before, on a timetable set by someone else, with commercial pressure applied by parties who are not its members. The discipline that protects the committee is simple: decide the question the module asks, on evidence, and record the reasoning.獲要求批准轉讓的委員會，通常正就其從未處理過的事項作出決定，時間表由他人設定，商業壓力則來自並非其成員的各方。保障委員會的原則其實簡單：按模組所提出的問題作決定、依據證據、並記錄理由。
3.1What the committee is deciding, and what it is not委員會所決定與不決定的事項
委員會所決定與不決定的事項What the committee is deciding, and what it is not
The committee is deciding whether this proposed transferee should be permitted to step into an agreement that already binds the body corporate. It is not deciding whether the agreement was a good bargain, whether the remuneration is too high, or whether the scheme would be better served by a different model. Those are real questions, but they are not answered by refusing an assignment.委員會所決定的，是應否容許該擬承讓人承接一份已對業主法人團體具約束力的合約。委員會並非在決定該合約是否划算、報酬是否過高，或該社區產權項目採用其他模式是否更佳。這些都是真實的問題，但拒絕轉讓並不能解答這些問題。
I put it to committees this way. If the incumbent manager were performing the agreement adequately and had no intention of selling, would the committee have any present right to reopen the terms? If the answer is no, the arrival of a buyer does not create one.我向委員會提出的問題是：若現任管理人正妥善履行合約且無意出售，委員會現時有否任何權利重開條款？若答案是否定的，買方的出現亦不會創造這項權利。
3.2Building the information request擬定資料要求
擬定資料要求Building the information request
The thirty-day period begins when the body corporate holds the information reasonably necessary to make the decision. Accordingly, the first substantive act is to define what that information is. A single, complete, early request is more defensible than a series of partial ones, and it is far more likely to produce a decision the body corporate can stand behind.由於三十日期限自業主法人團體掌握作出決定所合理需要的資料時起算，首項實質工作便是界定該等資料的範圍。一次過、完整、及早提出的要求，比多次零碎索取更具說服力，亦更有可能促成業主法人團體足以堅守的決定。
- Identity and structure of the transferee, and of every related person.
- Evidence of financial standing, including the funding structure for the purchase.
- Licence status under the Property Occupations Act 2014, and the licensee's identity.
- Relevant experience, qualifications and completed or scheduled training.
- Who will physically reside on site and perform the caretaking duties.
- Any matter the engagement or authorisation itself specifies.
- 承讓人及每名關連人士的身分及架構。
- 財務狀況證明，包括購買資金的安排。
- 《2014年物業職業法》下的牌照狀況，以及持牌人身分。
- 相關經驗、資格，以及已完成或已安排的培訓。
- 實際駐場居住及執行看管職責者為何人。
- 聘任合約或授權本身指明的任何事項。
3.3The interview面談
面談The interview
An interview is not a statutory requirement, and it is nearly always worth holding. The criteria concern character, competence and capacity to perform, and those are assessed better in conversation than on paper. The interview should be conducted by the committee, minuted, and directed to the statutory criteria rather than to the commercial terms of the sale.面談並非法定要求，但幾乎必然值得進行。法定考慮因素涉及品格、能力及履約能力，透過對話比單憑文件更能評估。面談應由委員會進行、作成會議紀錄，並針對法定考慮因素，而非買賣的商業條款。
Two questions are worth asking in every case. First, who will be on site at seven in the morning when a pump fails. Second, what the transferee understands its duties to be, in its own words, without reference to the schedule. The answers reveal more about deliverability than any financial statement.有兩個問題每次均值得提出。其一，泵機在清晨七時故障時，何人會在現場；其二，承讓人以自己的說法，理解其職責為何，而不參照職責清單。這些答案比任何財務報表更能反映履約能力。
3.4Conditions that hold and conditions that do not可成立與不可成立的批准條件
可成立與不可成立的批准條件Conditions that hold and conditions that do not
The module authorises one condition expressly: a deed of covenant to comply with the terms of the engagement or authorisation. Conditions that secure compliance with the existing agreement — evidence of the licence before completion, confirmation of the on-site resident, delivery of the executed deed — are consistent with that power.模組明文授權的條件只有一項：簽立契諾契據以承諾遵守聘任合約或授權的條款。凡確保現有合約得以遵守的條件──於完成前提供牌照證明、確認駐場人員、交付已簽立契據──均與該項權力相符。
Conditions that alter the bargain do not survive scrutiny. Requiring the transferee to accept a shorter term, to surrender an option, to pay a contribution to the sinking fund, or to agree to duties not in the schedule, is an amendment dressed as a condition. It is beyond committee power, it engages the prohibition on receiving consideration for approval, and it supplies the transferee with a ready-made application for adjudication.凡改變原有交易安排的條件均難以成立。要求承讓人接受較短年期、放棄選擇權、向償債基金注資，或同意職責清單以外的職責，均屬以條件之名行修訂之實。此舉超越委員會權限，觸及不得因批准而收取代價的禁令，並為承讓人提供現成的裁決申請理由。
| CONDITION條件 | ORDINARILY AVAILABLE一般可行 | REASON理由 |
|---|---|---|
| Deed of covenant to comply with existing terms承諾遵守現有條款的契諾契據 | Yes可行 | Expressly authorised模組明文授權 |
| Evidence of licence before completion完成前提供牌照證明 | Yes可行 | Goes to capacity to perform關乎履約能力 |
| Reimbursement of the body corporate's reasonable expenses補償業主法人團體的合理開支 | Yes可行 | Expressly permitted明文准許 |
| Reduction of the remaining term削減餘下年期 | No不可行 | Amendment, not a condition屬修訂而非條件 |
| Payment to the body corporate calculated on the sale price按成交價向業主法人團體付款 | No不可行 | Prohibited consideration屬被禁止的代價 |
| New duties not in the agreement合約以外的新職責 | No不可行 | Requires a general meeting須經業主大會決定 |
3.5Conflict, disclosure and the record利益衝突、披露及記錄
利益衝突、披露及記錄Conflict, disclosure and the record
Committee voting members are bound by the code of conduct in Schedule 1A of the Act. A member who is negotiating with the seller for the purchase, who has a family connection to either party, or who has an unresolved personal grievance with the incumbent, should disclose it and consider abstaining. The cost of a disclosed abstention is nil. The cost of an undisclosed interest surfacing in an adjudication is the decision itself.委員會有表決權的成員受該法附表1A的行為守則約束。凡正與賣方洽購、與任何一方有親屬關係，或與現任管理人存有未了個人恩怨的成員，均應予以披露並考慮避席。已披露而避席的代價為零；未披露的利益在裁決中被揭發，代價則是該項決定本身。
The minutes should record the information received, the date it was complete, the criteria considered, the substance of the interview, and the reasons for the decision. A body corporate that refuses without recorded reasons will be defending the refusal on reconstruction rather than on contemporaneous evidence.會議紀錄應載明所收到的資料、資料齊備的日期、所考慮的因素、面談的內容要點，以及作出決定的理由。業主法人團體如未記錄理由即予拒絕，日後只能以事後重塑而非同期證據為該拒絕辯護。
3.6Refusing, and refusing defensibly拒絕批准及其可辯護性
拒絕批准及其可辯護性Refusing, and refusing defensibly
A body corporate is entitled to refuse. What it is not entitled to do is refuse unreasonably. A refusal grounded in an identified statutory criterion, supported by evidence and communicated with reasons, is defensible. A refusal grounded in a general preference for a different manager, in dissatisfaction with the terms of the agreement, or in the committee's view that the price is too high, is not.業主法人團體有權拒絕批准，但無權無理拒絕。凡以已指明的法定考慮因素為依據、有證據支持並附具理由通知的拒絕，均具可辯護性；若拒絕的理由是一般性地希望換人、不滿合約條款，或委員會認為成交價過高，則否。
Where the concern is capacity rather than character, a conditional approval will often serve the scheme better than a refusal. Approval conditional on the deed, on evidence of licensing and on confirmation of the on-site resident addresses most realistic concerns without exposing the body corporate to a dispute it is likely to lose.若關注點在於能力而非品格，附條件批准往往比拒絕更符合該社區產權項目的利益。以簽立契據、提供牌照證明及確認駐場人員為條件的批准，足以處理大部分實際關注，而不致令業主法人團體陷入很可能敗訴的爭議。
3.7Where the body corporate's real leverage lies業主法人團體真正的籌碼所在
業主法人團體真正的籌碼所在Where the body corporate's real leverage lies
Committees frequently over-estimate their leverage at assignment and under-estimate it elsewhere. The assignment decision is narrow and reviewable. The performance regime is not: the codes of conduct in Schedules 2 and 3 form part of the engagement and authorisation, and a documented failure to perform can be addressed by a remedial action notice and, if unremedied, by termination approved at a general meeting.委員會往往高估自己在轉讓階段的籌碼，卻低估在其他方面的籌碼。轉讓決定範圍狹窄且可被覆核；履約制度則不然：附表2及附表3的行為守則構成聘任合約及授權的一部分，凡有記錄的履約失當，均可透過補救行動通知處理，若未獲補救，更可經業主大會批准而終止。
A body corporate that wants better performance should be building a performance record throughout the term, not attempting to extract concessions in the four weeks in which it happens to hold an approval application. The former is durable and lawful. The latter is neither.希望改善服務水平的業主法人團體，應在整個合約期內建立履約記錄，而非在偶然持有批准申請的四星期內試圖爭取讓步。前者持久且合法，後者兩者皆非。
Can a Queensland body corporate refuse to approve a management rights assignment?昆士蘭業主法人團體可否拒絕批准管理權轉讓？
Yes, a body corporate is entitled to refuse, but it is not entitled to refuse unreasonably. A refusal grounded in an identified statutory criterion, supported by evidence and communicated with reasons, is defensible; a refusal grounded in a general preference for a different manager, dissatisfaction with the terms of the agreement or a view that the price is too high is not. The test is not whether the committee would have chosen this person but whether a reasonable body corporate, applying the statutory criteria to the evidence, could withhold approval, and the minutes should record the information received, the date it was complete, the criteria considered and the reasons for the decision.可以，業主法人團體有權拒絕批准，但無權無理拒絕。凡以已指明的法定考慮因素為依據、有證據支持並附具理由通知的拒絕，均具可辯護性；若拒絕的理由是一般性地希望換人、不滿合約條款，或認為成交價過高，則否。問題不在於委員會會否選擇此人，而在於一個合理的業主法人團體，按法定考慮因素衡量證據後，是否可以拒絕批准；會議紀錄應載明所收到的資料、資料齊備的日期、所考慮的因素及作出決定的理由。
What information can a Queensland body corporate committee ask a proposed management rights buyer to provide?昆士蘭業主法人團體委員會可要求擬購買管理權的買方提供哪些資料？
Because the thirty-day period begins when the body corporate holds the information reasonably necessary to decide, the committee's first substantive act is to define that information in a single, complete, early request rather than a series of partial ones. The standard industry assignment questionnaire prepared by the Strata Community Association Queensland, the Unit Owners Association of Queensland and the Australian Resident Accommodation Managers Association is a sound starting point, but a scheme with a resort letting operation, a heritage building or a substantial plant inventory needs questions it does not ask. The request should cover the identity and structure of the transferee and every related person, evidence of financial standing including the funding structure, licence status under the Property Occupations Act 2014, relevant experience and training, who will physically reside on site and perform the caretaking duties, and any matter the engagement or authorisation itself specifies.由於三十日期限自業主法人團體掌握作出決定所合理需要的資料時起算，委員會的首項實質工作便是一次過、完整、及早地界定該等資料，而非多次零碎索取。由昆士蘭分層社區協會、昆士蘭業主法團網絡及澳洲駐場住宿經理協會聯合編製的行業問卷是穩妥的起點，但設有度假式出租業務、歷史建築或大量機電設備的社區產權項目，所需查問的事項超出標準文件的範圍。資料要求應涵蓋承讓人及每名關連人士的身分及架構、包括購買資金安排在內的財務狀況證明、《2014年物業職業法》下的牌照狀況、相關經驗及培訓、實際駐場居住及執行看管職責者為何人，以及聘任合約或授權本身指明的任何事項。
Should a Queensland body corporate committee interview the proposed buyer of management rights?昆士蘭業主法人團體委員會應否面談擬購買管理權的買方？
An interview is not a statutory requirement, but it is nearly always worth holding, because the statutory criteria concern character, competence and capacity to perform, which are assessed better in conversation than on paper. The interview should be conducted by the committee, minuted, and directed to the statutory criteria rather than to the commercial terms of the sale. Two questions are worth asking in every case: who will be on site at seven in the morning when a pump fails, and what the transferee understands its duties to be in its own words without reference to the schedule.面談並非法定要求，但幾乎必然值得進行，因為法定考慮因素涉及品格、能力及履約能力，透過對話比單憑文件更能評估。面談應由委員會進行、作成會議紀錄，並針對法定考慮因素，而非買賣的商業條款。有兩個問題每次均值得提出：泵機在清晨七時故障時何人會在現場，以及承讓人以自己的說法、不參照職責清單，理解其職責為何。
What conditions can a Queensland committee attach to approving a management rights transfer, and can it use the deed of covenant to add new duties?昆士蘭委員會批准管理權轉讓時可附加哪些條件？可否利用契諾契據加入新職責？
The module expressly authorises one condition: a deed of covenant by the transferee to comply with the terms of the existing engagement or authorisation, which is the body corporate's principal protective mechanism and should be used in every assignment. Conditions that secure compliance with the existing agreement, such as evidence of the licence before completion, confirmation of the on-site resident, delivery of the executed deed and reimbursement of reasonable expenses, are consistent with that power. Conditions that alter the bargain, such as a shorter term, surrender of an option, a sinking fund contribution or duties not in the schedule, are amendments dressed as conditions: they are beyond committee power, engage the prohibition on receiving consideration for approval, and give the transferee a ready-made adjudication application. The deed is a covenant to comply with existing terms, not a vehicle for new obligations.模組明文授權的條件只有一項：承讓人簽立契諾契據，承諾遵守現有聘任合約或授權的條款，這是業主法人團體最主要的保障機制，每宗轉讓均應採用。凡確保現有合約得以遵守的條件，例如完成前提供牌照證明、確認駐場人員、交付已簽立契據及補償合理開支，均與該項權力相符。凡改變原有交易安排的條件，例如較短年期、放棄選擇權、向償債基金注資或職責清單以外的職責，均屬以條件之名行修訂之實：此舉超越委員會權限，觸及不得因批准而收取代價的禁令，並為承讓人提供現成的裁決申請理由。契諾契據是承諾遵守現有條款的契諾，並非引入新義務的工具。
Can a Queensland body corporate use a management rights assignment to renegotiate a caretaking agreement it thinks is a bad deal?昆士蘭業主法人團體可否借管理權轉讓之機，重新談判其認為不划算的看管服務合約？
No. The committee is deciding whether this proposed transferee should be permitted to step into an agreement that already binds the body corporate; it is not deciding whether the agreement was a good bargain or whether the remuneration is too high. If the incumbent manager were performing adequately and had no intention of selling, the committee would have no present right to reopen the terms, and the arrival of a buyer does not create one. The body corporate's real leverage lies in the performance regime: the codes of conduct in Schedules 2 and 3 form part of the engagement and authorisation, and a documented failure to perform can be addressed by a remedial action notice and, if unremedied, by termination approved at a general meeting.不可以。委員會所決定的，是應否容許該擬承讓人承接一份已對業主法人團體具約束力的合約；委員會並非在決定該合約是否划算或報酬是否過高。若現任管理人正妥善履行合約且無意出售，委員會現時並無任何權利重開條款，買方的出現亦不會創造這項權利。業主法人團體真正的籌碼在於履約制度：附表2及附表3的行為守則構成聘任合約及授權的一部分，凡有記錄的履約失當，均可透過補救行動通知處理，若未獲補救，更可經業主大會批准而終止。
This guide is general educational information, not legal, financial, tax or investment advice. Outcomes in a management rights transaction turn on the actual caretaking agreement, letting authorisation, community management statement, applicable regulation module and current law. Obtain independent Queensland legal advice before signing a contract, granting or withholding approval, waiving a condition, or settling. Where the English and Chinese texts differ, the English text governs. 本指南僅提供一般教育資訊，並非法律、財務、稅務或投資意見。管理權交易的法律結果，取決於實際的管理維護合約、出租授權、社區管理聲明、適用的規管模組及現行法例。簽署合約、給予或拒絕批准、放棄條件或辦理交割前，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。