Section 135 of the Standard Module, and section 125 of the Accommodation Module, govern the authority to make an engagement, give an authorisation, or amend either. It is a short provision carrying an unusual density of procedural requirements, and each of them is capable of invalidating a resolution.標準規管模組第135條及住宿規管模組第125條，規管訂立聘任合約、給予授權或修訂兩者的權限。此條文篇幅短小，卻載有異常密集的程序規定，而其中每一項均足以令決議失效。
2.1Ordinary resolution, and no proxies普通決議及不得委任代表表決
普通決議及不得委任代表表決Ordinary resolution, and no proxies
The amendment must be approved by an ordinary resolution of the body corporate passed at a general meeting, and for the passing of that resolution no votes may be exercised by proxy. The proxy prohibition is deliberate. It removes the mechanism by which voting power in these schemes was historically aggregated, and it means a manager seeking a top-up must persuade owners to vote rather than to sign.修訂須經業主法人團體在業主大會上通過普通決議批准，且在通過該決議時，不得以委任代表方式行使表決權。此項禁止並非偶然：它取消了以往在此類社區產權項目中集中表決權的機制，意味著尋求續期補足的管理人，必須說服業主親自表決，而非僅取得簽署。
2.2The secret ballot requirement不記名投票的規定
不記名投票的規定The secret ballot requirement
Where the motion is to amend a service contractor's engagement or a letting agent's authorisation to include a right or option of extension or renewal, the motion must be decided by secret ballot. The same requirement applies to the original engagement of a caretaking service contractor and to the authorisation of a letting agent.凡動議旨在修訂服務承辦商的聘任合約或出租代理的授權，以加入延期或續期的權利或選擇權者，該動議須以不記名投票方式表決。相同規定亦適用於看管服務承辦商的原始聘任及出租代理的授權。
The reason is structural. A resident manager knows every owner in the building, often lets their units and controls the reception desk. An open ballot in that setting is not a free vote. Any process that allows the manager, or anyone else, to identify how a particular owner voted defeats the provision and exposes the resolution.此規定有其結構性理由。駐場管理人認識大廈內每名業主，往往為其出租單元並掌管接待處；在此情境下的記名投票，並非自由表決。任何令管理人或他人得以辨識某業主投票取向的程序，均違背該條文的目的，並使該決議面臨被推翻的風險。
2.3The disclosure package須隨會議通知提供的資料
須隨會議通知提供的資料The disclosure package
The material forwarded to owners for the general meeting must include prescribed information about what is being approved. For an amendment adding a right or option of extension or renewal, that includes an explanatory note in the approved form — BCCM Form 20 — identifying the contractor, the current expiry date and the length of the proposed extension.就該次業主大會向業主發出的資料，須包括有關批准事項的訂明資料。凡屬加入延期或續期權利或選擇權的修訂，則須附上訂明格式的解釋說明──BCCM第20號表格──載明承辦商名稱、現行屆滿日期及擬議延期的長度。
The form exists because the practical effect of a top-up is difficult to see from the motion alone. An owner reading "that the body corporate agree to amend the engagement to include a further option" is not being told that the term will run to 2049. The explanatory note is the disclosure that makes the vote informed, and omitting it is a procedural defect going to the validity of the resolution.此表格之所以存在，是因為續期補足的實際效果單憑動議本身難以看出。業主閱讀「同意修訂聘任合約以加入進一步選擇權」一語，並不會得知年期將延至2049年。解釋說明正是令表決具知情基礎的披露文件，遺漏該文件屬程序缺失，足以影響決議的有效性。
2.4Once in a financial year每財政年度一次
每財政年度一次Once in a financial year
Section 86(7) of the Standard Module provides that a motion proposing to amend an engagement or authorisation to give a right or option of extension or renewal cannot be considered more than once in a body corporate's financial year. The corresponding provision is section 76 of the Accommodation Module, which deals with the same subject — the opportunity to submit agenda motions. A motion defeated in October cannot be resubmitted in November in the hope of a better turnout.標準規管模組第86(7)條訂明，凡動議旨在修訂聘任合約或授權以給予延期或續期的權利或選擇權者，在業主法人團體的同一財政年度內不得審議超過一次。住宿規管模組的對應條文為第76條，同樣規管提交議程動議的機會。十月被否決的動議，不得於十一月因期望出席率較佳而重新提交。
The provision also supplied the answer to a longer argument. In Atlantis West [2024] QBCCMCmr 340 an owner contended that a term could be topped up only once. The adjudicator rejected that reading, observing that the existence of an express annual limit on how often the motion may be considered is difficult to reconcile with a construction under which the power could be exercised only once in the life of the agreement.該條文亦回應了一項長期爭論。在AtlantisWest[2024]QB‐CCMCmr340一案中，有業主主張年期只可補足一次。裁決官否定此一解讀，指出條文既明文限制該動議每年可審議的次數，便難以與「該權力在合約存續期內只可行使一次」的解釋相協調。
2.5The five-year rule and the ceiling五年規則及年期上限
五年規則及年期上限The five-year rule and the ceiling
Sections 140 and 141 of the Standard Module permit the body corporate subsequently to amend an engagement or authorisation to include a further right or option of extension or renewal of not more than five years, provided the total unexpired term does not exceed the module ceiling — ten years under the Standard Module, twenty-five under the Accommodation Module. The Accommodation Module equivalents are sections 130 and 131.標準規管模組第140及141條容許業主法人團體其後修訂聘任合約或授權，加入不超過五年的進一步延期或續期權利或選擇權，惟餘下總年期不得超出模組上限──標準規管模組為十年，住宿規管模組為二十五年。住宿規管模組的對應條文為第130及131條。
Two calculations follow. The five-year limit applies to the increment. The ceiling applies to the aggregate unexpired term measured from the resolution. A scheme with seven years remaining under the Standard Module can add three years, not five, because the ceiling binds before the increment does.由此衍生兩項計算。五年上限適用於每次新增的年期；模組上限則適用於自決議日起計的餘下總年期。標準規管模組下餘下七年的社區產權項目，只可加入三年而非五年，因為模組上限先於單次上限發揮限制作用。
2.6The body corporate must not take value業主法人團體不得取得利益
業主法人團體不得取得利益The body corporate must not take value
Sections 114 and 115 of the Act limit the benefit a body corporate may take under a service contractor engagement and a letting agent authorisation respectively. Section 115 provides that the authorisation must not include, whether directly or indirectly, a requirement for the payment of an amount to, or the conferral of a benefit on, the body corporate, and that an amount paid or benefit accepted under such a requirement is recoverable from the body corporate by the person who paid or conferred it. Section 114 is the parallel provision for service contractor engagements.該法第114及115條分別限制業主法人團體在服務承辦商聘任合約及出租代理授權下可取得的利益。第115條訂明，授權不得直接或間接載有向業主法人團體支付款項或向其授予利益的規定；凡依該等規定所支付的款項或所接受的利益，付款人或授予人均可向業主法人團體追討。第114條為服務承辦商聘任合約的對應條文。
Two features of section 115 matter for variations. It applies to an authorisation including its extension, renewal or replacement, so a top-up is squarely within it. And the exceptions are narrow: they include an amount or benefit for the reasonable costs the body corporate incurs in preparing the agreement for the authorisation, but nothing resembling a price for agreement.第115條有兩項特徵與變更事宜相關。其一，該條適用於授權及其延期、續期或替換，故續期補足明確落入其範圍；其二，例外情況範圍狹窄：包括業主法人團體就擬備授權協議所招致的合理費用所收取的款項或利益，但並不包括任何近似「同意的代價」的安排。
A proposal that the manager pay the scheme a sum, fund a capital item, or confer some other benefit in exchange for the extension is therefore not a negotiation to be settled on commercial terms. Owners can properly seek better duties, clearer performance standards or a shorter increment as part of an amended bargain; a payment for the grant itself sits differently, and the money is recoverable from the scheme if it is made.因此，若建議管理人向該社區產權項目支付款項、資助資本項目，或授予其他利益以換取延期，並非可按商業條款議定的談判。業主可正當地在經修訂的安排中爭取更完善的職責、更明確的履約標準或較短的新增年期；就授予本身付款則屬另一回事，一旦支付，該筆款項可向該社區產權項目追討。
2.7The statutory review of developer-arranged contracts發展商安排合約的法定檢討
發展商安排合約的法定檢討The statutory review of developer-arranged contracts
Division 7 of Part 2 of Chapter 3 of the Act provides a separate mechanism: sections 130 to 135 deal with the review of terms of service contracts, covering the review itself, its purpose, the procedure, disputes arising out of it, the review criteria and other provisions about review. In specified circumstances it allows a newly established body corporate to seek review of a service contract arranged during the original owner control period, and the contractor may also seek a review.該法第3章第2部第7分部提供另一機制：第130至135條處理服務合約條款的檢討，涵蓋檢討本身、檢討目的、程序、由此產生的爭議、檢討準則及其他相關條文。在指明情況下，新成立的業主法人團體可就在原始擁有人控制期內安排的服務合約要求檢討，承辦商亦可要求檢討。
This is not a general right to reopen a bargain that has become unattractive. It is directed at the structural problem of a contract settled by a developer before the owners existed as a decision-making body. Whether a particular scheme qualifies depends on the circumstances the Division specifies, and that question should be answered before any expectation is created among owners.此並非一般性地重開已變得不利的交易安排的權利，而是針對一項結構性問題：合約在業主尚未構成決策機關之前，已由發展商議定。個別社區產權項目是否符合資格，取決於該分部所指明的情況；在向業主營造任何期望之前，應先確定此一問題。
- Prepare the explanatory note in the approved form with the meeting material.
- Instruct the returning officer on the secret ballot and the proxy prohibition.
- 連同會議資料一併備妥訂明格式的解釋說明。
- 就不記名投票及禁止委任代表表決事宜，向點票主任作出指示。
Does a management rights top-up in Queensland need a secret ballot, and can proxies vote?昆士蘭的管理權續期補足是否須以不記名投票表決？可否委任代表表決？
Yes. Under section 135 of the Standard Module (section 125 of the Accommodation Module), a motion to amend a service contractor's engagement or a letting agent's authorisation to include a right or option of extension or renewal must be approved by ordinary resolution at a general meeting, no votes may be exercised by proxy, and the motion must be decided by secret ballot. The guide explains that the secret ballot is a validity requirement rather than a courtesy, because a resident manager knows every owner and any process that lets anyone identify how a particular owner voted defeats the provision and exposes the resolution. Committees should confirm the ballot process before the meeting rather than defend it afterwards.是。根據標準規管模組第135條（住宿規管模組第125條），凡動議旨在修訂服務承辦商的聘任合約或出租代理的授權以加入延期或續期的權利或選擇權，須經業主大會普通決議批准，不得以委任代表方式行使表決權，且須以不記名投票方式表決。本指南解釋，不記名投票屬有效性要件而非禮節安排，因為駐場管理人認識大廈內每名業主，任何令人得以辨識某業主投票取向的程序，均違背該條文的目的並使決議面臨風險。委員會應在會議前確認投票程序，而非事後為其辯解。
What is the explanatory note (BCCM Form 20) required for a Queensland top-up motion?昆士蘭續期補足動議所須的解釋說明（BCCM第20號表格）是甚麼？
For an amendment adding a right or option of extension or renewal, the material forwarded to owners for the general meeting must include an explanatory note in the approved form, BCCM Form 20, identifying the contractor, the current expiry date and the length of the proposed extension. The form exists because the practical effect of a top-up is hard to see from the motion text alone; an owner reading a motion to add a further option is not being told that the term will run to 2049. Omitting the explanatory note is a procedural defect going to the validity of the resolution.凡屬加入延期或續期權利或選擇權的修訂，向業主發出的業主大會資料須附上訂明格式的解釋說明（BCCM第20號表格），載明承辦商名稱、現行屆滿日期及擬議延期的長度。此表格之所以存在，是因為續期補足的實際效果單憑動議本身難以看出；業主閱讀加入進一步選擇權的動議，並不會得知年期將延至2049年。遺漏解釋說明屬程序缺失，足以影響決議的有效性。
How often can a management rights top-up motion be put to a Queensland body corporate, and can a term be topped up more than once?管理權續期補足動議可多久向昆士蘭業主法人團體提交一次？年期可否多次補足？
Section 86(7) of the Standard Module (section 76 of the Accommodation Module) provides that a motion to amend an engagement or authorisation to give a right or option of extension or renewal cannot be considered more than once in a body corporate's financial year, so a motion defeated in October cannot be resubmitted in November. The guide notes that in Atlantis West [2024] QBCCMCmr 340 an owner argued a term could be topped up only once, and the adjudicator rejected that reading because an express annual limit on how often the motion may be considered is hard to reconcile with a power exercisable only once in the life of the agreement. A failure at any procedural gate is not curable after the meeting, and a defeated motion costs a financial year.標準規管模組第86(7)條（住宿規管模組第76條）訂明，凡動議旨在修訂聘任合約或授權以給予延期或續期的權利或選擇權，在業主法人團體的同一財政年度內不得審議超過一次，故十月被否決的動議不得於十一月重新提交。本指南指出，在Atlantis West [2024] QBCCMCmr 340一案中，有業主主張年期只可補足一次，裁決官否定此一解讀，因為條文既明文限制該動議每年可審議的次數，便難以與「該權力在合約存續期內只可行使一次」的解釋相協調。任何程序關卡失守，會後均無法補救；動議一旦被否決，即損失一個財政年度。
What is the maximum term extension a Queensland management rights top-up can add under the Standard Module or Accommodation Module?在標準規管模組或住宿規管模組下，昆士蘭管理權續期補足最多可新增多少年期？
Sections 140 and 141 of the Standard Module (sections 130 and 131 of the Accommodation Module) allow the body corporate to add a further right or option of extension or renewal of not more than five years, provided the total unexpired term does not exceed the module ceiling: ten years under the Standard Module and twenty-five years under the Accommodation Module. Two calculations follow: the five-year limit applies to the increment, and the ceiling applies to the aggregate unexpired term measured from the resolution. For example, a Standard Module scheme with seven years remaining can add three years, not five, because the ceiling binds before the increment does.標準規管模組第140及141條（住宿規管模組第130及131條）容許業主法人團體加入不超過五年的進一步延期或續期權利或選擇權，惟餘下總年期不得超出模組上限：標準規管模組為十年，住宿規管模組為二十五年。由此衍生兩項計算：五年上限適用於每次新增的年期，模組上限則適用於自決議日起計的餘下總年期。例如，標準規管模組下餘下七年的社區產權項目只可加入三年而非五年，因為模組上限先於單次上限發揮限制作用。
Can a new Queensland body corporate use the statutory review to reopen a service contract arranged by the developer?新成立的昆士蘭業主法人團體可否透過法定檢討重開由發展商安排的服務合約？
Division 7 of Part 2 of Chapter 3 of the Act (sections 130 to 135) provides a separate mechanism for the review of terms of service contracts, and in specified circumstances allows a newly established body corporate to seek review of a service contract arranged during the original owner control period; the contractor may also seek a review. The guide stresses that this is not a general right to reopen a bargain that has become unattractive but is directed at the structural problem of a contract settled by a developer before the owners existed as a decision-making body. Whether a particular scheme qualifies depends on the circumstances the Division specifies, and that question should be answered before any expectation is created among owners.該法第3章第2部第7分部（第130至135條）就服務合約條款的檢討提供另一機制，在指明情況下，容許新成立的業主法人團體就在原始擁有人控制期內安排的服務合約要求檢討，承辦商亦可要求檢討。本指南強調，此並非一般性地重開已變得不利的交易安排的權利，而是針對合約在業主尚未構成決策機關之前已由發展商議定的結構性問題。個別社區產權項目是否符合資格，取決於該分部所指明的情況；在向業主營造任何期望之前，應先確定此一問題。
This guide is general educational information, not legal, financial, tax or investment advice. Whether a particular variation is available, and how it must be approved, depends on the actual engagement or authorisation, the community management statement, the applicable regulation module and current law. Obtain independent Queensland legal advice before submitting a motion, voting on one, or executing a deed of variation. 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。某項變更是否可行及須如何批准，取決於實際的聘任合約或授權、社區管理聲明、適用的規管模組及現行法例。提交動議、就動議表決或簽立變更契據前，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。