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延長管理權的年限 - 續約權、合約變更與補回年限
延長管理權的年限 - 續約權、合約變更與補回年限

01st September, 2019

延長管理權的年限 - 續約權、合約變更與補回年限

Options, Variations and Top Ups

續約權、合約變更與補回年限

 

原文作者:Trish Riley 採訪 Mike O'Farrell 

翻譯: Paul P Shih 施伯欣老師

 

In an industry that is evolving as quickly as management rights is, there are always areas that appear a little ‘grey’. To this end, Resort News will be posing questions about topical and current issues to industry specialists. In this issue we Trish Riley speaks with Mike O’Farrell, director of MLR Services about the complexities surrounding options, variations and top ups.

在一個像管理權一樣迅速發展的行業中,總會出現一些“灰色”的區域。為此,Resort News 將向業界專家提出當前熱議的問題,來釐清讀者疑問。在本期中,我們的主編Trish RileyMLR Services的董事Mike O'Farrell先生討論了有關於續約權、合約變更與補回年限的複雜問題。

Q: What is the difference between an ‘Option’ and a ‘Top Up’ or ‘Variation’?

問:“續約權”和“補回年限”或“合約變更”之間有什麼區別?

A: ‘Options’ are sometimes called “extensions”. The term of the management rights Agreement that has been granted can be broken down into an initial term and any number of ‘Options’.

The ‘Option’ terms can and will vary from Agreement to Agreement. The important thing to remember however, is for managers to know what they have to do to exercise the ‘Option’, and when. If a manager fails to exercise their ‘Option’, their agreement will come to an end. There is no recourse in this situation.

As the onus on seeking to take up an ‘Option’ lies with the manager, it is absolutely vital that the ‘Option due’ dates are made as clear and concise diary and calendar notes as to when to start and complete the process; and if there is any doubt about the dates, please check with your legal representative.

Remember, the Agreements are what were purchased and that asset should be protected.

Top Ups’ and ‘Variations’ is the process by which the management rights Agreements are extended. In other words, a variation to an agreement by creating a new term.

答:'續約權'有時被稱為“延長期限”。已授予的管理權協議的期限可分為初始期限和任意數量的“續約權”。

“續約權”條款可以並且將因協議而異。然而,重要的是要記住,管理者要知道他們必須何時還有需要做什麼才能行使“續約權”。如果經理未能行使他們的“續約權”,他們的協議將會結束。在這種情況下是沒有辦法挽救的。

由於尋求與執行“續約權”的責任在於經理,因此“期權到期”的日期必須非常清楚的紀錄於自己的行事曆上,以確定何時該開始和完成流程。如果對日期有任何疑問,請諮詢您的法律代表。

請記住,協議是花重金購買而來的,所以這個資產應該好好的保護。

“補回年限”和“合約變更”是管理權協議延長的過程。換句話說,通過改變協議來增加合約期限。

Q: What sort of meeting is required by the body corporate for an ‘Option’ and/or ‘Variation’ to be granted?

問:需要法人團體舉行什麼樣的會議才能獲得“續約權”和/或“合約變更”?

A: Seeking to exercise an ‘Option’ would normally be carried out by a manager’s legal firm, by writing to the body corporate with the appropriate request. Generally, Agreements will provide specific detail on this process.

Variation’ or ‘Top Up’ to an Agreement is done at an extraordinary general meeting (EGM) or annual general meeting (AGM) and is approved by ordinary resolution; the simple counting of ‘for’ and ‘against votes with regard to the motion.

In most cases, the appointed legal firm would prepare the motion and Deed of Variation and the body corporate would request its legal firm to review the proposed motion and deed.

Unless otherwise negotiated, a manager should expect to pay the costs of both legal firms’ fees.

答:尋求行使“續約權”通常由經理的律師事務所執行,並寫信給法人團體提出適當的要求。通常,協議將提供有關此過程的具體細節。

協議的“變更”或“補回年限”是在特殊業主大會(EGM)或年度業主大會(AGM)上完成的,並通過普通決議批准;簡單地計算“支持”和“反對動議的投票。

在大多數情況下,指定的律師事務所將準備議案和變更契約,法人團體將可要求其律師事務所審查擬議的議案和契約。

除非另有協商,否則經理應該支付雙方律師事務所的費用。

Q: When should a manager start asking for a ‘Variation’ or ‘Top Up’?

問:經理什麼時候開始要求“合約變更”或“補回年限”?

A: A ‘Top Up’ is not an automatic right, it must be earned. There is no obligation at all on a body corporate or an owner to vote in favour of a ‘Top Up’, and there is no recourse if the request for the ‘Top Up’ is denied. This is not a matter that can be referred to the Body Corporate Commissioners Office or QCAT.

Managers should clearly communicate their intention to owners, starting with the committee, well ahead of the AGM. In most cases, I would recommend at least 12 months prior.

答:“補回年限”不是自動的權利,必須爭取。法人團體或業主沒有義務投票支持“補回年限”,如果“補回年限”請求被拒絕,無法追索補償。這不是可以提交給BCCM辦事處或QCAT的案件。

經理應該從委員會開始,在年度股東大會之前明確地向業主傳達他們的意圖。在大多數情況下,我建議至少提前12個月。

Q: What are the basic steps in convincing and then communicating to owners your request for a ‘Top Up’?

問:說服並向業主傳達您的“補回年限”請求的基本步驟是什麼?

A:

      Do the job and do it well.

      Managers should communicate their intention to seek a ‘Top Up’ to the committee while seeking feedback on current duties and whether they need to be reviewed.

      Managers should communicate with the committee about the current salary, demonstrate how it is allocated and earned.

      Managers should communicate with owners regularly through newsletters about the good things they do, as well as passing on any good feedback or references from guests, other owners, the committee, tenants and so on.

      Managers should be prepared to negotiate; a ‘Top Up’ that may require a new set of duties with a similar salary and added review periods will still be beneficial.

      Managers should be prepared to solicit owner support once the AGM papers are distributed.

答:

•做該做的工作並做好。

•經理應該向委員會傳達他們的意圖,尋求“補回年限”,同時尋求對當前職責的反饋以及是否需要進行調整。

•經理應與委員會溝通當前的工資,說明如何分配和賺取。

•經理應定期通過電子報與業主溝通,了解他們所做的好事,以及傳遞來自客人、其他業主、委員會、租戶等的任何良好反饋或推薦函。

•經理應準備好進行談判; “補回年限”可能需要在差不多薪水下增加新職責或增加審核期,但是還是值得的。

•經理應準備好在分發AGM文件後去徵求業主們的支持。

Q: Agreements are regulated by the BCCM Modules, so when should one seek a ‘Top Up’?

問:協議由BCCM模組管轄,那麼何時應該尋求“補回年限”?

A: Standard Module – 10-year Agreements: I would encourage managers to seek a ‘Top Up’ every two years, and definitely no later than with seven years to run.

Accommodation Module – 25-year Agreements: I would encourage managers to seek a ‘Top Up’ every five years, and definitely no later than with 19 years to run.

答:標準模組 -  10年協議:我鼓勵管理人員每兩年尋求一次“補回年限”,絕對不會讓剩餘年限低於七年。

住宿模組 -  25年協議:我鼓勵管理人員每五年尋求一次“充值”,絕對不會不會讓剩餘年限低於19年。

 

 

資料來源:Mahoneys Lawyers and Hynes Legal

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