Body Corporate

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What Is A Body Corporate?

Find out what you need to know as an owner in a body corporate.

Watch our short video explaining what a body corporate is.


If you're in the market for a great Body Corporate Manager who is interested in helping you, call Catherine Tear on:
Phone 09 920 6301        Email catherine@crockers.co.nz

什么是物业团体?

那么,到底什么是物业/业主法人团体呢,我如何成为其中一员?

一个物业团体是由一个单元产权的物业里所有单元的业主组成。每一公寓单元均有其单独的法定产权,该产权可被转让及抵押。如果您购买了属于单元产权的物业,那么祝贺您!您就是物业团体的一员。

物业团体是一个法律实体,由一栋大厦或小区的所有成员组成。成员们每年召开会议,选举出一名物业团体的主席以及业主委员会,以便在在每年的会议之前负责与物业管理公司做各项的沟通。委员会必须遵从及履行各会议所通过的决定。当发生某种类型的重大问题时,物业团体主席将召开特别会议,让每位业主都有机会一起做决定。

我们发现人们对物业管理公司的一个常见误解是认为Crockers是“物业团体”。事实上,我们的角色是物业团体的承包商/秘书,即是说,我们为您提供服务和建议,以及一些附加的额外服务。您和其他业主才构成物业团体,决策权力完全在全体业主手中。

物业团体是怎样成立的?

当一名土地开发商将一项单元开发规划在当地的新西兰土地信息局办公室登记后,一个物业团体就成立了。在这一点上,这些公寓单元的所有者可能是一个人,或是开发商。在这个阶段常常会对规定和一些特定的“成立”协议做出更改,由一个人掌控全部投票权。

在单元房产交割日当天,房产的新业主自动成为物业团体的成员。成为物业团体的一名成员并非一项可选的安排。如果您在一个单元产权的开发项目下拥有一个公寓单元,您便自动成为一名成员,具有所有与之相关的权力与义务。在您出售房产之前,您始终是物业团体的一名成员。

那么物业团体实际上做些什么?

物业团体可以做非常多事情,但它必须做的是Unit Titles Act 2010法令规定下的事

  • (通过当面或邮件通知)召开年度大会,即AGM
  • 为该土地上(除了需您或您的租客的保险来承保的物品)的所有建筑物及其他改进项目的足额可保价值投保
  • 维护共有房产及建筑构件的正常状态
  • 履行在规定中详述的职能
  • 通过计算开支,筹集足以履行其义务所需的资金,并在此基础上向业主收取应付物业管理费。总开支将在各公寓单元用户的“业主权益或水电用度权益”的基础上分摊到户。
  • 制定长期维护计划
  • 选举物业团体主席

当然,物业团体对共有房产以及建筑构件负有权利和义务,也就是说,您的物业团体的共有资金不可被用于(除非在特殊情况下)私人房产或房产内部事务 (见“了解行业术语”中的共有及私有房产定义)。这实际上意味着,如果物业团体必须要对一个私人房产或一个私人责任下的项目(如在租客造成无损后进行清理)进行支出,这笔费用将在之后向该公寓单元的业主收取。

我的单元和物业团体的运作法则是如何制定的?我在哪里可以找到我的文件副本?

2010年4月,国会通过了Unit Titles Act 2010法案,这一新法案在完成法规制定后于2011年6月20日起开始实行。 就像生活中大多事物一样,所有的物业团体自然也有其运作法则。许多的运作法则涵盖在Unit Titles Act 2010的法案中。而物业团体的运作法则可在业主大会上进行修订。在大会上获得同意后,便需要向新西兰土地信息局(LINZ)登记这些修订,使之被记录在您的产权中。

在您买下公寓单元时,您的律师应把一份运作法则副本随产权证书一起交给您。如果您的律师未向您提供该副本,我们可通过电子邮件将副本发给您。 如果您希望得到副本的复印件,我们也可向您提供,但或需收取少量费用。

房产的运作法则下涵盖的内容包括停车、垃圾处理、安装天线或标志、洗好的衣服晾在哪里等等,每个物业团体都有这些规定。

如果您正在物色一位专业的物业管理经理,请与Catherine Tear联络:
电话 09 920 6301 或电子邮箱 Catherine@crockers.co.nz

 

Frequently Asked Questions

What is a body corporate and how did I become a member?

A body corporate comprises all of the owners of the units within a unit titled property. Each unit has its own legal title, which is transferable and mortgageable. If this sounds like you, then congratulations! You are a member of a body corporate.

The body corporate is a legal entity, made up of all of its members. The members meet annually to elect a Body Corporate Chairperson and also a Committee who are in charge of the body corporate between General Meetings. The Committee must follow any directions given to it at a General Meeting. When certain types of major issues crop up, the Body Corporate Chairperson will call an Extraordinary General Meeting (EGM), so everyone has a chance to get together and make a decision.

A common misconception we've found is that owners think Crockers 'are' the body corporate. In reality, our role is to act as a contractor to the body corporate, meaning that we provide you with services and advice as well as a few added extras. You and your fellow owners are the body corporate and the decision making power is solely in your hands.

How is a body corporate established?

A body corporate is established when a developer of a block of land deposits a unit plan with the District Land Registrar at the local office of Land Information New Zealand. At this point the owner of all of the units may be one person or an entity, that is, the developer. Often at this stage changes will be made to the rules and certain 'founding' agreements entered into, with one person controlling all of the voting power.

New owners automatically become part of the body corporate upon the settlement date of their unit/apartment. Being a member of a body corporate isn't an optional arrangement - if you own a unit/apartment in a unit titled development, you're automatically a member, with all the rights and responsibilities that come with that. Your membership doesn't stop until you sell your unit/apartment.

What does the body corporate actually do?

There are a huge number of things that a body corporate may do, but the things that the Unit Titles Act 2010 says that it must do are:

  • Hold an Annual General Meeting, otherwise referred to as an AGM (in person or by mail)
  • Insure all the buildings and other improvements on the land (excluding contents, which need to be covered by your or your tenants' policy) for full insurable value
  • Keep the common property and building elements in good order
  • Carry out the functions detailed in the rules
  • Raise enough money to meet its obligations by working out its costs, and then raising levies payable by owners based on that total.  The total costs are allocated to each unit on the basis of their unit's 'ownership interest or utility interest'
  • Have a long-tem maintenance plan
  • Have a Body Corporate Chairperson

The body corporate of course has rights and responsibilities in respect of common property and the building elements- meaning that the funds in your body corporate can't be used (except in special cases) for private or internal property matters. (See 'Understanding the Jargon' for a definition of common and private property.) This essentially means that if the body corporate has to spend money on something which is private property or a private responsibility (like cleaning up after a tenant who has caused some damage), the cost has to be recharged to the owner of that unit.

How are rules for my unit/apartment and body corporate set and where can I get copies?

Naturally - like most things in life - all bodies corporate have rules. Many of the governance issues are part of the Unit Titles Act 2010. Operational Rules can be amended by the body corporate at a General Meeting. Once agreed to, they need to be lodged at Land Information New Zealand (LINZ) so that they are noted on your title.

A copy of the Operational Rules should be with the title provided to you by your lawyer when you purchased the unit; if not we can provide you with an emailed copy with our compliments. If you'd like a hard copy we can get one to you no problem, however a small fee may apply.

The Operational Rules of the property cover such things as parking, rubbish, installation of aerials or signs, where laundry can be hung and so on - every body corporate has their own Operational Rules.