Property Management Services Authority Formulate Best Practice Guides on "Handling Dripping Air Conditioners" and "Handling Water Seepage in Properties"
Property Management Industry Assists in Addressing Air-Conditioner Dripping and Water Seepage Problems
The Property Management Services Authority (PMSA), pursuant to the Property Management Services Ordinance (Cap. 626), approved the issue of the Best Practice Guides on “Handling Dripping Air Conditioners” and “Handling Water Seepage in Properties” to encourage licensed property management (PM) companies and practitioners to assist in handling air-conditioner dripping and water seepage matters within private properties.
Air-conditioner dripping and property water seepage may not only cause nuisance but also affect environmental hygiene and pose safety risks to properties. If disputes arise between neighbours, community harmony may be undermined.
PM work is integral to the daily lives of the public, and PM practitioners interact with us regularly. As they are familiar with the property conditions, they can play bridging role and act as mediators, coordinating and assisting in handling air-conditioner dripping and water seepage matters in private properties, thereby promoting community harmony.
Based on information provided by the Food and Environmental Hygiene Department (“FEHD”) and with reference to relevant regulations, including the Public Health and Municipal Services Ordinance 2025 (Cap. 132) (the Ordinance), the PMSA has drafted and prepared the Guides on “Handling Dripping Air Conditioners” and “Handling Water Seepage in Properties,” which will be officially promulgated soon to complement the newly revised Ordinance implemented in August this year, encouraging the PM industry to assist in handling air-conditioner dripping and water seepage matters within properties.
Dr James WONG, Chairperson of the PMSA, said, “The PM industry has actively supported the PMSA’s issuance of the Guides and embraced the mission of ‘Property Invigilators.’ Their efforts to assist in resolving environmental hygiene issues in properties and fostering greater community harmony are truly commendable. The PMSA extends its heartfelt appreciation to the industry.”
The Guides on “Handling Dripping Air Conditioners” and “Handling Water Seepage in Properties” outline relevant legal responsibilities and related regulations: if an owner/occupant causes a nuisance with air-conditioner dripping or water seepage in their property unit, the FEHD or the Joint Office established by the FEHD and the Buildings Department may issue “Nuisance Notice”/“Nuisance Order” under the Ordinance; and procedures for PM companies to assist in handling air-conditioner dripping and water seepage matters. In addition to the FEHD’s active participation in formulating the Guides, the PMSA has also consulted professional industry bodies and owners’ organisations. The Chinese version of the Guides can be downloaded from the PMSA website (https://www.pmsa.org.hk/tc/regulatory/codes-of-conduct), with the official promulgation to follow shortly.
Dr James WONG added, “Instances of non-cooperation in addressing dripping and seepage issues may primarily stem from a lack of awareness of the issues and related legal responsibilities. According to the Guides, PM companies and practitioners may issue advisory letters/notification letters to relevant parties, clearly explaining that the matter will be referred to the FEHD/Joint Office for handling and the legal consequences of receiving ‘Nuisance Notice’/‘Nuisance Order.’”
The PMSA will collaborate with the FEHD to organise Continuing Professional Development seminar for the industry, further encouraging them to handle dripping and seepage matters within properties with reference to the Guides. To promote the resolution of water seepage disputes in properties through mediation, the Department of Justice, in collaboration with the Environment and Ecology Bureau and the FEHD, has launched the “Pilot Scheme on Community Mediation,” offering mediation skills training, free of charge, for PM practitioners, which has received positive response from the industry.
Dr James WONG emphasised, “PM practitioners have a distant advantage in communication and coordination work within properties. Timely intervention in accordance with the Guides can often resolve dripping and seepage issues at the early stage, minimising complaints and conflicts, and overcoming community hardship.”
The PMSA has already issued a total of 24 Codes and Guides covering various PM areas, including “General Code of Conduct”, “Complaint Handling Mechanism of Property Management Companies”, “Effective Control over Property Management Business by Property Management Companies”, “Handling Moneys Received on behalf of Clients by Property Management Companies”, “Obligations of Property Management Companies regarding the Ending of their Appointment”, “Prevention of Corruption”, “Prescribed Conditions on Licences”, “Protection on Personal Data”, “Handling Payment for or Arranging Payment to be Made by Clients”, “Provision of Prescribed Information and Financial Documents to Clients”, “Carrying out Procurement for Clients and Prevention of Bid-rigging”, “Handling Emergencies”, “Handling Scaffolding Works”, “Handling Suspended Working Platform Works”, “Handling Outsourced Property Management Services”, “Prevention of Corruption – Staff Recruitment and Management”, “Distribution and Display of Promotional Material”, “Tree Management Work”, “Obligations of Property Management Company under the Building Management Ordinance”, “Handling Building Works”, “Handling Instrument of Appointing a Proxy”, “Handling Fire Safety Work”, “Slope Management Work” and “Handling Drainage Work”.
The PMSA will continue to issue various Codes and Guides covering other PM areas in order to provide guidance to the industry, and will review and update the issued Codes and Guides from time to time to stay in line with the latest development.
Ends/Thursday, 11 Sep, 2025
Issued at HKT 17:30
NNNN
