Report of Study on the Development of Housing Manager ...

<strong>Report</strong> <strong>of</strong> <strong>Study</strong> on the Development <strong>of</strong> 

Housing Manager Pr<strong>of</strong>ession in Hong Kong 

房屋經理專業在香港的發展研究報告 

LAU Kwok-yu, PhD, JP 

Associate Pr<strong>of</strong>essor 

Department <strong>of</strong> Public and Social Administration 

City University <strong>of</strong> Hong Kong 

October 2010 

香港城市大學公共及行政學系副教授 

劉國裕博士太平紳士 

2010 年 10 月 

Submitted to the Hong Kong Institute <strong>of</strong> Housing 

呈香港房屋經理學會

TABLE OF CONTENTS 

Table <strong>of</strong> Contents 

List <strong>of</strong> Tables 

List <strong>of</strong> Annexes 

Acknowledgement 

i-ii 

iii 

iv 

v 

Introduction 1 

Chapter 1 Milestone years and significant development <strong>of</strong> the 

3 

housing manager pr<strong>of</strong>ession in Hong Kong 

From 1966 to 1987 – Conception Years 

From 1988 to 1999 – Infant Years 

From 2000 to 2002 – Growing Up 

From 2003 – Reaching out 

From 2006 –Active Participation in Hong Kong and China 

From 2008 –Licensing Regime Supported 

Pr<strong>of</strong>essional Education and Training 

From 1968 to 1989 – Certificate/ Diploma Level Course 

From 1990 to 2004 – Undergraduate and postgraduate levels 

From 2005 to 2010 –UGC-funded and self-financed full-time 

undergraduate courses 

3 

4 

4 

5 

5 

5 

6 

7 

7 

7 

Chapter 2 

Pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional housing managers and extent <strong>of</strong> 10 

pr<strong>of</strong>essionalization within housing organizations in Hong 

Kong 

Pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional housing managers in Hong Kong 10 

Extent <strong>of</strong> pr<strong>of</strong>essionalization within housing organizations in Hong 15 

Kong 

Pr<strong>of</strong>essionalization in the Housing Department 

16 

Pr<strong>of</strong>essionalization in the private sector 

17 

Information on various aspects <strong>of</strong> housing mangers 

20 

Summary 

26 

i

Chapter 3 

Focus-group sessions with Fellows and Members <strong>of</strong> HKIH 

on eight important aspects <strong>of</strong> the housing manager 

pr<strong>of</strong>ession 

28 

Chapter 4 

Factors affecting the development <strong>of</strong> housing manager 

pr<strong>of</strong>ession in Hong Kong 

Employer’s attitude and practice 

Lack <strong>of</strong> mandatory requirements on registration / licensing <strong>of</strong> 

pr<strong>of</strong>essional housing managers 

Nature <strong>of</strong> job in housing management does not guarantee possession 

<strong>of</strong> monopolistic knowledge and skills 

..Influence <strong>of</strong> property owners and employers on pr<strong>of</strong>essional 

practice <strong>of</strong> housing managers 

..Limited full-time education and training opportunities at 

universities and low entry academic qualification for pr<strong>of</strong>essional 

membership 

..Limited new blood to serve pr<strong>of</strong>essional housing institutes 

33 

33 

34 

35 

36 

37 

38 

Chapter 5 Recommendations for further pr<strong>of</strong>essionalization 39 

1: Appoint and promote only those with pr<strong>of</strong>essional qualifications 

2: Let Pr<strong>of</strong>essional Housing Managers’ expertise shine through 

engagement in community service, policy advocacy and 

publications 

3: Review academic qualification for entry to membership <strong>of</strong> HKIH 

4:Parallel provision <strong>of</strong> full-time pre-service and part-time in-service 

housing management courses to meet the needs <strong>of</strong> different target 

groups 

5:Pr<strong>of</strong>essional bodies providing independent consultation services 

6:Advocate for provision <strong>of</strong> subsidized property management 

services to the needy 

7:Additional credits/marks/points should be awarded to property 

management companies if more pr<strong>of</strong>essional housing managers are 

employed 

8:Registered Pr<strong>of</strong>essional Housing Manager should seek delegated 

authority as a counter-signed pr<strong>of</strong>essional on Building Plan 

40 

41 

42 

42 

43 

43 

44 

45 

ii

LIST OF TABLES 

Page 

Table 1 Graduates <strong>of</strong> Validated Pr<strong>of</strong>essional Housing Management Programmes 8 

Table 2 Number <strong>of</strong> persons enrolled as pr<strong>of</strong>essional members <strong>of</strong> HKIH and CIH (as 11 

at 31 July 2008) 

Table 3 Number <strong>of</strong> persons enrolled as student members <strong>of</strong> HKIH and CIH(as at 31 11 

July 2008) 

Table 4 Statistics on Registered Pr<strong>of</strong>essional Housing Managers (RPHM), HMRB 12 

Table 5 Registered Pr<strong>of</strong>essional Housing Managers by Sex 13 

Table 6 Fellows and Members <strong>of</strong> HKIH by Sex 13 

Table 7 Registered Pr<strong>of</strong>essional Housing Managers by Age 14 

Table 8 Registered Pr<strong>of</strong>essional Housing Managers by Employment Sector 14 

Table 9 Registered Pr<strong>of</strong>essional Housing Managers by Position held 15 

Table 10 Proportion <strong>of</strong> Housing Department Housing Management Grade staff 16 

eligible for CIHAPB and HKIH members and Housing Managers Board 

Registration enrolled as Institutes’ Member or Fellow or registered as 

Registered Pr<strong>of</strong>essional Housing Manager (as at October 2008) 

Table 11 Number <strong>of</strong> Managers and Senior <strong>of</strong>ficers in 22 private property management 17 

agencies 

Table 12 A comparison between Housing Department / Housing Authority and Private 18 

Sector eligible housing management staff chosen not to become members <strong>of</strong> 

pr<strong>of</strong>essional institutes / RPHMs 

Table 13 Number <strong>of</strong> Housing Officers with financial sponsorship to academic 22 

programmes leading to housing pr<strong>of</strong>essional qualifications (Year 2000-2008) 

Table 14 Number <strong>of</strong> Assistant Housing Managers and above staff and Works 22 

Pr<strong>of</strong>essionals with financial sponsorship to academic programmes leading to 

housing pr<strong>of</strong>essional qualifications (Year 2000-2008) 

Table 15 Level <strong>of</strong> financial sponsoring for Housing Officers (HO) / AHM or above 22 

Table 16 Weighting in financial and non-financial component in property 

24 

management services tendering exercises for domestic units 

Table 17 Weighting in financial and technical component in property management 

services tendering exercises for non-domestic units 

24 

iii

LIST OF ANNEXES 

Page 

Annex 1 Members / Fellows <strong>of</strong> HKIH & CIHAPB and RPHMs 46 

Annex 2 Registered students <strong>of</strong> HKIH and CIHAPB 47 

Annex 3 Members / Fellows <strong>of</strong> CIHAPB 48 

Annex 4 Membership Statistics <strong>of</strong> Hong Kong Institute <strong>of</strong> Housing 49 

Annex 5 CIH Membership Statistics (1997, 1998 and 2000 to 2010) 50 

Annex 6 

Letter and Questionnaire sent to 86 members <strong>of</strong> the Hong Kong 

51 

Association <strong>of</strong> Property Management Companies Limited 

Annex 7 Focus Group Interview Checklist 54 

Annex 8 Presentation given on 9 Oct 2008 55 

iv

ACKNOWLEDGEMENT 

The completion <strong>of</strong> this <strong>Study</strong> on the development <strong>of</strong> Housing Manager Pr<strong>of</strong>ession in 

Hong Kong is the result <strong>of</strong> the effort <strong>of</strong> many named and unnamed persons relating to the 

pr<strong>of</strong>ession and this study. 

I would like to express my sincere thanks to Mr Henry CHAN, the Immediate Past 

President <strong>of</strong> the Hong Kong Institute <strong>of</strong> Housing (HKIH) and his Council Members 

(2008/09 & 2009/10) for entrusting me in carrying out this study for HKIH. 

I am also grateful for the advice and support from Mr SHARE Tai-ki (the current HKIH 

President, 2010/11), Mr Samuel SO, Mr Harvey LIU and Mr CHOI Ki-wai, members <strong>of</strong> 

the advisory group <strong>of</strong> this study. They were chairmen <strong>of</strong> HKIH’s four key committees. I 

would also like to record my special thanks to Miss Angela HO and Mr K K MA, 

administrative staff <strong>of</strong> HKIH, for their help in the process <strong>of</strong> this study. 

Mrs Julia WONG, Registrar <strong>of</strong> the Housing Managers Registration Board, provided me 

with information on the pr<strong>of</strong>ile <strong>of</strong> Registered Pr<strong>of</strong>essional Housing Managers. I am 

indebted for her invaluable assistance. 

Thanks are also due to Mr Victor CHOW, Chairman <strong>of</strong> the Chartered Institute <strong>of</strong> 

Housing Asian Pacific Branch, Mrs SO Tam Kit Ying Susanna (CIHAPB Membership 

Committee Chairperson) [2008-2009 Session] and the CIHAPB administrative staff. 

Without their help, I would not have found the total number <strong>of</strong> members in CIHAPB and 

HKIH and the number <strong>of</strong> members with overlapping membership. 

Special thanks are also due to Mr LAU Kai-hung, BBS, the then Senior Assistant Director 

<strong>of</strong> Housing (Estate Management) and his staff, for the provision <strong>of</strong> relevant information 

relating to the extent <strong>of</strong> housing pr<strong>of</strong>essionalization within the Housing Department / 

Hong Kong Housing Authority. 

Thirty Fellows and Members <strong>of</strong> the Hong Kong Institute <strong>of</strong> Housing joined the focus 

group sessions and shared their views on the important aspects <strong>of</strong> the housing manager 

pr<strong>of</strong>ession. I thank them for their sharing. 

22 members <strong>of</strong> the Hong Kong Association <strong>of</strong> Property Management Companies 

completed the questionnaires for this study. Their assistance is highly appreciated. 

This study is an exploratory one. I hope it will serve to generate more in-depth study on 

other aspects <strong>of</strong> the housing manager pr<strong>of</strong>ession in the near future. 

LAU Kwok Yu, PhD, JP 

Hon. F.H.K.I.H. 

October 2010 

v

LAU Kwok Yu (2010) <strong>Report</strong> <strong>of</strong> <strong>Study</strong> on the Development <strong>of</strong> Housing Manager Pr<strong>of</strong>ession in Hong Kong 

(commissioned by the Hong Kong Institute <strong>of</strong> Housing) 

INTRODUCTION 

In 2008, the Hong Kong Institute <strong>of</strong> Housing has commissioned the author as the 

principal researcher to conduct a <strong>Study</strong> on the Development <strong>of</strong> Housing Manager 

Pr<strong>of</strong>ession in Hong Kong. An advisory group consisting <strong>of</strong> the chairman <strong>of</strong> the 

Institute’s four committees was formed to provide support and advice to the author 

during the course <strong>of</strong> study. 

Objectives <strong>of</strong> the study are: 

1. To take stock <strong>of</strong> the development <strong>of</strong> housing manager pr<strong>of</strong>ession in Hong Kong and 

to identify the milestone years <strong>of</strong> significant developments; 

2. To outline the pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional housing managers and extent <strong>of</strong> 

pr<strong>of</strong>essionalization within housing organizations in Hong Kong; 

3. To understand HKIH members’ view on eight important aspects <strong>of</strong> the housing 

manager pr<strong>of</strong>ession : (a) Unique Knowledge and Skills, (b) Power, (c) Autonomy, (d) 

Ethical Standards / Conduct, (e) Advocacy Role, (f) Service to the Community, (g) 

Threat from other Pr<strong>of</strong>essions, and (h) Compulsory Registration; 

4. To identify and appraise factors affecting the development <strong>of</strong> housing manager 

pr<strong>of</strong>ession in Hong Kong; and 

5. To explore options in enhancing the pr<strong>of</strong>essional status <strong>of</strong> pr<strong>of</strong>essional housing 

managers in Hong Kong and the implications. 

To achieve the above objectives, various research methods are employed, namely, library 

research, focus groups and surveys. A quick scan <strong>of</strong> available materials kept by HKIH 

and those in public libraries / university libraries on the development <strong>of</strong> housing manager 

pr<strong>of</strong>ession in Hong Kong has been conducted. And Fellows and Members <strong>of</strong> the HKIH 

have been invited to express their views in the focus group sessions. And questionnaires 

and checklist <strong>of</strong> questions were developed to collect information and views from Hong 

Kong Institute <strong>of</strong> Housing (HKIH), Chartered Institute <strong>of</strong> Housing Asian Pacific Branch 

(CIHAPB), Housing Managers Registration Board (HMRB), private property 

management companies and Housing Department (HD) on pr<strong>of</strong>ile <strong>of</strong> housing 

management pr<strong>of</strong>essional and practitioners and current practice on promoting housing 

pr<strong>of</strong>essionalism. 

劉國裕 (2010)《房屋經理專業在香港的發展研究報告》, 香港 .. 香港城巿大學。 1



Apart from this introductory chapter, this report consists <strong>of</strong> five other chapters. Chapter 1 

outlines the milestone years and significant development <strong>of</strong> the housing manager 

pr<strong>of</strong>ession in Hong Kong. Chapter 2 describes the pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional housing 

managers and extent <strong>of</strong> pr<strong>of</strong>essionalization within housing organizations in Hong Kong. 

Chapter 3 reports the findings <strong>of</strong> the focus-group interview sessions with Fellows and 

Members <strong>of</strong> Hong Kong Institute <strong>of</strong> Housing on the eight important aspects <strong>of</strong> the 

housing manager pr<strong>of</strong>ession. Chapter 4 includes some discussion on factors affecting 

development <strong>of</strong> housing manager pr<strong>of</strong>ession and Chapter 5 further provide 

recommendations on enhancing the pr<strong>of</strong>essional status <strong>of</strong> housing managers in Hong 

Kong. 




CHAPTER 1 

Milestone years and significant development <strong>of</strong> the 

housing manager pr<strong>of</strong>ession in Hong Kong 

The history <strong>of</strong> the housing manager pr<strong>of</strong>ession dated back as early as the mid-1960s. In 

these forty-five years, a number <strong>of</strong> events have contributed to its development, and each 

seemingly insignificant episode has had its influence in the shaping <strong>of</strong> the housing 

pr<strong>of</strong>ession in Hong Kong as what we have achieved at the moment. The second part <strong>of</strong> 

this chapter will be devoted to the training and education <strong>of</strong> the related discipline, as this 

is what the development <strong>of</strong> a pr<strong>of</strong>ession is founded upon. 

From 1966 to 1987—Conception Years 

On 23 April 1966, the Institute <strong>of</strong> Housing Managers (Hong Kong Branch) [ 英國屋宇經 

理學會 ( 香港分會 )], received <strong>of</strong>ficial recognition from the Institute <strong>of</strong> Housing 

Managers UK headquarters as the first properly constituted local branch. This was the 

first step in housing manager’s pr<strong>of</strong>essionalization process in Hong Kong. In 1968, there 

were about 300 qualified housing managers in Hong Kong and most <strong>of</strong> them were 

expatriates. Some members <strong>of</strong> the Institute took up housing manager positions in the 

private housing sector in 1972. In 1974, the Institute <strong>of</strong> Housing Managers (Hong Kong 

Branch) involved in policy matters outside their employment for the first time by 

submitting a report to the Government on the management <strong>of</strong> multi-storey buildings in 

the private sector. In 1984, the Institute <strong>of</strong> Housing Managers received its Royal Charter 

and reflected this in its name (Chartered Institute <strong>of</strong> Housing Hong Kong Branch 英國特 

許房屋經理學會香港分會 ) in 1994. The grant <strong>of</strong> Royal Charter is generally reserved 

for eminent pr<strong>of</strong>essional bodies. In the case <strong>of</strong> pr<strong>of</strong>essional bodies, incorporation by 

Charter was made in the public interest. 

1 

1 “A Royal Charter is a way <strong>of</strong> incorporating a body, that is turning it from a collection <strong>of</strong> individuals into 

a single legal entity. A body incorporated by Royal Charter has all the powers <strong>of</strong> a natural person, including 

the power to sue and be sued in its own right. New grants <strong>of</strong> Royal Charters are these days reserved for 

eminent pr<strong>of</strong>essional bodies which should represent a field <strong>of</strong> activity which is unique and not covered by 

other pr<strong>of</strong>essional bodies. In the case <strong>of</strong> pr<strong>of</strong>essional bodies, incorporation by Charter should be in the 

public interest.” Source: http://www.privy-council.org.uk/output/Page44.asp 




From 1988 to 1999—Infant Years 

The Hong Kong Institute <strong>of</strong> Housing was first incorporated in Hong Kong (HKIH) [ 香港 

房屋經理學會 ] on 29 November 1988 under the Companies Ordinance (Cap. 32 <strong>of</strong> the 

Laws <strong>of</strong> Hong Kong) as a company limited by guarantee. With effect from 9 May 1997, 

the Institute has become a body corporate under The Hong Kong Institute <strong>of</strong> Housing 

Ordinance (Cap. 507, originally 34 <strong>of</strong> 1997). This demonstrates that pr<strong>of</strong>essional housing 

managers are firmly rooted in Hong Kong. In January 1990, the Hong Kong Association 

<strong>of</strong> Property Management Companies Limited (HKAPMC) [ 香港物業管理公司協會有限 

公司 ] was formed by a group <strong>of</strong> leading property management companies with the main 

objective <strong>of</strong> establishing, improving and maintaining standards for the pr<strong>of</strong>essional 

management <strong>of</strong> land property and multi-storey buildings. Property management 

companies do not need to be members <strong>of</strong> HKAPMC to practise in the industry. 

From 2000 to 2002—Growing up 

On 1 April 2000, Housing Managers Registration Board [ 房屋經理註冊局 ] was 

established in accordance with the Housing Managers Registration Ordinance (Chapter 

550, enacted on 26 November 1999). This ordinance is to provide for the registration <strong>of</strong> 

pr<strong>of</strong>essional housing managers and the disciplinary control <strong>of</strong> their pr<strong>of</strong>essional activities 

and related matters. Registration is operated on a voluntary basis. At the end <strong>of</strong> March 

2001, 301 housing managers had registered as Registered Pr<strong>of</strong>essional Housing 

Managers (RPHMs). This registration rate is not high compared with the number <strong>of</strong> 

housing managers qualified for registration. There were a total <strong>of</strong> 1,012 Fellows and 

Members <strong>of</strong> HKIH and 1,161 Fellows and Corporate Members <strong>of</strong> CIHAPB at end <strong>of</strong> 

March 2001. In 2001, the Chartered Institute <strong>of</strong> Hong Kong (Hong Kong Branch) was 

re-designated as the Chartered Institute <strong>of</strong> Housing Asian Pacific Branch (CIHAPB) [ 英 

國屋宇經理學會 ( 亞太分會 )] to reflect its expanded scope <strong>of</strong> services to the counterparts 

in the Asian Pacific Region. In 2002, four related organizations in housing management 

and real estate administration (HKIH, CIHAPB, HKAPMC and Hong Kong Institute <strong>of</strong> 

Real Estate Administration) joined hands to form the Hong Kong Pr<strong>of</strong>essional Property 

Services Alliance [ 香港房地產專業服務聯盟 ]. 




From 2003 —Reaching out 

In September 2003, HKIH introduced voluntary Continuing Pr<strong>of</strong>essional Development 

(CPD) Programme 

2 . In 2004, HKIH mobilized members to tackle management problems 

<strong>of</strong> dilapidated private buildings in old urban area. In 2005, HKIH’s Pr<strong>of</strong>essional Practice 

Committee joined hands with Hong Kong Housing Society and the Sham Shui Po District 

Council to provide advanced training course on property management to leaders <strong>of</strong> 

Owners Corporations. Similar courses were provided in subsequent years to Central & 

Western District, Southern District and Wong Tai Sin District. In 2006, Hong Kong 

Institute <strong>of</strong> Housing sets Continuing Pr<strong>of</strong>essional Development (CPD) as a mandatory 

requirement for renewal <strong>of</strong> pr<strong>of</strong>essional membership 3 . Fulfillment <strong>of</strong> CPD Scheme (20 

CPD units per year) shall be made as a compulsory requirement for Fellows and 

Members to be maintained in the register <strong>of</strong> members with effect from year 2006. 

Mandatory CPD is established to ensure HKIH housing manager pr<strong>of</strong>essionals to keep up 

themselves with latest changes and needs <strong>of</strong> the pr<strong>of</strong>ession as well as to upgrade their 

pr<strong>of</strong>essional pr<strong>of</strong>ile. 

From 2006 — Active participation in Hong Kong and China 

Since 2006, HKIH has been actively participating in the Organising Committee <strong>of</strong> the 

Quality Building Award (the organizing committee consists <strong>of</strong> 9 pr<strong>of</strong>essional and related 

organizations). In 2010, HKIH appointed a member to serve as Chairman <strong>of</strong> the 

Organising Committee. In 2007, HKIH & CIHAPB continued their effort on obtaining 

exemptions from China’s Certified Property Manager ( 中國物業管理師 )’s Examination 

for its pr<strong>of</strong>essional members. Also, HKIH & CIHAPB submitted views to the 

Government / Legislative Council on the Building Management (Amendment) Ordinance 

2007, Building Management (Third Party Risks Insurance) Regulation, Building Energy 

Codes. In 2008, CIHAPB employed a Fellow <strong>of</strong> its Branch as General Manager 

(Pr<strong>of</strong>essional Development) to strengthen the Pr<strong>of</strong>essional Development <strong>of</strong> the members 

and to maintain a close link with our counterparts in Asia Pacific Region. In April 2009, 

2 In the first 15-month operation <strong>of</strong> this voluntary CPD Programme, 26 CPD events were organized for 

HKIH Members for 2,194 “participants” with a total event hours <strong>of</strong> 6,300. HKIH joined the CPD Alliance 

to promote CPD with other 19 pr<strong>of</strong>essional bodies. 

3 Hong Kong Institute <strong>of</strong> Housing (2007) Guidance Notes for Continuing Pr<strong>of</strong>essional Development, 

Version 2, 2007. In April 2008, HKIH removed 300 names in the Members / Fellows’ List as these 300 

members failed to meet CPD compulsory requirements despite Institute’s reminder. 




HKIH was elected Member <strong>of</strong> the China Property Management Institute’s Standing 

Committee [ 中國物業管理協會常務理事單位 ]. 

From 2008 — Licensing Regime supported 

Home Affairs Department reported Consultancy <strong>Study</strong> on Regulating Property 

Management Companies 

4 to Legislative Council Home Affairs Panel on 4 July 2008. 

CIHAPB and HKIH met consultants to express views on licensing regime for both the 

property management companies and individual managers. Home Affairs Department 

reported Consultancy <strong>Study</strong> on Regulating Property Management Industry and Related 

Building Management Issues 5 to Legislative Council Home Affairs Panel on 9 July, 2010. 

HKIH, CIHAPB and HMRB all supported a licensing regime for both the property 

management companies and individual managers. 

Since April 2010, pr<strong>of</strong>essional housing managers <strong>of</strong> HKIH, CIHAPB, HMRB and 

HKAPMC have been acting as volunteers and joining hands with Hong Kong Housing 

Society to <strong>of</strong>fer free pr<strong>of</strong>essional advice and follow-up services to dilapidated buildings’ 

flat owners in the "Building Management Expert Volunteer Service Scheme" [ 大廈管 

理專家義工服務計劃 ] (Note: the Scheme is formally named as Building Management 

Pr<strong>of</strong>essional Service Scheme (BMPSS) [ 大廈管理專業服務計劃 ] 6 upon its 

commencement.) 

Pr<strong>of</strong>essional Education and Training 

Other than the above-listed milestone development, education and training <strong>of</strong> 

pr<strong>of</strong>essional housing managers should also be properly recorded here. Courses/ 

Programmes are validated by the Chartered Institute <strong>of</strong> Housing or / and Hong Kong 

Institute <strong>of</strong> Housing and upon completion <strong>of</strong> institute’s practical experience requirements, 

graduates are eligible to apply for admission to pr<strong>of</strong>essional membership <strong>of</strong> both 

institutes. 

4 Home Affairs Department (2008) Regulation <strong>of</strong> Property Management Companies, Paper for discussion 

at 4 July 2008 meeting <strong>of</strong> the Legislative Council Panel on Home Affairs [LC Paper No. CB(2)2454/07- 

08(02). 

5 Home Affairs Department (2010) Regulation <strong>of</strong> the Property Management Industry and Related Building 

Management Issues, Paper for discussion at 9 July 2010 meeting <strong>of</strong> the Legislative Council Panel on Home 

Affairs [LC Paper No. 1980/09-10(03)]. 

6 See details in Home Affairs Department website -- http://www.buildingmgt.gov.hk/tc/whats_new/2_5.htm 




From 1968 to 1989 (Provision <strong>of</strong> Certificate/ Diploma Level Course) 

In 1968 Extra-mural Department <strong>of</strong> the University <strong>of</strong> Hong Kong <strong>of</strong>fered a Certificate 

Course in Housing Management to train housing managers. [Note : the Certificate in 

Housing Management course was accepted as being equivalent to the Hong Kong 

Government Housing Management Examination (a pass in this was a must before 

Housing Officers were considered for promotion to Housing Manager rank)]. In 1989, 

the Certificate Course in Housing Management <strong>of</strong> the University <strong>of</strong> Hong Kong was 

upgraded to Diploma status (renamed Pr<strong>of</strong>essional Diploma in later years). Graduates <strong>of</strong> 

the Diploma Course with sufficient working experience was accepted as entrance 

requirement for its Master <strong>of</strong> Housing Management course introduced in later years. 

From 1990 to 2004 (courses at undergraduate and postgraduate levels provided) 

The Department <strong>of</strong> Public and Social Administration <strong>of</strong> the City University <strong>of</strong> Hong 

Kong started to <strong>of</strong>fer housing electives to students <strong>of</strong> B.A. (Hons) in Public and Social 

Administration Programme in September 1990. Graduates <strong>of</strong> housing electives <strong>of</strong> this 

BA(Hons) in Public Administration Programme have been given partial exemption in the 

CIH’s Pr<strong>of</strong>essional Qualification in Housing. Upon completion <strong>of</strong> Bridging Courses and 

Practical Experience Requirements, housing electives graduates are qualified for CIH’s 

Corporate Membership. In 1998, the Department <strong>of</strong> Public and Social Administration <strong>of</strong> 

the City University <strong>of</strong> Hong Kong started the first part-time Bachelor <strong>of</strong> Arts with 

Honours in Housing Studies Programme. Upon completion <strong>of</strong> Practical Experience 

Requirements <strong>of</strong> the HKIH/CIH, graduates are eligible to enroll as Corporate Members <strong>of</strong> 

HKIH/CIH. In the same year, University <strong>of</strong> Hong Kong started to <strong>of</strong>fer a top-up parttime 

Bachelor <strong>of</strong> Housing Management Programme to graduates <strong>of</strong> its Pr<strong>of</strong>essional 

Diploma in Housing Management Programme. In 1999, the Centre for Urban Planning 

and Environmental Management <strong>of</strong> the University <strong>of</strong> Hong Kong launched a Master in 

Housing Management (Pr<strong>of</strong>essional Stream) with its first intake in 1999. The first batch 

<strong>of</strong> students taking Master in Housing Management (Pr<strong>of</strong>essional Stream) programme 

graduated in 2002 and were eligible for Corporate Membership <strong>of</strong> HKIH and CIH. 

From 2005 to 2010 (UGC-funded and self-financed full-time undergraduate courses) 

In 2005, HKIH and CIH validated the Master <strong>of</strong> Arts in Housing Studies Programme <strong>of</strong> 

the Department <strong>of</strong> Public and Social Administration <strong>of</strong> the City University <strong>of</strong> Hong Kong 

and graduates <strong>of</strong> the programme are eligible for admission as Corporate Members upon 




completion <strong>of</strong> Practical Experience Requirements. This part-time two-year MA in 

Housing Studies Programme started to enroll students in September 2006. Hong Kong 

Polytechnic University enrolled 28 full-time students to its B.Sc. (Hons) in Property 

Management Programme in September 2005. The programme has obtained pr<strong>of</strong>essional 

accreditation from the Hong Kong Institute <strong>of</strong> Housing (HKIH), the Royal Institution <strong>of</strong> 

Chartered Surveyors (RICS), UK, and the Hong Kong Institute <strong>of</strong> Surveyors (HKIS). In 

April 2010, HKIH and CIH validated the top-up self-financed full-time Bachelor <strong>of</strong> 

Social Science in Administration and Public Management (Housing Studies) Programme 

<strong>of</strong> the Department <strong>of</strong> Public and Social Administration <strong>of</strong> the City University. 

Among these seven validated pr<strong>of</strong>essional housing management programmes <strong>of</strong>fered by 

three universities in Hong Kong, only two <strong>of</strong> them (Hong Kong Polytechnic University’s 

B.Sc. (Property Management) and City University <strong>of</strong> Hong Kong’s B.Soc.Sc. 

(Administration and Public Management - Housing Studies) are pre-service, full-time 

programmes. The remaining five programmes are part-time evening programmes / inservice 

training programmes for housing management practitioners. 

Since 1990s, CIH had also been involved in validating courses <strong>of</strong>fered at the School <strong>of</strong> 

Continuing and Pr<strong>of</strong>essional Education <strong>of</strong> the City University <strong>of</strong> Hong Kong (Continuing 

Education Diploma in Property Management course), Hong Kong Institute <strong>of</strong> Vocational 

Education (Higher Diploma in Real Estate Management course) leading to CIH’s 

Practitioner Membership. 

Table 1: Graduates <strong>of</strong> Validated Pr<strong>of</strong>essional Housing Management Programmes 

Programme / 

No. <strong>of</strong> Remarks 

Academic Institution 

Graduates 

Pr<strong>of</strong>essional Diploma in Housing Management <strong>of</strong> 4,486 First batch graduated in 1972. Figures 

HKU-SPACE 

included graduates up to 2007. 

房屋管理專業文憑 ( 香港大學專業進修學院 ) 

Master in Housing Management (Pr<strong>of</strong>essional 189 Course started in 1999 and first batch <strong>of</strong> 

Stream) <strong>of</strong> HKU-CUPEM 

graduates completed in 2002. Figures 

房屋管理碩士課程 ( 專業類別 ) ( 香港大學城巿規 

included all up to 2007. 

劃及環境管理研究中心 ) 

BA (Hons) in Housing Studies <strong>of</strong> City University 379 Graduated between 2000 至 2007 

<strong>of</strong> Hong Kong 

房屋學榮譽文學士 ( 香港城巿大學 ) 

Total 5,054 Figures included all up to 2007 

Note: Hong Kong Polytechnic University trained its first batch <strong>of</strong> B.Sc. (Hons) in Property Management Graduates in 

2008 (less than 30 in each year). City University <strong>of</strong> Hong Kong has its first batch <strong>of</strong> Master <strong>of</strong> Arts in Housing Studies 

graduates in 2008 (about 55 graduates per year). Between 2000 and 2009 City University <strong>of</strong> Hong Kong’s BA (Hons) 

in Housing Studies Programme trained 503 graduates. 

Source: Information provided to the author by the University <strong>of</strong> Hong Kong and City University <strong>of</strong> Hong Kong. Hong 

Kong Polytechnic University’s information is extracted from its website. 




From 1972 to 2007, a total <strong>of</strong> 5,054 persons graduated from programmes accredited by 

the pr<strong>of</strong>essional housing institutes. Among them, 4,486 obtained Pr<strong>of</strong>essional Diploma 

in Housing Management <strong>of</strong> HKU-SPACE (121 each year on average),189 graduated 

with Master in Housing Management (Pr<strong>of</strong>essional Stream) <strong>of</strong> HKU-CUPEM from 2002 

to 2007 (31 each year on average), and 379 from BA (Hons) in Housing Studies <strong>of</strong> City 

University <strong>of</strong> Hong Kong from 2000 to 2007 (54 each year on average). By simple 

calculation, there should be no less than 200 graduates joining HKIH and the CIHAPB as 

full members. 




CHAPTER 2 

Pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional housing managers and extent <strong>of</strong> 

pr<strong>of</strong>essionalization within housing organizations in 

Hong Kong 

This chapter outlines the pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional housing managers in Hong Kong and 

reports the findings on the extent <strong>of</strong> pr<strong>of</strong>essionalization within Housing Department and 

private property management organizations. Enquiries for information were sent to 

relevant organizations like the Housing Department/Hong Kong Housing Authority, the 

Housing Managers Registration Board and private property management companies 

(including the Hong Kong Housing Society) through the Hong Kong Association <strong>of</strong> 

Property Management Companies Limited, Chartered Institute <strong>of</strong> Housing Asian Pacific 

Branch, and Hong Kong Institute <strong>of</strong> Housing. This chapter helps to enhance public 

understanding <strong>of</strong> the current situation <strong>of</strong> the housing manager pr<strong>of</strong>ession and the public 

discourse surrounding the development <strong>of</strong> the pr<strong>of</strong>essionalization <strong>of</strong> the housing 

practitioners in Hong Kong. The statistical data were mainly obtained in mid-2008 and 

2009 and some were updated recently in 2010. The findings are presented below. 

PROFILE OF PROFESSIONAL HOUSING MANAGERS IN HONG KONG 

Pr<strong>of</strong>essional Housing Managers are defined as those who have met the pr<strong>of</strong>essional 

membership requirements <strong>of</strong> the Hong Kong Institute <strong>of</strong> Housing (HKIH) or Chartered 

Institute <strong>of</strong> Housing (CIH) and have enrolled as Members <strong>of</strong> one <strong>of</strong> these four categories: 

Fellows <strong>of</strong> HKIH (FHKIH) or Members <strong>of</strong> HKIH (MHKIH), Fellows <strong>of</strong> CIH (FCIH) or 

Members <strong>of</strong> CIH (MCIH). 

As at 31 July 2008, 2,100 persons in Hong Kong have enrolled as pr<strong>of</strong>essional members 

<strong>of</strong> either one or these two pr<strong>of</strong>essional housing institutes. These 2,100 persons include 

those with dual membership status <strong>of</strong> both institutes (that is, person with dual 

membership status only counted as one person here). A total <strong>of</strong> 1,260 and 1,412 people 

have registered as FCIH / MCIH or FHKIH / MHKIH respectively. Yet, it is inaccurate 




to add up the number <strong>of</strong> CIH members and HKIH pr<strong>of</strong>essional members to get the total 

number <strong>of</strong> pr<strong>of</strong>essional housing managers in Hong Kong because 572 <strong>of</strong> them held dual 

pr<strong>of</strong>essional membership. Excluding the double-counting <strong>of</strong> these 572 persons, the total 

number <strong>of</strong> pr<strong>of</strong>essional housing managers should be 2,100 in July 2008. (Table 2) 

Table 2 : Number <strong>of</strong> persons enrolled as pr<strong>of</strong>essional members <strong>of</strong> HKIH and CIH 

(as at 31 July 2008) 

Category 

Number 

a. FCIH (plus MHKIH/FHKIH) 65 

b. MCIH (plus MHKIH/FHKIH) 507 

c. FCIH only 86 

d. MCIH only 602 

e. MHKIH or FHKIH only 840 

a + b + c + d + e (total pr<strong>of</strong>essional members in both institutes) 2,100 

a + b + c + d (CIH Fellow + Members) 1,260 

a + b + e (HKIH Fellow + Members) 1,412 

Source : HKIH and CIH Asian Pacific Branch, 2008 

Keys: FHKIH = Fellows <strong>of</strong> HKIH, MHKIH = Members <strong>of</strong> HKIH (MHKIH), 

FCIH = Fellows <strong>of</strong> CIH, and MCIH = Members <strong>of</strong> CIH 

Other than these 2,100 pr<strong>of</strong>essional members <strong>of</strong> HKIH and CIH, 1,311 students were at 

different stages <strong>of</strong> their pr<strong>of</strong>essional housing management training and education, as at 

July 2008. They were student members <strong>of</strong> HKIH and CIH and almost all <strong>of</strong> them were 

housing management practitioners. Among these 1,311 students, 733 have joined the 

HKIH and 400 came from CIH, while 178 were student members <strong>of</strong> both pr<strong>of</strong>essional 

institutes. (Table 3) 

It is therefore more appropriate to say that, a total <strong>of</strong> 3,411 members <strong>of</strong> pr<strong>of</strong>essional 

housing institutes were involved in the delivery <strong>of</strong> housing management services in July 

2008. Of these 3,411 members, 2,100 (62%) were qualified pr<strong>of</strong>essional housing 

managers and 1,311 (38%) were student members yet to become qualified. 

Table 3 : Number <strong>of</strong> persons enrolled as student members <strong>of</strong> HKIH and CIH 

(as at 31 July 2008) 

Category 

Number 

1. CIH student members (also HKIH student members) 178 

2. CIH student members only 400 

3. HKIH student members only 733 

1.+ 2.+ 3. (total students in both institutes, no double counting) 1,311 

2. + 3. (CIH student members, including those with dual membership) 578 

1. + 3. (HKIH student members, including those with dual membership) 911 

Source : HKIH and CIH Asian Pacific Branch, 2008 




Detailed and more updated membership statistics <strong>of</strong> CIHAPB, HKIH and HMRB are 

separately shown at Annexes 1 to 5. 

Yet, if we take a more stringent definition and count only those Registered Pr<strong>of</strong>essional 

Housing Managers (RPHMs) (registered under the Housing Managers Registration 

Ordinance 7 (Cap.550) as pr<strong>of</strong>essional housing managers in Hong Kong), the number <strong>of</strong> 

RPHMs would be 1,077 only (as at 31 July 2008). That accounts for about half <strong>of</strong> those 

who were HKIH or CIH full pr<strong>of</strong>essional members and have actually registered as 

RPHMs. Among those 2,100 HKIH and CIH pr<strong>of</strong>essional members, 993 HKIH members 

and 74 CIH members applied for and became RPHMs with their respective pr<strong>of</strong>essional 

institute membership qualifications. Table 4 shows the number <strong>of</strong> RPHMs between 2001 

and 2010. The numbers <strong>of</strong> RPHMs as at 31 March 2009 and 2010 are 1,100 and 1,124 

respectively. 8 In March 2010, about 92% <strong>of</strong> the 1,124 RPHMs registered with their 

HKIH pr<strong>of</strong>essional membership qualifications and 7% used their CIH pr<strong>of</strong>essional 

membership qualifications to register as RPHMs. Though the Housing Managers 

Registration Board accepts other pr<strong>of</strong>essional qualifications when considering 

registration application as Registered Pr<strong>of</strong>essional Housing Managers, only about 1% <strong>of</strong> 

RPHMs has used other pr<strong>of</strong>essional membership qualifications to enroll as RPHMs for 

all these years. 

Table 4 : Statistics on Registered Pr<strong>of</strong>essional Housing Managers (RPHM), HMRB 

As at 

RPHM in 

the Register 

Members <strong>of</strong> 

HKIH 


CIH 


HKIS 

Members <strong>of</strong> other 

recognized 

pr<strong>of</strong>essional 

bodies 

31.3.2001 301 301 0 0 0 

31.3.2002 502 464 37 1 0 

31.3.2003 655 593 55 7 0 

31.3.2004 829 749 63 8 0 

31.3.2005 907 833 66 8 0 

31.3.2006 966 890 67 9 0 

31.3.2007 1025 944 72 8 1 MHKICM 

31.3.2008 1118 1033 75 8 2 MHKICM 

MHKIE 

31.7.2008 1077 993 74 8 2 MHKICM 

MHKIE 

31.3.2009 1100 1010 79 9 1 

1 

31.3.2010 1124 1030 81 10 1 

1 

1 

HKIS: Hong Kong Institute <strong>of</strong> Surveyor; MHKICM: Member <strong>of</strong> Hong Kong Institute <strong>of</strong> Construction Managers 

MHKIE: Member <strong>of</strong> Hong Kong Institution <strong>of</strong> Engineers FCPA: Fellow (Certified Public Accountant) 

Source : Housing Managers Registration Board, 7 October 2010 

Notes 

MHKICM 

MHKIE 

MHKICM 

MHKIE 

FCPA 

7 The Government gazetted the Housing Managers Registration Ordinance (Chapter 550) on 26 November 

1999. 

8 Updated RPHM statistics provided by Housing Managers Registration Board, 22 July 2010. 




As there is no readily available information about the pr<strong>of</strong>ile (e.g. sex, age, employer and 

position <strong>of</strong> HKIH and CIH members), the data <strong>of</strong> RPHMs will be used to show the 

pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional housing managers in Hong Kong. 

Gender <strong>of</strong> Pr<strong>of</strong>essional Housing Managers 

As reflected by the RPHM statistics (Table 5), more male housing pr<strong>of</strong>essionals, as 

compared with female pr<strong>of</strong>essionals, have actually registered as RPHMs in Hong Kong. 

Male to female housing pr<strong>of</strong>essionals are in the ratio <strong>of</strong> 7 to 3 in 2008, which is quite 

similar to the ratio (67 to 33) as reflected by membership statistics provided by HKIH. 

(Table 6) 

Table 5: Registered Pr<strong>of</strong>essional Housing Managers by Sex 

As at Male Female Total 

31.3.2001 226 (75%) 75 (25%) 301 

31.3.2002 361 (72%) 141 (28%) 502 

31.3.2003 471 (72%) 184 (28%) 655 

31.3.2004 583 (71%) 237 (29%) 820 

31.3.2005 645 (71%) 262 (29%) 907 

31.3.2006 690 (71%) 276 (29%) 966 

31.3.2007 729 (71%) 296 (29%) 1025 

31.3.2008 784 (70%) 334 (30%) 1118 

31.7.2008 755 (70%) 322 (30%) 1077 

Source : Housing Managers Registration Board, 18 November 2008 

Table 6 : Fellows and Members <strong>of</strong> HKIH by Sex 

Male Female Total 

Fellow, HKIH 77 35 112 

Member, HKIH 873 427 1300 

Total 950 462 1412 

% 67 33 100 

Source: Hong Kong Institute <strong>of</strong> Housing, 31 July 2008. 




Age Pr<strong>of</strong>ile <strong>of</strong> Pr<strong>of</strong>essional Housing Managers 

The latest available RPHM statistics show that in July 2008, the median age range <strong>of</strong> 

RPHMs is 41-45. About 80% are aged between 31 and 50 (Table 7). 

Table 7: Registered Pr<strong>of</strong>essional Housing Managers By Age 

As at 20-30 31-35 36-40 41-45 46-50 51-55 56-60 61-70 Total 

31.3.2001 10 28 69 69 48 54 14 9 301 

31.3.2002 22 52 108 123 81 80 23 13 502 

31.3.2003 30 62 156 161 110 88 34 14 655 

31.3.2004 52 109 189 195 126 83 53 13 820 

31.3.2005 48 141 188 213 164 78 62 13 907 

31.3.2006 23 189 191 229 173 74 67 20 966 

31.3.2007 15 207 192 226 206 92 62 25 1025 

31.3.2008 23 214 215 238 213 115 63 36 1117 * 

31.7.2008 28 221 213 221 207 105 52 29 1076 * 

% as at 2.6 40.3 39.8 14.6 2.7 100 

31.7.2008 

* one age unknown 


Employment Sector <strong>of</strong> Pr<strong>of</strong>essional Housing Managers 

A majority (80%) <strong>of</strong> RPHMs worked in private sector in July 2008. This is different 

from the statistics in 2001. In March 2001, only 49.1% worked in private sector and 

more worked in public and statutory sector. It is found that, since 2004, the number <strong>of</strong> 

public sector RPHMs dropped while the number <strong>of</strong> statutory sector RPHMs slightly 

increased (Table 8). 

Table 8: Registered Pr<strong>of</strong>essional Housing Managers by Employment Sector 

As at Private Sector Public Sector Statutory Sector Total 

31.3.2001 148 (49%) 122 (41%) 31 (10%) 301 

31.3.2002 284 (57%) 170 (34%) 48 (9%) 502 

31.3.2003 411 (63%) 193 (30%) 51 (7%) 655 

31.3.2004 570 (70%) 193 (24%) 57 (6%) 820 

31.3.2005 652 (72%) 189 (21%) 66 (7%) 907 

31.3.2006 727 (75%) 171 (18%) 68 (7%) 966 

31.3.2007 794 (78%) 149 (15%) 82 (7%) 1025 

31.3.2008 887 (79%) 136 (12%) 95 (9%) 1118 

31.7.2008 867 (80%) 116 (11%) 94 (9%) 1077 

Note: RPHMs working in government departments like Housing Department, Lands Department, Buildings 

Department, Home Affairs Department are considered to be in the public sector. Statutory sectors include Urban 

Renewal Authority, various educational institutions and the Hong Kong Housing Society. RPHMs in The Link 

and Hong Kong Rail (KCRC and MTRC) are classified as working in the Private Sector. 





Rank / Position <strong>of</strong> Pr<strong>of</strong>essional Housing Managers 

As at July 2008, about 77% <strong>of</strong> RPHMs were holders <strong>of</strong> managerial post. The total 

number <strong>of</strong> RPHMs holding managerial positions increased significantly from 2001 to 

2008, while the number <strong>of</strong> RPHMs holding directorate post increased more than a double. 

(Table 9). 

Table 9: Registered Pr<strong>of</strong>essional Housing Managers by Position held 

As at Directorate Managerial Officer Total 

31.3.2001 30 (10%) 238 (79%) 33 (11%) 301 

31.3.2002 48 (10%) 387 (77%) 67 (13%) 502 

31.3.2003 60 (9%) 480 (73%) 115 (18%) 655 

31.3.2004 66 (8%) 587 (72%) 167 (20%) 820 

31.3.2005 72 (8%) 652 (72%) 183 (20%) 907 

31.3.2006 73 (8%) 701 (73%) 192 (19%) 966 

31.3.2007 80 (8%) 778 (76%) 167 (16%) 1025 

31.3.2008 84 (8%) 858 (77%) 176 (15%) 1118 

31.7.2008 79 (8%) 833 (77%) 165 (15%) 1077 


Summary on Pr<strong>of</strong>ile <strong>of</strong> Pr<strong>of</strong>essional Housing Managers 

As at end <strong>of</strong> July 2008, it is found that among all Registered Housing Managers, 92% 

were members and fellows <strong>of</strong> HKIH, 80% worked in private sectors; 77% <strong>of</strong> them were 

<strong>of</strong> managerial level while 8% <strong>of</strong> directorate level; 70% <strong>of</strong> them were males and 80% aged 

between 31-50. In comparing the figures <strong>of</strong> 2001 to that <strong>of</strong> 2008, it is found that the 

number <strong>of</strong> Registered Pr<strong>of</strong>essional Managers coming from the government and statutory 

bodies accounted for 51% <strong>of</strong> all RPHMs in 2001, but significantly dropped to 20% in 

2008. 

THE EXTENT OF PROFESSIONALIZATION WITHIN HOUSING 

ORGANIZATIONS IN HONG KONG 

Two surveys were made to find out the extent <strong>of</strong> pr<strong>of</strong>essionalization within housing 

organizations like the Housing Department and property management agencies in the 

private sector in Hong Kong. The first was carried out in summer 2008 (updated in late 

October 2009) and the second in summer 2009. In the first survey, the Housing 

Department (HD) / Hong Kong Housing Authority (HKHA) were invited to provide 

information on a number <strong>of</strong> questions. In the second attempt, 86 members <strong>of</strong> the Hong 




Kong Association <strong>of</strong> Property Management Companies (contact list <strong>of</strong> fourth quarter, 

2008) were posted with self-filled questionnaires (see Annex 6) with return stamped 

envelopes). Hong Kong Housing Society is also one <strong>of</strong> those 86 members. Results <strong>of</strong> 

these two surveys are summarised below. 

Extent <strong>of</strong> housing management pr<strong>of</strong>essionalization in the Housing Department 

As at 15 October 2008, the number <strong>of</strong> Housing Management grade/ class staff 9 eligible 

to enroll as qualified CIH or HKIH members (including fellows and members) was 1,654. 

Out <strong>of</strong> them, only 249 (15%) had enrolled as members <strong>of</strong> pr<strong>of</strong>essional housing institutes. 

Detailed breakdown <strong>of</strong> these 249 housing management grade staff were as follows: 2 

FCIH+RPHM and 17 MCIH+RPHM; 6 FHKIH+RPHM and 30 MHKIH+RPHM; 23 

staff with dual pr<strong>of</strong>essional housing institute’s membership (also with registration as 

RPHM); 171 staff with single pr<strong>of</strong>essional housing institute’s membership (without 

registration as RPHM). Therefore, 85% eligible housing management grade staff has not 

enrolled as member or fellow <strong>of</strong> housing institutes. As shown from these details, there 

were only 78 RPHMs in Housing Department. In other words, only 4.7% <strong>of</strong> 1,654 staff 

in the Housing Management Grade eligible to pr<strong>of</strong>essional housing institutes’ 

membership had registered as RPHMs (Table 10). 

Table 10: Proportion <strong>of</strong> Housing Department Housing Management Grade staff eligible for 

CIHAPB and HKIH members and Housing Managers Board Registration enrolled as 

Institutes’ Member or Fellow or registered as Registered Pr<strong>of</strong>essional Housing Manager 

(as at October 2008) 

No. <strong>of</strong> eligible Housing No. joined % 

Management Grade staff 

Member / Fellow <strong>of</strong> CIHAPB 

1,654 249 15.1 

or HKIH 

Enrolled as Registered 

1,654 78 4.7 

Pr<strong>of</strong>essional Housing 

Manager (RPHM) 

Source: Housing Department / Hong Kong Housing Authority. 

9 These 1,654 housing management grade staff in the Housing Department did not include those 12 staff 

who were on pre-retirement leave in mid October 2008. 




Extent <strong>of</strong> housing management pr<strong>of</strong>essionalization in the private sector 

As at 30 September 2009, 24 questionnaires were received by the author. Among them, 

22 were completed and two were not filled in. The response rate was 26%. Manager 

refers to assistant manager, manager, senior manager, chief manager, etc. (including all 

those at associate director or above in the questionnaire.) Senior <strong>of</strong>ficer refers to senior 

property <strong>of</strong>ficer, senior administrative <strong>of</strong>ficer, etc. who are involved in front-line property 

management work. It does not include entry grade staff like assistant property <strong>of</strong>ficer or 

property <strong>of</strong>ficer/administrative <strong>of</strong>ficer. It is found that there were a total <strong>of</strong> 1,561 housing 

management practitioners at senior <strong>of</strong>ficer grade and at housing manager grade working 

in these 22 property management companies (with 859 staff at manager grade and above 

while 702 staff at senior <strong>of</strong>ficer grade). On average, each property management company 

employed 39 managers and 32 senior <strong>of</strong>ficers (see Table 11). Table 11 also shows that 

these 22 property management agencies (including Hong Kong Housing Society) were <strong>of</strong> 

various sizes, with small agencies employing 1 to 5 managers, medium-size agencies 

employing about 30+ managers, and large agencies/organizations employing over 100 

managers. 

Table 11: Number <strong>of</strong> Managers and Senior <strong>of</strong>ficers in 22 private property management 

agencies 

Company Code 

(A) No. <strong>of</strong> Property Management 

staff at manager grade & above 

(B) No. <strong>of</strong> Property 

Management staff at senior 

<strong>of</strong>ficer grade 

(C) = (A) + (B) 

1 1 1 2 

2 2 2 4 

3 3 2 5 

4 3 7 10 

5 4 1 5 

6 5 3 8 

7 9 12 21 

8 16 10 26 

9 21 2 23 

10 25 11 36 

11 33 22 55 

12 37 15 52 

13 45 24 69 

14 47 11 58 

15 47 30 77 

16 49 228 277 

17 54 29 83 

18 64 33 97 

19 75 39 114 

20 100 84 184 

21 104 47 151 

22 115 89 204 

Total 859 702 1,561 

Average 39.1 31.9 71 

Source: Survey data collected from HKAPMC members by the author in summer 2009. 




Statistics shows that on average, 58% <strong>of</strong> managers employed in these 22 property 

management agencies were members or fellows <strong>of</strong> CIH / HKIH. This means 42% <strong>of</strong> 

these managers have not yet obtained housing management pr<strong>of</strong>essional qualifications. 

When asked about the number <strong>of</strong> property management staff at manager grade or above 

who are eligible for joining CIH/HKIH as member or fellow <strong>of</strong> CIH/HKIH but have not 

done so, five property management agencies provided no relevant information. Among 

the 17 property management agencies who have given a numeric number to this question, 

it is found that on average 3.5% <strong>of</strong> those managers eligible for pr<strong>of</strong>essional membership 

had chosen not to become members or fellows <strong>of</strong> pr<strong>of</strong>essional housing institutes 

(CIH/HKIH). This percentage (3.5%) was significantly lower than the situation in the 

Housing Department (85%). It is therefore safe to conclude that a great majority (96.5%) 

<strong>of</strong> housing managers working in the private property management company would enroll 

as members <strong>of</strong> pr<strong>of</strong>essional housing institutes upon obtaining qualification for enrolment 

(Table 12). 

Table 12 : A comparison between Housing Department / Housing Authority and Private 

Sector eligible housing management staff chosen not to become members <strong>of</strong> pr<strong>of</strong>essional 

institutes / RPHMs 

% <strong>of</strong> eligible Housing 

Management Grade staff in 

Housing Department / Housing 

Authority 

% <strong>of</strong> eligible Housing 

Manager Grade staff in 

Private Property 

Management Companies 

Not joined as Member / Fellow 

84.9 3.5 

<strong>of</strong> CIHAPB or HKIH 

Not enrolled as Registered 

95.3 57.0 


Manager (RPHM) 

Source: Survey data collected from HKAPMC members by the author in summer 2009. 

As for the property management staff at manager grade and above in private sector 

property management agencies, 28% <strong>of</strong> them have registered as Registered Pr<strong>of</strong>essional 

Housing Managers on average. As only qualified CIH/HKIH members/fellows are 

eligible to register as RPHMs, it is noted that on average 43% <strong>of</strong> managers with 

pr<strong>of</strong>essional institutes’ membership 10 had registered as RPHM. Though this percentage 

(43%) was nine times that <strong>of</strong> the Housing Department (4.7%), it is observed that a very 

10 The computation <strong>of</strong> the percentage <strong>of</strong> RPHMs to CIH and HKIH fellows and members is done here by 

including all those who have enrolled as CIH / HKIH membership and those eligible to join as pr<strong>of</strong>essional 

members but chosen not to join). 




high proportion (57%) <strong>of</strong> eligible housing managers in private property management 

companies had chosen not to become RPHM (Table 12). 

Among those three property management organizations employing more than 100 or 

more managers, on average, 60% <strong>of</strong> them enrolled as members / fellows <strong>of</strong> CIH/HKIH 

and about 54% <strong>of</strong> these organizations’ managers with CIH/HKIH membership have also 

registered themselves as RPHMs. In the other five private property management 

companies with a total <strong>of</strong> 33 staff employed as managers, 12 were members /fellows <strong>of</strong> 

CIH/HKIH and were qualified to register as RPHMs, but none <strong>of</strong> them have registered as 

RPHMs. In three small-size property management agencies employing 1 to 3 managers 

each, all <strong>of</strong> their managers (one employed one, the other employed two and the third 

employed three managers) have enrolled as members/fellows <strong>of</strong> pr<strong>of</strong>essional housing 

institutes. However, the interest <strong>of</strong> these six managers in obtaining RPHM qualification 

was different. In one company which employed 3 pr<strong>of</strong>essional members, only 1 had 

registered as RPHM, in another company which employed 2 pr<strong>of</strong>essional members, both 

had registered as RPHM and the third company employed 1 qualified housing manager 

but he/she did not register as a RPHM. 

Out <strong>of</strong> a total number <strong>of</strong> 702 senior <strong>of</strong>ficers employed by these 22 private property 

management organizations, less than 10% (67 staff) had enrolled as members/fellows <strong>of</strong> 

CIH/HKIH. Among these 67 staff, 26 (39%) had chosen to register as RPHMs. This 

means that over 90% <strong>of</strong> the senior <strong>of</strong>ficers have not yet obtained housing management 

pr<strong>of</strong>essional qualifications. To make way for the pr<strong>of</strong>essionalization <strong>of</strong> the housing 

practitioners, these 600 plus private sector property management staff at senior <strong>of</strong>ficer 

grade should be encouraged/ motivated/ attracted to receive pr<strong>of</strong>essional training through 

courses on property management and to obtain subsequent pr<strong>of</strong>essional housing 

management qualifications/ enroll as members <strong>of</strong> HKIH & CIH. 




Information on various aspects <strong>of</strong> housing managers 

To find out more about the pr<strong>of</strong>essional aspects <strong>of</strong> housing managers, in the surveys, the 

Housing Department / Housing Authority and members <strong>of</strong> the Hong Kong Association <strong>of</strong> 

Property Management Companies were asked a number <strong>of</strong> questions. Their responses 

are presented as follows: 

A. Is pr<strong>of</strong>essional housing qualification (RPHM / MCIH / MHKIH or FCIH / FHKIH) a 

pre-requisite condition for appointment as property management staff at manager 

grade or a requirement for promotion to manager? 

Hong Kong Housing Authority (HKHA) / Housing Department (HD) does not set 

membership <strong>of</strong> HKIH/CIH/RPHM as a pre-requisite for promoting Officer Grade staff to 

the Assistant Housing Manager (AHM) grade, or from AHM to Housing Manager (HM), 

or from HM to Senior Housing Manager (SHM), or from SHM to Chief Housing 

Manager, (CHM). However, membership <strong>of</strong> those institutes is one <strong>of</strong> the qualifications 

considered for promotion <strong>of</strong> Housing Officer to next rank and up to SHM. A Housing 

Officer, AHM, HM will be considered for promotion to the next higher rank even he or 

she has not joined HKIH/CIH or registered as RPHM. Assuming everything being equal, 

pr<strong>of</strong>essional membership or RPHM status <strong>of</strong> a Housing Officer / AHM / HM is not 

considered by HKHA/HD as an essential criterion for promotion to the next higher rank. 

Housing Authority / Housing Department does not require Senior Housing Manager 

(SHM) Grade staff to be member <strong>of</strong> HKIH/CIH/RPHM before promoting him / her to the 

Chief Housing Manager grade (CHM). It is interesting to note that after promotion to the 

next higher grade, a continued HKIH/CIH pr<strong>of</strong>essional membership or RPHM 

registration is not required by the Housing Authority / Housing Department. 

86% (19) <strong>of</strong> 22 private property management agencies stated that pr<strong>of</strong>essional housing 

qualification (RPHM / MCIH / MHKIH or FCIH / FHKIH) was a pre-requisite for 

appointing property management staff to manager grade or above. 

86% (19) <strong>of</strong> 22 private property management agencies responded that when an 

advertisement was placed to recruit staff at manager grade or above, RPHM / MCIH or 




MHKIH (or FCIH / FHKIH) will be explicitly stated as a pre-requisite for appointment. 

9% did not state it as a pre-requisite while 5% found it an advantage. 

For appointment <strong>of</strong> property management staff as senior <strong>of</strong>ficer, only 36% (8) <strong>of</strong> 22 

private property management agencies regarded that pr<strong>of</strong>essional housing qualification 

(RPHM / MCIH / MHKIH or FCIH / FHKIH) as a pre-requisite for appointment. 

B. Has new staff with MCIH/MHKIH/FCIH/FHKIH/RPHM qualifications joining 

private property management company as property management staff been given 

additional salary point? Upon obtaining pr<strong>of</strong>essional qualifications (MCIH / MHKIH 

/ FCIH / FHKIH / RPHM), has existing property management staff been given salary 

increase? 

27% (6) <strong>of</strong> 22 private property management agencies responded that new staff with 

MCIH/MHKIH/FCIH/FHKIH/RPHM qualifications joining private property 

management companies as property management staff has been given additional salary 

point. This means that a majority (73%) <strong>of</strong> private property management agencies will 

not give additional salary point to new staff with such qualifications. 

36% (8) <strong>of</strong> 22 private property management agencies stated that property management 

staff will be given salary increase upon obtaining pr<strong>of</strong>essional qualifications (MCIH / 

MHKIH / FCIH / FHKIH / RPHM). In other words, a majority (64%) <strong>of</strong> private property 

management agencies will not recognize staff with salary increase upon attaining 

pr<strong>of</strong>essional qualifications. 

C. Housing Department and some private sector property management companies have 

adopted a proactive approach in enhancing housing pr<strong>of</strong>essionalization by 

sponsoring its property management staff for taking accredited courses leading to 

recognized pr<strong>of</strong>essional qualifications. Is this approach (i.e. paid part or full tuition 

fee for staff attending accredited courses leading to CIH/HKIH qualifications) 

adopted in your housing organization? 




Housing Department has been providing financial sponsorship to eligible housing 

management staff to enroll in courses leading to housing management pr<strong>of</strong>essional 

qualifications since late 1960s. Between 2000 and 2008, 462 HKHA/HD staff in the 

housing management grade /class have received departmental sponsorship for studying 

courses for pr<strong>of</strong>essional membership (figures as at September 2008, see Tables 13 and 

14). Graduates <strong>of</strong> these courses are eligible to enroll as Corporate Members <strong>of</strong> CIH or 

HKIH. 

Table 13 : Number <strong>of</strong> Housing Officers with financial sponsorship to academic programmes 

leading to housing pr<strong>of</strong>essional qualifications (Year 2000-2008) 

Course 

Total No. <strong>of</strong> Housing Officers 

Pr<strong>of</strong>essional Diploma in Housing Management, HKU (3-year) 394 

Bachelor Degree in Housing Management, HKU (18 months) 1 

Master <strong>of</strong> Housing Management (Pr<strong>of</strong>essional Stream), HKU (2.5 Yr.) 15 

Bachelor <strong>of</strong> Arts (Honours) in Housing Studies, CityU (2 to 4 Yr.) 34 

Master <strong>of</strong> Arts in Housing Studies, CityU (2 Yr.) 0 

TOTAL: 444 

Source: Information provided to the author by the Housing Department. 

Table 14 : Number <strong>of</strong> Assistant Housing Managers and above staff and Works Pr<strong>of</strong>essionals 

with financial sponsorship to academic programmes leading to housing pr<strong>of</strong>essional 

qualifications (Year 2000-2008) 

Course 

Total No. <strong>of</strong> AHM & 

Works Pr<strong>of</strong>essionals 

Master <strong>of</strong> Housing Management, HKU 16 

Master <strong>of</strong> Arts in Housing Studies, CityU 2 

TOTAL: 18 


The amount <strong>of</strong> financial sponsorship is different for Housing Officers and Assistant 

Housing Managers grade and above staff and varies with courses <strong>of</strong> different levels 

(Table 15). Normally, financial sponsorship will be granted and housing management 

staff can reimburse after passing the examinations. Staff with financial sponsorship for 

these recognised programmes should have more than 2 years post-training services with 

the Housing Department. 




Table 15: Level <strong>of</strong> financial sponsoring for Housing Officers (HO) / AHM or above 

Course 

Total Tuition 

Charges* 

HO (level <strong>of</strong> 

sponsorship 

at a ceiling 

rate) 

Pr<strong>of</strong>essional Diploma in Housing Management, HKU 

(3-year) 

Master <strong>of</strong> Housing Management (Pr<strong>of</strong>essional Stream, 110,000 (PS) 

PS/Academic Stream, AS), HKU (2.5 Yr./2 Yr.) 

90,000 (AS) 

Bachelor <strong>of</strong> Arts (Honours) in Housing Studies, CityU 

AHM & 

above 

(ceiling 

sponsorship) 

72,000 72,000 72,000 

74,700 90,000 

203,840 74,700 74,700 

(2 to 4 Yr.) 

Master <strong>of</strong> Arts in Housing Studies, CityU (2 Yr.) 75,340 74,700 75,340 

*All charges and financial sponsorship are in HK$, as at October 2008. 


In the private sector, a majority (77% or 17 out <strong>of</strong> 22 property management agencies) 

provided financial sponsorship to their staff taking accredited courses leading to 

recognized housing management pr<strong>of</strong>essional qualifications. Among these 17 property 

management agencies, only one indicated that full sponsorship will be given and the 

remaining 16 provided partial financial support. 

It is noted that some private sector property management companies have adopted a 

proactive approach in enhancing housing pr<strong>of</strong>essionalization by paying the annual 

membership fee for its property management staff. 18% (4) <strong>of</strong> 22 property management 

agencies adopted this approach (i.e. paid membership fee <strong>of</strong> CIH/HKIH/RPHM for 

qualified staff) to demonstrate their recognition and support for pr<strong>of</strong>essionalism. 

D. Is there a system in place in the Housing Department to reinforce Private 

Management Agencies (PMAs) / Property Service Companies (PSCs) applying for 

property management service contracts in public housing estates to employ more 

pr<strong>of</strong>essionally & qualified housing managers (with CIH/HKIH/RPHM qualifications)? 

In tendering exercises for provision <strong>of</strong> property management services in domestic units, 

points will be added to the non-financial aspect <strong>of</strong> a tender if a PSC commits to employ 

additional qualified personnel. Table 16 shows the Housing Department’s tender scoring 

system for Tender Evaluation: 




Table 16 : Weighting in financial and non-financial component in property management 

services tendering exercises for domestic units 

Component Weighting in % 

Financial Score 45 

Past Performance 50 

Management Proposal 

Wages <strong>of</strong> Security Workers 1 

Wages <strong>of</strong> Cleansing Workers 1 

Non-financial Score 

55 

Matters relating to Cleansing 1 5 

Services 

Employment <strong>of</strong> on-site staff * 1 

Site and Occupational Safety 1 

Total 100 

* Additional point will be given if a PSC commits to employ additional qualified on-site staff, like, a) Estate Manager 

(Property Manager) [A practicing member <strong>of</strong> CIH/HKIH/RPHM is one <strong>of</strong> the required qualifications among other 

requirements for the qualified staff.], b) Property Management Officer, c) Customer Services Assistant, d) Estate 

Manager (Maintenance), e) Building Services Supervisor, f) Fitter, and g) Welfare Worker. 


In property management services tendering exercises for management <strong>of</strong> non-domestic 

units, points will be added to the non-financial aspect <strong>of</strong> a tender if a PSC commits to 

employ additional qualified Housing Managers (with CIH/HKIH/RPHM qualifications). 

Tenders received will be assessed in accordance with the following Performance-related 

Procurement System (Table 17) - 

Table 17 : Weighting in financial and technical component in property management 

services tendering exercises for non-domestic units 

Component Weighting in % 

(i) Financial merit 50 

(ii) Technical merit 50 

including (a) past performance score 30 

(b) quality <strong>of</strong> proposal 20 

including (i) Capacity and Experience:3 

(ii) Staffing*: 10 

(iii) Wages for Security Staff: 3 

(iv) Wages for Cleaning Staff: 2 

(v) Value-added Service: 2 

* 1 additional point will be given if a PSC commits to employ additional qualified management staff. 

As shown in Table 17, “one additional point” will be given if PSC commits to employ 

additional qualified on-site staff or qualified management staff. Such staff could be 

manager (maintenance surveyor or engineer) or building services supervisor. Would 

“one additional point” in the assessment <strong>of</strong> non-financial / technical aspect help PSC to 




win the contract? In the view <strong>of</strong> the author, the “additional point” arrangement is not 

significant enough to induce property service companies to employ additional qualified 

housing managers. 




Summary <strong>of</strong> Chapter 2 

1. As reflected by the membership statistics provided by the Hong Kong Institute <strong>of</strong> 

Housing (HKIH) and Chartered Institute <strong>of</strong> Housing Asia Pacific Branch (CIHAPB), the 

total number <strong>of</strong> pr<strong>of</strong>essional housing managers in Hong Kong was 2,100 in July 2008. 

Apart from these pr<strong>of</strong>essionally qualified members, there were 1,311 student members 

practicing in the field, who were yet to become fully qualified. 

2. The extent <strong>of</strong> registration as Registered Pr<strong>of</strong>essional Housing Manager (RPHM) among 

pr<strong>of</strong>essional institutes is limited. Among those 2,100 HKIH and CIH pr<strong>of</strong>essional 

members, 993 HKIH members and 74 CIH members (993+74 = 1,067) applied and have 

become RPHMs with their respective pr<strong>of</strong>essional institute membership qualifications. 

In other words, about half <strong>of</strong> qualified members <strong>of</strong> the institutes have chosen to register 

as RPHM. 

3. Based on the information on RPHMs collected in July 2008, the pr<strong>of</strong>ile <strong>of</strong> pr<strong>of</strong>essional 

housing managers in Hong Kong was summarized below: 

• Male to female housing pr<strong>of</strong>essionals were in the ratio <strong>of</strong> 7 to 3. 

• Median age range was 41-45, about 80% were aged 31-50. 

• Majority (80.5%) <strong>of</strong> RPHMs worked in private sector. 

• 77% <strong>of</strong> RPHMs were holders <strong>of</strong> managerial post. 

4. In October 2008, among 1,654 staff in the Housing Department’s Housing Management 

Grade who were eligible to enroll as qualified CIH or HKIH members (including fellows 

and members), only 249 (15%) had enrolled as members <strong>of</strong> pr<strong>of</strong>essional housing 

institutes. Among these pr<strong>of</strong>essional institutes’ members, only 78 <strong>of</strong> them were RPHMs. 

In other words, 4.7% <strong>of</strong> 1,654 staff <strong>of</strong> the Housing Management Grade eligible to 

pr<strong>of</strong>essional housing institutes’ membership actually registered as RPHMs. 

5. Survey results <strong>of</strong> 22 property management agencies collected in summer 2009 (including 

Hong Kong Housing Society) [with small agencies employing 1 to 5 managers, mediumsize 

agencies employing about 30+ managers, and large agencies/organizations 

employing over 100 managers] have shown that on average 58% <strong>of</strong> managers employed 

in the private property management agencies were members or fellows <strong>of</strong> CIH / HKIH. 

6. Only 3.5% <strong>of</strong> those private sector property managers eligible for pr<strong>of</strong>essional 

membership were not members or fellows <strong>of</strong> pr<strong>of</strong>essional housing institutes (CIH/HKIH). 

This figure (3.5%) was significantly lower than that <strong>of</strong> the Housing Department (85% ). 

7. On average, 43% <strong>of</strong> private sector property managers with membership <strong>of</strong> pr<strong>of</strong>essional 

institutes had registered as RPHM. This figure (43%) was almost nine times more than 

that <strong>of</strong> the Housing Department (4.7%). 

8. Over 90% senior <strong>of</strong>ficers employed by these 22 property management agencies have not 

yet obtained housing management pr<strong>of</strong>essional qualifications and further pr<strong>of</strong>essional 

housing management training leading to pr<strong>of</strong>essional qualifications should be encouraged. 




9. If all other things being equal, pr<strong>of</strong>essional membership or RPHM status <strong>of</strong> a Housing 

Officer / AHM / HM is not considered by HKHA/HD as an essential criterion for 

promotion to higher rank. It is interesting to note that the Housing Authority / Housing 

Department does not require staff who have been promoted to the next higher rank to 

continue the HKIH/CIH pr<strong>of</strong>essional membership or registration with RPHM. 

10. Around 86% <strong>of</strong> 22 private property management agencies have stated that pr<strong>of</strong>essional 

housing qualification (RPHM / MCIH / MHKIH or FCIH / FHKIH) was a pre-requisite 

for appointment as property management staff at manager grade or above. 

11. A majority (73%) <strong>of</strong> private property management agencies do not give additional salary 

point to new staff with pr<strong>of</strong>essional housing management qualifications; while 64% <strong>of</strong> 

private property management agencies did not provide salary increase to staff with 

pr<strong>of</strong>essional qualifications. In other words, housing pr<strong>of</strong>essional qualifications did not 

necessarily attract additional monetary reward from private sector employers. 

12. Between 2000 and September 2008, 462 HKHA/HD staff in the housing management 

grade has received departmental sponsorship for studying courses leading to pr<strong>of</strong>essional 

membership with housing institutes. 

13. As for the Housing Department, the amount <strong>of</strong> financial sponsorship for staff belonging 

to the Housing Officers grade and Assistant Housing Managers grade and above were 

different and varied for courses at different levels. 

14. In the private sector, a majority (77% or 17 out <strong>of</strong> 22 property management agencies) <strong>of</strong> 

property management companies provided financial sponsorship to their staff for taking 

accredited courses leading to recognized housing management pr<strong>of</strong>essional qualifications. 

Among these 17 property management agencies, only one indicated that they <strong>of</strong>fered full 

sponsorship while the remaining 16 only provided partial financial support. 

15. It is noted that some private sector property management companies have adopted a 

proactive approach in enhancing housing pr<strong>of</strong>essionalization by paying the annual 

membership fee for its property management staff. Four (18%) <strong>of</strong> 22 property 

management agencies adopted this approach (i.e. paid membership fee <strong>of</strong> 

CIH/HKIH/RPHM for qualified staff). 

16. In Housing Department’s property management services tendering exercises for domestic 

units and non-domestic units, one additional point will be given if a Private Management 

Agencies (PMAs)/Property Service Companies (PSCs) commits to employ additional 

qualified management staff. Such staff could be manager (maintenance surveyor or 

engineer or property manager) or building services supervisor. The “additional point” 

arrangement can do very little in attracting property service companies to employ 

additional qualified housing managers. 




CHAPTER 3 

Focus-group sessions with Fellows and Members <strong>of</strong> 

HKIH on eight important aspects <strong>of</strong> the housing 

manager pr<strong>of</strong>ession 

In July and August 2008, 30 Members and Fellows randomly selected by HKIH 

responded to researcher’s invitation and attended focus group sessions to give views on 

eight aspects affecting the pr<strong>of</strong>essional development <strong>of</strong> housing managers, namely: 

Unique Knowledge and Skills; Power; Autonomy; Ethical Standards /Conduct; Advocacy 

Role; Service to the Community; Threat from other pr<strong>of</strong>ession; and Compulsory / 

Mandatory Registration. 

1. Do Pr<strong>of</strong>essional Housing Managers Possess Unique knowledge and skills? 

Some believe that their skills and knowledge are not unique and monopolistic. 

Some opined that housing managers are good at coordinating work. Pr<strong>of</strong>essional housing 

managers also have rich knowledge in how the architectural design will affect the 

ensuing maintenance work. Some reputable property developers, Mass Transit Railway 

Corporation and Housing Department, during the stage <strong>of</strong> planning and design, will make 

reference to the views <strong>of</strong> pr<strong>of</strong>essional housing managers in order that the design are good 

on one hand and also meet the post-completion management and maintenance 

requirements on the other. 

2. Do Pr<strong>of</strong>essional Housing Managers have delegated authority/power? 

Some participants opined that pr<strong>of</strong>essional housing managers have not been granted any 

delegated legal authority like those <strong>of</strong> medical doctors, registered architects / engineers / 

surveyors. 

Although the Building Management Ordinance (Cap. 344) has stated that managers can 

increase the management fee (not more than 10% <strong>of</strong> the previous year) but the Owners 

Corporations can veto and amend the budget <strong>of</strong> the management expenses. Therefore, 

the power <strong>of</strong> housing managers is quite limited. 




3. Is pr<strong>of</strong>essional housing managers’ autonomy affected by their employers or by 

owners? 

Some argue that pr<strong>of</strong>essionals have to fight for their pr<strong>of</strong>essional autonomy. Yet, in 

order not to make lives difficult for others and to get the contract renewed, pr<strong>of</strong>essionals 

have to be realistic and down-to-earth and adjustments are made on occasions. 

4. Ethical Standards/Conduct 

It is known that the Housing Managers Registration Board, HKIH and the CIHAPB all 

have developed Code <strong>of</strong> Pr<strong>of</strong>essional Conduct. Upon receipt <strong>of</strong> formal complaints on a 

member’s pr<strong>of</strong>essional conduct, inquiry committee / pr<strong>of</strong>essional conduct board will be 

set up to investigate and handle the complaints. Some focus group participants expressed 

that they rarely heard about details <strong>of</strong> complaints on pr<strong>of</strong>essional conduct <strong>of</strong> members. 

5. Is there Advocacy Role for Pr<strong>of</strong>essional Housing Managers? 

For Fellows or senior members <strong>of</strong> HKIH who are working in government departments 

(e.g. Housing Department), they normally have more opportunities to exercise their 

influence in the policy <strong>of</strong> housing management. And for those working in the private 

sector, they will do so through participation in the HKIH and the CIHAPB. 

It is observed that pr<strong>of</strong>essional housing managers are becoming more active in advocacy 

<strong>of</strong> policies in recent years. Some noted that HKIH and CIHAPB have responded to a 

number <strong>of</strong> policy proposals and amendments in building management-related ordinances 

initiated by the government. Some criticized that HKIH and CIHAPB were a little bit 

passive in playing the policy advocacy role in matters affecting housing and property 

management. 

It is suggested that members <strong>of</strong> HKIH/CIHAPB should take initiative and to assume a 

more proactive roles in influencing public policy relating to housing and property 

management through various forms <strong>of</strong> persuasive communication as to make their voices 

heard. And some suggested that the HKIH should consider hiring public relations 




companies to work out strategies to respond to government policies in order to project a 

clear pr<strong>of</strong>essional image <strong>of</strong> housing managers to the public. 

6. Provision <strong>of</strong> voluntary services to the community 

It is not uncommon to find pr<strong>of</strong>essionals using their pr<strong>of</strong>essional expertise in delivering 

voluntary services to the community. This will help increase the visibility in the 

community. Participants <strong>of</strong> the focus group sessions were asked about pr<strong>of</strong>essional 

housing managers’ involvement in providing property management expert services to the 

community. It is observed that in recent years, more members <strong>of</strong> HKIH are found 

providing free service at forums and courses (on property management) organized by the 

Home Affairs Department and various District Councils, though the frequency and 

number <strong>of</strong> HKIH volunteers involved are still limited. 

It is also noted that a number <strong>of</strong> members have been appointed as members <strong>of</strong> some 

governmental consultative committees on a personal basis (that is, they are not appointed 

as a representative <strong>of</strong> pr<strong>of</strong>essional bodies). 

It is suggested that members <strong>of</strong> pr<strong>of</strong>essional housing institutes should take initiative to 

nominate themselves (with endorsement through pr<strong>of</strong>essional housing institutes’ internal 

mechanism) to serve as volunteer in pr<strong>of</strong>essional institutes’ community service projects 11 , 

and, to take part or take up roles in committees / working groups <strong>of</strong> District Councils or 

other related government advisory committees. 

7. Threats from other pr<strong>of</strong>essions 

The Housing Managers Registration Board is <strong>of</strong> the view that membership <strong>of</strong> 5 

pr<strong>of</strong>essional bodies (Hong Kong Institute <strong>of</strong> Architects, Hong Kong Institute <strong>of</strong> 

Surveyors, Hong Kong Institution <strong>of</strong> Engineers, Hong Kong Institute <strong>of</strong> Construction 

Managers and Hong Kong Institute <strong>of</strong> Certified Public Accountants) are comparable to 

that <strong>of</strong> the HKIH. And their members are also allowed to apply as RPHM. 

11 The current community service project started in April 2010 is “Building Management Pr<strong>of</strong>essional 

Service Scheme” jointly <strong>of</strong>fered by HKIH, CIHAPB, HKAPMC, with staff support from Hong Kong 

Housing Society. 




Members <strong>of</strong> these five pr<strong>of</strong>essional bodies, if applied as Registered Pr<strong>of</strong>essional Housing 

Managers, have to submit necessary documents and attend interviews. As at 31 March 

2010, a total <strong>of</strong> 13 members <strong>of</strong> the above pr<strong>of</strong>essional bodies have registered as RPHM. 

Although those admitted as members are few, in actuality, many members <strong>of</strong> these 

related pr<strong>of</strong>essional bodies are employed as service providers / consultants <strong>of</strong> property 

and facility management. This means that threats to the housing manager pr<strong>of</strong>ession 

from other pr<strong>of</strong>essions are looming large. 

8. Mandatory registration? 

Some argue that it is not time for mandatory registration <strong>of</strong> pr<strong>of</strong>essional housing 

managers. The practitioners actually should perform well in their duties, obtain social 

acceptance and recognition before turning to the government for further recognition. 

This view is very different from the views expressed by CIHAPB, HKIH (pr<strong>of</strong>essional 

institutes), Housing Managers Registration Board and HKAPMC (property management 

trade association) as both institutes, HMRB and HKAPMC are pushing for a licensing 

regime in order to raise the pr<strong>of</strong>essional pr<strong>of</strong>ile <strong>of</strong> the industry. 12 

Some opined that practitioners in the pr<strong>of</strong>ession are disciplined and no special 

government regulation is necessary. When housing managers see the value <strong>of</strong> becoming 

RPHM, they will not wait to register. It is rather inappropriate to make the registration 

mandatory. 

From 1973 till recently, the government has not been supportive in the mandatory 

registration <strong>of</strong> housing managers to avoid marginalization <strong>of</strong> small and medium-sized 

property management companies (PMCs). These small and medium-sized PMCs made 

up about 40% <strong>of</strong> the PMCs in Hong Kong and have been providing the much needed 

basic property management services to single-tenement buildings. They may not have 

employed pr<strong>of</strong>essional housing managers for cost consideration and that owners 

12 Yuen, Ricky (2009) <strong>Report</strong> on Consultation on Regulatory Model for Property Management Companies / 

Persons in Promoting Effective Building Management in Hong Kong, Housing Express, Chartered Institute 

<strong>of</strong> Housing Asian Pacific Branch, September 2009, pp.34-36. Also see Hong Kong Institute <strong>of</strong> Housing 

President’s letter to Members dated 12 July 2010 about views expressed on 9 July 2010 to Home Affairs 

Department <strong>of</strong>ficials and Chairman <strong>of</strong> Legislative Council Home Affairs Panel on supporting the 

“Mandatory Licensing System” for property management practitioners and companies. 




corporations may have to pay higher management fee should a regulatory regime is 

introduced. 

On top <strong>of</strong> these, some participants <strong>of</strong> the focus group sessions also expressed the 

following views: 

• the completion <strong>of</strong> accredited programmes and registration as members <strong>of</strong> HKIH/ 

CIHAPB and become RPHM can help earn confidence from clients; 

• the implementation <strong>of</strong> continuing pr<strong>of</strong>essional development by the HKIH in 2006 

and the active response from members also help enhance pr<strong>of</strong>essional service 

standard; 

• pr<strong>of</strong>essional housing managers are expected to play multi-pr<strong>of</strong>ession roles with 

versatile knowledge, e.g. public relations experts, engineers, surveyors, senior 

security guards with knowledge on accounting (to prepare budgets and to control 

expenditure) and have sufficient legal knowledge (to explain to property owners 

about Building Management Ordinance, etc.) 

• pr<strong>of</strong>essional housing managers must have vision and be able to plan forward (to map 

out maintenance plans for 5-10 years to save money for owners); 

• pr<strong>of</strong>essional housing managers are expected to possess good interpersonal and 

communication skills to understand the needs <strong>of</strong> residents; 

• housing managers, though not as experts, have to be knowledgeable about almost 

everything, like a family doctor. 

• housing management is more on management with less pr<strong>of</strong>essional and technical 

knowledge. Their skill set is not irreplaceable. 

• many housing managers, though not full members <strong>of</strong> HKIH/CIH or RPHMs, 

perform well and provide quality property management service; therefore, it is quite 

difficult to prove to the public that pr<strong>of</strong>essional housing managers must be employed 

to ensure service standards in property management. 




CHAPTER 4 

Factors affecting the development <strong>of</strong> housing manager 

pr<strong>of</strong>ession in Hong Kong 

In the previous chapters, evidences have shown that the development <strong>of</strong> the housing 

manager pr<strong>of</strong>ession is affected by a number <strong>of</strong> factors. This chapter will examine these 

factors, namely, (1) employer’s attitude / practice towards employment <strong>of</strong> / rewarding 

qualified housing managers; (2) lack <strong>of</strong> mandatory requirements on registration / 

licensing <strong>of</strong> pr<strong>of</strong>essional housing managers; (3) nature <strong>of</strong> job in housing management 

does not guarantee practitioners’ possession <strong>of</strong> monopolistic knowledge and skills; (4) 

influence <strong>of</strong> property owners on pr<strong>of</strong>essional practice <strong>of</strong> housing managers; (5) limited 

full-time pre-service education and training opportunities at universities and low entry 

academic qualification for pr<strong>of</strong>essional membership; (6) limited new blood in 

pr<strong>of</strong>essional housing institutes. 

1. Employers’ attitude and practice 

Sponsorship <strong>of</strong> in-service housing management practitioners to study HKIH & CIH 

recognized courses by employers will increase the number <strong>of</strong> pr<strong>of</strong>essional housing 

managers. This has been the practice <strong>of</strong> the Housing Department since late 1960s. 

Survey results <strong>of</strong> private sector property management companies also show that many <strong>of</strong> 

them have provided partial financial sponsorship to their staff for the pursuit <strong>of</strong> 

pr<strong>of</strong>essional housing manager qualification. 

However, on entry to the industry, pr<strong>of</strong>essional housing manager qualifications are not 

always required. Membership <strong>of</strong> HKIH / CIH / RPHM are not required by employers 

(particularly not required by Housing Department when Housing Department considers 

Housing Officer applications). As shown on many advertisements found in HKIH 

website, the possession <strong>of</strong> relevant pr<strong>of</strong>essional qualifications is preferred but not a 

MUST. 

A majority (73%) <strong>of</strong> private property management agencies do not give additional salary 

point to new staff with pr<strong>of</strong>essional housing management qualifications; while 64% <strong>of</strong> 

private property management agencies will not provide salary increase to staff who has 




obtained pr<strong>of</strong>essional qualifications. In other words, housing pr<strong>of</strong>essional qualifications 

do not necessarily attract additional monetary reward from private sector employers. 

All other things being equal, members <strong>of</strong> CIH/HKIH and RPHM will stand a higher 

chance for promotion in the private sector housing management companies. Around 86% 

<strong>of</strong> 22 private property management agencies have stated that pr<strong>of</strong>essional housing 

qualification (RPHM /MCIH /MHKIH or FCIH /FHKIH) is a pre-requisite for 

appointment as property management staff at manager grade or above. Yet, this is not 

the case in the Housing Department. If all other things being equal, pr<strong>of</strong>essional 

membership or RPHM status <strong>of</strong> a Housing Officer / AHM / HM is not considered by 

HKHA/HD as an essential criterion for promotion to higher rank. It is interesting to note 

that the Housing Authority / Housing Department does not require staff who have been 

promoted o the next higher rank to continue the HKIH/CIH pr<strong>of</strong>essional membership or 

registration with RPHM. The development <strong>of</strong> pr<strong>of</strong>essionalization was negatively 

affected as both the private and public sectors have not set pr<strong>of</strong>essional qualifications as 

the pre-requisites for appointment / promotion. 

2. Lack <strong>of</strong> mandatory requirements on registration / licensing <strong>of</strong> pr<strong>of</strong>essional 

housing managers 

Individual property managers might obtain pr<strong>of</strong>essional qualifications from pr<strong>of</strong>essional 

housing institutes such as the HKIH or CIH. Qualified housing pr<strong>of</strong>essionals could 

register at the Housing Managers Registration Board, the statutory body in Hong Kong 

responsible for registration and disciplinary control <strong>of</strong> the pr<strong>of</strong>essional activities <strong>of</strong> the 

Registered Pr<strong>of</strong>essional Housing Managers (RPHMs). Becoming a full member <strong>of</strong> the 

pr<strong>of</strong>essional housing institutes and registration as RPHMs are all voluntary. 

To practise as a housing / property management practitioner in the Housing Department 

or in private service agency / property management companies, a person is not required 

to possess pr<strong>of</strong>essional housing management qualification. There is no mandatory 

requirement for housing managers to register or obtain a license before practice. Without 

a mandatory requirement on registration/licensing, eligible applicants tend not to pay fees 

and complete procedures to become members <strong>of</strong> pr<strong>of</strong>essional housing institutes or to 

register as RPHMs. 




3. Nature <strong>of</strong> job in housing management does not guarantee possession <strong>of</strong> 

monopolistic knowledge and skills 

In the view <strong>of</strong> some HKIH members, pr<strong>of</strong>essional housing managers work like a doctor 

specialized in Family Medicine. Pr<strong>of</strong>essional housing managers normally serve as a 

gatekeeper screening out the priority needs <strong>of</strong> their clients and making referral to 

specialists for follow up treatment. Many clients would not view pr<strong>of</strong>essional housing 

managers as a specialist in possession <strong>of</strong> special knowledge and skills, though they work 

and interact with maintenance engineers / building surveyors, lawyers and accountants in 

their daily operation, as their knowledge on maintenance and repair work, legal aspects <strong>of</strong> 

building management and accounting are not as specialized as those established 

pr<strong>of</strong>essionals. The absence <strong>of</strong> delegated legal power and authority has further put 

pr<strong>of</strong>essional housing manager in a less superior position when compared with the 

possession <strong>of</strong> legal authority <strong>of</strong> the registered surveyors, engineers, lawyers and 

accountants, etc. 

For most pr<strong>of</strong>essionals like registered surveyors, chartered engineers, lawyers and 

accountants, they can operate an individual firm using their own name after registration. 

Most <strong>of</strong> their clients can be individually identified. Costs will then be borne by 

individual clients if they seek additional service. However, it is difficult for individual 

pr<strong>of</strong>essional housing manager to operate as individual pr<strong>of</strong>essional in a similar manner, 

unless requirement for registration or obtaining a license is made mandatory before 

practice. Therefore, in Hong Kong, pr<strong>of</strong>essional housing managers <strong>of</strong> HKIH/CIHAPB 

(or Registered Pr<strong>of</strong>essional Housing Manager) seldom use their name and run their own 

property management companies. 

Different from most established pr<strong>of</strong>essions, the clients <strong>of</strong> housing managers are 

collective clients. Any extra demand from individual clients (e.g. complaints lodged by 

individual owners) will generate additional demand on the work <strong>of</strong> the pr<strong>of</strong>essional 

housing manager, but additional costs will not be charged to the individual clients who 

first raised the request for new services because service costs are shared by other owners 

in accordance with the Deeds <strong>of</strong> Mutual Covenant <strong>of</strong> the building. As most pr<strong>of</strong>essional 

housing managers are not self-employed, they are more likely to be affected by the 

bureaucratic control <strong>of</strong> their employer (associated closely with property developer) / 

supervisors. In a way, their pr<strong>of</strong>essional autonomy is affected. 




4. Influence <strong>of</strong> property owners and employers on pr<strong>of</strong>essional practice <strong>of</strong> housing 

managers 

Property owners are granted a right to vote in the general meetings <strong>of</strong> the Owners 

Corporation. Appointment <strong>of</strong> a property management agent / company as the Housing 

Manager <strong>of</strong> the property is one <strong>of</strong> the main items <strong>of</strong> most general meetings. 

Though many would try their best to defend on pr<strong>of</strong>essional housing managers’ 

autonomy and pr<strong>of</strong>essional area <strong>of</strong> control, some HKIH members expressed that at times, 

they would take a compromised approach in order to seek renewal <strong>of</strong> property 

management service contract. Submission to the business interest <strong>of</strong> their employer may 

result in losing the essential element (autonomy) <strong>of</strong> a pr<strong>of</strong>ession. Participants <strong>of</strong> the 

focus group sessions found it hard to find a good solution to this problem. 

Many pr<strong>of</strong>essional housing managers are employed by private management agencies 

which obtain service contract through competitive tendering process. Pr<strong>of</strong>it is one <strong>of</strong> the 

prime concerns <strong>of</strong> employers. Many qualified housing managers have to work in many 

sites, pr<strong>of</strong>essional support given to sub-ordinate staff is therefore “limited”. 

Work overload is a common phenomenon among senior housing pr<strong>of</strong>essionals in the 

private property management companies (PMCs). In order to be competitive, many 

PMCs have obtained service contracts at exceedingly low price and as a result <strong>of</strong> this, 

they need to cut costs by employing many inexperienced subordinate staff with 

insufficient pr<strong>of</strong>essional training to handle front-line property management tasks. It is 

common that a qualified housing manager (RPHM, MHKIH or MCIH) has been assigned 

to supervise many young and in-experienced front-line property management staff in 

more than one site <strong>of</strong>fice. Given the fact <strong>of</strong> increased work demand arising from 

increased complexity <strong>of</strong> property management service, it is not uncommon to find young 

and in-experienced staff provide property management service without pr<strong>of</strong>essional 

supervision. The pr<strong>of</strong>essional image <strong>of</strong> HKIH or RPHM or CIHAPB members’ are 

adversely affected when the unqualified staff, mistakenly taken as pr<strong>of</strong>essional housing 

management practitioners, delivered their service in an unpr<strong>of</strong>essional manner. This 

again will affect the property management service standard and cause public perception 

<strong>of</strong> “poor” pr<strong>of</strong>essional housing management service. 




5. Limited full-time education and training opportunities at universities and low 

entry academic qualification for pr<strong>of</strong>essional membership 

Universities and training institutes, working in partnership with pr<strong>of</strong>essional institutes, 

have been providing educational and training programmes leading to pr<strong>of</strong>essional 

qualification. In Hong Kong, a great majority <strong>of</strong> students in housing management / 

housing studies are enrolled in programmes <strong>of</strong>fered in a part-time mode. Completing the 

pr<strong>of</strong>essional housing manager’s qualifications in part-time study mode requires students’ 

discipline and commitment. The demand on job has been exceedingly high over the past 

decades. Under the threat <strong>of</strong> US economic recession in late 2008 and its knock-on effect 

on the rest <strong>of</strong> the world, the working conditions <strong>of</strong> housing management practitioners got 

worse, and impacted on the academic performance <strong>of</strong> many students <strong>of</strong> part-time housing 

management programmes. Under the adverse economic environment, universities and 

training institutes, other than assuming the gate-keeper’s role, will have to put additional 

effort to turn students into pr<strong>of</strong>essional housing managers with competence and quality. 

Both HKIH and CIH have validated the Pr<strong>of</strong>essional Diploma in Housing Management 

Programme <strong>of</strong> the School <strong>of</strong> Pr<strong>of</strong>essional and Continued Education (SPACE) <strong>of</strong> the 

University <strong>of</strong> Hong Kong. For many years, graduates <strong>of</strong> this Pr<strong>of</strong>essional Diploma, upon 

completion <strong>of</strong> institutes’ practical experience requirements, are eligible to join both 

institutes as pr<strong>of</strong>essional members. However the Qualifications Framework (introduced 

since May 2008) by the Education Bureau <strong>of</strong> the Hong Kong Special Administrative 

Region Government has only put this course as a Level 4 course (a sub-degree equivalent 

course) 13 . As for graduates <strong>of</strong> degree level and Master level courses (Qualifications 

Framework Level 5 and Level 6) <strong>of</strong>fered by the University <strong>of</strong> Hong Kong and City 

University <strong>of</strong> Hong Kong, they are also eligible to join HKIH and CIH as pr<strong>of</strong>essional 

members. This may give the public a wrong image that pr<strong>of</strong>essional housing institutes 

only require persons to complete a level 4 course to become full member <strong>of</strong> HKIH and 

CIH. This is significantly different from many other established pr<strong>of</strong>essions in Hong 

Kong (like engineering, law, surveying, medicine, accountancy) which require 

completion <strong>of</strong> a level 5 (that is, undergraduate degree level) course as a minimum 

academic qualification for admission to pr<strong>of</strong>essional membership. Allowing a subdegree 

holder to join HKIH and CIH as full member could be seen as doing disservice to 

the pr<strong>of</strong>essional image <strong>of</strong> housing managers. 

13 See Property Management courses in Qualifications Register at www.hkqr.gov.hk/hkqr/welcome.do 




6. Limited new blood to serve pr<strong>of</strong>essional housing institutes 

The exceedingly heavy workload among most young pr<strong>of</strong>essional housing managers has 

inhibited their active participation in the work <strong>of</strong> the pr<strong>of</strong>essional housing institutes. As 

revealed in the record <strong>of</strong> both institutes’ council/executive committee, many senior 

members <strong>of</strong> both institutes have to serve many terms while facing increasing workload in 

their own companies. 

The fact that many pr<strong>of</strong>essional housing managers are expected to attend evening 

meetings <strong>of</strong> owners corporations has also deterred their participation in HKIH and 

CIHAPB programmes. Without new blood, the driving force in enhancing pr<strong>of</strong>essional 

housing managers’ status is therefore much affected. 

In recent years, it is encouraging to note that chairpersons <strong>of</strong> committees <strong>of</strong> both 

institutes are able to co-opt a few young pr<strong>of</strong>essional housing managers to serve on the 

committees. Given the high demand for services by members <strong>of</strong> both institutes, there is 

further scope to expand the scheme in getting more young housing managers to serve. 




CHAPTER 5 

Recommendations for further pr<strong>of</strong>essionalization 

Previous chapters have presented a clear picture <strong>of</strong> the nature <strong>of</strong> business <strong>of</strong> pr<strong>of</strong>essional 

housing managers and their role in property management. Despite the versatile roles in 

building management and maintenance, housing managers’ contribution to the well being 

<strong>of</strong> properties and buildings has not been duly recognized and recommendations on further 

pr<strong>of</strong>essionalization <strong>of</strong> housing managers are therefore presented in this chapter. 

The role and contribution <strong>of</strong> housing managers are mainly found in four aspects: safety, 

property maintenance, community harmony and policy advocacy. For safety, housing 

managers devoted efforts to provide a safe, hygienic and green environments for users <strong>of</strong> 

buildings while proper management and maintenance (preventive and remedial) help 

enhance the value and prolong the life-span <strong>of</strong> properties. Housing managers also 

contribute harmony by promoting sense <strong>of</strong> belonging in the community and nurturing 

harmonious relationship through working with Owners Corporations/Owners’ 

Committees. Housing managers also give input in the process <strong>of</strong> policy making for the 

benefit <strong>of</strong> stake-holders <strong>of</strong> housing and property management. 

However, efforts in promoting more housing management practitioners eligible for 

HKIH/CIH/HMRB to enroll themselves as pr<strong>of</strong>essional institutes’ members / RPHMs. 

has not been sufficient. The number <strong>of</strong> pr<strong>of</strong>essional housing managers has grown in 

number in recent years but not many who are eligible for HKIH/CIHAPB pr<strong>of</strong>essional 

membership have chosen to join the institutes. Only about 15% <strong>of</strong> housing management 

grade staff in the Housing Department eligible for HKIH/CIH membership have chosen 

to become members and 5% as RPHMs. Comparatively speaking, more property 

managers in the private property management companies eligible for institutes’ 

membership have chosen to become institutes’ members or registered as RPHMs, as 

compared with those in the public sector (96.5% joined HKIH/CIHAPM and 43% 

enrolled as RPHMs). When the Housing Managers Registration Board completed its first 

year enrolment <strong>of</strong> RPHMs, there were only 301 registrations, all from HKIH. As at end 

<strong>of</strong> July 2008, the number has grown to 1,077. Among those 2,100 HKIH/CIHAPB 

members (Fellows and Members as at July 2008), 1,067 <strong>of</strong> them (that is about half <strong>of</strong> 

qualified members) have chosen to register as Registered Pr<strong>of</strong>essional Housing Managers. 




Although the Home Affairs Department’s commissioned study on regulation <strong>of</strong> the 

property management industry in 2010 has recommended a mandatory licensing regime 

be introduced at both company and individual practitioner level, Hong Kong SAR 

Government has yet to take a stance on these recommendations 14 . It may take some 

years before the government can make a final decision on whether to introduce a 

mandatory licensing regime or not. It is time for the HKIH to make a boost in 

membership registration in the lead time. Current and past members <strong>of</strong> the Council <strong>of</strong> the 

HKIH should take the lead in attracting more housing management practitioners eligible 

for HKIH membership to actually enroll as HKIH members, in order to form a good base 

<strong>of</strong> members so that plans for the pr<strong>of</strong>essionalization in future can be implemented in full 

magnitude with clear direction and determination. And measures to boosting 

pr<strong>of</strong>essionalization are presented as follows: 

Recommendation 1: 

Appoint and promote only those with pr<strong>of</strong>essional qualifications 

Many current and past Council members <strong>of</strong> HKIH are now taking a key position in 

his/her companies or in the Housing Department. They are encouraged to persuade the 

head <strong>of</strong> their company / department to amend the housing / property managers’ 

recruitment and promotion policies (that is to recruit / promote those with pr<strong>of</strong>essional 

membership and RPHM qualification). Senior Members <strong>of</strong> HKIH must be firm to start 

appointing and promoting those practitioners with pr<strong>of</strong>essional housing manager 

qualifications to managerial positions. 

In the late 1990s, HKIH had taken the lead in lobbying for support from legislators and 

government department / bureau for introducing the Registered Pr<strong>of</strong>essional Housing 

Managers system. The Housing Managers Registration Board, established in April 2000, 

has been taking up the important role in the voluntary self-regulation <strong>of</strong> pr<strong>of</strong>essional 

housing managers through registration. Between 1 April 2000 (when the RPHM Register 

first started) and 2010, the number <strong>of</strong> RPHMs has grown from 301 (as at 31 March 2001) 

to 1,124 (as at 31 March 2010). Before the introduction <strong>of</strong> a mandatory licensing system 

14 Home Affairs Department (2010) Regulation <strong>of</strong> the Property Management Industry and Related Building 

Management Issues, Paper for discussion at 9 July 2010 meeting <strong>of</strong> the Legislative Council Panel on Home 

Affairs [LC Paper No. 1980/09-10(03)]. Also see “Proposal <strong>of</strong> Licensing <strong>of</strong> Property Management 

Companies” (a report <strong>of</strong> the discussion forum <strong>of</strong> HKAPMC held on 16 April 2007), published in Hong 

Kong Association <strong>of</strong> Property Management Companies Newsletter, Dec 2007, pp. 9-13. 




in Hong Kong, there is a need for mobilizing as many HKIH members to register as 

HMRB as possible. HKIH should consider making amendments to its membership 

renewal criteria by including a clause requiring members seeking renewal (after being 

member <strong>of</strong> HKIH for 2 full years) must register as RPHM. This bundled HKIH 

membership and RPHM registration requirement may sound coercive but is necessary. 

As an incentive and encouragement to young pr<strong>of</strong>essional housing managers, HKIH may 

consider waiving one year membership fee for those fresh graduates who have shown 

pro<strong>of</strong> <strong>of</strong> registering themselves as RPHM within their first three-year HKIH membership 

period. 


Let Pr<strong>of</strong>essional Housing Managers’ expertise shine through engagement in 

community service, policy advocacy and publications 

To secure more community recognition, HKIH is urged to mobilize more members to 

engage in more voluntary work and let their expertise shine in the community service 

project (for example in the Building Management Pr<strong>of</strong>essional Service Scheme) and to 

serve in government advisory bodies / housing and building management-related 

committees in District Councils. And HKIH should also deploy additional resources on 

engaging members and researchers in playing more active role in policy advocacy. 

To help public understand the pr<strong>of</strong>essional work <strong>of</strong> housing managers, HKIH may 

consider engaging more <strong>of</strong> its members in writing and publishing pr<strong>of</strong>essional practice 

notes/manuals. These pr<strong>of</strong>essional practice notes could serve to introduce the expertise 

<strong>of</strong> pr<strong>of</strong>essional housing managers to the public and to help young practitioners gain a 

deeper understanding <strong>of</strong> skills in practice. These practice notes should be web-based 

publications to attract wider readership. 

Through community service, work in policy advocacy and publication <strong>of</strong> pr<strong>of</strong>essional 

practice notes, members <strong>of</strong> the Hong Kong community will get to know more about the 

work <strong>of</strong> pr<strong>of</strong>essional housing managers and their contribution. This will help serve as a 

good foundation for further pr<strong>of</strong>essionalization <strong>of</strong> housing managers. 





Review academic qualification for entry to membership <strong>of</strong> HKIH 

The admission <strong>of</strong> graduates <strong>of</strong> a sub-degree level programme (HKU-SPACE Pr<strong>of</strong>essional 

Diploma in Housing Management is categorized as a level 4 course in the Qualification 

Register in Education Bureau’s Qualification Framework) to full membership <strong>of</strong> 

HKIH/CIH may have good reasons in the past 15 . But as it stands now, such lower than 

most established pr<strong>of</strong>essionals’ entry academic qualification (at first degree level, that is 

level 5 in the Qualification Framework / Qualification Register) may create a distorted 

image to the public that housing manager pr<strong>of</strong>ession is less pr<strong>of</strong>essional than many other 

established pr<strong>of</strong>essions. Time is ripe for HKIH/CIH to review this issue. It is hoped that 

some time in future, fresh graduates <strong>of</strong> HKU-SPACE Pr<strong>of</strong>essional Diploma in Housing 

Management Programme would be required to complete a top-up degree programme 

before admission as a full member <strong>of</strong> the pr<strong>of</strong>essional housing institutes. This cut-<strong>of</strong>f 

date should be set as early as possible and actions related to this aspect should be 

promptly taken. 


Parallel provision <strong>of</strong> full-time pre-service and part-time in-service housing 

management courses to meet the needs <strong>of</strong> different target groups 

Full-time and part-time housing management courses should be available to cater for the 

needs <strong>of</strong> different client groups. For many years (between 1968 and 2005), there has not 

been any full-time CIH/HKIH accredited courses on housing management. In 2005, 

Hong Kong Polytechnic University admitted its first intake <strong>of</strong> less than 30 full-time 

students in its University Grants Committee (UGC)-funded B.Sc. (Hons) in Property 

Management Programme. As mentioned, there are about 200 graduates <strong>of</strong> five part-time 

and one full-time housing management validated programmes for full pr<strong>of</strong>essional 

membership. 30 students accounted for about 15% <strong>of</strong> the total number <strong>of</strong> students (200) 

graduated each year. In other words, 85% <strong>of</strong> students in housing management courses 

are part-time students. 

15 A critical mass <strong>of</strong> pr<strong>of</strong>essional housing institutes’ membership was considered necessary for improving 

the quality <strong>of</strong> service in the property management industry / Housing Department between late 1960s and 

late 1990s. 




A quick scan <strong>of</strong> all established pr<strong>of</strong>essions in Hong Kong shows that there are full-time 

pre-service courses / programmes funded by the University Grants Committee <strong>of</strong> the 

Hong Kong Government. It is beyond our understanding why so few full-time student 

places in pr<strong>of</strong>essional housing management programme are provided by universities in 

Hong Kong. HKIH and CIHAPB are urged to work with universities to get funding 

support from the University Grants Committee to <strong>of</strong>fer more programmes for full-time 

students in housing management. This would serve as an essential part in the 

pr<strong>of</strong>essionalization <strong>of</strong> housing managers in Hong Kong. 


Pr<strong>of</strong>essional bodies providing independent consultation services 

Housing management pr<strong>of</strong>essional bodies (HKIH / CIHAPB) may also consider 

providing independent consultation and mediation services to target clients such as 

Owners Corporations and other users <strong>of</strong> property management services. Services may 

include assessing the performance <strong>of</strong> the property management services, conducting 

tendering exercise <strong>of</strong> management service contracts for Owners Corporations and acting 

as mediator in building management disputes between owners and between owners and 

property management companies. The ConsultCHI in the UK has set a precedent for the 

provision <strong>of</strong> independent consultation service by pr<strong>of</strong>essional service. 16 It is time for the 

pr<strong>of</strong>essional housing managers in Hong Kong to take up the challenge. This is also an 

important part towards pr<strong>of</strong>essionalization <strong>of</strong> housing managers in Hong Kong. 


Advocate for provision <strong>of</strong> subsidized property management services to the needy 

It is suggested that the HKIH and the CHIAPB consider approaching the government or 

the Hong Kong Housing Society for resources to subsidize property management service 

organizations (non pr<strong>of</strong>it-making pr<strong>of</strong>essional housing service providers) so that owners / 

tenants <strong>of</strong> private properties can use pr<strong>of</strong>essional housing management service provided 

by pr<strong>of</strong>essional housing managers. We know that doctors and pr<strong>of</strong>essional paramedics 

16 On 2 January 2007, CIH established a new wholly-owned subsidiary, called ConsultCIH Limited, to 

provide a new UK-wide housing and regeneration consultancy service to voluntary, public and private 

organisations involved in the development <strong>of</strong> successful communities. ConsultCIH provide services in 

three main areas: People, Places and Policy into Practice. 

(Source : http://www.cih.org/about/history.htm & http://www.consultcih.co.uk/ accessed on 26 March 2008) 




are hired to provide service to provide subsidized medical services to those with limited 

financial resources. Similarly, it is also worthwhile to provide subsidized property 

management services by hiring pr<strong>of</strong>essionally qualified housing managers to serve those 

low-income property owners or tenants, for the well being and proper management and 

maintenance <strong>of</strong> properties. If successful, the demand for pr<strong>of</strong>essional housing managers 

will definitely increase and the road to pr<strong>of</strong>essionalization will become more promising. 


Additional credits/marks/points should be awarded to property management 

companies if more pr<strong>of</strong>essional housing managers are employed 

Public policies have a role in facilitating the development <strong>of</strong> pr<strong>of</strong>essionalization <strong>of</strong> 

housing managers. It is known that the Housing Authority has required that, only those 

private property management companies with certain number <strong>of</strong> full time property 

management staff working as directors and managers are qualified as approved Property 

Service Companies (PSCs) on the list and to submit tenders. In the Guide to Registration 

<strong>of</strong> Works Contractors and Property Management Service Providers – Part III: Specific 

Guidelines for Property Service Agents (March 2010 Revision), it is noted that to be 

admitted or retained as qualified tenderers on the list, Property Service Agents (PSA) 

should have at least two practicing members <strong>of</strong> the HKIH/RPHM/HK Institute <strong>of</strong> 

Surveyors/Registered Surveyors or equivalent, with not less than 5 years’ full time postqualification 

working experience in property management in Hong Kong. Since the 

score <strong>of</strong> the tender assessment is affected by the number <strong>of</strong> property management staff 

with pr<strong>of</strong>essional housing qualifications in the company, quite a number <strong>of</strong> companies 

hire more pr<strong>of</strong>essional housing managers. 

As for the Housing Department’s property management services tendering exercises for 

domestic units and non-domestic units, one additional point will be given if Private 

Management Agencies (PMAs)/Property Service Companies (PSCs) commit to employ 

additional qualified management staff like maintenance surveyor, engineer, property 

manager or building services supervisor. This “one additional point” arrangement 

however can do very little in attracting property service companies to employ additional 

qualified housing managers. Therefore, additional credits / marks / points (say, 5 to 10) 

should be given to property management companies taking part in the tendering exercise 

if they employ 5 or more (up to 10 as ceiling) pr<strong>of</strong>essional housing managers. This will 




encourage property management companies to employ more pr<strong>of</strong>essional housing 

managers. When pr<strong>of</strong>essional housing managers are more involved, or the employment 

<strong>of</strong> which become a must, in government projects, then the pr<strong>of</strong>essionalization process 

will run much easier and smoother. 


Registered Pr<strong>of</strong>essional Housing Manager should seek delegated authority as a 

counter-signed pr<strong>of</strong>essional on Building Plan 

It is quite common to find building design-fault <strong>of</strong> other pr<strong>of</strong>essionals will result in postcompletion 

building management and maintenance problems. In order to avoid this, 

pr<strong>of</strong>essional housing managers should have an authoritative role to play. It is 

recommended that Registered Pr<strong>of</strong>essional Housing Manager be delegated authority to 

counter-sign a Building Plan before its submission to the Building Authority to ensure 

smooth operation <strong>of</strong> post-completion management and maintenance work for the 

buildings. 

Concluding remarks 

Pr<strong>of</strong>essional housing managers should act and think in a pr<strong>of</strong>essional manner. They 

should manifestly be seen as pr<strong>of</strong>essionals. Let pr<strong>of</strong>essional housing managers’ expertise 

shine in creating a better world for all. 

The views expressed in this report are those <strong>of</strong> the author. The recommendations in this 

final chapter are put forward by the author in the hope that the pr<strong>of</strong>essional housing 

managers be more recognized as many <strong>of</strong> them have contributed a great deal in the 

discipline <strong>of</strong> housing / property management. It is the author’s wish to see pride in 

property management practitioners and advancement in the housing manager pr<strong>of</strong>ession. 




Annex 1 - Members / Fellows <strong>of</strong> HKIH & CIHAPB and RPHMs 

Year HKIH Fellow + 

Member 

(Note 1) 

CIH APB Fellow + 

Corporate Member 

(Note 2) 

Registered 


Managers (RPHM) 

(Note 3) 

1997 732 823 0 

1998 810 978 0 

1999 930 N.A. 0 

2000 904 1112 - 

2001 1012 1161 301 

2002 1147 1232 502 

2003 1279 1296 655 

2004 1444 1213 829 

2005 1513 1170 907 

2006 1607 1182 966 

2007 1569 1196 1025 

2008 1509 1117 1,118 (Note 4) 

2009 1649 1157 1,100 (Note 5) 

2010 1742 (May) 1223 (July) 1,124 (March) 

Note 1: 1997 to 1999 and other years’ membership statistics were extracted from HKIH 

Yearbook (various years) by Miss Angela Ho (administrative staff) <strong>of</strong> HKIH. Figures <strong>of</strong> 2000 to 

2007 were those at September or October <strong>of</strong> respective year. Figures <strong>of</strong> 2008 and 2009 were 

those at September <strong>of</strong> the respective year and figure <strong>of</strong> 2010 was as at late May 2010. Miss 

Angela Ho (administrative staff) <strong>of</strong> HKIH provided data to the author on 9 April 2008 and 20 

July 2010. 

Note 2: Year-end figures. Chartered Institute <strong>of</strong> Housing Asian Pacific Branch (CIHAPB) 

provided data to the author on 8 September 2008 and 30 July 2010. 

Note 3: RPHM figures were as at 31 March <strong>of</strong> respective year. 

Note 4: Out <strong>of</strong> 1118 RPHM, 1033 (i.e. 92%) were HKIH Members / Fellows; 75 were CIHAPB 

Corporate Members / Fellows (i.e. 7%). Compare this 1033 with 1569 HKIH Members / Fellows 

in September 2007, it was a 66% registration rate, i.e. about 2 out <strong>of</strong> 3 HKIH Members / Fellows 

registered as Registered Pr<strong>of</strong>essional Housing Managers (RPHMs). 

Note 5: Information provided by the Housing Manager Registration Board, 22 July 2010. 

N.A. = Not available 




Annex 2 - Registered students <strong>of</strong> HKIH and CIHAPB 

Year HKIH Registered Student 

(Note 1) 

CIH APB Registered Student 

(Note 2) 

1997 4 127 

1998 69 122 

1999 195 N.A. 

2000 318 591 

2001 607 693 

2002 724 751 

2003 807 818 

2004 935 720 

2005 1044 610 

2006 1069 542 

2007 1074 510 

2008 906 533 

2009 535 488 

2010 556 (May) 578 (July) 

Note 1 : Figures <strong>of</strong> 2000 to 2007 were those at September or October <strong>of</strong> respective year. Figures 

<strong>of</strong> 2008 and 2009 were those at late September <strong>of</strong> the respective year and figure <strong>of</strong> 2010 was as at 

late May 2010. Angela Ho <strong>of</strong> HKIH provided data to the author on 9 April 2008 and 20 July 2010. 

The author has not yet asked for reasons for the drop <strong>of</strong> HKIH student members in 2009 and 2010. 

Note 2 : 1997-2009 figures were year-end figures. Chartered Institute <strong>of</strong> Housing Asian Pacific 

Branch (CIHAPB) data provided to the author on 8 September 2008 and 30 July 2010. 





Annex 3 - Members / Fellows <strong>of</strong> CIHAPB 

Year 

CIH APB Fellow 

+ Corporate 

Member 

(Note 1) 

CIH APB Registered 

Student 

(Note 1) 

1997 823 127 

1998 978 122 

1999 NA NA 

2000 1112 591 

2001 1161 693 

2002 1232 751 

2003 1296 818 

2004 1213 720 

2005 1170 610 

2006 1182 542 

2007 1196 510 

2008 1117 533 

2009 1157 488 

2010 (end <strong>of</strong> July) 1223 578 

Note 1 : 1997 to 2009 were year-end figures. Chartered Institute <strong>of</strong> Housing Asian Pacific Branch 

(CIHAPB) provided data to the author on 8 September 2008 and 30 July 2010. 





Annex 4 - Membership Statistics <strong>of</strong> Hong Kong Institute <strong>of</strong> Housing 

Year Fellow Member Fellow + 

Member 

% Change over 

previous year 

1997 69 663 732 

1998 79 731 810 11 

1999 128 802 930 15 

2000 138 766 904 -3 

2001 147 865 1,012 12 

2002 155 992 1,147 13 

2003 145 1,134 1,279 12 

2004 142 1,302 1,444 13 

2005 141 1,372 1,513 5 

2006 141 1,466 1,607 6 

2007 132 1,437 1,569 -2 

2008 117 1,392 1,509 -4 

2009 107 1,542 1,649 9 

2010 114 1,628 1,742 6 

Note 1: 1997 to 1999 and other years’ membership statistics were extracted from HKIH 

Yearbook (various years) by Miss Angela Ho (administrative staff) <strong>of</strong> HKIH. Figures <strong>of</strong> 2000 to 

2007 were those at September or October <strong>of</strong> respective year. Figures <strong>of</strong> 2008 and 2009 were 

those at late September <strong>of</strong> the respective year and figure <strong>of</strong> 2010 was as at late May 2010. 

Source: Miss Angela Ho (administrative staff) <strong>of</strong> Hong Kong Institute <strong>of</strong> Housing provided data 

to the author on 9 April 2008 and 20 July 2010. 




Annex 5 - CIH Membership Statistics (1997, 1998 and 2000 to 2010) 

Year-end 

figures 

Fellow 

Corporate 

Member 

Fellow + 

Corporate 

Member 

% Change over 

previous year 

1997 145 809 823 -3 

1998 145 833 978 19 

2000 175 937 1112 14 

2001 175 986 1161 4 

2002 172 1060 1232 6 

2003 181 1115 1296 5 

2004 167 1046 1213 -6 

2005 166 1004 1170 -3 

2006 159 1023 1182 1 

2007 152 1044 1196 1 

2008 106 1011 1117 -7 

2009 100 1057 1157 4 

2010 (July) 107 1116 1223 6 

Source : 1997-2010 data were provided to the author by the Chartered Institute <strong>of</strong> Housing Asian 

Pacific Branch (CIHAPB) on 8 September 2008, 30 July and 7 October 2010. 




Annex 6 - Letter and Questionnaire sent to 86 members <strong>of</strong> the Hong Kong 

Association <strong>of</strong> Property Management Companies Limited 

26 August 2009 

(insert name <strong>of</strong> CEO / address <strong>of</strong> 86 private property management companies) 

Dear _______________ 

Re : Registered Pr<strong>of</strong>essional Housing Managers, HKIH & CIH HKIH pr<strong>of</strong>essional members in 

Private Sector Property Management Companies (PMC) 

I write to seek your kind assistance in a Hong Kong Institute <strong>of</strong> Housing-commissioned <strong>Study</strong> (A <strong>Study</strong> on 

the Development <strong>of</strong> Housing Manager Pr<strong>of</strong>ession in Hong Kong). 

I, as an independent researcher <strong>of</strong> this study, am in the process <strong>of</strong> collecting factual information from 

members <strong>of</strong> the Hong Kong Association <strong>of</strong> Property Management Companies Limited. Questions fall into 

four areas: 

1. (a) Is pr<strong>of</strong>essional housing qualification (RPHM / MCIH / MHKIH or FCIH / FHKIH) a prerequisite 

condition for appointment as property management staff at manager grade or above ? (b) 

Is pr<strong>of</strong>essional housing qualification (RPHM / MCIH / MHKIH or FCIH / FHKIH) a pre-requisite 

condition for appointment as property management staff at senior <strong>of</strong>ficer grade? 

2. (a) Proportion <strong>of</strong> staff at manager grade or above with RPHM / MCIH / MHKIH or FCIH / 

FHKIH qualifications. (b) Proportion <strong>of</strong> staff at senior <strong>of</strong>ficer grade with RPHM / MCIH / 

MHKIH or FCIH / FHKIH qualifications. 

3. (a) Incentive provided to staff at manager grade or above with RPHM / MCIH / MHKIH or FCIH 

/ FHKIH qualifications. (b) Incentive provided to staff at senior <strong>of</strong>ficer grade with RPHM / MCIH 

/ MHKIH or FCIH / FHKIH qualifications. 

4. Measures adopted to promote pr<strong>of</strong>essionalization <strong>of</strong> housing manager. 

Specific questions have been developed in the attached questionnaire. Kindly assist and complete it. Please 

be reassured that information collected will be treated as confidential and no name <strong>of</strong> the company will be 

identified when reporting the statistics in collective format. Names and contact details are optional and you 

may choose not to provide these for Questions 16 to 19). Grateful if you could post the completed 

questionnaire to me using the attached stamped envelop by 18 September 2009 (third Friday <strong>of</strong> September). 

If you need more time to complete it, please let me know (tel. 2788 8917 or 2788 8758). 

Your kind cooperation will help all to have a better understanding <strong>of</strong> the development <strong>of</strong> housing manager 

pr<strong>of</strong>ession in Hong Kong. 

Yours sincerely 

LAU Kwok Yu, PhD, JP, Hon. F.H.K.I.H. 


Department <strong>of</strong> Public & Social Administration 


Tat Chee Ave 

Kowlooon 

HONG KONG 

[Email ] 

Encl. 




Registered Pr<strong>of</strong>essional Housing Managers, HKIH and CIH pr<strong>of</strong>essional members in 

Private Sector Property Management Companies (PMC) 

A Questionnaire prepared for Representative <strong>of</strong> Private Sector Property Management Companies 

(PMC) for the study (Dr K Y Lau (Fax. No. : 2788 8926), City University <strong>of</strong> HK) 

1. Is pr<strong>of</strong>essional housing qualification (RPHM / MCIH / MHKIH or FCIH / FHKIH) a prerequisite 

condition for appointment as property management staff at manager* grade or 

above ? Answer : Yes / No (delete where appropriate) [*manager in this 

questionnaire refers to assistant manager, manager, senior manager, chief manager, etc. 

(including all those at associate director or above)] 

2. When an advertisement is placed to recruit staff at manager grade or above, will your 

company state RPHM / MCIH or MHKIH (or FCIH / FHKIH) as a pre-requisite 

condition for appointment? Answer : Yes / No 

3. Is pr<strong>of</strong>essional housing qualification (RPHM / MCIH / MHKIH or FCIH / FHKIH) a prerequisite 

condition for appointment as property management staff at senior <strong>of</strong>ficer grade? 

Answer : Yes / No 

4. When an advertisement is placed to recruit property management staff at senior <strong>of</strong>ficer 

grade, will your company state RPHM / MCIH or MHKIH (or FCIH / FHKIH) as a prerequisite 

condition for appointment? Answer : Yes / No 

5. (a) Proportion <strong>of</strong> property management staff at manager grade or above with RPHM 

qualification: _____ %; (b) No. <strong>of</strong> property management staff at manager grade or above 

with RPHM qualifications:_____ 

6. (a) Proportion <strong>of</strong> property management staff at manager grade or above with MCIH / 

MHKIH or FCIH / FHKIH qualifications: _____ %; (b) No. <strong>of</strong> property management 

staff at manager grade or above with MCIH / MHKIH or FCIH / FHKIH 

qualifications:_____; (c) No. <strong>of</strong> property management staff at manager grade or above 

who are eligible for joining CIH/HKIH as MCIH / MHKIH or FCIH / FHKIH but chosen 

NOT to become members <strong>of</strong> CIH/HKIH: _____ 

7. (a) Proportion <strong>of</strong> property management staff at senior <strong>of</strong>ficer# grade with RPHM 

qualification: _____ %; (b) No. <strong>of</strong> property management staff at senior <strong>of</strong>ficer# grade 

with RPHM qualifications :_____ [# senior <strong>of</strong>ficer in this questionnaire refers to senior 

property <strong>of</strong>ficer, senior administrative <strong>of</strong>ficer, etc. who are involved in front-line property 

management work. It does not include entry grade staff at assistant property <strong>of</strong>ficer or 

property <strong>of</strong>ficer / administrative <strong>of</strong>ficer.)] 

8. (a) Proportion <strong>of</strong> property management staff at senior <strong>of</strong>ficer grade with MCIH / 

MHKIH or FCIH / FHKIH qualifications : _____ %; (b) No. <strong>of</strong> property management 

staff at senior <strong>of</strong>ficer grade with MCIH / MHKIH or FCIH / FHKIH qualifications : 

______; (c) No. <strong>of</strong> property management staff at senior <strong>of</strong>ficer grade who are eligible for 

joining CIH/HKIH as MCIH / MHKIH or FCIH / FHKIH but chosen NOT to become 

members <strong>of</strong> CIH/HKIH: _____ 

9. Total No. <strong>of</strong> property management staff at manager grade or above : _____ 




10. Total No. <strong>of</strong> property management staff at senior <strong>of</strong>ficer grade : _____ 

11. Has new staff with MCIH/MHKIH/FCIH/FHKIH/RPHM qualifications joining your 

company as property management staff been given additional salary point? Answer: 

Yes / No 

12. Upon obtaining pr<strong>of</strong>essional qualifications (MCIH/MHKIH/FCIH/FHKIH/RPHM), has 

existing property management staff been given salary increase? Answer : Yes / No 

13. Some private sector property management companies have adopted a proactive approach 

in enhancing housing pr<strong>of</strong>essionalization by paying the annual membership fee for its 

property management staff. Has your company adopted this approach (i.e. paid 

membership fee <strong>of</strong> CIH/HKIH/RPHM for qualified staff)? Answer : Yes / No 

14. Some private sector property management companies have adopted a proactive approach 

in enhancing housing pr<strong>of</strong>essionalization by sponsoring its property management staff for 

taking accredited courses leading to recognized pr<strong>of</strong>essional qualifications. Has your 

company adopted this approach (i.e. paid part or full tuition fee for staff attending 

accredited courses leading to CIH/HKIH qualifications)? 

Answer : Yes / No If Yes, please state : Full / Partial sponsorship 

15. Date : ___________________________ 

16. Name <strong>of</strong> Property Management Company (Optional) : 

17. Name <strong>of</strong> Staff completed this questionnaire (Optional) : 

____________________________ 

18. Contact Tel. No. (Optional) : ____________________ 

19. Contact Email (Optional) : _____________________________________ 

Please post the completed questionnaire with the pre-stamped addressed envelope to: 

Dr LAU Kwok Yu, JP, 




Tat Chee Ave, Kowloon 

Or by fax to Dr LAU Kwok Yu at fax no. : 2788 8926 

Or by email to Dr LAU Kwok Yu at email 




Annex 7 - Focus Group Interview Checklist 

1. 專業房屋經理獲香港社會大眾的認可及尊重程度 (Recognition & Respect) 

2. 香港專業房屋經理的自治程度 (Autonomy) 

3. 香港社會或香港政府授予專業房屋經理的權力 (Power) 

4. 專業房屋經理在香港擔任的倡議角色 (Advocacy Role) 

5. 專業房屋經理在香港社會擔任的社會服務角色 (Service to the Community) 

6. 香港專業房屋經理在執行工作時是否擁有獨特的知識及技能 (Unique 

Knowledge and Skills) [ 即其他專業人士沒有的知識及技能 ] 

7. 香港專業房屋經理的操守 (Ethical Standards / Conduct) 

8. 影響專業房屋經理專業化發展的因素 (Factors) 

9. 立法規定房屋經理必須成為註冊專業房屋經理才可在香港執業是否提升房屋 

經理專業地位的良方 (Mandatory Registration <strong>of</strong> Pr<strong>of</strong>essional Housing Manager) 

10. 其他提升房屋經理專業地位的策畧或建議 (Alternatives in raising Pr<strong>of</strong>essional 

Status) 




Annex 8 – Presentation given on 9 Oct 2008 

This report also made reference to the notes <strong>of</strong> a presentation given at the Housing Conference (9 Oct 2008) 

in Celebration <strong>of</strong> the 20th Anniversary <strong>of</strong> The Hong Kong Institute <strong>of</strong> Housing. 

Theme <strong>of</strong> Conference: Quality Living for our People – Roles <strong>of</strong> Housing Managers in the Sustainable 

Development <strong>of</strong> our Metropolis 

香港房屋經理學會成立二十周年暨房屋會議 : 

安居斯民 -- 房屋經理在都會發展中的角色 ( 劉國裕 2008 年 10 月 9 日 ) 

2008 年年初 , 我接受香港房屋經理學會委託 , 進行一項房屋經理專業在香港的發展的探討性研 

究。由於發言時間所限 , 我會扼要作出報告。 

40 多年來 , 香港房屋經理從行業 (occupation) 發展至專業 (pr<strong>of</strong>ession), 有賴為房屋經理專業付出時 

間心血的專業團體的理事的努力。專業團體包括香港房屋經理學會和英國特許房屋經理學會亞太分 

會。 

剛才幾位嘉賓已從不同角度 , 闡述房屋經理在都會發展中的角色。我十分同意 , 專業房屋經理透過 

政策參與和房屋管理服務 , 擔當重要角色。他們在保持房屋環境安全及清潔 , 推動綠化、節能 , 提 

升物業價值 , 促進鄰里關係及社區參與等方面的成績 , 確是有目共睹。 

房屋經理是今日房屋會議中的主角。我會從四方面進行探討 : 

1. 房屋經理專業在香港的發展 -- 里程碑 

2. 香港專業房屋經理的現況 

3. 學會會員和資深會員對房屋經理專業的看法 

4. 專業化的再思和建議 

誰是專業房屋經理 ? 

香港專業房屋經理包括 : 

1. 根據《房屋經理註冊條例》註冊的 “ 註冊專業房屋經理 ” ( 簡稱 RPHM); 

2. 香港房屋經理學會 ( 簡稱學會 ) 會員 (MHKIH/FHKIH); 

3. 英國特許房屋經理學會亞太分會 ( 簡稱亞太分會 ) 會員 (MCIH/FCIH)。 

里程碑 

1966 年 , 英國屋宇經理學會 ( 香港分會 ) 成立 , 香港房屋經理專業化的第一步。 

1988 年 , 香港房屋經理學會成立 , 專業房屋經理紥根香港 , 心繫祖國 , 迎接九七回歸。 

2000 年 , 房屋經理註冊局根據《房屋經理註冊條例》成立 , 專業化進入自願註冊階段。 

2001 年 , 英國特許房屋經理學會香港分會易名為亞太分會 , 擴展服務範圍及對象。 

2006 年 , 學會將持續專業發展列為會員續會的強制性絛件 , 媲美其他傳统專業。 

除學會、亞太分會和房屋經理註冊局的工作外 , 專業房屋經理的培育及訓練亦是重要一環。 

1968 年 , 香港大學開辦房屋管理証書課程 , 是首項有關房屋管理從業員的正規在職培訓。 

1989 年 , 証書課程升格為文憑課程 ( 其後更改名為專業文憑課程 )。 

1998 年及 2005 年 , 香港城市大學及理工大學分別開辦房屋學及物業管理學士學位課程。九十年代 

後期 , 香港大學亦提供銜接學士學位課程。 

1999 年及 2006 年 , 香港大學及城市大學分別開辦房屋管理專業及房屋學碩士學位課程。 

這六個獲學會認可的專業培訓課程中 , 只有理工大學的課程為職前培訓及全日制課程 (pre-service 

full-time programme), 其餘五個都是兼讀制在職培訓課程 (in-service part-time programme)。[ 香港房 

屋經理學會成立二十周年暨房屋會議後註 : 英國特許房屋經理學會亞太分會及香港房屋經理學會於 

2010 年 5 月認可香港城市大學社會科學學士 ( 行政及政策研究 [ 房屋學 ]) 銜接 (top-up) 全日制課程。該 

課程於 2010 年 9 月有首批學生入讀。] 




香港專業房屋經理的現況 

香港專業房屋經理的人數 , 由六十年代中期約 30 名 , 到 2008 年 , 增加至 1,118 人 (RPHM)。2007 

年 , 以學會會員和資深會員共 1,569 人計 , 每三名便有兩名是 RPHM; 而亞太分會的會員和資深會 

員共有 1,196 人。因學會及亞太分會有部份會員有重叠會籍 , 專業房屋經理確實人數 , 仍有待核 

實 ; 據推算 , 香港專業房屋經理的人數 , 應不少於 1,600 人。[ 香港房屋經理學會成立二十周年暨房 

屋會議後註 : 香港房屋經理學會及英國特許房屋經理學會亞太分會其後提供協助 , 確實本港專業房 

屋經理人數 , 查証兩學會會員名冊 , 獲悉 2008 年 7 月 31 日時 , 香港專業房屋經理的人數為 2,100 

人 , 當中包括 688 名英國特許房屋經理學會亞太分會會員和資深會員 ,840 名香港房屋經理學會會 

員和資深會員 , 和 572 名有兩學會重叠會籍的專業房屋經理。] 

截至 2008 年 3 月底的資料顯示 , 註冊專業房屋經理中 ,92% 是學會會員和資深會員 , 八成在私營 

機構工作 ,77% 擔任經理職級 ,8% 為機構董事 , 七成是男性 , 八成屬 31-50 歲。將 2001 年和 2008 

年的資料作比較 , 在政府及公營機構的註冊專業房屋經理由 2001 年佔 RPHM 的 51% 減至 2008 年 

的 21%。 

假設學會和亞太分會的學生會員沒有重叠 , 學生會員人數由 1997 年的 131 人 , 增至 2007 年時約 

1,600 人。[ 香港房屋經理學會成立二十周年暨房屋會議後註 : 香港房屋經理學會及英國特許房屋經 

理學會亞太分會其後提供協助 , 確實本港專業房屋經理人數 , 查証兩學會學生會員名冊 , 獲悉 

2008 年 7 月 31 日時 , 學生會員的人數為 1,311 人 , 當中包括 400 名英國特許房屋經理學會亞太分會 

學生會員 ,733 名香港房屋經理學會學生會員 , 和 178 名有兩學會重叠會籍的學生會員。] 

由 1972 年至 2007 年 , 在學會認可的專業培訓課程畢業的人數共 5,054 人 , 其中港大房屋管理專業 

文憑的 4,486 人 ( 平均每年有 121 人畢業 ), 房屋管理碩士 ( 專業 ) 課程 2002 至 2007 年間畢業的 189 人 

( 平均每年有 31 人畢業 ); 及城大房屋學榮譽文學士課程 2000 至 2007 年間畢業的 379 人 ( 平均每年 

有 54 人畢業 )。簡單計算 , 學會和亞太分會每年應有約 200 人加入成為專業房屋經理。 

學會會員和資深會員對房屋經理專業的看法 

2008 年 7 至 8 月期間 , 透過隨機抽樣 , 部分學會會員和資深會員獲邀出席聚焦小組 (Focus Group) 

座談 , 就專業發展發表意見 : 

1. 獨特知識及技能 (Unique Knowledge and Skills) 

2. 權力 (Power) 

3. 自主 (Autonomy) 

4. 操守 (Ethical Standards / Conduct) 

5. 倡議角色 (Advocacy Role) 

6. 社會服務 (Service to the Community) 

7. 受其他專業的威脅 (Threat from other pr<strong>of</strong>ession) 

8. 強制註冊 (Compulsory Registration) 

整體意見 

聚焦小組參加者表示 , 完成認可課程 , 成為學會 / 亞太分會會員 , 有 RPHM 資格 , 客戶有信心。 

學會實施 CPD, 會員與時並進 , 提升專業質素。 

集多功能於一身 : 公關專家 / 工程師 / 測量師 / 高級保安 ; 既要認識會計及財務 ( 擬備財政預算和控制 

開支 ), 又要認識法律 ( 向業主解說建築物管理條例 ), 多才多藝。 

須高瞻遠矚 , 有長遠識見 ( 有能力擬備 5 至 10 年維修計劃 , 為業主慳錢 )。更需具備人際溝通技巧 

和個人魅力 ( 要做到「外圓內方」、理解住客需要 ), 適時推行計劃。 

不過 , 亦有參加者表示 , 房屋經理雖然不是專家 , 但樣樣都要識 , 較似家庭醫生 / 大管家。 

房屋管理工作的專業 ( 技術 ) 成份少 , 管理成份多 , 所需的知識和技能並非無可替代。 

具規模的物業管理公司的管理層 , 雖沒有 RPHM, 但服務質素未見有明顯分別。 




香港專業房屋經理 --- 獨特知識及技能 ? 

有意見認為 , 房屋管理的知識與技能缺乏壟斷性。 

有參加者指出 , 專業房屋經理精於協調安排等工作 ; 對建築設計如何影響日後維修保養方面有豐富 

認識 ( 例如港鐡、房屋署和一些私營機構的物業發展計劃 , 在規劃和設計階段 , 會參考專業房屋經 

理提供的意見 , 務求設計優良 , 又符合維修保養的規定 )。 

香港專業房屋經理 --- 獲授權力 ? 

有意見認為 , 香港的專業房屋經理未獲授特定權力。 

《建築物管理條例》( 香港法例第 344 章 ) 訂明 , 經理人有權加管理費 ( 管理開支須不超過前一財務 

年度的管理開支總額的 10% ); 但業主立案法團可通過決議 , 否決或修訂經理人提出的管理開支預 

算。由此可見 , 房屋經理權力非常有限。 

香港專業房屋經理 -- 自主權受僱主 / 業主影響 ? 

有意見認為 , 作為專業人士 , 應保衛專業自主。 

亦有為了息事寧人和獲得續約 , 在專業要求方面或會稍作調整。 

操守問題誰處理 ? 

資料顯示 , 房屋經理註冊管理局、學會和亞太分會 , 均有研訊委員會或專業操守委員會 , 處理投 

訴。 

專業房屋經理 --- 倡議角色 ? 

在政府部門 ( 如房屋署 ) 工作的資深會員 , 較多機會在房屋管理政策方面發揮影響力。 

在私營機構工作的 , 須透過學會及亞太分會參與 ; 專業房屋經理近年在政策倡議的工作趨向積極。 

聚焦小組有參加者指出 , 學會及亞太分會曾就政府的多項政策和立法修訂作出回應 , 倡議工作一般 

較為被動。 

建議學會推動會員 , 積極擔當房屋政策倡議者或評論者的角色 , 加強發聲。 

建議學會聘任公關公司 , 訂定策略 , 回應政府政策 , 使房屋經理的專業形象更為鮮明 , 廣為社會人 

士認識。 

義務提供社會服務 

社會服務指專業房屋經理運用專業知識 , 在受薪職務以外提供義務性質的服務。 

近年 , 參加人數漸有增加 , 但仍十分有限 , 例如 .. 例如在民政事務署及區議會舉辦的物業管理研討 

會或課程講解相關課題。 

學會 / 亞太分會會員中 , 只有數位獲委任為諮詢委員會委員 , 並只限個人身分 , 並非作為專業團體 

的代表。 

建議邀請會員自薦 , 經過會內評審機制作出提名 , 參與區議會轄下房屋事務委員會的工作 , 或政府 

的諮詢委員會的工作 , 以發揮專業才能。 

受其他專業的威脅 

房屋經理註冊局認為香港五個專業學會的會員資格 , 並不遜於香港房屋經理學會的專業資格。他們 

也獲准申請註冊為 RPHM.. 香港建築師學會、香港測量師學會、香港工程師學會、香港營造師學 

會、香港會計師公會。 

這五個專業團體的會員如申請註冊為註冊專業房屋經理 , 須提交所需文件及參加面試。 

截至 2008 年 3 月 31 日 , 有 10 名上述專業學會會員註冊為 RPHM。雖然獲准註冊為 RPHM 的人數很 

少 , 但實際上 , 這五個學會有不少會員 , 以物業及設施管理服務提供者 / 顧問的身分受僱 , 對房屋 

經理專業構成威脅。 




強制註冊 ? 

有意見認為 , 強制註冊的時機尚未成熟 , 專業房屋經理應先做好本份 , 取得社會認受和接納 , 才適 

合向政府爭取。 

現時業內人士自律負責、沒有作弊 , 不須政府特別關注或加強規管。當房屋經理認為 RPHM 有價 

值 , 自然會註冊為 RPHM, 現時立法強制註冊並不實際。 

由 1973 年至今 , 政府都不支持強制註冊 , 理由是不願趕絕中小型公司 , 並認為業主立案法團足以 

管理自己物業。 

進一步專業化的再思和建議 

現重點論述僱主及公共政策兩個方面。 

僱主 

學會 / 亞太分會會員或 RPHM 資格 , 並非私營機構聘任房屋經理的先決條件。多間大規模物業管理公 

司的招聘廣告顯示 , 有關資格會對申請人有利 , 但並非必須。 

房屋署聘用最多專業房屋經理。晉升房屋經理的條件是 , 完成專業課程 , 成為學會或亞太分會會 

員。當房屋署把物業管理服務進一步私營化 , 並把房屋管理職系和維修保養工程人員的高級職位合 

併後 , 房屋管理各級員工的晉升機會大減 , 該職系人員加入學會的人數亦減少。 

私營機構和公營部門 , 在聘任或晉升方面沒有設定專業條件 , 對專業化的發展造成負面影響。 

此外 , 不少私營機構為了減低成本 , 僱用缺乏經驗人士 , 並為獲取新管理服務合約 , 以低價投標。 

機構僱用大量欠缺工作經驗及專業訓練的初級員工 , 在處理前線工作和客户的投訴方面 , 服務的質 

和量均無保證。專業房屋經理受僱負責監督 , 工作量多 , 壓力大 , 未能充分發揮其專業。 

初級員工的表現欠專業 , 服務使用者或會以為他們是專業房屋經理 , 對 RPHM/ 學會和亞太分會的會 

員的專業造成負面影響。 

公共政策 

公共政策有助促進專業房屋經理的發展。 

已推行的政策 , 我只舉一例。房委會規定 , 私營物業管理公司須有特定數目的全職房屋管理專業人 

員擔任董事或經理 , 才符合投標資格。2000 年 , 投標公司有多少管理人員具備專業房屋專業資 

格 , 會影響評標的得分。不少機構因這項政策而聘用更多專業房屋經理。 

津助物業管理服務建議 

尚待推行的政策方面 , 我建議學會和亞太分會深入研究 , 是否適合向政府或香港房屋協會爭取資 

源 , 資助物業管理服務團體 ( 房屋經理專業團體成立的服務單位或非牟利專業房屋管理服務提供 

者 ), 讓財政能力有限的私樓業主和租户使用專業房屋經理的物業管理服務。我們知道 , 醫管局屬 

下的醫院和衛生署的診所僱用具備專業資格的醫生和輔助醫務人員 , 主要為經濟能力有限的平民百 

姓提供津助醫療服務。同樣 , 政府可以為需要專業房屋管理服務的低收入私樓業主和租户 , 提供津 

助物業管理服務。若能成功爭取資源 , 專業房屋經理的需求必定大增。 

專業團體獨立顧問服務建議 

在結束是次簡報前 , 我想再作另一建議 : 房屋經理專業團體可考慮提供獨立顧問服務 , 服務對象可 

以是業主立案法團及其他物業管理服務使用者 , 例如 .. 評核物業管理公司的服務表現 , 主持管理服 

務合約的招標工作等。 

專業團體提供獨立的顧問服務 , 在英國已有先例 , 英國特許房屋經理學會在 2007 年成立 

ConsultCIH Limited (CIH 顧問有限公司 ), 提供顧問服務。香港的專業房屋經理是時候接受新挑戰 

了 ! 

結語專業房屋經理在思維和行事上表現專業 , 更重要的是 , 讓人看得到 / 看得出他的專業。 


<strong>Report</strong> <strong>of</strong> <strong>Study</strong> on the Development <strong>of</strong> Housing Manager Pr<strong>of</strong>ession 

in Hong Kong 

(A study commissioned by the Hong Kong Institute <strong>of</strong> Housing) 

劉國裕 (2010) 《房屋經理專業在香港的發展研究報告》, 香港 .. 香港城巿大學 

Contact details <strong>of</strong> Author / Researcher 

LAU Kwok Yu, PhD, JP 

Hon.F.H.K.I.H. 




Tat Chee Ave 

Kowloon 

HONG KONG 

Tel: (852) 3442 8758 

Fax: (852) 3442 0413 

Email: saKYLau@CityU.edu.hk 

October 2010

Report of Study on the Development of Housing Manager ...

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