🇺🇸 美國在台協會副處長谷立言已經離開AIT,為他三年的任期畫下完美的句點。美國在台協會在副處長谷立言的帶領之下取得許多重大進展,包括美國在台協會搬遷至內湖新館,全球合作暨訓練架構 (GCTF) 的大幅拓展,以及美台教育倡議的正式啟動。谷立言將於7月17日接任美國駐日本代理大使,美國在台協會全體衷心祝福谷副處長赴日履新一帆風順。✨
在此同時,美國在台協會宣布柯傑民將接替谷立言,於2021年7月下旬起,擔任美國在台協會副處長。
✅了解更多: https://bit.ly/3xd5bRH
🇺🇸AIT Deputy Director Raymond Greene has departed after his three-year tenure. During his time at AIT, Deputy Director Greene oversaw many significant achievements, including the move of AIT to its New Office Compound in Neihu, the expansion of the Global Cooperation and Training Framework (GCTF), and the creation of the U.S.-Taiwan Education Initiative. On July 17 he will step in as Chargé d'Affaires at the U.S. Embassy in Tokyo. All of AIT is grateful for his leadership and wishes him all the best in Tokyo! ✨
AIT is pleased to announce the selection of Mr. Jeremy Cornforth as the new AIT Deputy Director, succeeding Mr. Greene in late July 2021.
✅Read here to learn more: https://bit.ly/3ha2t9W
同時也有3部Youtube影片,追蹤數超過37萬的網紅Ray Mak,也在其Youtube影片中提到,?SHEET MUSIC & Mp3 ▸ http://www.makhonkit.com ?LEARN MY SONGS ▸ https://tinyurl.com/RayMak-flowkey ?Listen on Spotify ▸ https://sptfy.com/raymak ?Lis...
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tenure of office 在 本土研究社 Liber Research Community Facebook 的最佳貼文
【英國房屋法對劏房租管的啟示】
政府委任的劏房租務管制研究工作小組(劏房租管小組)提交劏房租務管制方案,並計劃會在今年立法會任期內完成立法。然而,方案似乎與社會訴求存在巨大落差,「租管」聽起來強硬,實際上是否有心無力? 本文嘗試列出其中主要爭議,並提議借鏡英國房屋法(Housing Act)的立法經驗,對照出政府現時提議的缺陷。
對劏房的環境問題放軟手腳
劏房普遍存在不少居住環境問題。大部分劏房沒有安裝官方的水電錶,因而須向業主付額外水電費﹔結構及安全方面,額外的牆壁和地台有機會對樓面造成超載、地板下不時有複雜的水渠走線、開放式廚房均沒有安裝防火牆、煙霧感應器等的消防安全要求﹔還有舉世知名的衛生極端情況﹕廚廁合一、廁所閣樓、天花板鼠患等不一而足。現有方案期望以「標準租約」(註1),透過業主與租客之間的租約條款,改善水電雜費等問題,預期不會有顯著效果。
針對上述情況,運房局局長陳帆稱現時已有建築物條例監管劏房,所以不需要再「架床疊屋」的說辭推搪。然而,局長口中的現行政策和執法方式根本形同虛設。屋宇署最新的目標巡查及糾正數目(註2),規模分別佔2020年的劏房整體數目的1.6%和0.24%(註3),2014年後推行的劏房小型工程登記方面,2016年劏房工程登記完工證數目只佔劏房增加數目的2%(註4)。劏房租管小組先天性不足,一開始已訂明並不處理劏房最嚴重的生活環境問題,進一步合理化了現況的問題。
英國房屋法的啟示
香港的房屋問題裹足不前,反觀英國房屋法(Housing Law)多年來續步完善。早年因應規管房屋市場的需要,續步發展出獨立於舊有業主與租客條例的法律條文和主體。其中房屋法的倡議者致力建議法庭,在原來做法較陝義和診斷式(clinical)的擁有權(proprietrorial rights)評估基礎之外,視房屋為影響別人生活的重大因素(註5)。其中重要的發展包括﹕1977年確立無家者的房屋權、80年確立置業權(right to buy)的同時確立了議會房屋(council housing)租戶的租住權保障(security of tenure),並且續步發展至涵蓋更多房屋議題面向的法例。
而房屋法最新發展,強調租客作為消費者的身分(tennant as consumer),超越了單純以業主與租客對立思維。房屋作為業主提供的服務或產品。法律背後的精神類似其他行業和商業情況下的法規,以保障消費者為目的,視租務市場為產品進行監管,著眼於房屋的基本質素和安全等方面,將之作為消費者法例的其中一環。
其中最明顯的例子,是2004年推出的房屋法,訂立的房屋健康及安全評分制度(Housing Health and safety rating system)(註14),用以評估房屋單位對健康及安全的潛在風險,並統計了不同隱患對不同人的潛在風險,提出了避免方法,並在標準租約中規訂業主出租的單位,須達到房屋健康及安全評分制度的基本要求。
針對劏房單位質素的評分制度
針對本港劏房居住環境欠佳的問題,若仿傚英國設立一套有法律效力,按劏房單位質素的評分制度,有如監察食物是否健康安全的營養標籤。便可以在劏房的標準租約中,列明業主的義務包括﹕提供達到基本評分的單位。以具體可執行的政策,針對現時劏房的普遍的問題續項評分,供租客參考,並強制達基本要求,例如﹕出租時不可有老鼠跡象。相反,按現時建議單單以標準租約提出,亦難有人重視。
假如落實以成文法針對劏房的基本設備和質素規管,其實並不能簡化成純粹使劏房戶得益,犧牲業主利益的政策。有關政策背後,提供誘因提升私人租住市場的服務質素,取締提供惡劣居住環境的房屋的情況,其實亦有助整體租住市場的專業化。即使對象僅是房屋市場某細版塊,亦能體現政策思維上的進步。
相反,劏房租管委員會經常強調即使建議劏房租管,亦必須平衡業主與租客利益,姿態上想顯得客觀中立,其實未有擺脫業主與租客零和博弈的思維,保護既得利益之餘,亦傾向少做少錯的因循保守做法,實際效果是就劏房問題大致維持現狀甚至惡化,值得思考這結果是否政府所樂見。
註1﹕立法會CB(1)504/20-21(06)號文件,「劏房」租務管制研究工作小組的工作進展
註2﹕2020-2021年財政預算案,屋宇署總目收入分析。
註3﹕2020年長遠房屋策略估算劏房數目為99 400個。
註4﹕本土研究社﹕2014-16年 劏房總數與劏房工程「完工證明書」, 2013-2017年劏房工程「展開通知書」和 「完工證明書」: https://goo.gl/oqJqAj
註5﹕Susan Bright (ed.) , Landlord and Tenant Law Past, Present and Future.
註6﹕Office of the Deputy Prime Minister, Housing Health and Safety Rating System: Operating Guidance.
tenure of office 在 劉亭廷 Tingting Liu Facebook 的最讚貼文
【年菜第二道】
我小時候被送去學書法,但因為我和同學直接拿著沾滿墨水的毛筆互相畫在對方的運動服上,搞得父母超傻眼後就沒有再學了⋯⋯
20年後竟然是做一條帶英國駐台代表去體驗書法的新聞。
對於我還沒忘記怎麼握毛筆,我當年的老師應該很A.感動 B.驚訝 C.開心 D.難以置信?
非常感謝British Office Taipei 英國在台辦事處和新任英國駐台代表鄧元翰全力配合幫忙拍攝年菜,同時和我聊未來對於任期內的一些目標。也非常感謝代表把在台灣的第一次媒體專訪獨家給TVBS。
鄧代表非常強,才練習半個小時,寫的字真的很不賴。他個人非常親切,曾在英國駐吉隆坡大使館工作,私下聊了很多東南亞的事情。
除夕夜值班,祝大家新年快樂喔。
YouTube link: https://youtu.be/WQ8qeuJC10U
Did an exclusive interview with the newest British representive to Taiwan, His Excellency John Dennis, last month. This is a pre-recorded story that serves as part of my Lunar New Year coverage. He arrived late December, finished his quarantine and assumed his posting mid January.
He is humorous and warm in person, we spoke about his aspirations during his tenure.
He tried Chinese calligraphy and it’s actually his second time. Despite not touching the brushes for years, he soon got the hang of it.
Appreciate the kindest assistance given by the British Office in Taipei, and I really want to thank Representaive Denniss for granting your first interview with a Taiwanese to me and TVBS.
Happy Lunar New Year Eve.
tenure of office 在 Ray Mak Youtube 的精選貼文
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If you're an Expatriate working in Malaysia, this Homely Heart Melting Bungalow will be PERFECT for you and your Family especially if you're from the Western part of the world.
Located in Ukay Heights of Ampang, this Bungalow itself features two highly important features that many expatriates take into consideration when they are seeking a Bungalow house for rent, a Large Garden and a Large Beautiful Swimming Pool. The pool of this Bungalow even has a Waterfall Feature on it. The Bungalow is partly furnished with all important furnitures such as Kitchen Cabinet, Sofa, Dining Table etc. Please read the summary below for further information and please view the video too.
The Bungalow is located in a excellent location where several major highways are within a short drive away, making it highly accessible and convenient. Within 7 minutes drive along Jalan Ampang is the Kuala Lumpur City Center. International School of Kuala Lumpur is located within 3 minutes drive from the bungalow. There are also two highly prestigious community clubs with swimming pools, tennis courts, badminton court, basketball etc. to name a few within short distance. Restaurants, banks, international grocery stores, Korean town, business centers, are some of the amenities surrounding the house.
Summary :
Tenure : Freehold
Land Area : 10,000 square feet
Build-up : 5,900 square feet
Floors : 2
Rooms : 5 + 1 (4 Bed, 1 Office, 1 Maid)
Bathrooms : 4 + 1
Carpark : 7 Sedans
Furnishing : Partly, Almost Fully
Features & Furnishing :
-Homely Design
-Swimming Pool with Jacuzzi and Waterfall
-Fully Air-Conditioned
-Wardrobes
-Beautiful Kitchen Cabinets
-2 Refridgerators, 1 Freezer, 2 Washing Machines
-BBQ Area and Porch beside the pool
-Huge Garden
-Sophisticated Alarm System with CCTV
-Newly Painted
-Huge Master Bedrooms and Decent Sized Bedrooms
-Strong Quality Doors with Double Lock
-High Quality Craftmanship and Built Materials
-High Quality Marble Finish on Ground Floor
-High Quality Timber Flooring on Upper Floors and rooms
tenure of office 在 Ray Mak Youtube 的最讚貼文
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?LEARN MY SONGS ▸ https://tinyurl.com/RayMak-flowkey
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?Listen on Apple Music ▸ https://music.apple.com/sg/artist/ray-mak/1498802526
?Full Song List ▸ http://www.redefiningpiano.com
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Located in Kemensah Mewah, this newly built Double-storey Semi Detached House with a basement FREEHOLD bungalow features a highly unique contemporary design. It is also located within a gated and guarded area. The materials used in building this Semi Detached House you can call home is absolutely pristine. Developer is a passionate entrepreneur from Hong Kong who resides in Canada. The designs of these houses were inspired by those in Canada.
Located behind the National Zoo of Malaysia, Kemensah Mewah is a freehold development nestled in Kemensah, Ampang. Don't worry, it is located a good distance from the zoo that, you'll not hear the lions' roar. Subsequently, Kemensah Mewah is known for its green serene and refreshing environment, as well as its exclusivity.
Kemensah Mewah has all kind of facilities and amenities one will probably looking for which includes commercial centers, academic institutions, and health centers. There are several good schools within the vicinity, such as Sekolah Menengah Kebangsaan Taman Melati, Sekolah Menengah Wangsa Jaya, Sekolah Menengah Klang Gate and Sekolah Kebangsaan Wangsa Melati. The International School of Kuala Lumpur is also within a short drive away.
Besides academic institutions, in case of an emergency Damai Service Hospital is within 5 minutes drive from Kemensah Heights. It is also surrounded by the commercial shop-lots in Taman Melawati, Taman Permata, Desa Setapak dan Wangsa Maju where one can easily find post office, shopping centers, prominent banks, restaurants and more. You'll get basically everything you need within a short drive away.
In terms of accessibility, Kemensah Mewah can be accessible from Middle Ring Road 2, Karak Highway, Duke Highway and Ampang-KL Elevated Highway. Apart from that, it is only within 10 minutes drive to the nearest Wangsa Maju LRT station.
Summary :
Location : Kemensah Mewah
Condition : Excellent
Tenure : Freehold
Build Up : 4,086
Land Area : 3,880
Storey : 2 with 1 Basement
Bedrooms : 4 + 1
Bathrooms : 5
Parking : 2
Type : Intermediate
Maintenance : RM 250 per month
Furnishing : Partly
Features : Fully Air Cond, Folding Auto-Gate, Large Entrance, High Ceilings, Solar Heater, Limestone Bathrooms, Complete Kitchen Cabinets Tastefully Designed by Owner, Johnson Suisse Bathwares, Full CCTV, Huge Family Lounge, Marble and Timber Flooring, Jacuzzi, Baby's Room, Safety Basement (Panic Room) with Automatic Doors and Separate Power Supply, High Quality Red Clay Bricks, Alarm System, Water Tank, etc.
tenure of office 在 Ray Mak Youtube 的精選貼文
?SHEET MUSIC & Mp3 ▸ http://www.makhonkit.com
?LEARN MY SONGS ▸ https://tinyurl.com/RayMak-flowkey
?Listen on Spotify ▸ https://sptfy.com/raymak
?Listen on Apple Music ▸ https://music.apple.com/sg/artist/ray-mak/1498802526
?Full Song List ▸ http://www.redefiningpiano.com
Talk to me :
? Instagram ▸ http://instagram.com/makhonkit
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This is a very rare newly built triple-storey FREEHOLD bungalow featuring a highly unique contemporary design. It even features a courtyard in the center of the bungalow which allows natural sunlight to brighten the interior of the bungalow during the day.
Located behind the National Zoo of Malaysia, Kemensah Heights is a freehold bungalow estate development nestled in Kemensah, Ampang. Don't worry, it is located a good distance from the zoo that, you'll not hear the lions' roar. Subsequently, Kemensah Heights is known for its green serene and refreshing environment, as well as its exclusivity.
Kemensah Heights has all kind of facilities and amenities one will probably looking for which includes commercial centers, academic institutions, and health centers. There are several good schools within the vicinity, such as Sekolah Menengah Kebangsaan Taman Melati, Sekolah Menengah Wangsa Jaya, Sekolah Menengah Klang Gate and Sekolah Kebangsaan Wangsa Melati. The International School of Kuala Lumpur is also within a short drive away.
Besides academic institutions, in case of an emergency Damai Service Hospital is within 5 minutes drive from Kemensah Heights. It is also surrounded by the commercial shop-lots in Taman Melawati, Taman Permata, Desa Setapak dan Wangsa Maju where one can easily find post office, shopping centers, prominent banks, restaurants and more. You'll get basically everything you need within a short drive away.
In terms of accessibility, Kemensah Heights can be accessible from Middle Ring Road 2, Karak Highway, Duke Highway and Ampang-KL Elevated Highway. Apart from that, it is only within 10 minutes drive to the nearest Wangsa Maju LRT station.
Summary :
Location : Kemensah Heights
Condition : Excellent
Tenure : Freehold
Build Up : 6,200
Land Area : 5,450
Storey : 3
Bedrooms : 5 bedrooms + 1 study room + 1 maid's room
Bathrooms : 7
Parking : With Covered Automatic Garage
Furnishing : Partly
Features : Marble as well as High Quality Timber Flooring, Thick Timber Doors, Central Water Heater, Elegant Window Designs from Singapore (UPVC Panels and Tempered Glass for sound and water proof window), High Ceilings, Well equipped dry and wet kitchens with beautiful tiles, Beautiful bathrooms with beautiful marble tiles on the floors and walls and Toto branded bath-wares, 2 decent sized Balconies
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