🏢 BMO Cap 344-Compliant Drain Contractor for HK Owners' Corporations + Property Managers
Written diagnostic reports for OC reimbursement claims. Won't proceed on shared-stack work without OC written sign-off. The drain contractor your legal counsel wants you to use.
Why this page exists
Most HK drain contractors ignore BMO Cap 344. They proceed on shared-stack work without OC sign-off because it's faster. The legal liability falls on the building, the OC chairperson, and sometimes individual owners. When the work fails or causes downstream damage, there's no documented authorisation chain — and OC reimbursement under BMO Cap 344 becomes legally questionable.
We don't do that. This page explains exactly how we work for OC-managed and PM-managed buildings.
What BMO Cap 344 says about shared-stack drains
Building Management Ordinance (Cap. 344) is the HK law governing shared building infrastructure. For drainage:
- Sect 18 (Functions of OC): OC is responsible for maintaining "common parts" including shared waste stacks, communal drains, and connections to public sewer.
- Sect 26 (Recovery of expenditure): OC may recover from owners (proportionally) the cost of maintaining common parts.
- Sect 34I-34J (Information rights): Owners can require written records of OC expenditure including contractor reports.
- Sect 18 cross-reference: Work on common parts requires OC authorisation; unauthorised work may be unrecoverable.
Practical implication: if a contractor performs shared-stack work without OC sign-off, the cost may not be reimbursable from the OC management fund — owners (or the contractor) may bear the cost.
How we work for OC + PM-managed buildings
Step 1 — Initial inquiry + free site visit
WhatsApp +852 4423 7445 with the address (or PM's preferred contact). We schedule a free site assessment with the OC chair or PM staff. No charge for this visit even if we don't proceed.
Step 2 — Written diagnostic report
We produce a written diagnostic report identifying: (a) whether the problem is in branch pipe (owner's unit responsibility) or vertical waste stack (OC's responsibility); (b) likely cause; (c) scope of work needed; (d) cost estimate range.
This report is suitable for OC meeting agenda + reimbursement claims under BMO Cap 344. We provide it within 5 working days of site visit.
Step 3 — OC written sign-off (mandatory for shared-stack)
For any work on shared infrastructure, we require OC written authorisation BEFORE proceeding. This protects both the building (legal exposure) and our team (liability). We accept: OC meeting minutes citing the work + signed quotation acceptance, or OC chairperson's written confirmation referencing OC mandate.
For PM-managed buildings: PM provides OC authorisation chain. We do not accept "PM said go ahead" without traceable OC sign-off.
Step 4 — Work + documentation
We perform the work to the agreed scope. We photograph before / during / after, retain copies, and document any deviations.
Step 5 — Completion report + invoice
We deliver: completed work + on-site retest with PM/OC representative + written completion report + invoice with BMO Cap 344-traceable documentation. The completion report references the OC authorisation chain so reimbursement claims are defensible.
Step 6 — 14-day retest no charge
If the same drain reblocks within 14 days, we return at no charge to assess. (Re-blockage of shared infrastructure is rare but possible if the diagnosis was incomplete; this policy protects the OC's budget.)
Indicative pricing for shared-stack work
| Job type | Starting price (typical) | Documentation included |
|---|---|---|
| Single-floor stack clearance | HKD 3,000-5,000 | Diagnostic report + completion report |
| Multi-floor stack clearance (3+ units affected) | HKD 5,000-12,000 | + proportional cost allocation guidance for BMO Cap 344 § 26 reimbursement |
| Stack camera survey (CCTV) | HKD 2,500-4,000 | Video file + written assessment |
| OC consultation (no work performed) | HKD 800-1,500 (refundable if work proceeds) | Written opinion on scope |
| Annual stack inspection contract (retainer) | Quoted per building size | Quarterly + annual reports |
All starting prices are "typical" — actual quote depends on access conditions, complexity, and number of units affected. We always confirm in writing before work begins.
What we will NOT do
- ❌ Proceed on shared-stack work without OC written sign-off, even if the PM or a single owner requests it
- ❌ Provide verbal-only quotes for shared-stack work
- ❌ Subcontract shared-stack work to unverified operators
- ❌ Accept cash-only payment without invoice (limits OC's BMO Cap 344 reimbursement options)
- ❌ Do work that requires Registered General Building Contractor (RGBC) licensure (e.g., structural repair of stack pipe itself — we refer to RGBC partners)
Why building managers prefer us
- Reduced complaint volume: published rates + written quotes mean tenants can't claim "the contractor overcharged me"
- Documented authorisation chain: OC reimbursement claims under BMO Cap 344 § 26 are defensible
- 14-day retest policy: reduces "this came back after a week" complaints to PM service desk
- Diagnostic report format: suitable for OC AGM minutes + Building Management Tribunal cases
- Service area: HK Island, Kowloon, NT — most PM portfolios covered
How to engage us (PM / OC scenarios)
For OC chairs (single building)
WhatsApp the building name + nature of issue. We schedule free site visit. Diagnostic report within 5 working days. Bring report to next OC meeting for authorisation.
For property managers (portfolio)
Two options:
- Per-call basis: published rate applies; PM invoices building; no exclusivity expectation; we add to your contractor roster.
- Quarterly retainer: 12 emergency drain calls / year + 1 annual stack inspection / building, pre-paid at 10-15% off published rate. Priority queue + 30-min SLA in service zones.
See our Scam Protection Guide for the 5-question checklist your tenant can run on any drain contractor including us.
Common BMO Cap 344 questions (FAQ)
Q: Can OC proceed without owners voting?
For urgent shared-infrastructure repairs that fall within OC's normal maintenance mandate, OC may authorise without an AGM vote — subject to spending limits in the building's Deed of Mutual Covenant (DMC). Our diagnostic report identifies whether the work qualifies as urgent maintenance or requires AGM authorisation.
Q: What if a single owner refuses to pay their share?
BMO Cap 344 § 26 allows OC to recover proportional costs from owners. If an owner refuses, OC may file at Lands Tribunal. Our completion report is suitable evidence for Lands Tribunal proceedings.
Q: We're not sure if it's stack or branch pipe — who pays?
This is the most common dispute. Our diagnostic report (Step 2) settles it with written evidence: branch pipe = owner pays; vertical stack = OC pays. We invoice the responsible party once identified.
Q: Can we use you for non-shared-stack work too?
Yes. Residential branch-pipe drain unblock starts at HKD 800 (typical). Many of our PM clients use us for both individual unit calls (HKD 800-1,500) and shared-stack work (HKD 3,000+).
Q: What's your insurance coverage?
We carry HK$5M public liability insurance covering our drain unblock work. Certificate available on request via WhatsApp. We do not perform work requiring Registered General Building Contractor (RGBC) licensure.
Engage us
Or email cs@drainfix-hk.com with subject "OC / PM enquiry"