2024 AmCham DEIA Celebration Spring Happy Hour – Celebrating Life & Diversity
2024 AmCham DEIA Celebration Spring Happy Hour – Celebrating Life & Diversity
AmCham Happy Hour
This year sees the incorporation of the Real Estate Committee into the Infrastructure and Engineering Committee, with the newly enlarged committee focusing mainly on full implementation of suggestions made in previous White Papers. We have also proposed two new suggestions to enhance fairness and create greater balance in the risk-and-reward equation that contractors must consider when deciding whether to participate in government procurement projects.
We once again strongly urge the government to adopt a consultative approach to the issues we are raising, seeking input from third-party market professionals. For example, the application of alternative methodology is a complex subject for which it would be worthwhile to obtain advice from experts in the field. Our member companies would be happy to share their expertise on the use of alternative methodologies.
The Committee was pleased to learn that use of alternative methodology is being given a trial for the Taoyuan Airport Terminal 3 project. Given the delays and obstacles related to Terminal 3, we commend the government for using alternative methodology as a potential solution to advance the project. It is not clear to us, however, how that approach is being implemented and whether it is suitably robust to deliver maximum benefits.
The Committee also requests that government agencies strictly adhere to the 60-day notice-and-comment period for any proposed changes in law (or implementation rules) made relating to government procurement or to the Committee’s White Paper suggestions. This will allow the Committee to provide its feedback on the suitability of the proposed change and whether the change is likely to meet the full intent of the Committee’s suggestions.
One of our suggestions – amending the Model Contract Terms and Conditions to enable contractors to request an adjustment in the contract due to changed conditions – was partially implemented last year when the Public Construction Commission (PCC) amended the Model Contract for Technical Service Agreements. The Committee greatly appreciates that development and hopes the same can be done for all PCC model contracts as first requested in our 2017 White Paper.
The purpose of the Committee’s suggestions is to bring innovation and fairness to Taiwan’s construction and engineering market to support the government’s ambitious development plans. Creating opportunities for both domestic and international companies to introduce alternative and/or innovative approaches will result in shorter completion schedules, safer working conditions, and more reliable and cost-efficient results. A fair and transparent procurement process will encourage greater participation by international companies, which will expand and enhance the capabilities of the local supply chain. Taiwan benefits when there is robust participation by both domestic and international contractors.
Two of the suggestions below repeat issues raised in previous White Papers by the former Real Estate Committee in the interest of creating a more transparent real estate market. Taiwan continues to lag significantly behind neighboring countries in attracting foreign investment. Greater transparency in real estate transactions could help turn around the trend of the past 20 years for foreign investment in the property market to average less than 7% of the total.
Suggestion 1: Improve the terms and conditions in model contracts for public projects.
1.1 Remove the reference to Article 227, paragraph 2, of the Civil Code from the model contracts. A key theme in previous White Papers has been the need for fair and balanced terms and conditions, aligned with standard international practices, in the PCC’s model contracts to create a healthy commercial structure for both foreign and local companies participating in tenders for public projects in Taiwan.
The Committee has noted that of the 12 types of model contracts, 11 now have newly added text under the “Rights and Liability” clause to exempt injurious performance from the normal liability limit along the lines stipulated in Article 227, paragraph 2, of the Civil Code.
This added text is inappropriate, and especially so in the clause where it has been inserted. In using Article 227, paragraph 2 as a carve-out to a contractually agreed upon total liability cap (TLC), the new text is contrary to the intent of the original language of the “Rights and Liability” clause. The original wording was designed to exclude from the TLC only “willful misconduct or gross negligence, or torts against a third party” – not the broad conditions set out in Article 227, paragraph 2.
The relevant text of Article 227 is set out below for reference:
“If a debtor incompletely performs his obligation by reason of a circumstance to which the debtor is imputed, the creditor may execute his right according to the provisions of the default or the impossibility of the performance.
“In addition to the injury arising from the incomplete performance in the preceding paragraph, the creditor may claim compensation for other injuries arising therefrom, if any.”
The second paragraph does not provide the grounds to warrant an exception to the TLC. In addition, the added text is vague and is also a departure from the conditions found in international model contracts such as the NEC or FIDIC templates. This deviation from standard international practice will only discourage foreign participation in public tenders in Taiwan. That result would be especially regrettable considering Taiwan’s need for greater participation by international engineering and construction contractors to help complete its ambitious forward-looking infrastructure and energy programs.
We strongly recommend that the government remove this newly added text from the 11 revised model contracts.
1.2 Amend the model contract terms and conditions to allow contractors to submit change notifications. As stated in the introduction above, the Committee greatly appreciates the PCC’s amendment to the Model Contract for Technical Service Agreements to incorporate this suggestion. We hope the same can be done for all PCC model contracts, particularly the Model Contract for Construction Agreements.
As explained in past White Papers, the government’s set of model contracts (except the one for the technical service agreements) fail to include a provision enabling the contractor to request an adjustment in the contract due to changed conditions. The government procurement entity, however, can call for such an adjustment from the contractor. This unilateral approach is both unfair and contrary to international practice.
The Committee requests that the other model contracts be revised accordingly with priority given to the Model Contract for Construction Agreements.
Suggestion 2: Revise the design consultancy fee guidelines.
Taiwan has a substantial number of infrastructure and energy projects planned or underway, requiring a large amount of experienced and qualified engineering resources to support the projects’ timely and successful completion. However, Taiwan has experienced a significant brain drain as engineering and technical talent frequently look to international postings for better salaries and more stimulating work to develop themselves professionally. Most of those who stay in Taiwan gravitate to the high-tech industry because of the higher salaries in that field and the perception that construction engineering jobs are monotonous. The result has been a considerable shortage of experienced and capable construction industry-related design engineering talent in Taiwan.
Exacerbating this problem is the allocation by most government procurement entities of unreasonably low budgets for front-end design phase services such as preliminary or detailed design engineering, as well as for other technical services such as owner’s engineer or construction management services. This factor makes it even more difficult for the industry to recruit and retain construction engineering talent.
Since 1980, the PCC has established various guidelines for engineering and technical services, including one in the year 2000 that called for a 10% fee increase. There has been no further increase since then, despite the increasingly demanding nature of the work as government procurement entities expand the scope of the design services to be performed as part of the design services (for example, the incorporation of “green and sustainable” design elements, stakeholder engagement and management, enhanced reporting, as-built drawing updates, clash detection reporting, etc.).
Further, in most cases design must now be performed on some form of 3D Building Information Modeling (BIM) platform, for which monthly software licenses can be quite costly. The design effort within a BIM platform is also significantly more labor-intensive than performing the work on a conventional 2D platform. However, the PCC fee guidelines have not reflected the increased costs experienced by design firms to meet the ever more demanding requirements imposed upon them.
The Chinese Association of Engineering Consultants (CAEC) in 2015 requested an increase in design fees, which was rejected. Last year, it again requested an increase – of 48.2% – which has also gone unheeded. The use of unreasonable budgets based on the PCC guidelines results in a lack of participation in government procurement projects for design services, stifles competition, and discourages innovation. Worse, it discourages Taiwanese engineering graduates from pursuing careers in the industry.
The recent Wanda and Circle Line MRT projects are examples of unreasonable budgets resulting in minimal participation from the engineering consulting industry. In both cases, there was only one bidder, even though the Wanda project issued three detailed-design tender packages and the Circle Line issued two such packages. The Committee notes that the only two bidders – one for each project – were government-owned design consultancies.
Design quality is critical to the success of a project, and the design phase is the point where the greatest influence can be exerted to optimize the project cost and schedule. Inferior designs result in costly projects, which are often prone to schedule delays. Once construction begins, changes in design are costly and time-consuming. Because government procurement entities set such low design budgets, design consultancies able to secure work are discouraged to innovate and optimize designs, since that requires more time and thought, as well as the engagement of high-salary, senior-level personnel or subject matter experts. Given the low margins, the priority is to finish the design deliverables in the least amount of time, using the lowest cost-design resources, rather than developing an innovative and well-crafted design.
Efficacious designs not only support safe and efficient construction, but also enhance operation and maintenance (O&M) of the project once completed. For example, adopting a whole-life design approach in the selection of materials and equipment, and configuring plant operations in a thoughtful manner, can lower O&M costs over the life of a project and make it safer for the O&M people to perform their work. But that kind of design thoroughness can be undertaken only when there is sufficient budget.
Some of the PCC guidelines link fees to a percentage of the constructed cost of the works. Under that approach, the designer may not be motivated to develop a design that would result in a lower cost of construction, as that would also reduce the design consultant’s fee. In addition, it needs to be recognized that each project by nature is different from others. Its unique requirements and objectives will affect the type and amount of design services required and therefore the cost of performing them. The Committee therefore believes it is improper to use a percentage of the construction cost as a guideline in setting design budgets both for the initial award and for the costing of legitimate scope changes issued by the government after award.
We strongly recommend that the government conduct a comprehensive review of its guidelines for setting design fees for public projects, with the aim of bringing them more in line with international practices and making them fairer for the industry.
Suggestion 3: Encourage the use of alternative methodologies in public infrastructure projects through a systematic approach.
The Committee is pleased to know that the use of alternative methodologies will be permitted on a trial basis for the Taoyuan Airport Terminal 3 project, adopting a suggestion from the past three annual White Papers. Proper implementation of this suggestion will greatly benefit the government and the local engineering and construction industry. It encourages innovation, value engineering, and access to international lessons learned – all resulting in potential project schedule and cost savings. However, the Committee is unclear how the alternative tendering approach is being applied.
Although gratified that the approach is being tried, we regret that the Committee or other third-party experts have not been consulted to support the effort as we had suggested. Following positive feedback from the various government procurement entities to our Committee’s presentation to the National Development Council (NDC) in 2018 on the use of alternative tendering, we understood that the government was developing a “cookbook” (templates and guidelines to facilitate implementation of alternative methodology) as reference. Our Committee requested an opportunity to review the cookbook and our member companies offered to share their expertise in this field with the government, since “alternative tendering” is a nuanced process and the cookbook needs to be carefully drafted if alternative methodologies are to really provide benefits.
As we comprehensively laid out in our 2019 White Paper (and in earlier editions), the entire tendering cycle must be structured to accommodate an alternative tendering process; it cannot be a “bolt-on” afterthought. For example, certain elements of the project should be set out as performance requirements rather than being fully specified, especially when the tender is a design-build (DB) package. Foundations are an example where the DB contractor can innovate and meet the performance requirements though its own approach.
And it is not only technical alternatives that can provide benefits. Acceptance of alternative means and methods and even commercial terms can also provide cost and/or schedule benefits. To gain the full benefit of alternative tendering, it should be well-thought-out, planned for the specific tender package, and embedded from the beginning as part of the overall tendering strategy. It is not simply a pre-tender peer review activity to solicit comments or a post-award activity with the sole successful tenderer, as some agencies mistakenly consider alternative tendering to be.
Alternative tendering is common in the international market, and it fosters innovation. Adopting this process in Taiwan will enable the local market to benefit from the lessons that international and domestic contractors have learned from their global experience.
The Committee suggests that the state-owned CPC Corporation’s Taichung Phase 3 liquid natural gas (LNG) storage facility would be a good choice for a trial of the alternative tendering approach. We understand the conceptual design for this project is introducing alternative LNG storage solutions. LNG supply is critical to Taiwan’s energy transition, which calls for natural-gas-fired energy to represent 50% of the country’s power mix by 2025. CPC Taichung Phase 3 will be a DB tender package and is the type of scope and project that would benefit greatly from an alternative tendering approach that is properly structured and planned.
Accordingly, we recommend that the government create a task force to support: (i) pre-tender activities (development of tender package plans and specifications, tendering instructions, tender solicitation forms and evaluation process, etc.), and (ii) the tendering process (clarification, evaluation, negotiation, and award) – and that the task force include the same third-party consultant that helps in development of the cookbook. The consultant can help the task force and CPC in devising the tendering strategy and the proper formation of the DB tender package, evaluation, and award of the project.
We also request that the government share its current implementation plan (template and guidelines) with the Committee so we can provide feedback before final procedures are put in place.
A detailed overview of the nuances and approach of alternative tendering was set out in our 2019 White Paper.
Suggestion 4: Revise the Real Estate Appraiser Act to allow legal corporation entities to provide valuation services.
The Committee requests early action by the government to amend the Real Estate Appraiser Act to allow valuation services to be provided by legal corporations in addition to the currently permitted accredited individuals and partnerships. This change will bring Taiwan more in line with global practices. It would also attract companies of a larger scale, enhance the professionalism of appraisal organizations, and increase their ability to manage risk, thus enhancing appraisal organizations’ ability to safeguard their clients’ interests. Ultimately, the change would benefit the real-estate market and Taiwan economy overall by helping to attract more foreign investment to the Taiwan property market.
The Committee expresses its appreciation to the NDC and Ministry of the Interior (MOI) for the support they have provided in moving this suggestion forward. According to our understanding, the government has agreed in principle with the recommended direction and is now waiting for suggested wording from the National Association of Real Estate Appraisers before presenting a formal bill for legislative consideration.
In a survey of its members last year, the Association found that a majority of its member appraisers favor the proposed change. The organization says it expects to submit its suggested amendments to the law to the MOI by the third quarter of the year for review.
We thank the government for its support and urge it to seek early completion of the amendment process.
Suggestion 5: Require banks to charter professional valuation professionals for transactions involving mortgage loans.
As the Real Estate Committee has previously pointed out, domestic banks currently rely on in-house valuation teams when reviewing mortgage applications, while foreign banks in Taiwan appoint a licensed appraiser to provide an independent opinion on the property value. The practice adopted by foreign banks ensures that they receive professional and objective advice on property conditions in line with global standards. On the other hand, undertaking valuation work internally may lead local banks to encounter problems such as conflicts of interest and bad debts.
We suggest that the Financial Supervisory Commission (FSC) require banks, when extending credit on collateral, hire an independent licensed appraiser to conduct an appraisal report to determines a fair market value. Requiring performance of the valuation services by independent appraisers prevents conflicts of interest and protects the interests of the banks – and more importantly, the depositors – by reducing the risk of valuations being subject to manipulation.
Both the NDC and FSC have issued letters to the Bankers Association encouraging the use of independent real estate appraisers. We thank them for doing so, but such a letter is merely advisory and not legally binding. Most banks continue to use an internal valuation to decide the amount of a mortgage loan. The Committee therefore suggests that the government issue a change in regulation or some form of binding guidance to banks, requiring them to obtain an independent real estate appraisal report for mortgage loans exceeding a certain amount, in order to address the financial and reputational risks caused by conflicts of interest arising from the current approach. We suggest NT$30 million as an appropriate threshold for such loans.
Implementing this change will enhance transparency and the operation of financial institutions in Taiwan. It will also help support greater sustainable economic development in Taiwan and in the financial industry.
今年不動產委員會與基礎建設及工程設計委員會合併後,主要著重於全面實行於先前白皮書中提出的建議;今年也提出了兩項新建議,除了提高公平性外,並能使承包商在決定是否參與政府採購案所應評估的風險與報酬間,取得更好的平衡。
我們再次強烈呼籲政府,對於本委員會所提出的議題,尋求客觀之產業中市場專業人士的意見。舉例來說,替代方案的應用是個複雜的議題,值得我們向熟悉此領域之專家諮詢建議。本委員會的會員公司也很樂意分享他們在使用替代方案方面的專業知識。
本委員會很高興得知桃園機場第三航廈工程正在試行替代方案。因應第三航廈相關的延誤和障礙,我們讚賞政府使用替代方案作為推動該工程可能的解決辦法。不過,我們仍不清楚目前的實行方式為何,以及該方法是否已健全,而能帶來最大利益。
本委員會亦請求政府機關,對於與政府採購或本委員會白皮書建議有關的任何法律(及施行細則)修正草案,嚴格遵守六十天的通知及評論期限。 這將使本委員會能夠就修正草案的適宜性,以及是否符合本委員會之整體建議,提供相關意見。
我們的建議之一 – 修訂契約範本條款,使承包商能夠根據情況變化請求調整契約 – 這在去年公共工程委員會(PCC)所修訂的「公共工程技術服務契約範本」時,已部分實行。本委員會非常感激有此進展,並希望能夠依照我們首次於2017年白皮書的請求,對工程會所有契約範本進行同樣的修訂。
本委員會的建議旨在為台灣的施工及工程設計市場帶來創新和公平,以支持政府宏觀的發展計劃。創造國內外公司引進替代和/或創新方法的機會,將導致更短的工期、更安全的工作條件、更可靠和更具成本效益的結果。 藉由建立公平及透明的採購流程,可鼓勵國內外公司踴躍參與,從而擴大和增強本土供應鏈的能力。 當國內外承包商皆踴躍參與時,台灣將從中受益。
為了建立更加透明的不動產市場環境,以下兩項建議重申了原不動產委員會在去年白皮書提出的議題。台灣在吸引外資方面仍然大幅落後於鄰近國家,更高的不動產交易透明度將有助於扭轉過去二十年不動產市場上外資平均不到總投資7%之趨勢。
建議一:改善公共工程契約範本條款
1.1 從契約範本刪除引用民法227條第二項
去年白皮書中的一個關鍵主題為,工程會的契約範本應具備公正、平衡且與國際標準慣例一致的條款,為參與台灣公共工程招標的國內外公司創造健康的商業環境。
本委員會注意到在十二種契約範本中,目前有十一種在「權利及責任」條款下新增了條文,使民法第227條第二款的加害給付損害賠償不受賠償責任上限的限制。
此新增條文是不合適的,尤其是其增添的位置。此新增條文使用民法第227條第二項作為對契約約定賠償責任上限的解釋,與「權利和責任」原條款的本意相左。 此條款原文是為了排除「故意或重大過失行為,或對第三人發生侵權行為」的責任上限; 而非一律排除第227條第二項規定的責任上限。
以下第227條的相關條文供參:
「因可歸責於債務人之事由,致為不完全給付者,債權人得依關於給付遲延或給付不能之規定行使其權利。」
「因不完全給付而生前項以外之損害者,債權人並得請求賠償。」
查第二項並無有作為責任上限例外之依據。此外,該增修條文語意模糊,且與英國土木工程師協會(NEC)或國際工程師協會(FIDIC)等國際契約範本中的條款不同。 此偏離國際標準慣例的作法只會阻止國外承包商參與台灣的公共工程招標。這樣的結果將令人非常遺憾,因為台灣需要更多國際工程設計和施工承包商的參與,協助完成其宏觀的前瞻性基礎建設和能源計劃。
我們強烈建議台灣政府將此新增條文從該十一份修訂契約範本中刪除。
1.2 修改契約範本條款,使承包商可以提交契約變更通知
如前緒論所述,本委員會非常感謝工程會將此建議納入修訂之「公共工程技術服務契約範本」內。 我們希望所有的工程會契約範本也可以同樣作此修正,尤其是「工程採購契約範本」。
如過去的白皮書所述,政府的契約範本(公共工程技術服務契約除外)並無讓承包商可以依據情況變化提出請求調整契約的條款。 但是,政府採購機關卻可以要求承包商進行此類調整。 這種僅允許單方面提出變更契約的做法既不公平,也違反國際慣例。
本委員會請求依上述內容修訂其他種契約範本,並優先修訂「工程採購契約範本」。
建議二:修訂設計顧問費用準則
台灣有為數眾多基礎建設和能源工程計劃正在進行中,並需要大量經驗豐富且合格的工程設計資源,以協助及時完成這些工程。然而,台灣正面臨嚴重的人才外流,因為工程設計和技術人才經常藉由尋求國外職位,而獲得更高的薪水和更具激勵性的工作,以發展自己的專業。留在國內工作的人才,大多數則傾向至高科技產業工作,因為該領域薪水較優渥,且認為建築工程設計工作單調無變化。因此,台灣嚴重缺乏經驗豐富且有能力的工程業相關設計人才。
讓此問題更嚴重的是,大多數的政府採購機關僅分配了不合理的低預算,用於初步或細部設計工程類的前端設計階段服務、業主工程師或施工管理服務類的其他技術服務,並使得此產業更難以招募和留用建築工程設計人才。
自1980年起,工程會已針對上述工程設計和技術服務建立了各種準則,其中包括於2000年增加一次建造費用百分比10%服務費。儘管隨著政府採購機關擴張了設計服務的執行範圍(例如納入「環保和永續經營」設計元素、利害關係人的參與和管理、提升報告品質、竣工圖更新、衝突檢測報告等),工作本質上日益嚴格,但此後並無再進一步增加服務費。
再者,在大多數情況下,目前皆須以某種形式的3D建築資訊模型(BIM)平台執行設計,其每月的軟體用戶授權費用可能會非常昂貴。且相較於在傳統2D平台執行設計,使用BIM平台執行設計的工作量大幅增加。不過,工程會的費用準則並未反映出工程顧問公司為滿足日益嚴格的工作要求所需增加的成本。
中華民國工程技術顧問商業同業公會(CAEC)在2015年曾要求增加設計費用,但遭到拒絕。去年,該會再次要求增加48.2%設計費用但沒有受到注意。使用PCC不合理的預算費用準則,將降低政府設計服務採購案參與度、抑止競爭並阻礙創新。更糟糕的是,這阻止了台灣工程科系畢業生從事工程設計產業。
最近的捷運萬大線和捷運環狀線工程,即是因預算不合理導致工程設計顧問業參與度低的工程實例。這兩項工程中,雖然萬大線工程發布了3個細部設計的招標文件,環狀線也發布了2個招標文件,各項工程卻只有1個投標者。本委員會注意到,這兩個投標者- 每項工程各有一個投標者 -皆是政府經營的工程顧問公司。
設計品質對於工程的成功至為關鍵,且專案設計階段是改善工程成本和進度方面能發揮最大影響的時期。劣質的設計會導致工程成本高昂,也導致工程進度落後。一旦開始施工,從事設計變更既耗時又費錢。由於政府採購機關訂定的設計預算相當低,因此無法激勵獲得工作的設計顧問公司進行創新和改良設計,因為這需要更多的時間和構思,而且需要高薪資的資深人才或相關領域的專家參與。由於利潤少,因此優先考慮的是在最短的時間內完成設計成果,並使用成本最低的設計資源,而非從事創新和精巧的設計。
高效能的設計不僅能使施工安全且高效率,而且還可以提升完工後工程的營運和維護(O&M)。例如,在材料和設備的選擇上採用全生命週期的設計方法,並周全地配置廠區營運工作,可以降低工期內的營運和維護成本,並讓營運和維護人員能更安全地執行工作。但只有當擁有足夠的預算時,才能執行此種全面的設計。
有些工程會的計費準則將設計費用與一定比例的施工建造成本連結。在該等計算方式下,因為會減少設計顧問費用的關係,設計師可能會沒有動機設計低成本的工程。。此外,我們須了解每個工程本質上都是不同的,其獨特的工作要求和目標將影響所需設計服務的類型和數量,從而影響執行這些服務的費用。 因此,本委員會認為,不宜於初次決標或決標後政府發布之合法費用變更下,將一定比例的施工建造成本作為設計預算的準則。
我們強烈建議政府全面審視所訂定的公共工程設計費準則,使該等準則更公平且符合國際慣例。
建議三:透過系統化方式,鼓勵於公共基礎建設工程中使用替代方法
本委員會欣見,桃園機場第三航廈工程採納了過去三個年度白皮書的建議,核准試行使用替代方案。正確地實行此建議可以為政府和國內的工程設計和建築業帶來重大益處。 它鼓勵創新、重視工程設計,並可獲得國際經驗教訓 – 都可能幫助縮短工程進度並節省成本。不過,本委員會尚不清楚該工程案如何運用替代方案招標。
我們很高興目前正在試行該方法,但令人遺憾的是並未如同我們的建議,向本委員會或其他第三方專家諮詢。 在許多政府採購機關對本委員會於2018年向國家發展委員會(NDC)關於使用替代方案招標的簡報做出積極回應後,我們了解到政府正在訂定「指南」(即促進實施替代方案的範本和準則)作為參考。 本委員會請求有機會審視該指南,我們的會員公司也願意與政府分享在該領域的專業知識,由於「替代方案招標」是一個細緻的過程,如果要從替代方案確實獲得利益,則須要仔細地擬定該指南 。
正如我們在2019年白皮書(及前幾期的版本)中闡述的,整個招標週期結構須完備,以適用替代方案招標流程; 而非依事後想法再添加上去。 例如,列出工程中的某些要素作為工作要求,而非完全指定,尤其是當招標案為設計建造案時。 地基即是設計建造承包商可以使用自己的方法進行創新並滿足工作要求的例子。
並且,不僅技術替代方案可以帶來好處,接受替代的手段和方法甚至是替代的商業條款,也對工程成本和/或工程進度有益。 為了獲得替代方案招標的全部好處,應該深思熟慮地規劃各招標方案,並從一開始就將其納入整體招標策略中,而不是如同一些機構錯誤地認為,替代方案招標只是在招標前徵求同業的審查意見,或僅是與唯一得標者於決標後進行的活動。
替代方案招標在國際市場上相當普遍,更能促進創新。 在台灣採用此招標程序將使國內市場受惠於國內外承包商從其全球經驗中學到的經驗教訓。
本委員會建議,將國有的中油公司台中廠第三期液態天然氣(LNG)儲存設施,作為試行替代方案招標之選擇。 我們知道該工程的設計概念已引入替代的LNG存儲解決方案。 液化天然氣的供應對於台灣的能源轉型至關重要,也就是在2025年之前,以天然氣為燃料的能源須佔台灣發電總量的50%。中油台中廠第三期工程為設計建造招標案,其工作範圍和工程即為可受惠於結構完備且妥當規劃的替代招標類型。
因此,我們建議政府成立一個工作小組協助以下工作:(i)招標前的工作(制定招標方案和規格、招標須知、招標書表和評標程序等),以及(ii)招標流程(疑義澄清、評標、議價和決標)–且該工作小組包括協助訂定實施替代方案指南的第三方顧問。 該顧問可以協助工作小組和中油公司訂定招標策略及妥善制定設計建造招標文件、評標和決標。
我們也請求政府與本委員會分享當前的實施計劃(包含範本及準則),讓我們能在施行前提供意見。
有關替代方案招標的細節和方法的詳細介紹,請參閱我們2019年的白皮書。
建議四:修正不動產估價師法,允許法人企業能從事估價服務
本委員會敦請政府能盡早修正不動產估價師法,建議除了目前允許之不動產估價師個人和合夥事業外,法人企業也能從事不動產估價服務。
此項修正將能幫台灣與國際標準接軌,以較健全的公司型態組織,提升估價機構的專業水準與風險管理能力,從而提升估價組織維護客戶利益的能力,並有利於吸引更多的外國投資進入台灣不動產市場,使得整體台灣不動產市場和經濟有更健全的發展。
本委員會對國家發展委員會及內政部推動此項建議所提供的支持表達感謝。根據我們的了解,政府原則上已同意本項建議的方向,目前正等待全國不動產估價師協會(NAREA)取得共識並提出建議,以進行法案修正並提交立法審議。
有鑑於此,中華民國不動產估價師全聯會去年特針對所有估價師會員進行問卷調查,結果顯示大多數的估價師會員皆贊成納入公司型態的建議。全聯會也根據此調查結果進行法條的修正建議,預計今年第三季可將修正方案提交內政部審核與討論。
我們由衷感謝政府的支持,並期待能持續協助盡早完成修正案的立法程序。
建議五:銀行承作一定金額以上之不動產貸款應聘請專業不動產估價師
就如之前本委員會所指,國內銀行目前在審查抵押貸款申請時,多依賴內部估價團隊;而在台的外商銀行則委任領有專業證照的估價師對不動產價值提供獨立的估價。外商銀行所採行的作法將可以確保他們在符合國際標準下,獲得對物件狀態專業且客觀的建議。另一方面,僅用內部人員估價將可能導致本土銀行面臨利益衝突和壞帳等問題。
我們建議金融監督管理委員會(FSC)應要求銀行於承作一定金額以上的抵押擔保貸款時,應聘獨立有證照的估價師出具估價報告,以確保合理的市場價值。藉由獨立的估價師來避免利益衝突和保護銀行,更重要的是對於存戶的利益,可降低因利益衝突導致估價受到操弄的風險。
感謝國家發展委員會及金融監督管理委員會的支持,過去本委員會反映後確有致信給銀行同業公會,並鼓勵其委任獨立不動產估價師。可惜此信函對於金融機構僅為建議而非具有法律約束力。多數的銀行仍持續以內部估價人員來決定房地產抵押貸款的金額。本委員會在此建議,希望政府能對銀行提出具有行政效力的約束指導,要求他們當抵押貸款超過一定金額後,必須提出客觀獨立的不動產估價報告,以避免因內部人員利益衝突,所引起的財務與信用風險。我們建議新台幣3,000萬元以上的貸款可作為此須進行專業估價的門檻。
推動獨立客觀的估價,將有利於台灣金融機構的透明度和營運效能,並可促進台灣經濟與金融環境的健全與永續發展。