Author: MIL-OSI Publisher

Source: Hong Kong Government special administrative region

Following is a question by the Hon Kingsley Wong and a written reply by Secretary for Housing, Ms Winnie Ho, in the Legislative Council today (July 9):

Question:

It has been learnt that a number of cases involving deaths of public rental housing (PRH) tenants in their own PRH flats occurred in Hong Kong in the past, in which the deaths of such tenants remained unknown for a long time, and there were even cases where their bodies had been reduced to skeletons by the time they were discovered; and there were also cases in which carers died suddenly in their PRH flats, but the relatives living with them were forced to “stay with the dead bodies” as their relatives were unable to seek assistance and report to the Police due to mental incapacity or other reasons. In this connection, will the Government inform this Council:

(1) of the number of cases in each of the past 10 years, in which staff of the Housing Department (HD) found people dead in the flats concerned during home visits or flat recovery work (e.g. breaking into the flats concerned);

(2) of the number of cases in each of the past 10 years, in which the Social Welfare Department (SWD) found people dead in the flats concerned in the course of following up the welfare service matters of PRH tenants;

(3) it is learnt that, following the default on rental payment for two consecutive months by PRH tenants, HD will make several attempts to contact the tenants concerned by means of telephone, written notification or home visits, etc., of the criteria adopted by HD for determining whether it is necessary to refer the cases to other departments for follow-up or to report to the Police after repeated unsuccessful attempts to contact the tenants;

(4) regarding cases in which HD is unable to contact the tenants successfully, whether HD will consider seeking assistance from the Police within a shorter period of time, so as to decide if further actions will be taken in respect of the tenants concerned (e.g. breaking into the flats); if so, of the details; if not, the reasons for that;

(5) as there are views that enhanced cooperation among different departments will facilitate early detection of death cases in PRH flats and even save lives, whether HD, SWD, the Home Affairs Department and the Police will consider setting up a mechanism for information sharing and cooperation; if so, of the details; if not, the reasons for that;

(6) whether it will promote and encourage the District Services and Community Care Teams (Care Teams), management companies and PRH tenants to set up a system for assuring safety, so that PRH tenants who live alone or need relevant support may participate on a voluntary basis;

(7) given that HD has launched the pilot scheme of Door Sensor Installation for Elderly Households to equip the elderly households who have voluntarily participated in the scheme with the system which allows designated relatives or friends to keep track of the movement of the elderly in and out of their flats, whether the authorities will extend the scheme to cover non-elderly PRH tenants in the future; whether they will promote and encourage the Care Teams and management companies to become one of the designated contact persons, so as to expeditiously follow up the situation of the tenants concerned; and

(8) given that the Hong Kong Federation of Trade Unions and the Hong Kong and China Gas Company Limited have joined forces to launch the Gas Guardian Care Network programme, which utilises smart meters to monitor the gas usage patterns of the elderly in real-time, whether the authorities will make reference to the programme and launch other projects in collaboration with the business sector and community organisations to enable carers to check the condition of the elderly, so as to enhance home safety of the elderly?

Reply:

President,

The estate management staff of the Housing Department (HD) will contact public rental housing (PRH) tenants through daily management work, proactively understanding their living conditions in PRH units and will pay special attention to elderly residents living alone. Cases will be referred to other government departments and social welfare organisations as needed to provide assistance. 

In response to the question raised by the Hon Kingsley Wong, in consultation with the Labour and Welfare Bureau (LWB) and the Home Affairs Department, our reply is as follows:

(1), (2) and (5) In the past 10 years (i.e. 2015 to 2024), the number of natural deaths recorded in PRH units under the HD is listed in the Annex. These cases are mainly discovered through the HD’s routine management work (such as patrols, home visits, flat recovery operations, etc.), or were reported by the tenants’ relatives, friends, or neighbours to the estate offices, or referred by other government departments including the police and the Social Welfare Department (SWD) or social welfare organisations. The HD does not maintain statistical breakdowns of the means by which these cases are discovered.

At present, the HD and the SWD have established an inter-departmental referral mechanism to handle special cases of housing assistance for PRH tenants. Liaison groups have been formed at both the headquarters and regional levels to regularly review and improve the cooperation mechanism for housing assistance cases. The HD is also closely collaborating with the LWB and is providing information of PRH tenants under the premise of protecting personal data privacy, with a view to facilitating the LWB to develop a database for following up on hidden and needy elderly individuals.

(3) and (4) According to Section 19(1)(b) of the Housing Ordinance (Cap. 283), when the Housing Authority (HA) serves a notice-to-quit to tenant, at least one month’s notice for termination of tenancy should be given. Upon expiry of the notice, if the occupier still does not voluntarily surrender the unit, the HD can then deploy staff to proceed flat recovery action in accordance with the Housing Ordinance. For rent arrears cases, a series of actions will be taken initially by the HD before serving notice-to-quit, including communicating with tenants through home visits, phone calls or face-to-face interviews. If the tenants still cannot be reached, HD staff will try to reach their relatives and emergency contacts. For some singleton elderly tenants who live by themselves and have not provided any relatives or other contact persons, we will make every effort to contact them through alternative means, including slipping notes through the door gap and into the letter box to ask the tenants to contact the estate office as soon as possible, instructing security guards to monitor the tenants’ entry into and exit from the building, and recording their water and electricity consumption to more closely monitor their situation. If the tenants are in rent arrears due to financial difficulties, cases may be referred to the SWD for follow-up or be provided with assistance to apply for Rent Assistance Scheme, subject to their consent and fulfilment of eligibilities. If the tenants or any of their relatives still cannot be reached despite multiple attempts, the HD will inquire with other departments such as the SWD to check if the tenants are their care cases and their latest situation; or the Immigration Department to check the tenants’ immigration records, etc.; and will seek assistance from the police if necessary. In addition, if HD staff discover suspicious cases during daily management work (e.g. unusual odours emanating from the unit), they will notify the police immediately to take appropriate action, including breaking into the unit as necessary.

(6), (7) and (8) In order to encourage property management companies and security service contractors to be more proactive in assisting PRH tenants in need, we give bidders who can provide effective suggestions for caring the tenants, e.g. establishing volunteer teams to provide volunteer services to the community in the estate and to visit the elderly or individuals/ families in need, etc., additional marks during the tender evaluation, thereby increasing their chances of winning the bid. In addition, the HD organises the annual Estate Management Services Contractor Awards and the Best Security Staff election to commend service contractors and security personnel who have performed well and actively assisted needy residents in the estate. This aims to encourage them to go the extra mile and take the initiative to care for the estates’ PRH residents.

Starting from April this year, the HD launched the pilot scheme of Door Sensor Installation for Elderly Households in Wan Hon Estate in Kwun Tong and Sheung Lok Estate in Ho Man Tin. The elderly households who voluntarily participate in the scheme are equipped with the system which allows designated relatives or friends to keep track of the movement of the elderly in and out of their flats so as to provide timely support when needed. The HD will actively explore the feasibility of implementing other similar schemes in collaboration with other government departments and social welfare organisations, with a view to benefitting more elderly households in other PRH estates.

In addition, the HA also provides subsidies to eligible elderly tenants for the installation of emergency alarm system (Safety Bell), allowing the tenants to seek help timely in case of emergencies. Elderly tenants who require to install Safety Bell but are not receiving Comprehensive Social Security Assistance can apply for the Emergency Alarm System (EAS) Grant from the HA. Since February 2021, the grant has been extended to mobile devices, including mobile phones and watches equipped with EAS, smartphones with dedicated EAS mobile app installed and other products, allowing elderly tenants to purchase suitable emergency alarm system products on their own. Since the implementation of the grant scheme, approximately 26 000 applications have been approved. The HD has also installed fall detection systems in accessible toilets in some housing estates on a pilot basis to detect situations such as falls, fainting, prolonged stays, etc.

The estate offices under the HA actively assist the Care Teams in promoting care activities, organising community events and providing visits and services to families in need (including elderly households). In addition, the HA collaborates with non-governmental organisations annually to organise activities in various PRH estates.  These activities include outreach visits to identify elderly singleton and hidden elders, providing them with support services such as meal delivery, home repair and cleaning services, escort service for medical appointments, etc., so as to help them maintain basic living needs, expand their social networks and provide emotional support.

The HA will continue to implement the aforementioned measures and will conduct timely reviews, striving to meet the needs of tenants.

Source: Hong Kong Government special administrative region

(2) whether it has compiled statistics for each year over the past 10 years on the median monthly income and the median value of monthly mortgage repayment of local owner-occupied households; if so, of the details; if not, the reasons for that;

(3) as there are views that home ownership can enhance people’s sense of belonging to community and foster strong work values, but according to a research brief published by the Legislative Council Secretariat in March 2021 and data from the Census and Statistics Department, the overall local home ownership rate and the home ownership rate among young people aged below 35 have both declined in recent years, whether the authorities will consider setting a home ownership rate afresh in LTHS in the future; if not, of the reasons for that; and 
Reply:
 
President,
 
     Hong Kong’s housing policy has all along been an important cornerstone of social development. The current-term Government put in place measures to enhance quantity, speed, efficiency and quality in land production. With our unremitting efforts in the past three years, the problem of back-loaded public housing supply (including public rental housing (PRH) and subsidised sale flats (SSF)) has completely turned around. Coupled with Light Public Housing (LPH), the total public housing supply (including also PRH and SSF) in the coming five years (i.e. 2025-26 to 2029-30) will reach 197 000 units, which is a significant increase of 85 per cent as compared with the first five year period since the current-term Government took office (i.e. 2022-23 to 2026-27). In addition, we have successfully capped the waiting time for PRH, which has reduced from the peak of 6.1 years to 5.3 years. The oversubscription rate of Home Ownership Scheme (HOS) has also dropped from the peak of 62 times in HOS 2019 to 14 times in HOS 2024. Looking ahead, with the completion of various public housing (including PRH and SSF) as well as LPH projects, the Composite Waiting Time for Subsidised Rental Housing will gradually decline. Therefore, we have more confidence to provide more SSF to further meet the home ownership aspiration of the public.
 
     Currently, about half of the households are residing in accommodations that they own. For most people, buying a property is a major life decision involving many considerations, such as family and childbearing plans as well as the pursuit of a more independent and modern lifestyle, etc. For low- to middle-income persons who cannot afford private housing, SSF is a very suitable first step in realising their dream of home ownership. In this regard, we have all along been striving to enhance the housing ladder through the provision of various types of SSF in response to the home ownership aspiration of households with different income and encourage citizens from all walks of life to move up the social ladder according to their abilities.
 
     In consultation with the Financial Services and the Treasury Bureau and the Census and Statistics Department (C&SD), our reply to the questions raised by Dr the Hon Wendy Hong is as follows:
 
(1) and (2) Results of the 2016 Population By-census and the 2021 Population Census conducted by C&SD provide statistics regarding home ownership and related demographic and socio-economic characteristics of Hong Kong’s domestic households in the past decade. The number of owner-occupier domestic households by age group of household head and type of housing are listed in Annex 1. Over the past five years, the number of owner-occupier households and households owning SSF increased by over 80 000 and nearly 30 000 respectively, representing growth rates of 6 per cent and 7 per cent. This reflects a rising trend of homeownership among families. The median monthly income and the median mortgage payment and loan repayment of owner-occupier domestic households are listed in Annex 2.
 
     It is worth noting that between 2016 and 2021, only an average of about 4 200 flats were put up for sale under each HOS sale exercise, and the oversubscription rate was as high as about 43 times on average. However, the current-term Government is very determined to tackle the housing problem in Hong Kong. As a result, in the coming five years (i.e. 2025-26 to 2029-30), in addition to PRH/Green Form Subsidised Home Ownership Scheme (GSH) flats, the Hong Kong Housing Authority (HA) and the Hong Kong Housing Society (HS) will have a completion of about 56 500 SSF, averaging about 11 000 units annually. This is 2.6 times of the annual output before the current-term Government took office.
 
(3) and (4) As stated above, the current-term Government is very determined to resolve housing problem in Hong Kong and we also care about our young people. Therefore, we have introduced a number of policy measures to assist citizens (especially young people) in realising their home ownership aspiration through various aspects, such as supply, allocation and financial arrangements. Since the current-term Government took office, more than 33 000 applicants have purchased SSF, and the difficulties faced by low- and middle-income families in acquiring their own properties over the past decade or so have been clearly reversed by the concerted efforts of the various teams of the current-term Government in providing more land and housing. With the increasing supply of SSF in the coming years, more residents will experience the happiness and sense of fulfillment brought by homeownership over the next decade, enabling more families to settle securely and thrive in our city.
 
     In addition, in terms of supply, the Chief Executive announced in the 2024 Policy Address that the HA would adjust the ratio between PRH (including GSH units) and SSF to gradually adjust the ratio from 7:3 to 6:4 in order to increase the supply of SSF. In the next five years (i.e. 2025-26 to 2029-30), the HA and the HS will complete about 56 500 SSF. As stated above, we believe that a continuous and stable supply of SSF led by the Government is conducive to the upward mobility along the housing ladder and it will help those in need realise their dream of owning a home according to their respective needs and abilities.
 
     At the same time, we have also proposed a series of policy measures to meet the housing needs and demands of different citizens, including revising the ratio between Green Form and White Form in respect of HOS flats from the current 4:6 to 5:5 so as to allow more PRH tenants who would like to purchase HOS flats to move upwards; and increasing the chance of young people and applicants who have made repeated attempts to purchase SSF by optimising the sales arrangements.
 
     Starting from HOS 2024, the HA has implemented the Families with Newborns Flat Selection Priority Scheme which was announced in the 2023 Policy Address. A quota of about 40 per cent of the new flats for sale (i.e. 2 900 flats) under HOS 2024 were set aside for eligible applicants under the Families with Newborns Flat Selection Priority Scheme and the Priority Scheme for Families with Elderly Members for balloting and priority flat selection. During the application period of HOS 2024, the HA received a total of around 106 000 applications. Among them, around 50 000 came from family applicants, in which around 19 000 applied under the Priority Scheme for Families with Elderly Members and Families with Newborns Flat Selection Priority Scheme, representing around 40 per cent of family applicants. If eligible families applying under the Families with Newborns Flat Selection Priority Scheme fail to purchase a flat under HOS 2024, they may still apply under the Scheme for priority flat selection as long as their children are aged three or below on the closing day of the application of subsequent SSF sale exercises. In addition, following GSH 2024, the HA will allocate an extra ballot number to applicants who had failed to purchase a flat in the last two consecutive sale exercises starting from the next HOS exercise, so as to increase their chances of success in purchasing SSF. Based on the figures of HOS 2024, assuming all factors remain constant (including the number of applicants, their age, etc), the success rate of eligible families applying under the of Families with Newborns Flat Selection Priority Scheme in purchasing a flat will increase by about 60 per cent, after obtaining an extra ballot number.
 
     The HA has also been assisting low- to middle-income families in purchasing homes through pricing and financial arrangements. First of all, the Government revised the pricing mechanism of SSF in 2018. The pricing of SSF is calculated on the basis of applicants’ affordability, which is delinked from the private housing market. Under the current pricing mechanism, at least 75 per cent of the flats for sale can allow non-owner occupier households earning the median monthly household income to spend no more than 40 per cent of their monthly income on mortgage payment. Based on affordability calculations, the selling prices of the flats offered under latest GSH and HOS sale exercises were set at 60 per cent and 70 per cent of their assessed market value respectively.
 
     On top of this, the HA relaxed mortgage arrangements for SSF in 2024, including extending the maximum mortgage default guarantee from 30 years to 50 years and extending the maximum mortgage repayment period from 25 years to 30 years to enable purchasers of first-hand and second-hand SSF to obtain mortgage loans from banks and authorised financial institutions participating in the provision of mortgage loans for such flats. After the implementation of relevant arrangements, the number of HOS/GSH flats with a residual guarantee period of more than 10 years increased substantially from about 14 per cent to about 98 per cent. As at May 2025, the average number of transactions of second-hand SSF was about 360 per month, which was about 60 per cent higher than the average number of transactions of about 230 per month in the 12 months before the implementation. Besides, after extending the maximum mortgage repayment period for flats sold under the secondary market from 25 years to 30 years, among buyers who applied for mortgages to purchase SSF in the secondary market, more than half of the cases have a repayment period of 25 years or more. This shows that the above measures have successfully revitalised the secondary market and facilitated the turnover of SSF in the secondary market.
 
     For the secondary market, starting from White Form Secondary Market Scheme (WSM) 2024, the HA has also significantly increased the quota by 1 500 to 6 000, all of which will be allocated to young family applicants and one-person applicants aged below 40. Of all the applications for WSM 2024, more than 80 per cent (i.e. about 28 000 applications) were from young applicants who chose to participate in Youth Scheme (WSM), reflecting that the scheme is well received by young people.
 
     In addition, the Government also responds to the home ownership aspirations of higher-income persons who are not eligible for the HOS and yet cannot afford private housing through Starter Homes for Hong Kong Residents (SH) projects. Apart from the first two SH projects offered for sale by the Urban Renewal Authority (i.e. eResidence Towers 1 and 2, as well as eResidence Tower 3) with a total of over 600 SH units sold, the Government is also taking forward a few other SH projects, which will provide a total of around 5 000 SH units from the next few years onwards. Amongst applicants and final purchasers of SH units offered for sale in the past, around 85 per cent were youth aged 40 or below. We believe that this initiative may help another batch of youngsters from the middle class with higher income yet still cannot afford private housing achieve home ownership with more available options.
 
     Having regard to changes in the overall situation of the property market, the current-term Government has since February 2024 abolished all demand-side management measures for residential properties. The Hong Kong Monetary Authority has also since October 2024 adjusted the countercyclical macroprudential measures for property mortgage loans. The maximum loan-to-value (LTV) ratio and debt servicing ratio (DSR) limit were reverted to the pre-2009 levels before the countercyclical macroprudential measures were first introduced, with the maximum LTV ratio for all residential properties adjusted to 70 per cent, regardless of the value of the property, and the DSR limit adjusted to 50 per cent, providing facilitation to persons with different needs for property purchase. Individuals may also obtain high LTV ratio mortgage loans through the Mortgage Insurance Programme according to their own needs. In particular, for first-time homebuyers with regular income purchasing properties priced at $10 million or below, the LTV ratio can be up to 90 per cent, which greatly reduces their down payment burden.
 
     Furthermore, to ease the burden on buyers of properties at lower values, the Government has since 26 February 2025 adjusted the value bands of Ad Valorem Stamp Duty payable for sale and purchase or transfer of residential and non-residential properties, raising the maximum value of properties chargeable to $100 stamp duty from $3 million and $4 million, facilitating those who wish to purchase flats. As most SSF units are priced below $4 million, buyers may benefit from the aforementioned reduction in stamp duty to $100, with savings up to over $59 000. According to the information from the Inland Revenue Department, there were 3 780 duly stamped sale and purchase agreements for residential properties valued between $3 million and $4 million from March to May 2025, which represents a significant increase of over 70 per cent as compared to the same period last year (March to May 2024) where 2 183 sale and purchase agreements were duly stamped.
 
     We will continue to review whether there is room to optimise various relevant arrangements having regard to factors including developments of the property market, the home ownership needs of different citizens, etc.

Source: Hong Kong Government special administrative region