This publication of the Victorian Law Reform Commission follows the Melbourne University Law Review Association Inc, Australian Guide to Legal Citation (3rd ed., 2010). 维多利亚州法律改革委员会的这一出版物沿用了墨尔本大学法律评论协会（Melbourne University Law Review Association Inc）的《澳大利亚法律引文指南》（第 3 版，2010 年）。
This report reflects the law as at 6 February 2015. 本报告反映的是截至 2015 年 2 月 6 日的法律。
National Library of Australia Cataloguing-in-Publication data 澳大利亚国家图书馆出版数据编目
Photographing and Filming Tenants’ Possessions for Advertising Purposes / Victorian Law Reform Commission 为广告目的拍摄和录制租户物品/维多利亚州法律改革委员会
ISBN 978-0-9925955-4-8 国际标准书号 978-0-9925955-4-8
Series: Report (Victorian Law Reform Commission) 31 系列：报告（维多利亚州法律改革委员会） 31
CHAIR 主席
The Hon. Philip Cummins AM* 菲利普-卡明斯阁下* AM
COMMISSIONERS 委员
Liana Buchanan 莉安娜-布坎南
Helen Fatouros 海伦-法图罗斯
Ian Freckelton QC 伊恩-弗雷克尔顿御用大律师
Bruce Gardner PSM 布鲁斯-加德纳 PSM
Dr lan Hardingham QC 御用大律师 lan Hardingham 博士
His Honour David Jones AM 戴维-琼斯阁下 AM
Eamonn Moran PSM QC* 埃蒙-莫兰 PSM QC*
Alison O’Brien* 艾莉森-奥布赖恩*
The Hon. Frank Vincent AO QC 弗兰克-文森特阁下
*Commissioners working on this reference *专员正在研究这一参考资料
CHIEF EXECUTIVE OFFICER 首席执行官
Merrin Mason 梅林-梅森
PROJECT TEAM 项目团队
Eve Gallagher (community law reform manager) Eve Gallagher（社区法律改革经理）
Si Qi Wen
COVER DESIGN 封面设计
Letterbox 信箱
text LAYOUt 文本布局
GH2 Design GH2 设计
Subjects: 主题
Victoria. Residential Tenancies Act 1997 维多利亚州1997 年住宅租赁法
Landlord and tenant-Victoria. 房东与租客-维多利亚。
Advertising-Real estate business-Victoria. 广告-房地产业务-维多利亚。
Privacy, Right of-Victoria. 隐私权--维多利亚州。
Law reform-Victoria. 法律改革-维多利亚。
Other Authors/Contributors: 其他作者/撰稿人
Victorian Law Reform Commission, issuing body. 维多利亚法律改革委员会，发布机构。
Dewey Number: 346.9450434 杜威编号：346.9450434
Photographing and Filming Tenants' Possessions for Advertising Purposes 为广告目的拍摄和录像租户物品
A COMMUNITY LAW REFORM PROJECT 社区法律改革项目
Victorian Law Reform Commission 维多利亚法律改革委员会
Victorian Law Reform Commission GPO Box 4637 维多利亚州法律改革委员会 GPO Box 4637
Melbourne 墨尔本
Victoria 3001 维多利亚 3001
Australia 澳大利亚
DX 144, Melbourne DX 144，墨尔本
Level 3 第 3 级
333 Queen Street 皇后街 333 号
Melbourne 墨尔本
Victoria 3000 维多利亚 3000
Australia 澳大利亚
Preface … iv 序言 ... iv
Terms of reference … vi 职权范围 ... vi
Executive summary … vii 执行摘要 ... vii
Recommendations … ix 建议 ... ix
Introduction … 2 导言 ... 2
Origins … 2 起源 ... 2
Current law in Victoria … 2 维多利亚州的现行法律 ... 2
Our process … 3 我们的流程 ... 3
Structure of the report … 4 报告的结构 ... 4
Tenant concerns … 6 租户关注的问题 ... 6
Introduction … 6 导言 ... 6
Number of tenant concerns … 6 租户关注的问题数量...... 6
Government and statutory agencies … 6 政府和法定机构...... 6
The Real Estate Institute of Victoria … 7 维多利亚房地产学院 ... 7
Tenant advocates … 7 租户倡导者...... 7
Data gaps … 8 数据缺口 ... 8
Commission’s conclusions … 9 委员会的结论...... 9
Nature of tenant concerns … 9
Privacy … 9 隐私 ... 9
Risk of theft … 12 失窃风险 ... 12
Risk of personal harm … 14
Inconvenience … 15 不便 ... 15
Commission’s conclusions … 18 委员会的结论...... 18
Right to enter … 20 进入......的权利 20
Introduction … 20 导言 ... 20
Is there a right to enter to take advertising images that show tenants’ possessions? … 20 是否有权进入拍摄显示租户财产的广告图像？... 20
Current law … 20 现行法律 ... 20
Community responses … 22 社区回应 ... 22
Commission’s conclusions … 24 委员会的结论...... 24
Should there be a right to enter to take advertising images that show tenants’ possessions? … 25 是否有权进入拍摄展示租户财产的广告图片？... 25
Community responses … 25 社区回应 ... 25
Other states and territories … 27 其他州和地区 ... 27
Commission’s conclusions … 29 委员会的结论...... 29
Right to use … 34 使用权...... 34
Time limit … 34 时限...... 34
Images taken for other purposes … 35 为其他目的拍摄的图像 ... 35
Notice of entry … 38 入境通知...... 38
Introduction … 38 导言 ... 38
Current law … 38 现行法律 ... 38
Proposed reforms … 38 改革建议 ... 38
Amount of notice … 39 通知数量 ... 39
Content of notice … 40 通知内容...... 40
Delivery of notice … 42
Where a tenant states they wish to be present … 43 如果租户表示希望出席...... 43
Right to quiet enjoyment … 46
Introduction … 46 导言 ... 46
Current law … 46 现行法律 ... 46
Victoria … 46 维多利亚 ... 46
Other states and territories… … 48 其他州和地区...... 48
Community responses … 49
Commission’s conclusions … 50 委员会的结论...... 50
Communication … 52 通信 ... 52
Introduction … 52 导言 ... 52
Demonstrating respect for the tenant’s home … 52
Advising tenants about advertising images … 53
Negotiating with the tenant … 54 与租户谈判 ... 54
Although the Residential Tenancies Act 1997 (Vic) (RTA) reflects several decades of debate about how to balance the interests of tenants and landlords, it does not address the practice of entering the leased premises to take or use advertising images of tenants’ possessions. 尽管 1997 年《住宅租赁法》（维多利亚州）（RTA）反映了数十年来关于如何平衡租户和房东利益的争论，但它并未涉及进入租赁场所拍摄或使用租户财物广告图片的做法。
In 1997, when the Act was adopted, Google did not exist, almost all household internet access in Australia was via dial-up connection, and prospective tenants and buyers found a home by looking at brochures and physically inspecting the property. In today’s digital world, the online distribution of advertising images transcends physical boundaries. While this has enhanced the capacity of owners to reach prospective tenants and buyers, it has also triggered tenant concerns about their inability to control the dissemination of personal and sensitive information, and about their exposure to theft and personal harm. 1997 年通过该法案时，谷歌还不存在，澳大利亚几乎所有家庭都是通过拨号连接上网，未来的租户和买家都是通过查看宣传册和实地考察房产来寻找房屋。在当今的数字世界中，广告图片的在线传播超越了物理边界。这虽然提高了业主接触潜在租户和买家的能力，但也引发了租户的担忧，他们担心无法控制个人和敏感信息的传播，担心自己被盗或受到人身伤害。
This report forms part of the Commission’s community law reform program, which enables members of the community to contribute their ideas about how the law could be improved. Under the Victorian Law Reform Commission Act 2000 (Vic), the Commission may initiate inquiries into issues of limited legal size and scope but of general community concern. The Commission initiated this inquiry after the Tenants Union of Victoria expressed concern that the taking and use of advertising images is not supported by a clear legislative framework, leaving tenants uncertain about their rights. 本报告是委员会社区法律改革计划的一部分，该计划使社区成员能够就如何改进法律献计献策。根据《维多利亚州法律改革委员会 2000 年法案》（维州），委员会可对法律规模和范围有限但社会普遍关注的问题发起调查。维多利亚州租户联盟对广告图片的拍摄和使用没有明确的法律框架支持，导致租户不确定自己的权利表示担忧，因此委员会发起了此次调查。
While a number of landlords and agents have been taking and using advertising images of tenants’ possessions without obtaining tenant consent in the belief that it is lawful for them to do so, the Commission is of the opinion that they are mistaken. It is unlawful for a landlord or agent to enter other than in accordance with the RTA and the Commission considers that the RTA does not permit entry for the purpose of taking advertising images without tenant consent. 虽然一些房东和代理人在未征得租客同意的情况下拍摄并使用租客财物的广告图片，并认为这样做是合法的，但委员会认为他们错了。業主或代理㆟如非根據租務協議進入居所，即屬違法；而委員會認為租務協議並不容許 業主或代理㆟在未經租客同意㆘進入居所拍攝廣告圖片。
In this environment, practices have emerged that often leave tenants beholden to the goodwill and professionalism of landlords and agents when it comes to responding to tenants’ concerns. While many landlords and agents fairly negotiate with tenants to address their concerns, too often this is not the case. 在这种环境下，出现了一些做法，在回应租户的关切时，租户往往要听从房东和中介的善意和专业意见。虽然许多房东和中介会与租户进行公平协商，以解决他们所关心的问题，但情况往往并非如此。
In response to this issue, legislators in Queensland have introduced a tenant consent requirement when a landlord or agent wishes to use advertising images that show tenants’ possessions. The Commission is of the view that this unduly restricts the capacity of landlords to advertise their properties effectively. 针对这一问题，昆士兰州的立法者规定，当房东或中介希望使用显示租户财产的广告图片时，必须征得租户的同意。委员会认为，这不适当地限制了房东有效宣传其房产的能力。
The Commission’s recommendations adopt a practical middle ground between the current positions in Victoria and Queensland. The Commission proposes that an express right be given to landlords to take and use advertising images, coupled with appropriate safeguards for tenants. In modernising the law, the Commission has sought to maintain a fair balance between the desire of tenants to live in their homes free from unwanted interference, and the desire of landlords to sell and lease their properties. 委员会的建议在维多利亚州和昆士兰州的现有立场之间采取了一种切实可行的中间立场。委员会建议赋予房东拍摄和使用广告图片的明确权利，同时为房客提供适当的保障。在使法律现代化的过程中，委员会力求在租户希望在家中居住而不受不必要干扰的愿望与房东希望出售和出租其房产的愿望之间保持公平的平衡。
I wish to thank the many people, including tenants, landlords, real estate agents, community organisations and legal practitioners who gave their time to assist the Commission with this inquiry. In particular, I express my appreciation to Consumer Affairs Victoria, whose director, Dr Claire Noone, and senior legal policy adviser, Claire Davie, were of substantial assistance to the Commission in this project. 我要感谢许多人，包括租户、房东、房地产经纪人、社区组织和法律从业人员，他们为协助委员会开展此次调查付出了宝贵的时间。我尤其要感谢维多利亚州消费者事务局（Consumer Affairs Victoria），该局局长克莱尔-诺恩（Claire Noone）博士和高级法律政策顾问克莱尔-戴维（Claire Davie）在本项目中为委员会提供了大量帮助。
I would also like to thank my fellow Commissioners, Alison O’Brien and Eamonn Moran PSM QC. Their contribution and expertise were invaluable to this review. 我还要感谢我的委员同事艾莉森-奥布赖恩（Alison O'Brien）和埃蒙-莫兰（Eamonn Moran PSM QC）。他们的贡献和专业知识对此次审查非常宝贵。
Finally, I thank the community law reform team, Eve Gallagher and Si Qi Wen, for their hard work on this inquiry. 最后，我感谢社区法律改革团队 Eve Gallagher 和 Si Qi Wen 为此次调查所付出的辛勤努力。
I commend this report to you. 我向你们推荐这份报告。
The Hon. Philip Cummins AM Philip Cummins AM阁下
Chair, Victorian Law Reform Commission 维多利亚州法律改革委员会主席
March 2015 2015 年 3 月
Terms of reference 职权范围
[Matter initiated by the Commission pursuant to section 5(1)(b) of the Victorian Law Reform Commission Act 2000 (Vic) on 19 December 2013.] [委员会于 2013 年 12 月 19 日根据《2000 年维多利亚州法律改革委员会法》第 5(1)(b)条启动的事项。
The Victorian Law Reform Commission will consider and review aspects of the Residential Tenancies Act 1997 (Vic) and other laws relevant to the practice of publishing photographs of residences which include tenants’ possessions when advertising rented properties for sale or lease. 维多利亚州法律改革委员会将审议并审查《1997 年住宅租赁法》（维多利亚州）及其他法律中与发布住宅照片的做法有关的内容，其中包括在发布出租房出售或租赁广告时公布租户的财产。
The Commission will: 委员会将
Identify the practices that are commonly followed by landlords and landlords’ agents who photograph tenanted residential properties. 确定房东和房东代理在拍摄出租住宅物业时通常采用的做法。
Examine the effect of the practices on tenant privacy, security and possessory rights, as well as the tenant’s ‘right to quiet enjoyment’ under the Residential Tenancies Act 1997 (Vic) (s 67). 研究这些做法对租户隐私、安全和占有权的影响，以及根据《1997 年住宅租赁法》（维多利亚州）（第 67 条）租户 "安静享用权 "的影响。
Determine the source, scope and adequacy of the legal basis on which landlords and their agents rely when photographing and publishing images of tenants’ possessions. 确定房东及其代理人在拍摄和发布租户财产图像时所依据的法律依据的来源、范围和充分性。
Consider whether the current law provides adequate access for landlords and their agents for the purposes of advertising rented premises for sale or lease. 考虑现行法律是否为房东及其代理人提供了足够的途径，以发布出租房出售或出租广告。
Consider whether the current avenues of dispute resolution available to tenants, landlords and landlords’ agents are sufficient and effective if disputes arise. 如果出现争议，考虑租户、业主和业主代理目前可利用的争议解决渠道是否充分有效。
The Commission will consider legislative developments in Australian and international jurisdictions, with a particular focus on Queensland and Tasmania. 委员会将审议澳大利亚和国际司法管辖区的立法发展情况，尤其关注昆士兰州和塔斯马尼亚州。
Executive summary 执行摘要
This report examines the law relating to photographs and videos of tenants’ possessions that are used to advertise properties for sale or lease. 本报告探讨了与租户财物照片和视频有关的法律，这些照片和视频被用于宣传待售或待租房产。
Right to enter 进入权
Under the Residential Tenancies Act 1997 (Vic) (RTA), a landlord or agent may enter a rental property at any time with tenant consent, provided they enter within seven days of obtaining consent. 1 Evidence provided to the Commission suggests that landlords and agents often ask tenants for permission before entering to take advertising images of tenants’ possessions. 根据 1997 年《住宅租赁法》（维多利亚州）（RTA），房东或中介可以在征得租客同意的情况下随时进入出租房，但必须在征得同意后七天内进入。1 向委员会提供的证据表明，房东和中介在进入房屋拍摄租户财物的广告图片之前，通常会征得租户的同意。
However, the Commission has also been told of a number of cases in which advertising images of tenants’ possessions have been taken or used without tenant consent, causing distress and harm to the tenants involved. The central question in these situations is whether landlords and agents have a right to enter to take advertising images of tenants’ possessions without first obtaining the tenants’ consent. 不过，委员会也获悉了一些未经租户同意而拍摄或使用租户财物广告图片的案例，给相关租户造成了困扰和伤害。这些情况的核心问题是，房东和中介是否有权在未事先征得租户同意的情况下，进入房内拍摄租户财物的广告图片。
The RTA lists several grounds upon which landlords and agents may enter a rental property without tenant consent. ^(2){ }^{2} Taking advertising images is not specifically listed as a ground for entry. In this report, the Commission reviews this section of the Act, before reaching the conclusion that these grounds do not establish a right of entry to take advertising images. It follows that entry for this purpose without tenant consent is unlawful. RTA 列出了房东和中介可以不经租客同意进入出租房的几种理由。 ^(2){ }^{2} 拍摄广告图片没有被明确列为进入的理由。在本报告中，委员会对该法案的这一部分进行了审查，然后得出结论，这些理由并未确立进入房屋拍摄广告图片的权利。因此，未经租户同意为此目的而进入是非法的。
The Commission also considers whether the law sufficiently protects the right of landlords to sell their properties while addressing the legitimate concerns of tenants in relation to the taking and use of advertising images that show tenants’ possessions. The Commission is of the opinion that it does not. Accordingly, it recommends establishing a right of entry for landlords and agents that is subject to the legitimate concerns of tenants. These concerns relate to possessions that identify the tenant, reveal sensitive information about the tenant or place the tenant at risk of theft or personal harm. 委员会还审议了法律是否充分保护了房东出售房产的权利，同时解决了租户在拍摄和使用显示租户财产的广告图片方面的合理担忧。委员会认为没有。因此，委员会建议为房东和代理人确立一项进入权，但必须满足租户的合理关切。这些顾虑涉及到可识别租户身份、泄露租户敏感信息或使租户面临失窃或人身伤害风险的财物。
Right to use 使用权
The Commission was told that tenants have concerns about advertising images of their possessions being re-used years after they were taken, as well as images that were taken for other purposes being used in advertising material. In both of these instances, the Commission recommends placing an obligation on landlords and agents to obtain the tenants’ written consent before using the images. 委员会被告知，租户对其财产的广告图片在拍摄多年后被再次使用，以及为其他目的拍摄的图片被用于广告材料表示担忧。在这两种情况下，委员会建议规定房东和中介有义务在使用图片前征得租户的书面同意。
Notice of entry 入境通知
When a landlord or agent enters upon one of the grounds listed in the RTA, they must give the tenant 24 hours notice in writing. ^(3){ }^{3} In this report, the Commission reviews stakeholder feedback on the notice of entry provisions in the RTA. It then recommends ways to enhance communication among the parties involved if entering to take advertising images were included in the RTA’s grounds for entry. These recommendations include extending the notice period to seven days, requiring additional information in the notice of entry and permitting the delivery of notices via electronic communication. 当房东或代理人进入《租房协议》所列理由之一时，必须提前 24 小时书面通知租户。 ^(3){ }^{3} 在本报告中，委员会回顾了利益相关者对《租赁协议》中进入通知条款的反馈意见。然后，委员会提出了一些建议，如果将进入室内拍摄广告图像纳入《租赁协议》的进入理由，那么可以通过哪些方式加强相关各方之间的沟通。这些建议包括将通知期延长至七天，要求在进入通知中提供更多信息，以及允许通过电子通信方式发送通知。
Quiet enjoyment 安静的享受
The RTA states that landlords must take reasonable steps to ensure the tenant has quiet enjoyment of the rental property. ^(4){ }^{4} The common law right to quiet enjoyment prohibits landlords and agents from substantially interfering with the tenant’s right to possess the property and enjoy it for all usual purposes. ^(5){ }^{5} The Commission concludes that the right to quiet enjoyment would not ordinarily assist tenants with concerns about advertising images, a finding that makes the Commission’s recommendations all the more important. 《租赁协议》规定，房东必须采取合理的措施，确保租户能够安静地享用出租物业。 ^(4){ }^{4} 普通法中的安静享用权禁止房东和代理人对租客拥有房产并为所有通常目的享用房产的权利进行实质性干扰。 ^(5){ }^{5} 委员会的结论是，安静享受权通常不会帮助租户解决对广告图像的担忧，这一结论使得委员会的建议变得更加重要。
Underlying many of the concerns of tenants, landlords and agents is the fundamental role online advertising now plays in selling and leasing a property. The very exposure that enhances the capacity of owners to sell and lease their properties leaves many tenants feeling vulnerable. The Commission’s recommendations strike a balance between the needs of landlords and agents on the one hand, and the needs of tenants on the other. 租户、房东和中介的许多担忧都源于网络广告在房产销售和租赁中的重要作用。网络广告提高了业主出售和出租房产的能力，但却让许多租户感到很脆弱。委员会的建议一方面兼顾了业主和中介的需求，另一方面也兼顾了租户的需求。
Recommendations 建议
Right to enter 进入权
1 The landlord and landlord’s agent should have an express right to enter to take advertising images. 1 房东和房东代理人应明确有权进入拍摄广告图像。
2 When exercising the express right to enter to take advertising images: 2 在行使进入拍摄广告图像的明确权利时：
(a) The landlord or landlord’s agent must not take, or permit to be taken, an advertising image where the tenant has objected in writing to the image being taken because it would show: (a) 如果租户以书面形式反对拍摄广告图像，房东或房东代理人不得拍摄或允许拍摄该图像，因为该图像会显示出
(i) a possession that directly identifies the tenant or another occupant, (i) 可直接识别租户或另一住户的占有物、
(ii) a possession that reveals sensitive information about the tenant or another occupant, regardless of whether that occupant’s identity is also revealed, or (ii) 泄露租户或另一住户敏感信息的占有，无论该住户的身份是否也被泄露， 或
(iii) a valuable possession which places the tenant at a heightened risk of theft (iii) 有价值的财物，使承租人面临更大的被盗风险
and it would be unreasonable to expect the tenant to remove or conceal the possession. 且期望租户移走或隐藏占有物是不合理的。
(b) The landlord or landlord’s agent must not take, or permit to be taken, an advertising image showing a tenant’s possessions where the tenant has objected in writing to the image being taken because: (b) 房东或房东代理人不得拍摄或允许拍摄显示房客财物的广告图像，如果房客以书面形式反对拍摄该图像，原因是：
(i) the tenant or other occupant is at risk of family or personal violence, and (i) 租户或其他居住者面临家庭暴力或人身暴力的风险，以及
(ii) the image would show possessions that may reveal the identity of that occupant to the person posing the risk. (ii) 图像显示的财物可能会向造成危险的人暴露该住户的身份。
Right to use 使用权
3 Where a landlord or landlord’s agent wishes to use an advertising image showing a tenant’s possessions more than 12 months after the image was taken, the landlord or landlord’s agent should be required to obtain the written consent of the tenant or former tenant before using the image. 3 如果房东或房东的代理人希望在图片拍摄超过 12 个月后使用显示租户财产的广告图片，则应要求房东或房东的代理人在使用图片前获得租户或前租户的书面同意。
4 Where an image showing a tenant’s possessions was taken for a purpose other than advertising, the landlord or landlord’s agent should be required to obtain the tenant’s written consent before using the image for advertising purposes. 4 如果显示租户财产的图像是出于广告以外的目的而拍摄的，则应要求房东或房东代理人在将图像用于广告目的之前征得租户的书面同意。
Notice of entry 入境通知
5 When relying on the grounds of entry in the Residential Tenancies Act 1997 (Vic) to enter to take advertising images, the landlord or landlord’s agent should be required to: 5 在依据《1997 年住宅租赁法》（维多利亚州）中的进入理由进入拍摄广告图像时，应要求房东或房东代理人
(a) provide the tenant with at least seven days notice; and (a) 向租户提供至少 7 天的通知；以及
(b) enter between 8 am and 6 pm except on public holidays, unless the tenant consents to a time of entry outside those hours. (b) 在上午 8 时至下午 6 时之间进入，公共节假日除外，除非租户同意在此时间之外进入。
7 It should be lawful for the landlord and landlord’s agent to deliver a notice of entry via electronic communication where the tenant has consented. 7 在租户同意的情况下，房东和房东代理人通过电子通讯方式发送入室通知应属合法行为。 8quad8 \quad The standard tenancy agreement should make provision for parties to consent to the delivery of a notice of entry via electronic communication. 8quad8 \quad 标准租赁协议应规定当事人同意通过电子通信方式发送入户通知。
9 If a tenant states that they wish to be present when advertising images are taken, the landlord or landlord’s agent should be required to make a reasonable effort to arrange for the visit to occur at a time when it is convenient for the tenant to be present (having regard to the work and other commitments of both the tenant and the person entering). 9 如果租户表示希望在拍摄广告图片时在场，房东或房东的代理人应做出合理努力，安排在租户方便的时间进行访问（考虑到租户和进入者的工作和其他承诺）。
Introduction 导言
2 Origins 2 起源
2 Current law in Victoria 2 维多利亚州的现行法律
3 Our process 3 我们的进程
4 Structure of the report 4 报告的结构
1. Introduction 1.导言
Origins 起源
1.1 On 19 December 2013, the Commission initiated a community law reform project on the photographing and filming of tenants’ possessions for advertising purposes. 1.1 2013 年 12 月 19 日，委员会启动了一项社区法律改革项目，涉及为广告目的对租户财物进行拍照和拍摄。
1.2 Under section 5(1)(b) of the Victorian Law Reform Commission Act 2000 the Commission may initiate its own inquiries into legal issues of general community concern, provided they are limited in size and scope. The Commission calls these inquiries community law reform projects as it invites community members and groups to contribute proposals for improving Victorian law. 1.2 根据《2000 年维多利亚州法律改革委员会法》第 5(1)(b)条，委员会可自行对社会普遍关注的法律问题进行调查，但调查的规模和范围必须有限。委员会将这些调查称为社区法律改革项目，因为委员会邀请社区成员和团体就改进维多利亚州法律提出建议。
1.3 This project arose out of discussions with the Tenants Union of Victoria (TUV). Landlords, or agents on their behalf, routinely advertise rental properties by displaying images of the properties, many of which contain tenants’ possessions. The TUV informed the Commission that it had received a number of complaints about photographs of tenants’ possessions being included in advertising images without the tenants’ consent. ^(1){ }^{1} 1.3 本项目源于与维多利亚租户联盟（TUV）的讨论。房东或代表房东的中介通常会通过展示房屋图片的方式来宣传出租房屋，其中很多图片都包含租户的财物。维多利亚租户联盟告知委员会，它已收到多起关于未经租户同意将租户财物照片包含在广告图片中的投诉。 ^(1){ }^{1}
1.4 The Commission’s preliminary investigation revealed that several complaint-handling bodies had received enquiries about the rights of landlords and tenants in these circumstances. Privacy and Data Protection Victoria noted that the number of enquiries from tenants about possessions being included in images without their consent had increased significantly in recent years. ^(2){ }^{2} 1.4 委員會的初步調查顯示，多個處理投訴的機構曾接獲有關業主及租客在這些情況下的權利的查詢。维多利亚州隐私和数据保护局指出，近年来，租户就未经同意将财物纳入图像提出的查询数量大幅增加。 ^(2){ }^{2}
1.5 This issue is of relevance to a significant number of Victorians. One quarter of Victoria’s 1.95 million households rent and the average length of a tenancy is 18 months. ^(3){ }^{3} In these circumstances, it is likely that many Victorian households have had, and will continue to have, images of their possessions taken and used for advertising purposes. 1.5 这一问题与大量维州人息息相关。维多利亚州 195 万户家庭中有四分之一是租房住，平均租期为 18 个月。 ^(3){ }^{3} 在这种情况下，维多利亚州的许多家庭很可能已经并将继续被拍摄其财产图像并用于广告目的。
Current law in Victoria 维多利亚州的现行法律
Right to enter 进入权
1.6 The Residential Tenancies Act 1997 (Vic) (RTA) stipulates that the landlord or agent may enter at any time agreed to by the tenant as long as they enter within seven days of the tenant granting consent. ^(4){ }^{4} The law is clear on this matter and the Commission’s inquiry is not concerned with situations in which tenants have no issue with landlords or agents entering to take advertising images that show their possessions. 1.6 1997年《住宅租赁法》（维多利亚州）（RTA）规定，房东或中介可以在租户同意的任何时间进入房屋，只要他们在租户同意后七天内进入即可。 ^(4){ }^{4} 法律在这个问题上是明确的，委员会的调查并不涉及房客对房东或中介进入拍摄广告图片以展示其财产没有异议的情况。
1.7 The central question is whether landlords and agents have a right to enter the property to take advertising images without tenant consent and, on exercising that right, whether they may take images that contain tenants’ possessions. 1.7 核心问题是，房东和中介是否有权在未经租户同意的情况下进入物业拍摄广告图片，以及在行使该权利时，是否可以拍摄包含租户财物的图片。
1.8 At common law, tenants have a right to exclusive possession, which allows the tenant to exclude the landlord and all others from the property. ^(5){ }^{5} However, the RTA grants landlords and their agents a limited right of entry without tenant consent by listing certain grounds upon which they may enter. ^(6){ }^{6} 1.8 根据普通法，租户享有独家占有权，这使租户可以将房东和所有其他人赶出房产。 ^(5){ }^{5} 不过，《租赁协议》通过列举某些可以进入的理由，赋予房东及其代理人在未经房客同意的情况下进入房屋的有限权利。 ^(6){ }^{6}
1.9 Entering to take advertising images is not specifically listed as a ground for entry. Entering to show the property to a prospective tenant and entering to show the property to a prospective buyer are listed as grounds for entry. ^(7){ }^{7} A landlord who wishes to exercise their right to enter on one of the grounds listed must provide written notice to the tenant at least 24 hours in advance. ^(8){ }^{8} 1.9 进入拍摄广告图片未明确列为进入的理由。为向潜在租户展示房产而进入，以及为向潜在买方展示房产而进入，都被列为进入的理由。 ^(7){ }^{7} 房东如果想以所列理由之一行使其进入权，必须至少提前 24 小时书面通知租户。 ^(8){ }^{8}
1.10 A broad reading of the RTA is that entering to take advertising images that contain tenants’ possessions falls within the scope of, or is sufficiently incidental to, two of the grounds listed. However, the Commission is of the opinion that landlords and agents do not currently have a right to enter to take advertising images without the tenant’s consent, for reasons stated in Chapter 3. 1.10 從 籠 統 的 角 度 來 看 ， 入 屋 拍 攝 載 有 租 客 財 物 的 廣 告 影 像 ， 屬 於 所 列 兩 項 理 由 的 範 圍 ， 或 足 以 構 成 附 帶 理 由 。不过，委员会认为，基于第 3 章所述的理由，房东和中介目前无权在未经租客同意的情况下进入拍摄广告图片。
Right to quiet enjoyment 安静享受的权利
1.11 In Victoria, the landlord must take all reasonable steps to ensure the tenant has quiet enjoyment of the property. ^(9){ }^{9} At common law, the right to quiet enjoyment protects the tenant’s rights to possession and the lawful and ordinary enjoyment of the property. ^(10){ }^{10} A breach of quiet enjoyment requires a substantial interference with the right. ^(11){ }^{11} 1.11 在维多利亚州，房东必须采取一切合理措施，确保租户安静地享用房产。 ^(9){ }^{9} 在普通法中，安静享用权保护承租人的占有权以及合法和正常享用房产的权利。 ^(10){ }^{10} 违反安静享用权需要对该权利进行实质性干扰。 ^(11){ }^{11}
1.12 The Commission considered whether taking and using advertising images that show tenants’ possessions without tenant consent would ordinarily amount to a breach of quiet enjoyment, and found that it would not. Therefore, the right to quiet enjoyment does not assist in resolving the issue under consideration. 1.12 委员会审议了未经租户同意拍摄和使用展示租户财物的广告图片是否通常构成对安静享用权的侵犯，并认为不构成对安静享用权的侵犯。因此，安静享用权无助于解决审议中的问题。
Our process 我们的流程
1.13 The Commission’s inquiry was led by the Hon. Philip Cummins AM and a Division which he chaired. The Division members were Eamonn Moran PSM QC and Alison O’Brien. 1.13 委员会的调查由 Philip Cummins AM 阁下及其主持的分部领导。分部成员包括 Eamonn Moran PSM QC 和 Alison O'Brien。
1.14 The Commission conducted preliminary research to identify issues with the law, including an examination of current law and practice in other Australian jurisdictions. It also met with tenant advocates, real estate agents and staff from government agencies. Among these were representatives of the Real Estate Institute of Victoria (REIV) and the TUV. 1.14 委员会进行了初步研究，以确定法律中存在的问题，包括研究澳大利亚其他司法管辖区的现行法律和做法。委员会还会见了租户权益倡导者、房地产经纪人和政府机构的工作人员。其中包括维多利亚房地产协会 (REIV) 和 TUV 的代表。
1.15 In June 2014, the Commission published a consultation paper that reviewed the law and practice and identified possible options for reform. ^(12){ }^{12} The consultation paper invited people with experience or expertise in this area to make a submission. 1.15 2014年6月，委员会发布了一份咨询文件，对法律和实践进行了回顾，并确定了可能的改革方案。 ^(12){ }^{12} 咨询文件邀请在该领域具有经验或专业知识的人士提交意见书。
1.16 The Commission received 20 submissions, which can be found on the Commission’s website. ^(13){ }^{13} A list of submissions appears in Appendix A. 1.16 委员会共收到 20 份意见书，可在委员会网站上查阅。 ^(13){ }^{13} 意见书清单见附录 A。
1.17 The Commission undertook 38 consultations across Victoria. A list of consultations can be found in Appendix B. Consultees included tenants, tenant advocates, landlords, real estate agents, legal practitioners, academics and relevant government agencies. 1.17 委员会在维多利亚州各地进行了 38 次磋商。諮詢名單見附錄 B。接受咨询者包括租户、租户权益倡导者、房东、房地产经纪人、法律从业人员、学者及相关政府机构。
1.18 The Commission held a roundtable consultation on 22 August 2014. Participants discussed the current operation of the law and possible reform options. Representatives from the REIV, the TUV and the Victorian Civil and Administrative Tribunal participated in the roundtable. A representative from Consumer Affairs Victoria attended as an observer. 1.18 委员会于 2014 年 8 月 22 日举行了一次圆桌磋商。与会者讨论了法律的现行运作和可能的改革方案。来自REIV、TUV和维多利亚州民事与行政法庭的代表参加了圆桌会议。维多利亚州消费者事务局的一名代表作为观察员出席了会议。
1.19 The Commission also conducted an online survey aimed at tenants, tenant advocates, landlords and real estate agents to obtain the views of individuals most affected by this issue. The survey was publicly available on the Commission’s website from July to September 2014. The Commission received 279 responses. The survey questionnaire is at 1.19 委员会还针对租户、租户权益倡导者、业主和房地产中介开展了一项在线调查，以了解受此问题影响最大的个人的意见。该调查于 2014 年 7 月至 9 月期间在委员会网站上公开进行。委员会共收到 279 份回复。调查问卷见
Appendix C. 附录 C。
1.20 The breakdown of survey respondents is as follows: 1.20 调查对象的分类如下
quad56.1\quad 56.1 per cent tenants quad56.1\quad 56.1 %的租户
quad16.2\quad 16.2 per cent real estate agents quad16.2\quad 16.2 %的房地产经纪人
10.1 per cent landlords 10.1% 房东
10 per cent other 10% 其他
7.6 per cent tenant advocates. 7.6% 的租户拥护者。
Structure of the report 报告结构
1.21 Chapter 2 discusses the prevalence and nature of tenant concerns, and the responses of landlords and agents to those concerns. 1.21 第 2 章讨论了租户关注问题的普遍性和性质，以及房东和中介对这些问题的回应。
1.22 Chapter 3 explains why landlords and agents do not currently have a right to enter to take advertising images of tenants’ possessions. It also explains why landlords and agents should have a right to enter to take advertising images of tenants’ possessions, subject to the legitimate concerns of tenants. 1.22 第 3 章 解 釋 為 何 業 主 和 經 紀 人 現 時 無 權 進 入 拍 攝 租 客 財 物 的 廣 告 影 像 。本章还解释了为什么房东和中介应有权进入拍摄租客财物的广告图像，但需考虑租客的合理关切。
1.23 Chapter 4 discusses how the RTA’s notice of entry requirements should be improved if landlords and agents are given a right to enter to take advertising images. 1.23 第 4 章 討 論 ， 如 果 給 予 業 主 和 代 理 人 進 入 拍 攝 廣 告 圖 像 的 權 利 ， 應 如 何 改 善 《 租 務 條 例 》 的 進 入 通 知 規 定 。
1.24 Chapter 5 explains why the common law right to quiet enjoyment does not assist tenants with concerns about advertising images. 1.24 第 5 章解释了为什么普通法中的安静享用权不能帮助租户解决对广告图像的担忧。
1.25 Numerous stakeholders highlighted the importance of good communication when it comes to taking and using advertising images. This is discussed in Chapter 6. 1.25 许多利益相关者强调了在拍摄和使用广告图片时良好沟通的重要性。第 6 章将对此进行讨论。
1.26 Chapter 7 concludes the report. 1.26 第 7 章为本报告的结尾。
Tenant concerns 租户关注的问题
6 Introduction 6 引言
6 Number of tenant concerns 6 租户关注的问题数量
9 Nature of tenant concerns 9 租户关注问题的性质
2. Tenant concerns 2.租户关注的问题
Introduction 导言
2.1 This chapter considers the prevalence and nature of tenant concerns relating to the taking and use of advertising images that show tenants’ possessions, as well as landlord and agent responses to those concerns. 2.1 本章探讨了租户对拍摄和使用展示租户财产的广告图片的普遍关注程度和性质，以及房东和中介对这些关注的回应。
2.2 Many landlords and agents have been taking and using images of rental properties that show tenants’ possessions without tenant consent in the belief that it was lawful for them to do so. On closer inspection, the law does not establish a right to enter for this purpose and tenants have raised legitimate and cogent concerns about the publication of images of their homes. ^(1){ }^{1} 2.2 许多房东和中介未经租户同意，便拍摄并使用显示租户财物的出租房图片，认为这样做是合法的。经仔细研究，法律并没有规定为此目的而进入房屋的权利，而租户也对公布其房屋图像的行为提出了合理且有说服力的担忧。 ^(1){ }^{1}
Number of tenant concerns 租户关注的问题数量
2.3 The Commission approached various complaint-handling bodies for information about the number of inquiries they had received about advertising images of tenants’ possessions. While the data provided by these bodies indicates a significant and growing number of enquiries are made about this issue each year, stakeholders also told the Commission that the level of concern may be higher than the data suggests. 2.3 委員會曾向多個處理投訴的機構查詢，以了解它們接獲有 關租客財物廣告影像的查詢數目。虽然这些机构提供的数据显示，每年就这一问题提出的查询数量可观且不断增加，但利益相关方也告诉委员会，关注程度可能比数据显示的要高。
Government and statutory agencies 政府和法定机构
2.4 Consumer Affairs Victoria (CAV) is responsible for providing advice to Victorians about their rights and obligations under residential tenancy law. Data provided to the Commission by CAV indicates that it received 266 enquiries about photographs of rental properties taken for advertising purposes in the four years to June 2014. ^(2){ }^{2} Over that same period, CAV received a further 215 enquiries about photographs taken of rental properties for unknown purposes. These photographs may have been taken for advertising purposes, or for some other purpose such as showing the landlord the condition of the property during a routine inspection. ^(3){ }^{3} 2.4 维多利亚州消费者事务局（CAV）负责就住宅租赁法规定的权利和义务向维州人提供建议。维州消费者事务局向委员会提供的数据显示，在截至2014年6月的四年里，该局共收到266起有关为广告目的拍摄出租物业照片的咨询。 ^(2){ }^{2} 在同一时期，CAV还收到了215起关于租房照片的查询，但目的不明。这些照片可能是出于广告目的，也可能是出于其他目的，例如在例行检查时向房东展示房屋状况。 ^(3){ }^{3}
2.5 Privacy and Data Protection Victoria is responsible for providing advice to Victorians about their rights under the Privacy and Data Protection Act 2014 (Vic) (Victorian Privacy Act). The Victorian Privacy Act regulates the handling of personal information by Victorian government agencies, councils and contracted service providers. ^(4){ }^{4} 2.5 维多利亚州隐私与数据保护局负责就维多利亚州人根据《2014 年隐私与数据保护法》（维多利亚州）（《维多利亚州隐私法》）享有的权利向维多利亚州人提供建议。维多利亚州隐私法》规定了维多利亚州政府机构、议会和合同服务提供商对个人信息的处理。 ^(4){ }^{4}
2.6 Although complaints about private landlords and agents fall outside its jurisdiction, Privacy and Data Protection Victoria regularly receives enquiries about photographs showing tenants’ possessions. Privacy and Data Protection Victoria’s submission stated that it received 50 enquiries about this issue in 2013-14, which was over three times more than in the previous financial year. ^(5){ }^{5} Of those 50 enquiries, 20 concerned photographs taken for advertising purposes, 11 concerned photographs taken for inspection or maintenance purposes, and 19 did not state the purpose for which the photographs were taken. 2.6 尽管有关私人房东和中介的投诉不属于维多利亚州隐私和数据保护局的管辖范围，但该局经常收到有关展示租户财物照片的查询。维多利亚州隐私和数据保护局在提交的材料中指出，2013-14年度，该局共收到50起有关这一问题的查询，是上一财政年度的三倍多。 ^(5){ }^{5} 在这50次查询中，20次涉及为广告目的拍摄的照片，11次涉及为检查或维护目的拍摄的照片，19次未说明拍摄照片的目的。
2.7 According to Privacy and Data Protection Victoria, the increase in the number of enquiries it receives indicates this issue is of growing concern. Its submission suggested that part of the reason is that: 2.7 据维多利亚州隐私与数据保护组织称，该组织收到的查询数量增加表明这一问题日益受到关注。维多利亚州隐私与数据保护组织在其提交的材料中指出，部分原因在于
… real estate agencies photographing rental properties as a common practice for maintenance, inspection and/or advertising purposes has grown in line with the proliferation of on-line real estate services. ^(6){ }^{6} ......随着在线房地产服务的激增，房地产机构为维护、检查和/或广告目的拍摄出租物业照片已成为一种常见做法。 ^(6){ }^{6}
The Real Estate Institute of Victoria 维多利亚房地产协会
2.8 The submission from the Real Estate Institute of Victoria (REIV) stated that the number of enquiries CAV receives about advertising images that show tenants’ possessions is small when compared with the number of properties advertised for sale or lease each year.? It also noted that the Victorian Civil and Administrative Tribunal (VCAT) has not received an application for an order restraining a landlord or agent from using images showing their possessions for advertising purposes. ^(8){ }^{8} 2.8 维多利亚州不动产研究所（REIV）在其提交的材料中指出，与每年刊登出售或出租广告的房产数量相比，维多利亚州不动产研究所收到的有关广告图片显示租户财物的咨询数量很少。它还指出，维多利亚州民事和行政法庭（VCAT）还没有收到过要求下令禁止房东或中介将显示其财产的图片用于广告目的的申请。 ^(8){ }^{8}
2.9 At the Commission’s roundtable, REIV representatives said that the vast majority of tenants had no problem with their possessions being included in advertising images, and that agents reached mutually agreeable outcomes with tenants who expressed concerns. ^(9){ }^{9} The representatives were of the opinion that the law works well as it is, and any changes might be overly prescriptive and unworkable. ^(10){ }^{10} 2.9 在委員會的圓桌會議上，REIV 的代表表示，絕大多數租戶對廣告圖 片中出現他們的財物都沒有異議，而經紀人亦與表示關注的租戶達成雙方 同意的結果。 ^(9){ }^{9} 代表们认为，目前的法律运作良好，任何修改都可能过于规范，不具可操作性。 ^(10){ }^{10}
2.10 Evidence provided by various stakeholders throughout the Commission’s inquiry indicated that the majority of landlords and agents try to do the right thing by tenants when it comes to taking and using advertising images that show tenants’ possessions." These landlords and agents notify tenants in advance that advertising images of their possessions will be taken, and work with tenants to address their concerns. ^(12){ }^{12} Affording tenants the opportunity to remove items from view and excluding items from view when taking images were the most common strategies adopted to alleviate the concerns of tenants. 2.10 在委员会的整个调查过程中，各利益相关方提供的证据表明，在拍摄和使用展示租户财物的广告图片时，大多数房东和中介都会尽力为租户做正确的事情"。"这些房东和中介会提前通知租户将拍摄租户财物的广告图片，并与租户合作解决他们关心的问题。 ^(12){ }^{12} 让租户有机会将物品从视线中移开，以及在拍摄图片时将物品排除在视线之外，是最常见的缓解租户顾虑的策略。
Tenant advocates 租户倡导者
2.11 The Tenants Union of Victoria’s (TUV) submission stated that in the three years from 2011 to 2013 approximately 90 people sought its help in relation to their possessions being photographed for advertising purposes. ^(13){ }^{13} 2.11 维多利亚州租户联盟（TUV）提交的材料指出，在 2011 年至 2013 年的三年中，约有 90 人因其财产被拍摄用于广告目的而寻求该联盟的帮助。 ^(13){ }^{13}
2.12 At the Commission’s roundtable, TUV representatives agreed that many landlords and agents are respectful of tenants when it comes to taking and using advertising images, and that many tenants do not have any concerns about their possessions appearing in such images. ^(14){ }^{14} 2.12 在委员会的圆桌会议上，TUV 代表一致认为，许多房东和中介在拍摄和使用广告图片时都很尊重租户，而且许多租户对自己的财物出现在此类图片中没有任何顾虑。 ^(14){ }^{14}
2.13 However, TUV representatives stated that in their experience, even well-meaning landlords and agents sometimes inadvertently violate the rights of tenants and cause them harm, while others blatantly disregard their basic obligations to tenants, including by failing to inform tenants before taking and using advertising images showing their possessions. Furthermore, regardless of the conduct of the agent or landlord, some tenants simply do not want their possessions displayed in advertising images. ^(15){ }^{15} 2.13 不过，TUV 的代表指出，根据他们的经验，即使是善意的房东和中介，有时也会无意中侵犯租户的权利并对他们造成伤害，而其他房东和中介则公然无视他们对租户的基本义务，包括在拍摄和使用展示租户财产的广告图片之前不通知租户。此外，无论中介或房东的行为如何，有些租户根本不希望自己的财产出现在广告图片中。 ^(15){ }^{15}
2.14 A number of clients have contacted the Peninsula Community Legal Centre for advice about advertising photographs that show their possessions, ^(16){ }^{16} and Housing Justice, an ARC Justice program that assists tenants in the Loddon Mallee region, has received occasional queries about this issue. ^(17){ }^{17} 2.14 一些客户联系了半岛社区法律中心，就展示其财产的广告照片寻求建议， ^(16){ }^{16} 而为洛顿-马利地区租户提供帮助的 ARC 司法项目 "住房正义 "也不时收到有关这一问题的询问。 ^(17){ }^{17}
Data gaps 数据缺口
2.15 Stakeholders identified four reasons why the level of concern among tenants may be greater than the above data suggests: 2.15 持份者指出，租戶的憂慮程度可能較上述數據顯示的為高，原因有四：
Tenants may have a limited understanding of their rights and not know who to complain to. ^(18){ }^{18} The Peninsula Community Legal Centre’s submission stated that 'there appears to be a lack of certainty around what tenants can agree to and what they can refuse to do, particularly where those tenants are vulnerable and disadvantaged. ^(19){ }^{19} Several tenants who spoke to the Commission confirmed this view. ^(20){ }^{20} 租户可能对自己的权利了解有限，不知道向谁投诉。 ^(18){ }^{18} 半岛社区法律中心在提交的材料中指出，"租户可以同意什么，可以拒绝什么，似乎缺乏确定性，特别是在租户处于弱势和不利地位的情况下。 ^(19){ }^{19} 与委员会交谈的几位租户证实了这一观点。 ^(20){ }^{20}
Tenants may be confused by conflicting advice. ^(21){ }^{21} While CAV advises tenants that landlords and agents have a right to enter to take advertising images, the TUV advises tenants they do not. ^(22){ }^{22} Both organisations provide information about the Australian Privacy Principles, which may prevent large real estate agencies (but not small agencies or individual landlords) from collecting and using advertising images that capture personal information, such as the tenant’s name or image. ^(23){ }^{23} 租户可能会对相互矛盾的建议感到困惑。 ^(21){ }^{21} CAV建议租户，房东和中介有权进入房屋拍摄广告图片，而TUV则建议租户，他们无权这样做。 ^(22){ }^{22} 两个组织都提供了有关澳大利亚隐私原则的信息，该原则可能会阻止大型房地产中介公司（但不会阻止小型中介公司或个人房东）收集和使用捕捉到个人信息（如房客姓名或图像）的广告图像。 ^(23){ }^{23}
Tenants who do not want advertising images taken or used may not complain for fear of retaliation. ^(24){ }^{24} The most common concerns of tenants are that voicing their objections will result in a bad reference, ^(25){ }^{25} eviction ^(26){ }^{26} or a loss of bond money. ^(27){ }^{27} 不希望广告图片被拍摄或使用的租户可能会因为害怕遭到报复而不敢投诉。 ^(24){ }^{24} 租户最常见的担心是，表示反对会导致不好的推荐信、 ^(25){ }^{25} 驱逐 ^(26){ }^{26} 或损失保证金。 ^(27){ }^{27}
The information collected by complaint-handling bodies may not be sufficiently detailed or easy to extract. According to Assistant Professor Bruce Arnold, none of Australia’s states or territories collects comprehensive empirical data that reflects the concerns and values of tenants, including the ‘disquiet that many tenants appear to feel about imaging’. ^(28){ }^{28} 投诉处理机构收集的信息可能不够详细，也不容易提取。布鲁斯-阿诺德助理教授认为，澳大利亚各州或地区都没有收集全面的经验数据来反映租户的关切和价值观，包括 "许多租户似乎对成像感到不安"。 ^(28){ }^{28}
Commission's conclusions 委员会的结论
2.16 The Commission accepts that this issue is of significant and growing concern to tenants. Further, the Commission is of the view that the issue will continue to create conflict between tenants, landlords and agents until the law provides greater clarity. 2.16 委員會同意，租客對這個問題十分關注，而且日益關注。此外，委员会认为，在法律进一步明确之前，这个问题将继续在租户、房东和中介之间造成冲突。
Nature of tenant concerns 租户关注问题的性质
2.17 The Commission’s investigations revealed that tenants are primarily concerned about privacy, risk of theft, risk of personal harm and inconvenience. 2.17 委员会的调查显示，租户主要关注隐私、失窃风险、人身伤害风险和不便。
Privacy 隐私权
2.18 Privacy was the primary concern of tenants consulted during the Commission’s inquiry. Sixty-eight per cent of people who responded to the Commission’s survey indicated that they were worried about the privacy implications associated with the taking and use of advertising images that show tenants’ possessions. ^(29){ }^{29} 2.18 在委员会调查期间，隐私问题是受访租户最关心的问题。68%对委员会调查做出答复的人表示，他们担心拍摄和使用展示租户财产的广告图片会影响隐私。 ^(29){ }^{29}
Taking advertising images 拍摄广告图像
2.19 Assistant Professor Bruce Arnold told the Commission that privacy is embodied in the traditional aphorism that ‘a man’s home is his castle’. ^(30){ }^{30} As Arnold explains it, the home is seen as ‘a space from which the uninvited can and should be excluded, a space that should be inviolate irrespective of whether the individual is at home or not’… ^(11){ }^{11} 2.19 布鲁斯-阿诺德助理教授告诉委员会，"一个人的家是他的城堡 "这一传统格言体现了隐私权。 ^(30){ }^{30} 正如阿诺德所解释的那样，家被视为 "一个可以而且应该将不请自来者拒之门外的空间，一个无论个人是否在家都不应受到侵犯的空间"...... ^(11){ }^{11} 在这个意义上，"家 "被视为 "一个可以而且应该将不请自来者拒之门外的空间"。
2.20 A number of people the Commission spoke with described a disconnect between the tenant’s experience of the property as their home, and the landlord’s experience of the property as an asset. ^(32)A{ }^{32} \mathrm{~A} lifelong tenant described this disconnect in detail: 2.20 与委员会交谈过的一些人描述了租户将房产视为自己的家与房东将房产视为资产之间的脱节。 ^(32)A{ }^{32} \mathrm{~A} 终身租户详细描述了这种脱节：
… the word ‘home’ invokes … respect and landlords should recognise that while this is a business transaction, there are many underlying things which make it a home. And when [advertising] photos are taken, it is not your home anymore … Because it is all just business on both sides. ^(33){ }^{33} ......'家'这个词让人感到......尊重，房东应该认识到，虽然这是一种商业交易，但有许多潜在的东西使其成为一个家。当[广告]照片被拍下后，它就不再是你的家了......因为这对双方来说都只是生意。 ^(33){ }^{33}
2.21 Several tenants expressed discomfort at photographers and agents re-arranging their furniture without their permission. ^(34){ }^{34} One tenant said that agents fail to respect the dignity of the tenant and the sanctity of the home when they move possessions around without permission. ^(35){ }^{35} According to this tenant, who is an aged-care worker, there has been increasing recognition within her profession of the autonomy of the people they care for and the need to ask for permission before moving items around their room or home. The tenant would like to see a similar attitudinal change among real estate agents. ^(36){ }^{36} 2.21 一些租户对摄影师和中介未经许可重新摆放家具表示不满。 ^(34){ }^{34} 一位租户说，中介未经许可随意搬动物品，既不尊重租户的尊严，也不尊重住宅的神圣性。 ^(35){ }^{35} 这位租户是一名老年护理工作者，据她说，她所在的行业越来越认识到，他们所护理的人享有自主权，在房间或家中移动物品之前必须征得他们的同意。这位租户希望房地产经纪人也能有类似的态度转变。 ^(36){ }^{36}
Particularly private spaces 特别是私人空间
2.22 Bedrooms were seen to be particularly private spaces. An agent said that they rarely take photographs of bedrooms as they are seen as ‘very private spaces’. ^(37){ }^{37} 2.22 人们认为卧室是特别私密的空间。一位中介说，他们很少给卧室拍照，因为卧室被视为 "非常私密的空间"。 ^(37){ }^{37}
2.23 Peninsula Community Legal Centre said that tenants were concerned about their children’s loss of privacy and the risks that may expose them to. ^(38){ }^{38} One tenant objected to photographs taken of anything relating to their child, including the child’s bedroom. ^(39){ }^{39} In that case, the agent chose not to photograph the room even though CAV had informed her that she could photograph the room minus the identifying possessions. ^(40){ }^{40} 2.23 半岛社区法律中心说，租户担心他们的孩子会失去隐私，并担心他们可能面临的风险。 ^(38){ }^{38} 一位房客反对拍摄与其子女有关的任何照片，包括子女的卧室。 ^(39){ }^{39} 在这种情况下，尽管 CAV 已通知她可以拍摄房间，但她还是选择不拍。 ^(40){ }^{40}
Particularly private periods of time 特别私人的时期
2.24 Some tenants felt a heightened sense of vulnerability when photographs were taken during particularly private periods in their lives. One tenant contacted CAV about whether advertising images could be taken while she was pregnant: 2.24 一些租户在生活中特别私密的时期被拍照，会感到更加脆弱。一位租户联系了 CAV，询问是否可以在她怀孕期间拍摄广告图片：
I am 35 weeks pregnant … and have a 1 and 3 year old. We obviously want some privacy for the coming months but we are not sure what we are entitled to do. ^(41){ }^{41} 我怀孕 35 周了......有一个 1 岁和 3 岁的孩子。我们显然希望在接下来的几个月里能有一些私人空间，但我们不确定我们有权做什么。 ^(41){ }^{41}
2.25 Another tenant contacted CAV to find out if images could be taken after they had received a call from their landlord, who wanted to take photographs later that day. ^(42){ }^{42} They were upset at the lack of notice as they were at home sick. ^(43){ }^{43} 2.25 另一位租户在接到房东的电话后联系了 CAV，询问是否可以拍照，房东希望在当天晚些时候拍照。 ^(42){ }^{42} 他们对没有提前通知感到不满，因为他们当时正在家里生病。 ^(43){ }^{43}
Aboriginal tenants 原住民租户
2.26 Nellie Flagg from the Victorian Aboriginal Legal Service told the Commission that older Aboriginal people in particular may feel afraid or ashamed if a landlord or agent were to enter their home and take photographs and videos without their permission. ^(44){ }^{44} According to Flagg, 'Their homes could be beautiful but due to the stigma and judgment they have felt their whole lives, it could be very confronting. ^(45){ }^{45} 2.26 维多利亚州土著法律服务处的 Nellie Flagg 告诉委员会，如果房东或中介未经他们的允许进入他们的住宅并拍照或录像，老年土著人尤其会感到恐惧或羞耻。 ^(44){ }^{44} 弗拉格说："他们的家可能很美，但由于他们一生都感受到耻辱和评判，这可能会让他们非常难堪。 ^(45){ }^{45}
2.27 This feeling of being judged on the basis of the presentation of one’s home is not exclusive to Aboriginal tenants. A non-Aboriginal tenant told the Commission that 'it is not a pleasant experience to have complete strangers wandering through your home and passing judgement on how you live. ^(146){ }^{146} 2.27 这种根据自己家的摆设被人评头论足的感觉并非土著租户独有。一位非原住民租户告诉委员会，"让完全陌生的人在你家里徘徊，并对你的生活方式评头论足，这种经历并不愉快。 ^(146){ }^{146}
Landlord and agent responses 房东和中介的回应
2.28 While the majority of agents and landlords were in favour of a right to enter to take advertising images, many agents emphasised the need to respect tenants and accommodate their requests while exercising that right. ^(47){ }^{47} As one agent told the Commission: 2.28 虽然大多数中介和房东都赞成有权进入拍摄广告图片，但许多中介强调，在行使这一权利时，必须尊重房客，满足他们的要求。 ^(47){ }^{47} 正如一位中介告诉委员会的那样：
I don’t think [tenants] should have a right to refuse [to have advertising images of their possessions taken], but certainly compromises about the time for photos and respect while photos are taken should happen. If there are concerns, we should come to a compromise room by room. ^(48){ }^{48} 我认为[住户]不应该有权拒绝[拍摄其财产的广告图片]，但肯定应该就拍照时间和拍照时的尊重问题达成妥协。如果有顾虑，我们应该逐个房间达成妥协。 ^(48){ }^{48}
Using advertising images 使用广告图片
2.29 A number of tenants described themselves as particularly private people who did not want information about their home online without good reason. ^(49){ }^{49} One tenant’s explanation for this was because 'the way you have your house is the way you express your personality. ^(150){ }^{150} 2.29 一些租户自称是特别注重隐私的人，他们不希望在没有充分理由的情况下在网上公布自己家 的信息。 ^(49){ }^{49} 一位租户对此的解释是，"你拥有房子的方式就是你表达个性的方式。 ^(150){ }^{150}
2.30 Many tenants expressed concern that the information contained in the advertising images was online ‘for the world to see’.51 2.30 许多租户对广告图片中的信息在网上 "让全世界看到 "表示关切。
2.31 Other tenants were more concerned about people who already knew where they lived purposefully searching for their address and accessing sensitive information. ^(52){ }^{52} One tenant was concerned that people who knew her might see posters on the wall that disclosed her sexuality. ^(53){ }^{53} Another tenant said she had items of a very personal nature on her bedside table. ^(54){ }^{54} 2.31 其他住户则更担心那些已经知道他们住在哪里的人故意搜索他们的住址并获取敏感信息。 ^(52){ }^{52} 一位房客担心，认识她的人可能会看到墙上张贴的海报，这些海报披露了她的性取向。 ^(53){ }^{53} 另一位房客说，她的床头柜上放着一些非常私人的物品。 ^(54){ }^{54}
2.32 Another tenant was of the opinion that advertising images ‘could be used by current or future employers, credit providers … to assess the lifestyle, wealth/poverty of the tenant’. ^(55){ }^{55} 2.32 另一位租户认为，"现在或将来的雇主、信贷机构......可能会利用广告图片来评估租户的生活方式、贫富状况"。 ^(55){ }^{55}
Identifying children 识别儿童
2.33 Tenants expressed particular concern about advertising images that identify children. ^(56){ }^{56} The Commission was informed of a case in which a child was photographed in their home (as opposed to in a photo that was in their home) and the image was then used on a billboard in front of the property. ^(57){ }^{57} The tenant was not aware that advertising images showing her child had been taken. 2.33 租户对识别儿童身份的广告图片表示特别关切。 ^(56){ }^{56} 委员会获悉，在一起案件中，一名儿童在家中被拍照（而不是在家中的照片中），随后该图像被用于房产前的广告牌上。 ^(57){ }^{57} 租户并不知道显示其孩子的广告图片已被拍摄。
2.34 In another incident reported to the Commission a tenant objected to advertising images that contained photographs of her children, but the agent initially refused to remove them even after the tenant explained she was at risk of family violence. ^(58){ }^{58} The agent only removed the images after the tenant obtained legal advice and threatened to take action against the landlord. ^(59){ }^{59} 2.34 在向委员会报告的另一起事件中，一名房客反对广告中包含其子女的照片，但中介最初拒绝删除这些照片，即使房客解释说她面临家庭暴力的风险。 ^(58){ }^{58} 在租户获得法律咨询并威胁要对房东采取行动之后，中介才删除了图片。 ^(59){ }^{59}
Identifying deceased people 确认死者身份
2.35 A tenant told the Commission that although images advertising the property in which she lived contained photographs of several members of her family, she found it particularly distressing that photographs of her deceased brother were displayed in advertising material. ^(60){ }^{60} The tenant had been present when the images were taken, but says she did not pay attention to what the agent was doing as they had agreed that he would not take images showing her possessions. ^(61){ }^{61} When the tenant called to complain after seeing the images online, the agent dismissed her concerns, noting that the owners were very happy with them. ^(62){ }^{62} 2.35 一位租户告诉委员会，虽然她所住房产的广告图片上有她几位家庭成员的照片，但她发现广告材料中出现了她已故哥哥的照片，这让她特别痛苦。 ^(60){ }^{60} 拍摄这些照片时，该租户在场，但她说，她没有注意到中介在做什么，因为他们已经商定，中介不会拍摄显示她财产的照片。 ^(61){ }^{61} 当该租户在网上看到这些图片后打电话投诉时，该中介不理会她的担心，并指出房主对这些图片非常满意。 ^(62){ }^{62}
2.36 Victorian Aboriginal Legal Service told the Commission that photographs showing deceased people could be highly offensive to the family members of Aboriginal people. Older Aboriginal people, who may be more traditional than younger Aboriginal people, might be particularly alarmed. Traditionally, when an Aboriginal person dies, many of their possessions, including possessions that show their name and image, are removed or covered up. There are different explanations for this custom. ^(63){ }^{63} 2.36 维多利亚州原住民法律服务处告诉委员会，展示死者的照片可能会引起原住民家庭成员的极大反感。老年原住民可能比年轻原住民更传统，他们可能会特别震惊。按照传统，土著人去世后，他们的许多财产，包括显示其姓名和形象的财产，都会被移走或遮盖起来。对这种习俗有不同的解释。 ^(63){ }^{63}
Landlord and agent responses 房东和中介的回应
2.37 Although the Commission was told of a number of cases in which a tenant or another person was clearly identifiable in advertising images, there was a general acceptance and awareness among the agents and landlords the Commission spoke with that revealing a tenant’s identity in advertising images is inappropriate. ^(64){ }^{64} Many agents were familiar with the Australian Privacy Principles and a number said they would not take or use advertising images that showed a person’s name or image. ^(65){ }^{65} 2.37 尽管委员会被告知在一些案例中，租客或其他人的身份在广告图片中清晰可见，但与委员会交谈过的中介和房东普遍接受并意识到，在广告图片中透露租客身份是不恰当的。 ^(64){ }^{64} 许多中介熟悉《澳大利亚隐私原则》，一些中介表示，他们不会拍摄或使用显示个人姓名或形象的广告图片。 ^(65){ }^{65}
2.38 There was little support among agents and landlords for prohibiting images of tenants’ possessions because of tenants’ general privacy concerns. In relation to tenant requests not to take images of their children’s bedrooms, one landlord said she did not understand it, noting that 'A bed with a pink doona could be any girl’s room.'66 2.38 出于对租户隐私的普遍关注，中介和房东很少支持禁止拍摄租户物品的 图像。关于租户要求不要拍摄其子女卧室的问题，一位房东表示她不理解，并指出 "一张铺着粉色门帘的床可能是任何女孩的房间 "66。
2.39 However, one landlord told the Commission: 2.39 然而，一位房东告诉委员会：
Tenants do have a right to privacy. Any photos should NOT be of the tenants’ possessions … The landlord signs a lease committing to respect the tenant’s privacy, taking photos of their possessions and making those public (via sign posts or internet) is a breach of that privacy. Simple as that. ^(67){ }^{67} 租户确实有隐私权。任何照片都不应该是租户的物品......房东在租约上承诺尊重租户的隐私权，拍摄租户物品的照片并将其公开（通过告示牌或互联网）是对隐私权的侵犯。就这么简单。 ^(67){ }^{67}
Risk of theft 失窃风险
2.40 Theft was the second highest concern of the Commission’s survey respondents, with 63 per cent stating that advertising images showing tenants’ possessions may place tenants at risk of theft. ^(68){ }^{68} Online advertisements and large billboards placed in front of the home were seen as particularly risky, with one tenant describing the billboard in front of her home as an ‘inventory of valuable items’ waiting to be stolen. ^(69){ }^{69} 2.40 在委员会的调查对象中，盗窃是第二大问题，63%的受访者表示，显示租户财物的广告图片可能使租户面临盗窃风险。 ^(68){ }^{68} 网上广告和家门口的大型广告牌被认为尤其具有风险，一位房客将她家门前的广告牌形容为等待被盗的 "贵重物品清单"。 ^(69){ }^{69}
Valuable items 贵重物品
2.41 Tenants were primarily concerned about televisions, computers and other electronic goods appearing in advertising images. ^(70){ }^{70} Tenants also raised concerns about artworks ^(71){ }^{71} and antique furniture. ^(72){ }^{72} An agent said she advises tenants to remove jewellery from view. ^(73){ }^{73} 2.41 租户主要关注广告画面中出现的电视、电脑和其他电子产品。 ^(70){ }^{70} 租户还对艺术品 ^(71){ }^{71} 和古董家具表示担忧。 ^(72){ }^{72} 一位中介说，她建议租户将珠宝从视线中移开。 ^(73){ }^{73}
2.42 A real estate photographer told the Commission that approximately 50 per cent of tenants ask whether valuable or personal items will appear in images. ^(74){ }^{74} However, some agents reported never having been asked about valuable items before. ^(75){ }^{75} 2.42 一位房地产摄影师告诉委员会，约有 50%的租户会询问图片中是否会出现贵重物品或私人物品。 ^(74){ }^{74} 但是，有些经纪人报告说，以前从未有人问过贵重物品的问题。 ^(75){ }^{75}
63 Consultation 32 (Victorian Aboriginal Legal Services). For Nellie Flagg from the Victorian Aboriginal Legal Service, it is because a failure to 64 do so may prevent the deceased person’s spirit from passing into the next world. 63 咨询 32（维多利亚州原住民法律服务机构）。维多利亚州土著法律服务处的内莉-弗拉格（Nellie Flagg）认为，不这样做可能会阻止死者的灵魂进入下一个世界。
64 Consultations 8 (a real estate agent); 16 (Real Estate Institute of Tasmania); 25 (Michelle Evans, senior property manager, Investor’s Choice 65 Property Management). 64 咨询 8（一名房地产经纪人）；16（塔斯马尼亚房地产协会）；25（米歇尔-埃文斯，投资者之选 65 物业管理公司高级物业经理）。
65 Consultations 9 (Caroline Rickard, sales consultant, LJ Hooker Drysdale); 10 (Rachel Spurgeon, sales consultant, LJ Hooker Geelong); 25 (Michelle Evans, senior property manager, Investor’s Choice Property Management). VLRC online survey. The application of the Australian Privacy Principles to advertising images containing tenants’ possessions is considered at [3.26]-[3.28]. Consultation 28 (Gina Butera). 65 咨询 9（LJ Hooker Drysdale 销售顾问 Caroline Rickard）；10（LJ Hooker Geelong 销售顾问 Rachel Spurgeon）；25（Investor's Choice Property Management 高级物业经理 Michelle Evans）。VLRC 在线调查。澳大利亚隐私原则》对包含租户财产的广告图片的适用情况见 [3.26] - [3.28]。咨询 28（Gina Butera）。
Information provided to the Commission by a landlord (27 August 2014). 一位房东向委员会提供的信息（2014 年 8 月 27 日）。
146 of 233 respondents said that the photographs or videos could place the tenant at risk of theft. Consultation 33 (a tenant). 在 233 个受访者中，有 146 个表示照片或视频可能会使租户面临被盗的风险。咨询 33（一位租户）。
Consultations 7 (Emma Gordon, property management operations manager, Harcourts Victoria Corporate Office); 8 (a real estate agent). VLRC online survey. Information provided to the Commission by the Tenants Union of Victoria (15 August 2014). Information provided to the Commission by the Tenants Union of Victoria (15 August 2014). Consultation 14 (Tenants’ Union of Tasmania). VLRC online survey. 咨询 7（Harcourts 维多利亚公司办事处物业管理运营经理 Emma Gordon）；咨询 8（一名房地产经纪人）。VLRC 在线调查。维州租户联盟向委员会提供的信息（2014 年 8 月 15 日）。维州租户联盟向委员会提供的资料（2014 年 8 月 15 日）。Consultation 14 (Tenants' Union of Tasmania).VLRC 在线调查。
Consultation 17 (a real estate agent). 咨询 17（一名房地产经纪人）。
Consultation 12 (a photographer). agents said ‘no’. 咨询 12（一名摄影师），代理商说 "不"。
Likelihood of theft 失窃的可能性
2.43 The Commission was informed of one tenant whose home was broken into shortly after advertising photographs showing her possessions were published online. ^(76){ }^{76} While Victoria Police has previously advised people against placing virtual tours online as doing so allows would-be-offenders to see what valuables are in the home, it does not have any data on how often properties have been targeted by burglars who first saw those properties online. ^(77){ }^{77} 2.43 委员会获悉，一名租户在网上发布了展示其财产的广告照片后不久，其住宅就被闯入。 ^(76){ }^{76} 维多利亚警方以前曾建议人们不要在网上发布虚拟导览，因为这样做会让潜在罪犯看到家中有哪些贵重物品，但维多利亚警方并没有任何数据显示，窃贼在网上看到房产后将其作为目标的频率有多高。 ^(77){ }^{77}
2.44 The TUV stated that it 'is aware of correlations between photographs being published and [theft] occurring but not proven causation. ^(78){ }^{78} According to the TUV: 2.44 TUV 表示，"它知道照片被公布与[盗窃]发生之间存在相关性，但无法证明因果关系。 ^(78){ }^{78} 据 TUV 称：
… proving the nexus between the taking of photographs specifically and goods stolen from premises is an almost impossible task, as usually this requires police investigation and a successful prosecution. ^(79){ }^{79} ......证明具体拍摄照片与房舍中被盗物品之间的联系几乎是不可能完成的任务，因为这通常需要警方进行调查并成功起诉。 ^(79){ }^{79}
2.45 Similarly, the Peninsula Community Legal Centre observed: 2.45 同样，半岛社区法律中心指出：
We have concerns that tenants appear to have no recourse in this type of situation, especially if the loss of the items was attributable to the publishing of photographs, which could be a possibility, but would be difficult to prove. ^(80){ }^{80} 我们担心租户在这种情况下似乎没有任何追索权，特别是如果物品的丢失是由于照片的发布造成的，这可能是一种可能性，但很难证明。 ^(80){ }^{80}
2.46 A case study provided by the Peninsula Community Legal Centre illustrated the difficulties tenants face when their possessions are stolen during an advertising campaign. According to the Peninsula Community Legal Centre, their client ‘made every effort’ to remove valuable items from view when the advertising images were taken, as well as during open house inspections. When valuable items were taken during an inspection, the tenant’s insurance company refused to pay because the thief had been invited onto the property. ^(81){ }^{81} 2.46 半島社區法律中心提供的個案研究，說明租戶在廣告宣傳 期間財物被盜時所面對的困難。根据半岛社区法律中心的说法，他们的客户在拍摄广告图片时，以及在开放参观时，"尽了一切努力 "将贵重物品从视线中移走。当贵重物品在检查过程中被拿走时，租户的保险公司拒绝赔偿，因为小偷是被邀请进入房产的。 ^(81){ }^{81}
Particularly vulnerable tenants 特别脆弱的租户
2.47 Shane McGrath from Housing Action for the Aged told the Commission that older tenants have heightened security concerns due to vulnerability and limited physical mobility. According to McGrath, a number of older tenants have said 'This wouldn’t have bothered me 20 years ago but now I worry about security … ^(182){ }^{182} 2.47 老年人住房行动组织的 Shane McGrath 告诉委员会，老年租户由于易受伤害和行动不便，对安全问题更加担忧。据 McGrath 称，一些老年租户说："20 年前，这不会困扰我，但现在我担心安全问题...... ^(182){ }^{182} "。
2.48 One tenant reported that she moved into a property that did not have proper locks so she installed her own. ^(83){ }^{83} The tenant said she felt particularly vulnerable to theft. She told the Commission, 'I don’t want my address published saying I have two computers, a stereo and if you come through the side window you can take it. ^(84){ }^{84} 2.48 一位租户报告说，她搬进的房子没有合适的锁，所以她自己装了一把。 ^(83){ }^{83} 这位房客说，她觉得自己特别容易被盗。她告诉委员会，'我不想让我的地址被公布，说我有两台电脑、一个立体声音响，如果你从侧面窗户进来，你就可以拿走它。 ^(84){ }^{84}
2.49 Another tenant said she felt vulnerable and at a heightened risk of theft because she was a young woman living by herself. Moving objects so that they did not appear in photographs was an option for some of her possessions, but others were too large. ^(85){ }^{85} 2.49 另一位租户说，她是独居的年轻女性，因此感到很脆弱，被盗的风险也更高。对她的一些物品来说，可以选择移动物品，使其不出现在照片上，但其他物品则太大了。 ^(85){ }^{85}
Landlord and agent responses 房东和中介的回应
2.50 While there was a general acceptance that open house inspections place tenants at risk of theft, there was a greater level of scepticism among landlords and agents that the same is true of advertising images. ^(86){ }^{86} 2.50 虽然人们普遍认为开放式房屋检查会给租户带来偷窃风险，但房东和中介对广告图片也有同样的风险持怀疑态度。 ^(86){ }^{86}
2.51 One agent questioned whether advertising images posed a greater risk than floor plans, which also identify the entry and exit points. ^(87){ }^{87} Another agent observed, 'Ninety-nine per cent of homes have TV screens and computers. You’re not revealing anything special. ^(188)A{ }^{188} \mathrm{~A} landlord commented that if thieves were searching online for houses to rob, then ordinary people had nothing to worry about as it would make sense for these thieves to target expensive properties. ^(89){ }^{89} 2.51 一位经纪人质疑，广告图片是否比平面图构成更大的风险，因为平面图还标明了出入口。 ^(87){ }^{87} 另一位经纪人说："99% 的住宅都有电视屏幕和电脑。你没有透露任何特别之处。 ^(188)A{ }^{188} \mathrm{~A} 房东评论说，如果小偷在网上搜索要抢劫的房屋，那么普通人就没什么可担心的了，因为这些小偷瞄准昂贵的房产是合情合理的。 ^(89){ }^{89}
Risk of personal harm 人身伤害风险
Abstract 摘要
2.52 Forty-four per cent of the Commission’s survey respondents were concerned that advertising images showing tenants’ possessions may place tenants at risk of personal harm. ^(90){ }^{90} Two groups of tenants were identified by stakeholders as being at risk of harm: people at risk of family violence and people whose occupation makes them vulnerable to 2.52 在委员会的调查中，44%的受访者担心，展示租户财产的广告图片可能会使租户面临人身伤害的风险。 ^(90){ }^{90} 利益相关者认为有两类租户可能受到伤害：一类是可能遭受家庭暴力的人，另一类是其职业使其容易受到伤害的人。
retribution. 报应。
Family violence ^(91){ }^{91} 家庭暴力 ^(91){ }^{91}
2.53 The Commission was informed of two tenants at risk of family violence whose addresses were revealed through advertising images showing their possessions. One tenant was found by her violent ex-partner through advertising images that contained photographs of the tenant and other family members. In the other case, the tenant was found through advertising photographs that displayed her car, including its number plate. Both women had to relocate with their children after receiving multiple threats. ^(92){ }^{92} 2.53 委员会获悉，有两名面临家庭暴力风险的租户的住址是通过展示其财产的广告图片泄露的。其中一名租户是被其施暴的前伴侣通过广告图片找到的，广告图片上有该租户和其他家庭成员的照片。在另一个案例中，租户是通过广告照片找到的，照片中显示了她的汽车，包括车牌号。这两名妇女在受到多次威胁后，不得不带着孩子搬迁。 ^(92){ }^{92}
2.54 The Commission was also informed of tenants at risk of family violence who were scared that they may be found through advertising images that showed their possessions. ^(93){ }^{93} 2.54 委员会还了解到，一些面临家庭暴力风险的租户害怕他们可能会被展示其财产的广告图片找到。 ^(93){ }^{93}
2.55 One tenant reported asking an agent to remove an advertising image that contained a photograph of her children, explaining that she was moving away from the area because she was scared her ex-partner would find her on his imminent release from prison. The tenant informed the agent that her ex-partner was in prison for a serious assault that left her with life-threatening injuries. The agent only agreed to remove the image after the tenant sought legal advice and threatened to take legal action against the landlord. ^(94){ }^{94} 2.55 一位租户报告说，她要求中介删除一张含有她孩子照片的广告图片，并解释说，她之所以要搬离该地区，是因为害怕她的前伴侣在即将出狱时会找到她。该租户告诉中介，她的前伴侣因严重伤害罪入狱，导致她受重伤，生命垂危。在房客寻求法律咨询并威胁要对房东采取法律行动后，中介才同意删除图片。 ^(94){ }^{94}
Landlord and agent responses 房东和中介的回应
2.56 A number of agents the Commission spoke with had experienced one or two cases in which they knew, or suspected, that tenants’ concerns about advertising images stemmed from a risk of family violence. ^(95){ }^{95} These agents appeared sensitive to, and accommodating of, the tenants’ concerns. One agent took photographs of the exterior, kitchen and bathroom and showed the photographs to the tenant to obtain her consent prior to using them in an advertising campaign. ^(96){ }^{96} Another agent only took photographs of the outside of the property. ^(97){ }^{97} 2.56 委员会与之交谈过的一些中介都经历过这样一两个案例，即他们知道或怀疑租户对广告图片的担忧源于家庭暴力的风险。 ^(95){ }^{95} 这些中介似乎对租户的顾虑很敏感，也很宽容。一位房客拍摄了房屋外部、厨房和浴室的照片，并在广告宣传中使用这些照片之前，将照片给房客看，以征得她的同意。 ^(96){ }^{96} 另一名中介只拍摄了房产外部的照片。 ^(97){ }^{97}
2.57 A family violence support worker with expertise in residential tenancy law said, 'Some real estate agents are really good with domestic violence and others don’t care. ^(98){ }^{98} In some cases, a problem arises because the leasing agent is aware of the family violence situation but the sales agent is not. However, in the support worker’s experience, a number of agents who know about a tenant’s history of family violence fail to take simple steps to protect the tenant, such as advising the tenant to remove possessions that might identify them before advertising images are taken. ^(99){ }^{99} 2.57 一位精通住宅租赁法的家庭暴力支助工作者说："有些房产中介对家庭暴力问题很在行，而有些则毫不在意。 ^(98){ }^{98} 在某些情况下，出现问题的原因是租赁代理知道家庭暴力的情况，但销售代理不知道。然而，根据支持工作者的经验，一些中介在知道租户有家庭暴力史后，却没有采取简单的措施来保护租户，例如，在拍摄广告图片前，建议租户拿走可能暴露其身份的物品。 ^(99){ }^{99}
Occupations at risk of retribution 面临报复风险的职业
2.58 The Commission was told about a case in which advertising images revealed that the tenant was a law enforcement officer. ^(100){ }^{100} Due to her occupation, the tenant felt the images heightened the risk of personal harm. ^(101){ }^{101} 2.58 委员会获悉，在一起案件中，广告图片显示租户是一名执法人员。 ^(100){ }^{100} 由于她的职业，租户认为这些图片增加了人身伤害的风险。 ^(101){ }^{101}
2.59 Other tenants expressed concern that although the images did not reveal their occupation, they might reveal their identity and they were at a heightened risk of personal harm because of their occupation. These tenants worked in the armed services, ^(102){ }^{102} community mental health ^(103){ }^{103} and education. ^(104){ }^{104} 2.59 其他租户表示担心，虽然图像没有显示他们的职业，但可能会暴露他们的身份，而且由于他们的职业，他们受到人身伤害的风险更高。这些租户在军队、 ^(102){ }^{102} 社区精神卫生 ^(103){ }^{103} 和教育部门工作。 ^(104){ }^{104}
2.60 A high school teacher who works with difficult children told the Commission she felt a ‘heightened sense of vulnerability’ because 'I wouldn’t want to give fuel to a fire if they wanted to take retribution. ^(105){ }^{105} 2.60 一位从事困难儿童工作的中学教师告诉委员会，她感到 "更加脆弱"，因为 "如果他们想报复，我不想火上浇油。 ^(105){ }^{105}
Inconvenience 不便之处
2.61 Many tenants recounted the ways in which they had been inconvenienced when advertising images were taken, including by being: 2.61 许多租户讲述了他们在拍摄广告图片时遇到的不便，包括：
harassed into allowing images to be taken 被骚扰而允许拍照
required to clean to a marketable standard 要求清洁达到适销标准
required to take time off work in order to exercise their right to be present while images are taken 为了行使在拍摄图像时在场的权利而被要求请假
pressured to move their furniture or by having their furniture moved without permission 被迫移动家具或未经许可移动家具
required to allow their furniture to be used to showcase the property. 要求允许使用他们的家具来展示房产。
Harassment 骚扰
2.62 Many tenants reported feeling harassed into allowing an agent or photographer to enter to take advertising images. ^(106){ }^{106} 2.62 许多租户报告说，他们感到受到骚扰，不得不允许中介或摄影师进入拍摄广告图片。 ^(106){ }^{106}
2.63 A tenant who had served a notice on her landlord to undertake non-urgent repairs told the Commission that she successfully challenged the notice to vacate she subsequently received on the grounds that it was ‘given in response to the exercised or proposed exercise of a right under the Act’. ^(107){ }^{107} At the VCAT hearing, the landlord’s argument that he issued the notice because he intended to sell the property was rejected for lack of evidence. ^(108){ }^{108} 2.63 一位曾向房东发出通知，要求进行非紧急维修的房客告诉委员会，她对随后收到的腾房通知提出了质疑，理由是该通知是 "针对行使或拟行使该法规定的权利而发出的"。 ^(107){ }^{107} 在VCAT听证会上，房东辩称他发出通知是因为打算出售房产，但因缺乏证据而被驳回。 ^(108){ }^{108}
2.64 Shortly after the VCAT hearing, the agent contacted the tenant to make a time for a sales appraisal that would include the taking of images. The tenant said: 2.64 在增值税法庭听证后不久，中介联系了租户，约定了包括拍摄图像在内的销售 评估时间。租户说
I felt that I had been manipulated into giving consent because I was worried that if I didn’t give my consent I would be served with a breach of duty. ^(109){ }^{109} 我觉得我是被操纵着同意的，因为我担心如果我不同意，就会被视为违反职责。 ^(109){ }^{109}
2.65 The tenant, who has depression and is afraid of being evicted, described the impact the experience had had on her: 2.65 该租户患有抑郁症，害怕被驱逐，她描述了这次经历对她的影响：
These people [real estate agents] have a huge amount of power over my life. All these choices they make don’t impact on their life, but they have a great impact on my life. I get a barrage of coercive emails from a young and inexperienced agent who works for her father with limited managerial oversight, and this erodes my ability to function on a day-to day-level…^(10)^{10} 这些人（房地产经纪人）对我的生活有着巨大的影响力。他们所做的这些选择对他们的生活没有影响，但对我的生活却有很大影响。我收到了大量来自年轻、缺乏经验的经纪人的胁迫性电子邮件，她为父亲工作，管理监督有限，这削弱了我日常工作的能力...... ^(10)^{10} ...
2.66 Another tenant who expressed concern when asked to make a time for advertising images to be taken, said the agent threatened her with eviction ‘if I “wanted to go down this path”’.111 Yet another tenant said that the agent threatened her with a bad reference if she did not provide immediate access for advertising images to be taken. ^(112){ }^{112} 2.66 另一位租户在被要求安排时间拍摄广告图片时表示担忧，她说中介威胁她说'如果 我'想走这条路'，就把她赶出去"。 ^(112){ }^{112}
Cleaning 清洁
2.67 Some tenants expressed concern about the amount of cleaning they were expected to do to ensure the property was of a marketable standard. ^(113){ }^{113} Tenants are generally expected to ensure the property is of a marketable standard in the advertising images, as well as throughout the sales campaign. ^(114){ }^{114} As a TUV representative described it, tenants are expected to live in a showroom. ^(115){ }^{115} 2.67 一些租户对为确保物业达到适销标准而需要进行的清洁工作表示关切。 ^(113){ }^{113} 租户通常被要求在广告图片中以及在整个销售活动中确保物业达到适销标准。 ^(114){ }^{114} 正如一位 TUV 代表所描述的那样，租户应该住在展厅里。 ^(115){ }^{115}
2.68 A tenant told the Commission, ‘They … requested [a] spotless house and our disappearance.’ However, the tenant also said, 'They never offered to pay for cleaning, for washing and ironing bed linens so they [could] have great presentation."116 2.68 一位房客告诉委员会，"他们......要求[一尘不染的]房子和我们的消失。'然而，该房客还说，'他们从未主动提出支付打扫卫生、清洗和熨烫床单的费用，这样他们就[可以]有很好的表现 "116。
2.69 Another tenant told the Commission that paying full rent should ensure full enjoyment of the property for the duration of the lease. According to this tenant: 2.69 另一位租户告诉委员会，支付全额租金应能确保在租期内充分享有房产。这位租户认为
It is the little things but you pay your rent so you shouldn’t feel like you are living on tenterhooks and making sure the toilet seat is down. Personally, I am a clean freak and I would never show a property which is substandard. ^(117){ }^{117} 这些都是小事，但你已经付了房租，所以你不应该觉得自己活得提心吊胆，还要确保马桶盖是放下来的。就我个人而言，我是一个有洁癖的人，我绝不会带人去看不合格的房子。 ^(117){ }^{117}
Taking time off work 请假
2.70 The TUV told the Commission that one of the main concerns of tenants is not being present when images are taken, often because they cannot get time off work. ^(118){ }^{118} 2.70 TUV 告诉委员会，租户最担心的问题之一是拍摄图像时不在场，这往往是因为他们无法请假。 ^(118){ }^{118}
2.71 Even where tenants can get time off work, it may be inconvenient and costly. ^(119){ }^{119} Although advertising images only take 30 minutes to one hour to take, tenants may have to take several hours’ leave in order to be present, depending on when the images are taken. ^(120){ }^{120} 2.71 即使租户可以请假，也可能会造成不便和损失。 ^(119){ }^{119} 虽然拍摄广告图片只需 30 分钟至 1 小时，但租户可能需要请几个小时的假才能到场，这取决于拍摄图片的时间。 ^(120){ }^{120}
2.72 A number of tenants reported that their agent was not flexible in organising times for images to be taken and did not try to accommodate the tenants’ work schedule. ^(121){ }^{121} One tenant said, 'I had no choice in what day/time the photographer was coming. I had to change my work schedule to suit them. ^(122){ }^{122} 2.72 一些租户报告说，他们的中介在安排拍照时间时不够灵活，没有尽量满足租户 的工作时间安排。 ^(121){ }^{121} 一位租户说，"我没有选择摄影师来的日期和时间。我不得不改变我的工作时间来适应他们。 ^(122){ }^{122}
2.73 The Commission is aware of cases in which the tenant was told by the agent that they would prefer it if the tenant were not present when advertising images were taken. ^(123){ }^{123} One tenant informed the Commission that although the agent had told her she had no right to be present while the photographs were being taken, the tenant took time off work to be there for her ‘own peace of mind’. ^(124){ }^{124} 2.73 据委员会所知，在一些案例中，中介告诉租户，他们希望在拍摄广告图片时租户不要在场。 ^(123){ }^{123} 一位租户告诉委员会，虽然中介告诉她在拍照时她无权在场，但为了 "自己的安心"，租户还是请假到场。 ^(124){ }^{124}
Moving furniture 搬运家具
2.74 Some tenants expressed concern about agents moving furniture around the house without their permission. ^(125)A{ }^{125} \mathrm{~A} tenant told the Commission: 2.74 一些租户对中介未经许可随意移动家具表示担忧。 ^(125)A{ }^{125} \mathrm{~A} 租户告诉委员会：
The landlord rearranged my furniture without my permission, then didn’t put it back. They also scratched the floor in the process and later took that out of my bond. ^(126){ }^{126} 房东在未经我允许的情况下重新摆放了我的家具，然后又不放回去。在此过程中，他们还把地板刮花了，后来还把这一点从我的保证金中扣除了。 ^(126){ }^{126}
2.75 The TUV told the Commission that although tenants are able to seek compensation where possessions have been damaged by the landlord rearranging furniture, it is difficult to prove causation. ^(127){ }^{127} 2.75 TUV 告诉委员会，虽然房东重新摆放家具导致财物受损时，房客可以要求赔偿，但很难证明因果关系。 ^(127){ }^{127}
2.76 Another tenant reported being asked by the agent to put her furniture into storage at her own cost so the landlord could hire furniture that was less ‘studenty’. ^(128){ }^{128} When the tenant refused, the agent asked her to move heavy items of furniture around the property to make the property more presentable. ^(129){ }^{129} 2.76 另一位房客报告说，中介要求她自费把家具放进仓库，这样房东就可以租用 "学生气 "较少的家具。 ^(128){ }^{128} 当租户拒绝后，房东又要求她把沉重的家具搬到房子周围，以便使房子更美观。 ^(129){ }^{129}
Using furniture 使用家具
2.77 The TUV stated it was of the opinion that the landlord’s right to sell the property does not extend to obtaining a commercial benefit from using the tenant’s furniture to showcase the property. If the landlord is unwilling to use images of a vacant property, the landlord should hire furniture or provide appropriate compensation to the tenant for the use of their furniture. ^(130){ }^{130} 2.77 TUV 指出，它认为房东出售房产的权利并不包括通过使用租户的家具展示房产来获取商业利益。如果房东不愿意使用空置房产的图片，房东应该租用家具，或者对租户使用其家具给予适当补偿。 ^(130){ }^{130}
2.78 A number of tenants supported this view, noting that 'the property did not look as good without [my] furniture’131 or that 'possessions can window dress a property to quite a large extent. ^('132){ }^{\prime 132} 2.78 一些租户支持这一观点，指出 "没有（我的）家具，房子看起来就不那么好 "131， 或 "财产可以在很大程度上装饰房子。 ^('132){ }^{\prime 132}
2.79 When speaking of her frustration at having her possessions included in advertising images, one tenant said: 2.79 一位租户在谈到她对广告图片中出现自己的财产感到沮丧时说："我的财产被拍成了广告图片：
Yes, I was living there at the time and the furniture matched the period style house better than the owner’s furniture did when he lived there but the furniture shouldn’t sell the property, the features should sell the property. As a current landlord whose property has just sold we checked with the tenant before photographing their possessions and used photos of kitchens/bathrooms etc that don’t include many possessions. ^(133){ }^{133} 是的，我当时住在那里，家具比房主住在那里时的家具更符合当时的房屋风格，但家具不应该成为房产的卖点，房产的特色才是卖点。作为一名刚刚售出房产的房东，我们在拍摄租户的物品之前，都会与租户进行确认，并使用不包含太多物品的厨房/浴室等照片。 ^(133){ }^{133}
Landlord and agent responses 房东和中介的回应
2.80 Landlords and agents were more sympathetic to tenants inconvenienced by sales campaigns than letting campaigns. ^(134){ }^{134} As they explained it, this is because sales campaigns often run for longer and attract more visitors to the property. ^(135){ }^{135} It is also because the sale is often unexpected as far as the tenant is concerned. Letting campaigns on the other hand are seen as an inherent part of the tenancy experience, especially when it is the tenant’s choice to move on at the end of the lease. ^(136){ }^{136} 2.80 与出租活动相比，房东和中介更同情因销售活动而受到不便的租户。 ^(134){ }^{134} 他们解释说，这是因为销售活动往往持续时间更长，吸引更多的访客。 ^(135){ }^{135} 这也是因为就租户而言，销售往往是意想不到的。另一方面，租赁活动被视为租赁体验的固有组成部分，尤其是当租户选择在租期结束时搬走时。 ^(136){ }^{136}
2.81 Among the types of compensation offered to tenants during sales campaigns are reduced rent, ^(137){ }^{137} a cleaner, ^(138){ }^{138} a gardener, ^(139){ }^{139} dinner vouchers, ^(140){ }^{140} movie tickets ^(141){ }^{141} and beer. ^(142){ }^{142} None of these were offered solely for having advertising images taken, but rather for the inconvenience caused throughout the sales campaign. 2.81 在销售活动中向租户提供的各类补偿包括减租、 ^(137){ }^{137} 清洁工、 ^(138){ }^{138} 园丁、 ^(139){ }^{139} 晚餐券、 ^(140){ }^{140} 电影票 ^(141){ }^{141} 和啤酒。 ^(142){ }^{142} 这些都不是仅仅为拍摄广告图片而提供的，而是为在整个销售活动中造成的不便而提供的。
2.82 Several agents the Commission consulted with tried to work around the tenant’s schedule when taking advertising images. ^(143){ }^{143} The Real Estate Institute of Tasmania said it advises its agents to encourage tenants to be present when images are being taken so that tenants have an opportunity to remove any identifying or valuable possessions from view. ^(144){ }^{144} 2.82 委员会咨询过的几家中介在拍摄广告图片时都试图绕开租户的日程安排。 ^(143){ }^{143} 塔斯马尼亚房地产协会说，该协会建议其代理机构鼓励租户在拍摄图片时在场，以便租户有机会将任何可识别身份或贵重物品从视线中移开。 ^(144){ }^{144}
2.83 Different views were expressed by agents on whether furniture improves the presentation of the property. ^(145){ }^{145} One agent noted that some tenants have poor quality furniture and that, where that is the case, she advises owners to wait until the end of the tenancy before taking advertising images with hired furniture. ^(146){ }^{146} This is because 'good photos … will really bring the home up and get the best dollar. ^(147){ }^{147} Other agents said that vacant properties make the property look bigger. ^(148){ }^{148} Many agents expressed the view that the landlord was in no way disadvantaged by photographs of a vacant property. ^(149){ }^{149} 2.83 对于家具是否能改善房产的展示效果，中介表达了不同的看法。 ^(145){ }^{145} 一位经纪人指出，有些租户的家具质量很差，在这种情况下，她建议业主等到租期结束后再用租来的家具拍摄广告图片。 ^(146){ }^{146} 这是因为 "好的照片......会真正提高房屋的档次，并获得最佳收益。 ^(147){ }^{147} 其他经纪人说，空置房源会让房子看起来更大。 ^(148){ }^{148} 许多经纪人认为，空置房的照片对房东没有任何不利影响。 ^(149){ }^{149}
Commission's conclusions 委员会的结论
2.84 There are many reasons why a landlord may advertise their property for sale or lease: the tenant may have decided to move on at the end of the lease, the tenant may have broken the lease early, the landlord may have evicted the tenant for repeatedly breaching their duties to the landlord or the landlord may have decided to sell. In each case, the tenant bears the pressure of potentially or actually relocating, and the landlord and agent bear the pressure of the costs of vacancy if the property is not quickly sold or re-leased. 2.84 業主刊登廣告出售或出租物業的原因很多：租客可能在租約期 滿後決定搬走；租客可能提前解除租約；業主可能因租客屢次違反對 業主的責任而將其驅逐；業主也可能決定出售物業。在每种情况下，承租人都要承担可能或实际搬迁的压力，而房东和中介则要承担如果不尽快出售或重新出租房产而产生的空置成本压力。
2.85 The lack of certainty about each party’s rights in relation to advertising images increases the possibility of conflict and distress. Tenants in particular can feel vulnerable and placed under undue pressure by landlords and agents who fail to respect their legitimate concerns about the implications of the advertising campaign on their privacy and security in the home. Legal clarity and certainty would assist all concerned and reduce the number of unnecessary disputes of this kind. 2.85 双方在广告图像方面的权利不明确，增加了发生冲突和困扰的可能性。尤其是房东和中介，如果不尊重房客对广告宣传对其隐私和住宅安全的影响的合理关切，房客就会感到易受伤害，并承受不必要的压力。法律的明确性和确定性将有助于所有相关方，并减少此类不必要纠纷的数量。
Consultations 1 (a real estate agent); 7 (Emma Gordon, property management operations manager, Harcourts Victoria Corporate Office). Consultation 1 (a real estate agent). 咨询 1（一名房地产经纪人）；咨询 7（Harcourts 维多利亚公司办事处物业管理运营经理 Emma Gordon）。咨询 1（一名房地产经纪人）。
Consultations 1 (a real estate agent); 7 (Emma Gordon, property management operations manager, Harcourts Victoria Corporate Office). Consultations 1 (a real estate agent); 7 (Emma Gordon, property management operations manager, Harcourts Victoria Corporate Office); 37 (Roundtable). 咨询 1（一名房地产经纪人）；7（维多利亚 Harcourts 公司办事处物业管理业务经理 Emma Gordon）。咨询 1 次（一名房地产经纪人）；7 次（维多利亚 Harcourts 公司办事处物业管理运营经理 Emma Gordon）；37 次（圆桌会议）。
Consultation 22 (Corina Bailey, CEO, Landlord Specialists). 咨询 22（房东专家首席执行官 Corina Bailey）。
lbid.
lbid.
Consultation 25 (Michelle Evans, senior property manager, Investor’s Choice Property Management). 咨询 25（米歇尔-埃文斯，投资者之选物业管理公司高级物业经理）。
Consultation 22 (Corina Bailey, CEO, Landlord Specialists). 咨询 22（房东专家首席执行官 Corina Bailey）。
Consultation 12 (a photographer). VLRC online survey. 咨询 12（一名摄影师）。VLRC 在线调查。
Consultation 16 (Real Estate Institute of Tasmania). 咨询 16（塔斯马尼亚房地产协会）。
Consultations 4 (a tenant); 12 (a photographer); 17 (a real estate agent); 26 (David Stewart and Leesa Stewart, Market Share Property). Consultation 17 (a real estate agent). 第 4 次磋商（一名租户）；第 12 次磋商（一名摄影师）；第 17 次磋商（一名房地产代理）；第 26 次磋商（David Stewart 和 Leesa Stewart，Market Share Property）。第 17 次咨询（一名房地产经纪人）。
Ibid. 同上。
148 Consultation 9 (Caroline Rickard, sales consultant, LJ Hooker Drysdale). 148 咨询 9（Caroline Rickard，LJ Hooker Drysdale 公司销售顾问）。
Right to enter 进入权
20 Introduction 20 引言
20 Is there a right to enter to take advertising images that show tenants’ possessions? 20 是否有权进入拍摄展示租户财产的广告图像？
25 Should there be a right to enter to take advertising images that show tenants’ possessions? 25 是否有权进入拍摄展示租户财产的广告图像？
34 Right to use 34 使用权
3. Right to enter 3.进入权
Introduction 导言
3.1 The Residential Tenancies Act 1997 (Vic) (RTA) does not expressly refer to the practice of taking images of rental properties for advertising purposes. While some argue that the RTA establishes a right to enter for this purpose without tenant consent, others disagree. 3.1 1997 年《住宅租赁法》（维多利亚州）（RTA）并未明确提及为广告目的拍摄出租物业图像的做法。有些人认为，《住宅租赁法》规定了未经租户同意而为此目的进入物业的权利，但也有人持不同意见。
3.2 The Commission considers this debate below, concluding that it is currently unlawful for a landlord or agent to enter to take advertising images that show tenants’ possessions without the tenant’s consent. 3.2 委员会在下文中对这一争论进行了审议，得出的结论是：目前，未经租户同意，房东或代理人进入室内拍摄显示租户财物的广告图片是违法的。
3.3 However, the Commission is also of the view that this prohibition unnecessarily undermines the capacity of landlords to sell and lease their properties, and that an express right to enter to take advertising images should be adopted. 3.3 不过，委员会也认为，这一禁令不必要地削弱了业主出售和出租其物业的能力，因此应明确规定业主有权进入物业拍摄广告图像。
3.4 As discussed in Chapter 2, some landlords and agents have unreasonably interfered with the ability of tenants to live peacefully in their homes when entering, or seeking to enter, to take advertising images. This has caused tenants varying degrees of distress and, occasionally, placed tenants at risk of harm. Accordingly, the Commission recommends limiting the scope of the express right to enter to take advertising images in line with the legitimate concerns of tenants. 3.4 如第 2 章所述，一些房东和中介在进入或试图进入租户家中拍摄广告图像时，不合理地干扰了租户在家中安宁生活的能力。这给租户造成了不同程度的困扰，偶尔还会使租户面临受伤害的风险。因此，委员会建议根据租户的合理关切，限制进入住宅拍摄广告图像的明确权利的范围。
Is there a right to enter to take advertising images that show tenants' possessions? 是否有权进入拍摄展示租户财产的广告图片？
Current law 现行法律
3.5 The central question for review is whether a landlord or agent may enter to take advertising images that show tenants’ possessions without tenant consent. The Commission is not concerned with situations in which a tenant has freely consented to a landlord or agent’s request to take images to advertise a property that is for sale or lease. 3.5 审查的核心问题是，房东或代理人是否可以在未经租户同意的情况下，进入房屋拍摄展示租户财物的广告图片。委员会并不关心租客是否自愿同意房东或中介的要求，拍摄用于宣传待售或待租房产的图片。
Legislation 立法
3.6 The RTA sets out the circumstances in which a landlord or agent may enter a rental property in Victoria. It is an offence to enter a property other than in accordance with the RTA, unless the landlord or agent has a reasonable excuse for doing so. ^(2){ }^{2} 3.6 《租房协议》规定了房东或代理人在何种情况下可以进入维多利亚州的出租物业。除非房东或代理人有合理的理由，否则不按照《租房协议》的规定进入房屋即属犯罪。 ^(2){ }^{2}
3.7 A landlord or agent may enter the property for any purpose if the tenant has consented to the landlord or agent’s request to enter for that purpose within the past seven days. ^(3){ }^{3} 3.7 如果租户在过去七天内同意业主或代理人为任何目的而进入物业的要求，业主或代理人可进入物业。 ^(3){ }^{3}
3.8 Without the tenant’s consent, the landlord or agent may only enter on certain grounds, such as showing the property to a prospective tenant. ^(4){ }^{4} If a landlord or agent wishes to enter on one of these grounds, they must provide the tenant with at least 24 hours written notice. ^(5){ }^{5} 3.8 未经租户同意，房东或中介只能以某些理由进入房屋，例如向潜在租户展示房屋。 ^(4){ }^{4} 如果房东或中介希望以这些理由进入房屋，他们必须至少提前24小时书面通知租户。 ^(5){ }^{5}
Possible interpretations 可能的解释
3.9 One reading of the RTA is that it provides that a landlord or agent may only enter a rental property without the tenant’s consent on the grounds set out in the RTA, and taking advertising images is not one of those grounds. The seven grounds for entry listed in the RTA are: 3.9 对《房屋租赁法》的一种解读是，该法规定房东或代理人只有在《房屋租赁法》所列理由的情况下，才能在未经租客同意的情况下进入出租房屋，而拍摄广告图片并不在这些理由之列。租管法》中列出的七种进入理由是：
showing the property to a prospective tenant 向准租户展示房产
showing the property to a prospective buyer or lender 向潜在买家或贷款人展示房产
carrying out the landlord’s legal duties 履行房东的法律义务
undertaking valuation activities 开展估值活动
determining whether the tenant has failed to comply with their legal duties 确定租户是否未履行其法律义务
conducting a routine inspection 例行检查
conducting an inspection in order to terminate or amend the lease in cases of family violence. ^(6){ }^{6} 进行检查，以便在发生家庭暴力时终止或修改租约。 ^(6){ }^{6}
3.10 An alternative reading of the RTA is that ‘to show the property’ should not be restricted to physically entering the property. According to this interpretation, entering to show the property to a prospective buyer or tenant includes entering in order to show the property in a billboard or online. 3.10 对《租赁协议》的另一种解读是，"展示物业 "不应仅限于实际进入物业。根据这一解释，为向潜在买方或租户展示房产而进入房产，包括为在广告牌或网上展示房产而进入房产。
3.11 A third reading of the RTA is that advertising a property is sufficiently incidental to, and therefore authorised by, the right to enter to show the property. That is to say, there would be few, if any, prospective tenants or buyers to show the property to if the property was not first advertised. 3.11 對《物業轉易及財產條例》的第三種理解是，宣傳物業是進 入物業展示的權利的充分附帶條件，因此亦獲該項權利授權。也就是说，如果不首先对物业进行广告宣传，那么即使有潜在租户或买家，也不会有多少人愿意看房。
Tribunal findings 法庭裁决
3.12 The Victorian Civil and Administrative Tribunal (VCAT) has not received an application for an order restraining a landlord or agent from taking or using advertising images that show tenants’ possessions. ^(7){ }^{7} As such, VCAT has not been asked to decide whether landlords and agents have a right to enter for that purpose. 3.12 维多利亚州民事与行政法庭（VCAT）没有收到过要求下令禁止房东或中介拍摄或使用展示租客财物的广告图片的申请。 ^(7){ }^{7} 因此，维多利亚州民事与行政法庭没有被要求裁定房东和中介是否有权为此目的进入房屋。
3.13 However, VCAT has been asked to consider the scope of the right to enter to show the property to a prospective tenant or buyer. ^(8){ }^{8} In deciding that landlords and agents do not have a right to enter to hold open house inspections, VCAT has found that the RTA only bestows on landlords and agents a right to conduct private inspections with a particular prospective tenant or a particular prospective buyer. ^(9){ }^{9} 3.13 不過，上訴審裁處被要求考慮進入物業向準租 客或買家展示的權利的範圍。 ^(8){ }^{8} 在裁定房东和中介无权进入举行开放式房屋视察时，VCAT 发现《租赁和运输条例》只赋予了房东和中介与某位准租客或某位准买家进行私人视察的权利。 ^(9){ }^{9}
3.14 In Higgerson v Ricco, Member Tyler rejected the agent’s argument that collecting attendees’ names on entry would mean that the house was not ‘open to the world at large’. ^(10){ }^{10} Member Tyler described open house inspections as ‘a ‘fishing’ exercise and an opportunity for a wide range of parties to enter the premises for a number of reasons including those unrelated to a prospective purchase’."1 3.14 在 Higgerson 訴 Ricco 一 案 中 ， Tyler 成 員 拒 絕 接 納 代 理 人 的 論 據 ， 即 在 入 屋 時 收 集 參 觀 者 的 姓 名 ， 意 味 該 屋 並 非 ' 向 全 世 界 開 放 ‛ 。 ^(10){ }^{10} 泰勒委员将开放式房屋视察描述为'一种'钓鱼'行为，是让各方出于各种原因（包括与潜在购买无关的原因）进入房屋的机会'"1。
In Jones v Director of Housing, the tenant challenged the landlord’s right to take photographs inside the property in order to record the condition of the property on the ground that the photographs may inadvertently capture his possessions and thereby violate his right to privacy. ^(12){ }^{12} Member Grainger found in favour of the landlord, noting that it was reasonable for the landlord to take photographs to record the condition of the unit when entering in order to carry out the duty to maintain the property in good repair.13 在琼斯诉住房部主任一案中，租户对房东为记录房屋状况而在房屋内拍照的权利提出质疑，理由是这些照片可能会无意中捕捉到他的财物，从而侵犯了他的隐私权。 ^(12){ }^{12} Grainger法官判定房东胜诉，指出房东为履行其维护房产完好的义务，在进入房屋时拍照记录单元内的状况是合理的。
3.16 In reaching this conclusion, Member Grainger observed that while the photographs the landlord intended to take of the bathroom and kitchen may capture the tenant’s possessions, the tenant could easily remove his possessions from view. ^(14){ }^{14} As the landlord stated that the tenant’s possessions would not be captured in the photographs taken in the property’s other rooms, Member Grainger did not consider whether taking images of the tenant’s possessions in rooms from which they could not so easily be removed was lawful. ^(15){ }^{15} 3.16 在得出这一结论时，Grainger委员注意到，虽然房东打算在浴室和厨房拍摄的照片可能会拍到租户的财物，但租户可以很容易地将其财物从视线中移走。 ^(14){ }^{14} 由于房东表示，在房产其他房间拍摄的照片不会拍到租户的物品，因此格兰杰委员没有考虑在租户物品无法轻易移走的房间拍摄租户物品的照片是否合法。 ^(15){ }^{15}
Community responses 社区回应
Landlords have a right to enter for this purpose 房东有权为此目的进入房屋
3.17 Consumer Affairs Victoria (CAV) advises tenants who call for assistance that landlords and agents may enter to take advertising photographs, and that tenants may ask, but cannot insist, that those photographs not include their personal possessions. ^(16){ }^{16} It also advises tenants that they should contact the Office of the Australian Information Commissioner (OAIC) if they feel the photographs breach their privacy by identifying the tenant or the tenant’s family members. ^(17){ }^{17} 3.17 维多利亚州消费者事务局（CAV）向打电话求助的租户建议，房东和中介可以进屋拍摄广告照片，租户可以要求但不能坚持要求这些照片不包括他们的个人物品。 ^(16){ }^{16} 它还建议租户，如果他们认为照片暴露了租户或租户家庭成员的身份，侵犯了他们的隐私，应联系澳大利亚信息专员办公室（OAIC）。 ^(17){ }^{17}
3.18 CAV is of the opinion that the right to enter to take advertising images is authorised by the right to show the property to a prospective tenant or buyer. CAV informed the Commission: 3.18 CAV 认为，进入物业拍摄广告图片的权利是由向潜在租户或买家展示物业的权利授权的。CAV 通知委员会
… section 86(1)(f) of the Residential Tenancies Act 1997 (‘the Act’) permits a landlord to exercise a right of entry if entry is required to enable inspection of the premises and entry for that purpose has not been made within the last six months. When exercising that right, a landlord is not precluded from taking photographs as part of the inspection, as photographs may provide evidence as to the condition of the premises if there is a bond dispute at the end of the tenancy. Whether or not the landlord’s conduct, in taking such photographs, would amount to a breach of the tenant’s right to quiet enjoyment will depend on the facts. ......1997年《住宅租赁法》（以下简称 "该法"）第86（1）（f）条规定，如果需要进入房屋进行检查，且在过去六个月内未为此目的进入房屋，房东可以行使进入权。在行使该权利时，不排除房东在检查过程中拍照的可能性，因为如果在租期结束时出现保证金纠纷，照片可以为房屋状况提供证据。房东拍摄此类照片的行为是否构成对租户安静享用权的侵犯将取决于具体事实。
Where photographs are required for advertising purposes, sections 86(1)(a) and 86(1)(b) of the Act permit the landlord to exercise a right of entry if entry is required to show the premises to a prospective tenant, buyer or lender. These provisions encompass showing the premises by means of photographs, noting that in some instances a prospective tenant, buyer or lender may not be able to physically attend the premises and that photographs are generally considered necessary in order for a property to be marketed competitively. Safeguards as to the manner in which a right of entry is exercised are provided in section 87 of the Act. ^(18){ }^{18} 在需要照片进行广告宣传的情况下，该法第86（1）（a）条和第86（1）（b）条规定，如果需要进入房屋向潜在租户、买家或贷款人展示房屋，房东可以行使进入权。这些规定包括通过拍照的方式展示房产，因为在某些情况下，未来的租户、买家或贷款人可能无法亲自到场，而且一般认为拍照对于房产的市场竞争是必要的。该法第 87 条规定了关于行使进入权方式的保障措施。 ^(18){ }^{18}
3.19 The Real Estate Institute of Victoria (REIV) shares the view that landlords and agents have a right to enter to take advertising images showing tenants’ possessions. ^(19){ }^{19} 3.19 维多利亚州房地产协会（REIV）也认为，房东和中介有权进入拍摄广告图片，展示租户的财产。 ^(19){ }^{19}
3.20 Many agents and landlords also asserted that they had a right to enter for this purpose. ^(20){ }^{20} This was most commonly based on the argument that landlords have a right to sell or lease their property, and that they need to advertise their property in order to do so. ^(21){ }^{21} This is consistent with the third interpretation of the RTA set out above, although none of the agents or landlords who held this view referred to the legislation. 3.20 许多中介和房东还声称，他们有权为此目的进入房屋。 ^(20){ }^{20} 这种说法最常见的依据是，房东有权出售或出租自己的房产，而且他们需要为自己的房产做广告。 ^(21){ }^{21} 这与上文提到的对《房屋交易法》的第三种解释是一致的，尽管持这种观点的中介或房东都没有提到该法律。
Landlords do not have a right to enter for this purpose 房东无权为此目的进入房屋
3.21 The Tenants Union of Victoria (TUV) is of the opinion that ‘the landlord has no right of entry for the purpose of taking photographs of the premises for advertising. ^(22){ }^{22} This view is supported by the tenants’ unions of the Australian Capital Territory, New South Wales, Queensland and Tasmania in relation to legislation operating in their respective jurisdictions. ^(23){ }^{23} 3.21 維多利亞州租戶工會（TUV）認為，"業主無權為了拍攝樓宇照片作廣告而進入樓宇。 ^(22){ }^{22} 澳大利亚首都直辖区、新南威尔士州、昆士兰州和塔斯马尼亚州的租户工会就各自辖区内实施的立法支持这一观点。 ^(23){ }^{23}
3.22 The TUV set out the legal basis for its position in its submission: 3.22 德国工会联合会在其意见书中阐述了其立场的法律依据：
The RTA creates specific conditions under which the landlord is entitled to access the rented premises by notice of entry. These conditions can, and should, be narrowly understood and interpreted to protect the tenant’s right to exclusive possession and their subsequent right to quiet enjoyment of the rented premises. ^(24){ }^{24} 《租赁协议》规定了房东有权通过通知进入租用房屋的具体条件。这些条件可以而且应该被狭义地理解和解释，以保护租户的独家占有权以及随后安静享用租用房屋的权利。 ^(24){ }^{24}
3.23 According to the TUV, a narrow interpretation is consistent with the right to privacy in the Charter of Human Rights and Responsibilities Act 2006 (Vic). ^(25){ }^{25} 3.23 德国工会联合会认为，狭义解释符合《2006 年人权和责任宪章法》（维多利亚州）中的隐私权。 ^(25){ }^{25}
3.24 At the Commission’s roundtable, the TUV stated that this interpretation of the RTA would not prevent landlords from selling their properties, it would simply prevent landlords from using tenants’ possessions in advertising material without the tenant’s permission when selling their properties. ^(26){ }^{26} The TUV is of the view that many tenants would freely provide consent, while others might give their consent on the condition that certain possessions not be photographed or that they receive a rent reduction for the duration of the advertising campaign. ^(27){ }^{27} In cases where tenants withheld consent, the TUV identified alternative options, such as using old images of the property or waiting until the property was vacant before taking images. ^(28){ }^{28} 3.24 在委员会的圆桌会议上，德国工会联合会指出，对《租赁协议》的这一解释并不会阻止房东出售其房产，而只是防止房东在出售房产时，未经租客许可在广告材料中使用租客的财物。 ^(26){ }^{26} TUV 认为，许多租户会自由表示同意，而另一些租户可能会在不对某些财物拍照或在广告宣传期间减租的条件下表示同意。 ^(27){ }^{27} 在租户不同意的情况下，TUV 找到了替代方案，例如使用旧的房产图片或等到房产空置后再拍摄图片。 ^(28){ }^{28}
3.25 If advertising images identify the tenant or a family member, the TUV, like CAV, advises tenants to contact the OAIC. 3.25 如果广告图片显示租户或家庭成员的身份，TUV 与 CAV 一样，建议租户联系 OAIC。
Australian Privacy Principles 澳大利亚隐私原则
3.26 The OAlC’s website asserts that state-based tenancy laws determine when a real estate agent can take photographs in a tenant’s home. ^(29){ }^{29} However, if the photograph captures personal information, such as the tenant’s name or image, it states that the agent must handle it in accordance with the Privacy Act 1998 (Cth) (Commonwealth Privacy Act). ^(30){ }^{30} 3.26 OAlC 的网站声称，各州的租赁法决定了房地产中介何时可以在租户家中拍照。 ^(29){ }^{29} 但是，如果照片拍摄到个人信息，如租户的姓名或肖像，该网站指出，中介必须根据《1998 年隐私法》（联邦）（《联邦隐私法》）进行处理。 ^(30){ }^{30}
3.27 The Commonwealth Privacy Act applies to a limited range of agencies. This includes large real estate agencies, but not small or medium-sized agencies unless they are carrying out specific functions, such as operating a residential tenancy database. ^(31){ }^{31} The Commonwealth Privacy Act does not apply to individual landlords. 3.27 《联邦隐私法》适用于范围有限的机构。这包括大型房地产机构，但不包括中小型机构，除非这些机构正在履行特定职能，如运营住宅租赁数据库。 ^(31){ }^{31} 《联邦隐私法》不适用于个人房东。
3.28 If the tenant has been told in advance that images of their possessions will be taken, ^(32){ }^{32} whether the Commonwealth Privacy Act prevents the collection of personal information by those to whom it applies depends on whether it is reasonably necessary for the landlord or agent to collect the information in order to sell or lease the property. ^(33){ }^{33} 3.28 如果租户事先被告知将拍摄其财物的图像， ^(32){ }^{32} 《联邦隐私法》是否会阻止其适用者收集个人信息，取决于房东或代理人是否有合理的必要收集这些信息，以便出售或出租房产。 ^(33){ }^{33}
Commission's conclusions 委员会的结论
3.29 The conclusions expressed by CAV and cited at [3.18] certainly are arguable. However, the Commission considers that primacy should be given to the terms of the RTA. The RTA sets out with specificity the rights of entry of landlords. Entry for the contended purpose (to take images for advertising purposes) is not one of the specified rights. The Commission concludes that, as the RTA clearly sets out the grounds on which landlords and agents can enter the property without first obtaining tenant consent and as taking advertising images is not listed as a ground for entry, landlords and agents have no right to enter for that purpose. It follows that landlords and agents may only enter a property to take advertising images that show the tenant’s possessions after obtaining the tenant’s consent. 3.29 CAV 在[3.18]中表达的结论当然可以争论。不過，委員會認為應以臨時租約的條款為依歸。租 約 明 確 訂 明 業 主 的 進 入 權 。為 所 爭 辯 的 目 的 （ 拍 攝 影 像 作 廣 告 用 途 ） 而 進 入 ， 並 非 其 中 一 項 指 明 的 權 利 。委 員 會 的 結 論 是 ， 由 於 《 租 賃 法 令 》 清 楚 列 明 業 主 及 代 理 人 可 以 進 入 物 業 而 無 須 先 取 得 租 客 同 意 的 理 由 ， 而 拍 攝 廣 告 影 像 並 沒 有 列 作 進 入 物 業 的 理 由 ， 因 此 業 主 及 代 理 人 無 權 為 此 目 的 進 入 物 業 。由此可见，房东和中介只有在征得租客同意后，才能进入物业拍摄显示租客财物的广告图片。
3.30 The Commission does not agree that the meaning of ‘to show’ extends to showing a property to the world at large in advertising material. The Commission’s view is consistent with previous VCAT decisions in which the right to enter to show a property has been interpreted to establish a right to enter only in relation to a particular prospective tenant or a particular prospective buyer. ^(34){ }^{34} 3.30 委员会不同意将 "展示 "的含义扩大到在广告材料中向全世界展示房产。委员会的观点与增值税法庭以前的裁决是一致的，在这些裁决中，进入展示房产的权利被解释为只针对特定的准租户或特定的准买主确立进入的权利。 ^(34){ }^{34}
3.31 Further, the Commission does not agree that there is an implied right to enter to take advertising images of tenants’ possessions because advertising is sufficiently incidental to the act of entering to show the property in person. Even if one accepted the proposition that there was an implied right to enter to take advertising images of the property, this proposition does not authorise the taking of advertising images showing tenants’ possessions. 3.31 此 外 ， 委 員 會 並 不 同 意 進 入 物 業 拍 攝 租 客 財 物 的 廣 告 影 像 是 一 項 隱 含 權 利 ， 因 為 進 入 物 業 拍 攝 廣 告 影 像 ， 足 以 附 帶 於 親 身 展 示 物 業 的 行 為 。即使我们接受这样的主张，即存在进入物业拍摄广告图像的默示权利，但这一主张并不授权拍摄展示租户财物的广告图像。
3.32 Although stakeholders disagreed about the level of privacy that ought to be afforded to different areas of the property, most appreciated the varying degree of intrusion associated with those areas. ^(35){ }^{35} Images taken of the outside of the property are less intrusive than images taken of rooms that do not show tenants’ possessions (or rooms from which tenants’ possessions can easily be removed), which are, in turn, less intrusive than images that do show tenants’ possessions. ^(36){ }^{36} 3.32 虽然利益相关者对物业不同区域应享有的隐私程度存在分歧，但大多数利益相关者对这些区域的不同侵扰程度表示赞赏。 ^(35){ }^{35} 拍摄物业外部的图像比拍摄不显示租户财物的房间（或租户财物很容易被移走的房间）的图像侵扰性要小，而拍摄物业外部的图像又比拍摄显示租户财物的图像侵扰性要小。 ^(36){ }^{36}
3.33 In the Commission’s view, the level of intrusiveness associated with advertising images that show tenants’ possessions is such that the authority to take such images without tenant consent requires clear legislative intent and proper regard for the consequences for tenants. 3.33 委员会认为，展示租户财物的广告图片具有很强的侵扰性，因此，未经租户同意拍摄此类图片的权力需要有明确的立法意图，并适当考虑到对租户造成的后果。
3.34 In view of the differing conclusions, expressed above, on the pivotal matter of the right to enter to take advertising images, the Commission concludes that it is desirable that legislation be amended to remove the uncertainty surrounding this matter. This course is preferable to leaving the situation as one involving disputed statutory interpretation. 3.34 鉴于上文就进入拍摄广告图像的权利这一关键问题表达的不同结论，委员会得出结论认为，最好 修订法律，以消除围绕这一问题的不确定性。这样做总比让这种情况继续存在，成为一个涉及有争议的法律解释的问题要好。
Should there be a right to enter to take advertising images that show tenants' possessions? 是否有权进入拍摄展示租户财产的广告图片？
3.35 While all stakeholders agreed that landlords have a right to sell or lease their properties, and that tenants have a right to exclusive possession and quiet enjoyment of their properties, there is disagreement on where the balance should lie between these competing interests when it comes to taking advertising images that show tenants’ possessions. ^(37){ }^{37} 3.35 虽然所有利益相关者都同意，房东有权出售或出租其房产，而租客也有权独占和安静地享用其房产，但在拍摄显示租客房产的广告图片时，如何平衡这些相互竞争的利益，却存在分歧。 ^(37){ }^{37}
3.36 Underlying many of the following comments is an assumption that landlords and agents currently have a right to enter to take advertising images without tenant permission. As already noted, the Commission is of the opinion that those who hold this view are mistaken. 3.36 以下许多意见的背后都有一个假设，即房东和中介目前有权在未经租户许可的情况下进入房屋拍摄广告图片。如前所述，委员会认为持这种观点的人是错误的。
Community responses 社区回应
3.37 Most agents and landlords were in favour of a right to enter to take advertising images without tenant consent, and most tenants were not. These arguments are set out in more detail below. 3.37 大多数中介和房东都赞成有权不经租户同意进入房屋拍摄广告图片，而大多数租户则不赞成。下文将详细阐述这些观点。
3.38 However, more than one agent said they would never take advertising images of a tenant’s possessions without first obtaining the tenant’s permission. ^(38){ }^{38} Similarly, a landlord stated that after carefully considering whether ‘[I would] like my possessions used by others for their own purposes and possibly exposing me to damage as a result’, her answer was ‘[a] resounding no’. ^(39){ }^{39} 3.38 不过，不止一家中介表示，在没有征得租户同意的情况下，他们绝不会拍摄租户财产的广告图片。 ^(38){ }^{38} 同样，一位房东表示，在仔细考虑过"[我]是否愿意自己的财产被他人用于自己的目的，并可能因此使我遭受损失 "之后，她的回答是"[坚决]不"。 ^(39){ }^{39}
3.39 On the other hand, a tenant said she thought that prohibiting landlords from taking advertising images without first obtaining the tenant’s written consent might ‘create more problems than it solves’. ^(40){ }^{40} The landlord might, for example, evict the tenant and show the property empty rather than negotiate with the tenant to obtain consent. ^(41){ }^{41} 3.39 另一方面，一位房客说，她认为禁止房东在未征得房客书面同意的情况下拍摄广告图片，可能会 "制造更多问题，而不是解决问题"。 ^(40){ }^{40} 例如，房东可能会驱逐房客，并将空房展示出来，而不是与房客协商以获得同意。 ^(41){ }^{41}
Agents and landlords 代理和业主
3.40 The REIV and its members are in favour of a right to enter to take advertising images that show tenants’ possessions. ^(42){ }^{42} The REIV’s submission stated: 3.40 REIV 及其成员赞成有权进入拍摄展示租户财产的广告图像。 ^(42){ }^{42} REIV 的意见书指出： 100%100 \% of members surveyed supported the right of landlords and agents to take photographs and videos containing tenants’ possessions where tenants were informed in writing and given the opportunity to remove their possessions from view. ^(43){ }^{43} 100%100 \% 在接受调查的成员中，有成员支持房东和中介有权拍摄包含租户财物的照片和视频，但租户应得到书面通知，并有机会将其财物移出视线。 ^(43){ }^{43}
Importance of advertising 广告的重要性
3.41 A number of agents pointed out that, in this day and age, advertising is a crucial component of selling or leasing a property. ^(44){ }^{44} The Real Estate Institute of Queensland told the Commission that 'the majority of buyers start their search on the internet and this applies equally for renters. ^(145){ }^{145} 3.41 一些中介指出，在当今时代，广告是出售或出租房产的重要组成部分。 ^(44){ }^{44} 昆士兰房地产协会告诉委员会，"大多数购房者都是从互联网上开始搜索的，这同样适用于租房者。 ^(145){ }^{145}
3.42 According to one agent, not having photographs of the property would ‘severely compromise the agent’s ability to sell the property’. ^(46){ }^{46} Another agent informed the Commission that having ‘no photos of the main rooms in a dwelling gives buyers the impression that there is something that the buyer should not see’.47 3.42 据一名经纪人说，没有房产照片会 "严重影响经纪人出售房产的能力"。 ^(46){ }^{46} 另一家中介告诉委员会，"没有住宅主要房间的照片，会给买方留下一种印象，即有些东西是买方不应该看到的"。
3.43 One agent knew of a situation in which the tenants refused entry for both the taking of advertising images and open house inspections. At the auction, the tenants were the only bidders and, according to the agent, they bought the property for a very low price. ^(48){ }^{48} 3.43 据一位经纪人所知，曾发生过租户拒绝进入拍摄广告图片和开放参观的情况。在拍卖会上，租户是唯一的竞拍者，而且据该经纪人说，他们以很低的价格买下了该房产。 ^(48){ }^{48}
3.44 A landlord told the Commission that prospective tenants often have a check list of requirements relating to features such as bedroom size or storage capacity. ^(49){ }^{49} She expressed concern that if those tenants were not able to determine whether a property met their requirements by looking at the images in an advertisement, they would simply skip to the next advertisement which contained the information they needed. ^(50){ }^{50} 3.44 一名房東告訴委員會，準租戶往往有一份核對清單，列明對臥室大小或貯物空間等設施的要求。 ^(49){ }^{49} 她担心，如果这些租户无法通过广告中的图片确定某个房产是否符合他们的要求，他们就会直接跳到包含他们所需的信息的下一个广告。 ^(50){ }^{50}
Disgruntled tenants 不满的租户
3.45 Many agents were worried that if tenant consent were required before advertising images of tenants’ possessions could be taken or used, disgruntled tenants could withhold consent and hamper the sale. ^(51){ }^{51} 3.45 许多中介担心，如果在拍摄或使用租户财物的广告图片前必须征得租户同意，心怀不满的租户可能会拒绝同意，从而阻碍销售。 ^(51){ }^{51}
3.46 As a Real Estate Institute of Tasmania representative explained: 3.46 塔斯马尼亚房地产协会的一名代表解释说
If [the tenants] are leaving the property and moving to another but there is a breakdown of communication between tenant and landlord for whatever reason … they might not give their consent. When people enter into these agreements, the relationship is good, but when the agreement comes to an end, the relationship may not be so good. ^(52){ }^{52} 如果[租户]要离开该房产并搬到另一处，但无论出于何种原因，租户与房东之间的沟通出现了中断......他们可能不会同意。当人们签订这些协议时，关系是好的，但当协议结束时，关系可能就不那么好了。 ^(52){ }^{52}
3.47 According to the representative, this would create problems for agents: 'You can’t market a property to the best of your ability in the shortest time possible if you can’t take photos. ^(153){ }^{153} 3.47 该代表认为，这将给中介带来问题：如果不能拍照，你就无法在最短的时间内最大限度地推销房产。 ^(153){ }^{153}
Financial implications 财务影响
3.48 A number of agents pointed out that landlords sometimes have to sell their properties unexpectedly because of financial hardship, and it would be unfair if the landlord could not sell the property quickly and/or at market value because they were denied the opportunity to showcase the property in advertising material. ^(54){ }^{54} 3.48 一些中介指出，房东有时会因为经济困难而不得不意外出售房产，如果房东因为被剥夺了在广告材料中展示房产的机会而无法迅速出售房产和/或以市场价值出售房产，这是不公平的。 ^(54){ }^{54}
3.49 A landlord informed the Commission that it was a misconception that landlords could afford to absorb the costs associated with not being able to showcase the property in advertising material in a timely manner. In her case, she and her husband have lived frugally in order to buy four investment properties, which they hope will bring them longterm financial security. The landlord, who works three jobs, noted that 'The bank owns all these houses. ^('55){ }^{\prime 55} 3.49 一名房东告诉委员会，有人误以为房东有能力承担无法及时在广告材料中展示房产的相关费用。在她的案例中，她和丈夫省吃俭用，购买了四套投资房产，希望能为他们带来长期的经济保障。这位打三份工的房东说："这些房子都是银行的。 ^('55){ }^{\prime 55}
Tenants 租户
3.50 The TUV is not in favour of vesting landlords and agents with a right to enter to take advertising images, arguing that ‘as far as possible a tenant should have the same control over their home environment as an owner occupier’.56 According to the TUV: 3.50 德国工会联合会不赞成赋予房东和代理人进入室内拍摄广告图像的权 利，认为 "租户应尽可能像业主一样控制自己的家居环境"：
Renting should be a legitimate, appropriate and long term housing option for those who choose it. The notion that somebody’s personal space can be photographed against their will … is unacceptable … ^(57){ }^{57} 对于那些选择租房的人来说，租房应该是一种合法、适当和长期的住房选择。违背个人意愿对其个人空间进行拍照......这种观念是不可接受的...... ^(57){ }^{57} 。
3.51 A number of tenants echoed these sentiments. As one tenant put it: 3.51 一些租户也有同感。正如一位租户所说
Using someone else’s belongings in advertising material for a property is tremendously rude. Many people rent a home, not just a property and images of their home are a gross invasion of privacy. ^(58){ }^{58} 在房产广告材料中使用他人物品是非常无礼的。很多人租住的是一个家，而不仅仅是一处房产，他们家的图片是对隐私的严重侵犯。 ^(58){ }^{58}
3.52 Similarly, Assistant Professor Bruce Arnold stated: 3.52 同样，布鲁斯-阿诺德助理教授也指出：
Public policy should not enshrine the convenience of real-estate agents ahead of the right of tenants to enjoy ‘quiet possession’ and enjoy a private sphere, a quiet that involves a freedom from unwanted physical visitation and virtual visitation (ie the imagemaking and the publication). ^(59){ }^{59} 公共政策不应将房地产中介的便利置于租户享有 "安静占有 "和私人领域的权利之上，这种安静包括免受不受欢迎的实际探访和虚拟探访（即图像制作和发布）。 ^(59){ }^{59}
3.53 As noted above, the TUV expressed the view that denying landlords the opportunity to take advertising images of tenants’ possessions without tenant consent does not deny landlords the opportunity to sell their properties. It means that they have to obtain tenant consent or, where consent is not given, adopt an alternative strategy for advertising the property. That might involve using old images or waiting until the property is vacant. 3.53 如上文所述，TUV 认为，不允许房东在未经租客同意的情况下拍摄租客财物的广告图片，并没有剥夺房东出售房产的机会。这意味着他们必须征得租户的同意，或者在未征得同意的情况下，采取其他策略为房产做广告。这可能涉及使用旧图片或等到房产空置时再使用。
Other states and territories 其他州和地区
3.54 With the exception of South Australia, Queensland and Tasmania, the debate about the right to enter to take advertising images is similar in Australia’s other jurisdictions to the one in Victoria. 3.54 除南澳大利亚州、昆士兰州和塔斯马尼亚州外，澳大利亚其他司法管辖区关于进入拍摄广告图像的权利的争论与维多利亚州类似。
3.55 In South Australia, landlords have a right to enter for a genuine purpose, which may include taking advertising images of the property. ^(60){ }^{60} 3.55 在南澳大利亚州，房东有权出于真实目的进入房屋，其中可能包括拍摄房屋的广告图片。 ^(60){ }^{60}
3.56 In Queensland and Tasmania, residential tenancy law regulates the use, as opposed to the taking, of advertising images that show tenants’ possessions. ^(61){ }^{61} This has implications for the debate about the implied right to enter to take advertising images, as conduct prohibited when using advertising images is likely to be prohibited when taking advertising images. 3.56 在昆士兰州和塔斯马尼亚州，住宅租赁法对使用（而非拍摄）展示租户财产的广告图像做出了规定。 ^(61){ }^{61} 这对关于进入住宅拍摄广告图像的默示权利的辩论产生了影响，因为在使用广告图像时被禁止的行为很可能在拍摄广告图像时也被禁止。
South Australia 南澳大利亚州
3.57 The Residential Tenancies Act 1995 (SA) stipulates that landlords or agents may enter for a genuine purpose without obtaining the tenant’s consent. If they wish to enter on that ground, they must provide written notice to the tenant between seven and 14 days before entering the property. ^(62){ }^{62} 3.57 1995 年《住宅租赁法》（SA）规定，房东或中介可以在未征得租客同意的情况下为真正的目的进入房屋。如果他们想以此为由进入房屋，必须在进入房屋前 7 到 14 天以书面形式通知租户。 ^(62){ }^{62}
3.58 The South Australian Government website says landlords may enter to take advertising images of their property, but not of tenants’ possessions. ^(63){ }^{63} According to the website, ‘A photograph of an area not identifying the tenant’s possessions is acceptable e.g. [the] bathroom. ^(64){ }^{64} 3.58 南澳大利亚州政府网站称，房东可以进入拍摄其房产的广告图片，但不能拍摄租客的财物。 ^(63){ }^{63} 据该网站称，"拍摄一张不显示租户财产的区域的照片是可以接受的，例如[浴室]。 ^(64){ }^{64}
3.59 The legal basis for this advice is not clear. It may be that the genuine purpose provision establishes a right to enter to take advertising images of the property. ^(65){ }^{65} It may also be that, when exercising that right, South Australia’s expansive right to quiet enjoyment prevents landlords from taking advertising images of tenants’ possessions without tenant consent. ^(66){ }^{66} 3.59 这一建议的法律依据尚不明确。可能是真正目的条款规定了进入物业拍摄广告图像的权利。 ^(65){ }^{65} 也有可能是，在行使该权利时，南澳大利亚州广泛的安静享用权阻止房东在未经租户同意的情况下拍摄租户财物的广告图像。 ^(66){ }^{66}
Queensland 昆士兰州
3.60 Section 203 of the Residential Tenancies and Rooming Accommodation Act 2013 (Qld) prohibits the use of advertising images that show tenants’ possessions without the written consent of the tenant. ^(67){ }^{67} Violating this provision is an offence that may attract a fine of up to $2,277.^(68)\$ 2,277 .{ }^{68} 3.60 2013 年《住宅租赁和客房住宿法》（昆士兰州）第 203 条禁止在未经租户书面同意的情况下使用显示租户财物的广告图片。 ^(67){ }^{67} 违反此规定即属犯罪，最高可处以 $2,277.^(68)\$ 2,277 .{ }^{68} 罚款。
3.61 The prohibition on using advertising images of tenants’ possessions without their consent suggests that landlords cannot take advertising images of tenants’ possessions without their consent. If it were otherwise, that is, if landlords had an implied right to enter to take advertising images of tenants’ possessions but needed tenant consent to use those images, this would create a situation in which landlords were entitled to enter to take images of tenants’ possessions that they may then not be allowed to use. 3.61 未 經 租 客 同 意 ， 禁 止 使 用 租 客 財 物 的 廣 告 形 象 ， 這 表 示 業 主 不 能 未 經 租 客 同 意 ， 便 拍 攝 租 客 財 物 的 廣 告 形 象 。如 果 情 況 不 是 這 樣 ， 即 業 主 有 隱 含 權 利 進 入 房 內 拍 攝 租 客 財 物 的 廣 告 影 像 ， 但 必 須 得 到 租 客 同 意 才 可 使 用 這 些 影 像 ， 這 便 會 造 成 一 種 情 況 ， 即 業 主 有 權 進 入 房 內 拍 攝 租 客 財 物 的 影 像 ， 但 卻 可 能 不 獲 准 使 用 。
3.62 It could be argued that the prohibition implies a right to enter to take advertising images that do not show tenants’ possessions. Tenants Queensland is of the opinion that it does not. ^(69){ }^{69} 3.62 可以说，禁令意味着有权进入拍摄不显示租户财产的广告图像。Queensland 租户认为没有。 ^(69){ }^{69}
3.63 The Queensland Residential Tenancies Authority has received a number of complaints since the prohibition was introduced. However, it has not deemed any of them serious enough to warrant prosecution…^(70)^{70} In part, this is because the offence is often committed by agency sales staff who use photographs already stored in the agency’s property management records without realising they need to obtain tenant consent before publishing them. ^(71){ }^{71} 3.63 自禁令实施以来，昆士兰州住宅租赁管理局收到了一些投诉。然而，该局认为其中没有任何投诉严重到需要起诉的地步...... ^(70)^{70} 部分原因是，这种违法行为往往是中介公司的销售人员所为，他们使用的照片已经储存在中介公司的物业管理记录中，却没有意识到在公布这些照片之前需要征得租户的同意。 ^(71){ }^{71}
3.64 The Authority advised that it has received complaints about advertising images that showed family photographs and electronic items, as well as complaints from tenants at risk of family violence. ^(72){ }^{72} In addition, it has received complaints that appear to be of a trivial nature, including a complaint about an image of the backyard that showed a soccer ball and about an image that showed a pot plant. ^(73){ }^{73} 3.64 房委會表示，曾接獲有關廣告圖像展示家庭照片和電子物品的投 訴，以及有家庭暴力危機的租戶的投訴。 ^(72){ }^{72} 此外，房委会还收到一些看似无关紧要的投诉，其中包括对后院展示足球的图片和展示盆栽的图片的投诉。 ^(73){ }^{73}
Tasmania 塔斯马尼亚州
3.65 On proclamation, section 26 of the Residential Tenancy Amendment Act 2013 (Tas) would have required landlords and agents to obtain the written consent of the tenant before showing advertising images that display ‘any object in the premises that may identify the tenant or another person or that belongs to the tenant’.74 While most of that Act commenced on 1 October 2014, a number of sections did not, including section 26.^(75)26 .{ }^{75} The Tasmanian Consumer Affairs and Fair Trading website says that amendments to the uncommenced sections are currently being considered. ^(76){ }^{76} 3.65 2013年《住宅租赁法修正案》（塔斯马尼亚州）第26条在公布后，要求房东和中介在展示 "房舍内可能识别租客或他人身份或属于租客的任何物品 "的广告图片之前，必须征得租客的书面同意。74 虽然该法大部分条款于2014年10月1日生效，但一些条款并未生效，包括 26.^(75)26 .{ }^{75} 塔斯马尼亚州消费者事务与公平交易网站称，目前正在考虑对未生效条款进行修订。 ^(76){ }^{76}
3.66 The Real Estate Institute of Tasmania was of the opinion that agents in Tasmania have a right to enter to take advertising images and that it was only fair that they did so. Its CEO said that while he was not in favour of the broad consent requirement that had been enacted, agents neither needed nor wanted to use images of possessions that would identify the tenant. ^(77){ }^{77} 3.66 塔斯马尼亚房地产协会认为，塔斯马尼亚州的中介有权进入房屋拍摄广告图像， 这样做才公平。该协会的首席执行官说，虽然他不赞成已颁布的广泛同意要求，但中介既不需要也不希望使用可识别承租人身份的财物图像。 ^(77){ }^{77}
Commission's conclusions 委员会的结论
3.67 In seeking to clarify and update the law relating to the taking of advertising images when a property is for sale or lease, the Commission is mindful of the need to uphold the right of landlords to sell and lease their properties, while at the same time protecting the legitimate concerns of tenants. 3.67 在寻求澄清和更新有关在出售或出租物业时拍摄广告图像的法律时，委员会注意到有必要维护业主出售和出租其物业的权利，同时保护租户的合理关切。
3.68 Although it is clear that some landlords and agents have treated tenants poorly when taking advertising images, it is equally clear that landlords, agents and tenants successfully negotiate their way through this process all the time. In reaching its conclusions, the Commission has been guided by examples of industry best practices, as espoused by landlords, agents and tenants. 3.68 虽然很明显，有些房东和中介在拍摄广告图片时对租户态度恶劣，但同样明显的是，房东、中介和租户在这一过程中经常成功地进行谈判。在得出结论的过程中，委员会一直以业主、中介和租户所信奉的行业最佳做法范例为指导。
3.69 The Commission has not considered the operation of South Australia’s genuine purpose provision in the Victorian context, as its application is so broad as to place it beyond the scope of the Commission’s terms of reference. 3.69 委员会没有考虑南澳大利亚州的真正目的条款在维多利亚州的适用情况，因为其适用范围太广，超出了委员会的职权范围。
Right of landlords to sell and lease their properties at market value 业主按市值出售和出租其房产的权利
3.70 Prohibiting landlords and agents from showcasing their properties in advertising by granting tenants an unfettered right to withhold their permission for the taking or use of advertising images would likely have a significant negative impact on rental and sales activities. Modern advertising practices are such that any landlord who was restricted to showing only the outside of the house, and perhaps rooms from which possessions could easily be removed, would be at a disadvantage compared with other property owners and may suffer a significant financial loss. 3.70 禁止房东和中介在广告中展示自己的房产，赋予租户不允许拍摄或使用广告图片的不受约束的权利，很可能会对租赁和销售活动产生严重的负面影响。现代广告实践表明，任何房东如果被限制只能展示房屋外部，或许只能展示容易搬走财物的房间，那么与其他房东相比将处于不利地位，并可能遭受重大经济损失。
3.71 The Commission understands that the primary purpose of the consent requirement in Queensland is not to prevent advertising images from being taken but rather to enhance the bargaining power of tenants when landlords wish to advertise their properties. That is to say, the consent provision is designed to encourage landlords and agents to address the concerns of tenants with respect to advertising images as they will not be able to obtain the tenants’ consent unless they do so. 3.71 委 員 會 明 白 到 ， 昆 士 蘭 州 的 同 意 規 定 ， 主 要 目 的 不 是 要 防 止 拍 攝 廣 告 圖 像 ， 而 是 要 加 強 租 客 在 業 主 希 望 宣 傳 其 物 業 時 的 議 價 能 力 。換言之，同意條文旨在鼓勵業主和中介人處理租客對廣告影像的 關注，因為除非他們這樣做，否則將無法取得租客的同意。
3.72 However, the provision also allows disgruntled tenants to prevent landlords from showcasing the inside of their properties in advertising material for the duration of the tenancy. ^(78){ }^{78} While there may be adequate alternatives available to landlords in some situations, this will not always be the case. 3.72 不过，该条款也允许心怀不满的房客在租期内阻止房东在广告材料中展示其房产内部。 ^(78){ }^{78} 虽然在某些情况下，房东可能有适当的替代办法，但情况并非总是如此。
3.73 It may be, for example, that the images last used to sell or lease the property are of insufficient quality or are too old to accurately reflect the current condition of the property. Or it may be that the landlord cannot afford to wait until the property is vacant before advertising it. Several stakeholders told the Commission that one way of addressing this problem would be for landlords to ask tenants to vacate earlier than they otherwise would have which, as they pointed out, is not particularly desirable for anyone. ^(79){ }^{79} 3.73 例如，可能是上一次用于出售或出租物业的图片质量不高，或者过于陈旧，无法准确反映物业当前的状况。也可能是房东没有能力等到房产空置后再做广告。几位利益相关者告诉委员会，解决这一问题的方法之一是房东要求租户提前搬出，他们指出，这对任何人来说都不是特别理想。 ^(79){ }^{79}
3.74 The Commission is of the opinion that, subject to the legitimate concerns of tenants, landlords in Victoria should have a right to enter to take advertising images, which includes images that show tenants’ possessions. 3.74 委员会认为，维多利亚州的房东应有权进入房屋拍摄广告图片，包括展示房客财物的图片，但应考虑到房客的合理关切。
Recommendation 建议
1 The landlord and landlord’s agent should have an express right to enter to take advertising images. 1 房东和房东代理人应明确有权进入拍摄广告图像。
Legitimate concerns of tenants 租户的合理关切
3.75 Having regard to the experiences of tenants discussed throughout this paper, the Commission is of the view that tenants’ general privacy concerns about their homes and possessions should not restrict the right of landlords to take advertising images. 3.75 考慮到本文件所討論的租客經驗，委員會認為，租客對其住宅和 財物的一般私隱關注，不應限制業主拍攝廣告影像的權利。
3.76 However, the distress and harm associated with the display of certain possessions is such that tenants should have the capacity to prevent advertising images of those possessions being taken where it would be unreasonable to expect the tenant to remove or conceal them. These possessions are possessions that directly identify the tenant, reveal sensitive information about the tenant, or place the tenant at a heightened risk of theft. 3.76 不过，由于展示某些财物会给租户造成困扰和伤害，因此租户应当有能力阻止拍摄这些财物的广告图像，如果期望租户移除或隐藏这些财物是不合理的。这些财物是能够直接识别承租人身份、透露承租人敏感信息或使承租人面临更高被盗风险的财物。
3.77 Similarly, the distress and harm associated with possibly revealing the identity and location of tenants at risk of family or personal violence by displaying their possessions in advertising images is such that they should have the capacity to prevent advertising images of their possessions being taken. 3.77 同样，如果在广告图片中展示面临家庭暴力或人身暴力风险的租户的财产，可能会暴露其身份和所在位置，从而给他们造成困扰和伤害，因此他们应该有能力阻止拍摄其财产的广告图片。
Possessions that directly identify the tenant 可直接证明租户身份的物品
3.78 Possessions may identify tenants directly or indirectly. Possessions that directly identify the tenant are possessions that allow the viewer to distinguish that person from all others without recourse to other information. Examples include possessions that display a person’s name or image. ^(80){ }^{80} 3.78 财物可直接或间接识别承租人。能直接识别承租人的财物是指无需借助其他信息就能让查看者将该人与其他人区分开来的财物。例如，显示某人姓名或形象的财物。 ^(80){ }^{80}
3.79 Possessions that indirectly identify the tenant are possessions that would enable someone with prior knowledge of the tenant, or with access to other material, to work out the identity of the person on viewing the possessions. Examples include distinctive furniture or a particular combination of belongings that would enable anyone who had previously visited the tenant in any other home to identify the tenant through advertising images. 3.79 可間接識別租客身份的財物，是指可讓事先對租客有所認識的人， 或可取得其他資料的人，在觀看有關財物時識別租客身份的財物。这方面的例子包括独特的家具或特定的物品组合，这些物品可使任何以前到过该租户任何其他住所的人通过广告图像认出该租户。
3.80 The reason for excluding possessions that indirectly identify the tenant from this category of protected information is clear. It would be hard to find a tenant whose possessions, when viewed together, did not reveal their identity to a single person, and preventing landlords from showcasing their properties in advertising material on this basis cannot be justified. 3.80 将间接表明租客身份的财物排除在此类受保护信息之外的理由是显而易见的。很难找到一个租客的财物在一起看时不会向一个人透露其身份，因此，以此为由阻止房东在广告材料中展示其房产是没有道理的。
Possessions that reveal sensitive information 泄露敏感信息的物品
3.81 Sensitive information is information the disclosure of which would cause offence to a reasonable person of ordinary sensibilities. ^(81){ }^{81} Obvious examples include medical or financial information. 3.81 敏感信息是指披露后会对具有正常理智的人造成冒犯的信息。 ^(81){ }^{81} 明显的例子包括医疗或财务信息。
3.82 The categories of sensitive information in the Australian Privacy Principles (APP) provide useful guidance on the kinds of information a tenant may object to. These include information about an individual’s: 3.82 《澳大利亚隐私原则》(APP) 中的敏感信息类别为租户可能反对的信息种类提供了有用的指导。这些信息包括个人的以下信息
racial or ethnic origin 种族或民族血统
political opinions 政见
religious beliefs or affiliations 宗教信仰或隶属关系
sexual orientation 性取向
criminal record. 82 犯罪记录。82
3.83 In an important departure from the Australian Privacy Principles, however, it should not be necessary that the images also reveal the tenant’s identity for it to fall within this category of protected information. Tenants told the Commission that family members, friends and colleagues often look up online property advertisements in order to see images of the tenants’ homes and were sometimes stumbling across sensitive information. ^(83){ }^{83} 3.83 然而，与《澳大利亚隐私原则》有重要区别的是，图像不一定要显示租户的身份才属于此类受保护信息。租户告诉委员会，他们的家人、朋友和同事经常在网上查找房产广告，以查看租户的房屋图像， 有时会偶然发现一些敏感信息。 ^(83){ }^{83}
3.84 For example, a tenant expressed concern that advertising images displayed a poster on her wall that revealed her sexuality. ^(84){ }^{84} If someone she knew looked up the advertising images online, her sexuality would be revealed to that person even if the images themselves did not inform the viewer of her identity. 3.84 例如，一位租户对广告图片显示她墙上的海报暴露了她的性取向表示担忧。 ^(84){ }^{84} 如果她认识的人在网上查看这些广告图片，即使图片本身并没有告知浏览者她的身份，她的性取向也会暴露给那个人。
Valuable possessions at a heightened risk of theft 贵重物品被盗风险增加
3.85 Stakeholders most often identified televisions, computers and other electronic goods as being at a heightened risk of theft when displayed in advertising images. ^(85){ }^{85} Other items included original artworks, antique furniture and jewellery. ^(86){ }^{86} 3.85 利益相关者最常指出电视机、电脑和其他电子产品在广告图片中展示时被盗的风险较高。 ^(85){ }^{85} 其他物品包括原创艺术品、古董家具和珠宝。 ^(86){ }^{86}
3.86 The NSW Bureau of Crime Statistics and Research reports that the 10 most commonly stolen items from households are money, laptops, jewellery, cameras, mobile phones, wallets, identification documents, televisions, video game equipment and watches. ^(87){ }^{87} 3.86 据新南威尔士州犯罪统计与研究局报告，家庭中最常被盗的 10 件物品分别是钱、笔记本电脑、珠宝、照相机、手机、钱包、身份证件、电视机、电子游戏设备和手表。 ^(87){ }^{87}
3.87 The Commission is satisfied that these possessions can properly be described as valuable and that their display could place the tenant at a heightened risk of theft. 3.87 委员会确信，这些财物可被恰当地称为贵重物品，展示这些财物可能会增加租户被盗的风险。
Unreasonable to remove or conceal 拆除或隐藏不合理
3.88 In many instances, possessions that would fall within the categories of protected information set out above could easily be removed or concealed by the tenant. Examples include a degree with the tenant’s name on it, family photos, medication or an expensive painting. 3.88 在许多情况下，属于上述受保护信息类别的财物很容易被租户转移或隐藏。例如，印有租户姓名的学位证书、家庭照片、药物或昂贵的画作。
3.89 For this reason, landlords and agents should only be prohibited from taking images where it would be unreasonable to expect the tenant to remove or conceal the possession concerned. 3.89 因此，只有在期望租客移走或隐藏有关财物是不合理的情况下，才应禁止房东和代理人拍摄图像。
3.90 In addition to the ease with which a possession can be removed or concealed, any sensitivities associated with the possession’s removal or concealment may go to determining whether it would be ‘unreasonable’ to expect the tenant to remove or conceal it. It may be unreasonable, for example, to expect a tenant to remove or conceal a shrine to a person who had recently died. 3.90 除了財產是否容易移走或隱藏外，任何與移走或隱藏財產有關的敏感 問題，都可能會影響到決定期望租客移走或隱藏財產是否 "不合理"。例如，要求承租人移走或隐藏供奉最近去世的人的神龛可能是不合理的。
Family or personal violence 家庭或个人暴力
3.91 As stated above, the Commission is of the view that tenants who have experienced family or personal violence should not be placed at risk of harm by having their home address revealed to the perpetrator through advertising images. The fear of being found may itself cause great distress to the tenant and, if the tenant were found, the consequences may be extreme. 3.91 如上所述，委员会认为，经历过家庭暴力或人身暴力的租户不应因其家庭住址被通过广告图片透露给施暴者而面临受到伤害的风险。担心被发现本身就会给租户造成极大的困扰，而且如果租户被发现，后果可能会非常严重。
3.92 In situations of family or personal violence, the Commission is satisfied that all possessions that could identify the tenant, whether directly or indirectly, should be protected at the tenant’s request because of the level of harm associated with revealing the tenant’s identity to the person posing the risk. 3.92 在发生家庭暴力或人身暴力的情况下，委员会认为，应根据承租人的要求保护所有可直接或间接确认承租人身份的财物，因为向构成危险的人透露承租人的身份会造成一定程度的伤害。
3.93 For example, an agent told the Commission that a tenant had expressed concern about her ex-partner finding her through advertising photographs that displayed a unique bed setting. The agent suspected the woman was at risk of family violence, and chose not to take photographs of the bedroom or of other distinctive possessions throughout the house. ^(88){ }^{88} 3.93 例如，一名中介告诉委员会，一名租户表示担心她的前伴侣会通过广告照片找到她， 因为照片上的床铺布置很独特。该中介怀疑该妇女有遭受家庭暴力的危险，因此选择不拍摄卧室照片，也不拍摄房屋中其他与众不同的物品。 ^(88){ }^{88}
3.94 As this example demonstrates, the very nature of family violence means that it is likely that a perpetrator could identify their victim through the possessions they have in their home. This is less likely in situations of personal violence, where the perpetrator and victim are unrelated. However, where a tenant at risk of personal violence could be identified directly or indirectly by a perpetrator, their possessions should also be protected from publication at the tenant’s request. 3.94 正如这个例子所表明的，家庭暴力的性质意味着施暴者很可能通过受害者家中的财物来确定受害 者的身份。而在施暴者和受害者互不相关的人身暴力情况下，这种可能性较小。不过，如果面临人身暴力风险的租户可能会被施暴者直接或间接认出，那么在租户的要求下，他们的财产也应受到保护，不得公开。
3.95 Although there are provisions in the RTA dealing with situations in which tenants are escaping family violence, the RTA does not define family violence. ^(89){ }^{89} Family violence is defined in the Family Violence Protection Act 2008 (Vic) as behaviour towards a family member that: 3.95 尽管《租房法》中有条款处理租户逃避家庭暴力的情况，但《租房法》并未对家庭暴力做出定义。 ^(89){ }^{89} 2008年《家庭暴力保护法》（维多利亚州）将家庭暴力定义为针对家庭成员的以下行为：
is physically or sexually abusive 身体虐待或性虐待
is emotionally or psychologically abusive 有情感或心理虐待行为
is economically abusive 在经济上被滥用
is threatening 威胁
is coercive 具有强制性
in any other way controls or dominates the family member and causes that family member to feel fear for the safety or wellbeing of that family member or another person. ^(90){ }^{90} 以任何其他方式控制或支配家庭成员，并导致该家庭成员对其或他人的安全或福祉感到恐惧。 ^(90){ }^{90}
3.96 The Personal Safety Intervention Orders Act 2010 (Vic) provides useful guidance on the behaviours that constitute personal violence. These are assault, sexual assault, harassment, property damage, making a serious threat and stalking, when the victim and perpetrator are not family members. ^(91){ }^{91} 3.96 2010 年《人身安全干预令法》（维多利亚州）就构成人身暴力的行为提供了有用的指导。这些行为包括攻击、性攻击、骚扰、财产损失、严重威胁和跟踪，当受害者和施暴者不是家庭成员时。 ^(91){ }^{91}
Other occupants 其他住户
3.97 A tenant is defined in the RTA as a person to whom premises are leased, or to whom premises are to be leased, under a tenancy agreement. ^(92){ }^{92} 3.97 根据《租赁协议》的定义，租户是指根据租赁协议出租或将要出租房屋的人。 ^(92){ }^{92}
3.98 However, other people often live in a rental property in addition to the person or people who signed the tenancy agreement. 3.98 不过，除了签署租约的人之外，往往还有其他人住在出租房内。
3.99 As discussed in Chapter 2, many tenants were concerned about photographs of their children being displayed in advertising images. One can also imagine a situation in which a person escaping family violence moves into a home rented by a family member or friend. Although not the tenant, these other occupants should be afforded protection under the law. 3.99 正如第 2 章所述，许多租户担心广告图片中出现其子女的照片。我们还可以设想这样一种情况，即逃离家庭暴力的人搬进了家人或朋友租住的房屋。这些其他住户虽然不是租户，但也应受到法律保护。
Recommendation 建议
2 When exercising the express right to enter to take advertising images: 2 在行使进入拍摄广告图像的明确权利时：
(a) The landlord or landlord’s agent must not take, or permit to be taken, an advertising image where the tenant has objected in writing to the image being taken because it would show: (a) 如果租户以书面形式反对拍摄广告图像，房东或房东代理人不得拍摄或允许拍摄该图像，因为该图像会显示出
(i) a possession that directly identifies the tenant or another occupant, (i) 可直接识别租户或另一住户的占有物、
(ii) a possession that reveals sensitive information about the tenant or another occupant, regardless of whether that occupant’s identity is also revealed, or (ii) 泄露租户或另一住户敏感信息的占有，无论该住户的身份是否也被泄露， 或
(iii) a valuable possession which places the tenant at a heightened risk of theft (iii) 有价值的财物，使承租人面临更大的被盗风险
and it would be unreasonable to expect the tenant to remove or conceal the possession. 且期望租户移走或隐藏占有物是不合理的。
(b) The landlord or landlord’s agent must not take, or permit to be taken, an advertising image showing a tenant’s possessions where the tenant has objected in writing to the image being taken because: (b) 房东或房东代理人不得拍摄或允许拍摄显示房客财物的广告图像，如果房客以书面形式反对拍摄该图像，原因是：
(i) the tenant or other occupant is at risk of family or personal violence, and (i) 租户或其他居住者面临家庭暴力或人身暴力的风险，以及
(ii) the image would show possessions that may reveal the identity of that occupant to the person posing the risk. (ii) 图像显示的财物可能会向造成危险的人暴露该住户的身份。
Right to use 使用权
3.100 The focus of this chapter is the practice of entering a property to take advertising images that show tenants’ possessions. Tenants also raised concerns about the right of landlords and agents to use images that have already been taken. 3.100 本章的重点是进入物业拍摄展示租户财物的广告图片的做法。租户还对房东和中介使用已拍摄图片的权利表示关切。
Time limit 时间限制
3.101 Stakeholders informed the Commission that it is not uncommon for agents and landlords to re-use advertising images showing former tenants’ possessions a number of years after they have been taken. 3.101 持份者告知委員會，中介公司和房東在拍攝廣告圖片若干年後重 新使用該等圖片，展示前租客的財物，這種情況並不罕見。
3.102 A real estate photographer told the Commission that he receives two to three requests from agents each month asking to re-use old advertising images. ^(93){ }^{93} A tenant expressed concern after seeing advertising images of her possessions in an article in a newspaper two years after she had consented to having the images taken for advertising purposes. ^(94){ }^{94} 3.102 一位房地产摄影师告诉委员会，他每个月都会收到两到三份来自中介的请求，要求重新使用旧的广告图片。 ^(93){ }^{93} 一名租户在同意将其财产的广告图片用于广告目的两年后，在报纸的一篇文章中看到了这些图片，她对此表示担忧。 ^(94){ }^{94}
Commission's conclusions 委员会的结论
3.103 The Commission is of the view that there should be a time limit on the use of images of tenants’ possessions that are taken for advertising purposes. 3.103 委员会认为，为广告目的而拍摄的租户财物图像的使用应有时间限制。
3.104 While landlords and agents should be able to use images showing tenants’ possessions for the duration of the campaign they were taken for, they should not be able to use them years into the future without first obtaining the tenants’ consent. 3.104 虽然房东和房屋中介可以在宣传活动期间使用展示租户财产的图片，但在未征得租户同意的情况下，他们不能在未来数年内使用这些图片。
3.105 The length of time it takes to sell or lease a property depends on a range of factors, including the location of the property and the nature of the housing market. Allowing landlords and agents to use advertising images of a tenant’s possessions for up to 12 months after being taken ensures they will be able to use the images for the duration of the campaign for which they were initially taken. 3.105 出售或出租一处房产所需的时间取决于一系列因素，包括房产的位置和住房市场的性质。允许房东和中介在拍摄后 12 个月内使用租户财物的广告图片，可以确保他们在最初拍摄的广告活动期间使用这些图片。
Recommendation 建议
3 Where a landlord or landlord’s agent wishes to use an advertising image showing a tenant’s possessions more than 12 months after the image was taken, the landlord or landlord’s agent should be required to obtain the written consent of the tenant or former tenant before using the image. 3 如果房东或房东的代理人希望在图片拍摄超过 12 个月后使用显示租户财产的广告图片，则应要求房东或房东的代理人在使用图片前获得租户或前租户的书面同意。
Images taken for other purposes 为其他目的拍摄的图像
3.106 The Commission was told of a number of cases in which advertising material contained images that had been taken for another purpose. ^(95){ }^{95} The Queensland Residential Tenancies Authority described the use in advertising material of images taken during routine inspections as a recurring theme among the complaints they receive from tenants. ^(96){ }^{96} 3.106 委员会获悉，在一些案例中，广告材料中的图片是为其他目的拍摄的。 ^(95){ }^{95} 昆士兰住宅租赁管理局称，在广告材料中使用例行检查时拍摄的图片是他们收到的租户投诉中经常出现的问题。 ^(96){ }^{96}
Commission's conclusions 委员会的结论
3.107 As discussed above, the Commission is of the opinion that tenants should have an opportunity to object to the taking of images in certain circumstances. In the next chapter, the Commission proposes a range of notification requirements that would assist tenants to prevent the taking of images that show possessions they do not want seen, including by affording them the opportunity to remove possessions from view or be present when the images are taken. 3.107 如上文所述，委員會認為在某些情況下，租客應有機會反 對拍攝影像。在下一章中，委员会提出了一系列通知规定，帮助租户防止拍摄他们不希望看到的财物图像，包括让他们有机会将财物移开或在拍摄图像时在场。
3.108 Using images that were taken for another purpose denies tenants the chance to avail themselves of these opportunities. It follows that these images should only be published with the written consent of the tenant. 3.108 使用为其他目的拍摄的图片会剥夺租户利用这些机会的机会。因此，只有在租户书面同意的情况下，才能公布这些图片。
Recommendation 建议
4 Where an image showing a tenant’s possessions was taken for a purpose other than advertising, the landlord or landlord’s agent should be required to obtain the tenant’s written consent before using the image for advertising purposes. 4 如果显示租户财产的图像是出于广告以外的目的而拍摄的，则应要求房东或房东代理人在将图像用于广告目的之前征得租户的书面同意。
Notice of entry 入境通知
38 Introduction 38 导言
38 Current law 38 现行法律
38 Proposed reforms 38 改革建议
4. Notice of entry 4.入境通知
Introduction 导言
4.1 When exercising their statutorily enshrined right to enter without tenant consent, landlords and agents must provide a notice of entry in accordance with the requirements set out in the Residential Tenancies Act 1997 (Vic) (RTA). 4.1 房东和中介在行使法定的未经租户同意进入房屋的权利时，必须按照《1997 年住宅租赁法》（维多利亚州）（RTA）的要求提供进入房屋通知。
4.2 As stated in Chapter 3, the Commission is of the view that entering to take advertising images should be included in the grounds of entry listed in the RTA. The Commission is also of the view that, in the event that this change occurs, the notice of entry requirements in the RTA should be enhanced to improve the tenant’s understanding of the manner in which the landlord or agent intends to exercise their right of entry, as well as the ability of all parties to address any concerns the tenant might have. 4.2 正如第 3 章所述，委員會認為應將進入屋內拍攝廣告圖片納 入租賃協議所列的進入屋內理由之內。委员会还认为，如果出现这种变化，应加强租赁协议中的进入通知规定，让租户更好地了解房东或代理人打算以何种方式行使进入权，以及各方能否解决租户可能存在的任何顾虑。
Current law 现行法律
4.3 Under the RTA, a landlord may enter a property to take advertising images at any time and for any purpose agreed to by the tenant, provided that entry takes place within seven days of obtaining the tenant’s consent. ^(1){ }^{1} If a landlord or agent enters to take advertising images after obtaining the tenant’s consent, they do not need to provide the tenant with written notice of the entry. 4.3 根据《租赁协议》，房东可以在任何时间、出于任何经租客同意的目的进入房产拍摄广告图片，但必须在征得租客同意后七天内进入。 ^(1){ }^{1} 如果房东或代理人在征得租户同意后进入房屋拍摄广告图片，则无需向租户发出书面进入通知。
4.4 Alternatively, a landlord or agent may enter the property without the tenant’s consent at any time between 8 am and 6 pm (except on public holidays) on certain grounds listed in the RTA, as long as the landlord or agent provides written notice of the entry at least 24 hours in advance. ^(2){ }^{2} The notice of entry must state the purpose for entry and be delivered by post or in person to the tenant. ^(3){ }^{3} 4.4 另外，只要房东或代理人提前至少 24 小时发出书面入室通知，就可以在上午 8 点至下午 6 点（公共节假日除外）之间的任何时间，基于《房屋租赁协议》中列出的某些理由，不经租客同意而入室。 ^(2){ }^{2} 进入通知必须说明进入的目的，并通过邮寄或亲自送达租户。 ^(3){ }^{3}
Proposed reforms 改革建议
4.5 A number of stakeholders made suggestions as to how the notice of entry provisions in the RTA could be improved in relation to the taking of advertising images that show tenants’ possessions. 4.5 一些利益相关者就如何改进《租管条例》中有关拍摄显示租户财物的广告图片的进入通知规定提出了建议。
Amount of notice 通知数量
Community responses 社区回应
4.6 A number of stakeholders observed that the 24-hour notice period may not give the tenant enough time to prepare a property for advertising images to be taken. ^(4){ }^{4} 4.6 一些利益相关者认为，24 小时的通知期可能不会给承租人足够的时间为拍摄广告图片做好准备。 ^(4){ }^{4}
4.7 An REIV representative said that, in practice, many agents give more notice if they wish to enter for that purpose, as it is in everyone’s interests to ensure the property is presentable. ^(5){ }^{5} 4.7 REIV 的一名代表说，在实践中，许多中介公司如果希望为此目的进入物业，会提前通知，因为确保物业的外观符合每个人的利益。 ^(5){ }^{5}
4.8 However, several tenants reported receiving less than 24 hours notice. ^(6)A{ }^{6} \mathrm{~A} teacher who contacted the Commission said that she arrived home from a school function at 10 o’clock at night to find a notice in her mailbox saying the agent would be entering to show the property to a prospective buyer the next morning. ^(7){ }^{7} 4.8 然而，有几位租户报告说，他们收到的通知不足 24 小时。 ^(6)A{ }^{6} \mathrm{~A} 一位与委员会联系的教师说，她晚上 10 点钟参加完学校活动回到家，发现信箱里有一份通知，说中介将在第二天早上进门带潜在买主看房。 ^(7){ }^{7}
4.9 Three, five and seven days were the alternative periods variously suggested by tenants, agents and landlords. ^(8){ }^{8} REIV representatives expressed tentative support for three days notice. ^(9){ }^{9} 4.9 租户、中介和房东分别提出了三天、五天和七天的备选期限。 ^(8){ }^{8} REIV 的代表表示暂时支持三天通知。 ^(9){ }^{9}
Commission's conclusions 委员会的结论
4.10 It is reasonable for tenants to be given an opportunity to remove from view possessions they do not want captured in advertising images. It is also reasonable for the landlord or agent to ask a tenant to do their best to ensure the property is presentable. Twenty-four hours notice will not always be sufficient to carry out these activities. 4.10 租户有机会将其不希望被广告图片拍摄到的物品移走，这是合理的。房东或中介要求租户尽最大努力确保房屋整洁也是合理的。提前二十四小时通知并不总是足以开展这些活动。
4.11 The Commission considers a minimum of seven days notice appropriate where advertising images are to be taken. This would ensure most tenants had one or two non-work days to address any issues they may have. 4.11 委员会认为，在拍摄广告图片时，至少提前七天通知是适当的。这将确保大多数租户有一到两天的非工作日来解决他们可能遇到的任何问题。
4.12 Seven days notice is needed in other states and territories for entry to conduct a routine inspection, ^(10){ }^{10} entry for a genuine purpose ^(11){ }^{11} and entry to value the premises. ^(12){ }^{12} 4.12 在其他州和地区，为进行例行检查而进入、 ^(10){ }^{10} 为真正目的而进入 ^(11){ }^{11} 以及为对房舍进行估值而进入，均需提前七天通知。 ^(12){ }^{12}
4.13 The Commission notes that the provision of the RTA that stipulates that a landlord or agent must give a tenant at least 24 hours notice also stipulates that entry must take place between 8 am and 6 pm on any day except a public holiday. ^(13){ }^{13} 4.13 委员会注意到，《房屋租赁法》中规定房东或代理人必须至少提前24小时通知租客的条款，也规定除公共假日外，必须在任何一天的上午8时至下午6时之间进入房屋。 ^(13){ }^{13}
4.14 The Commission recommends that the same time provision be reproduced in the legislation providing for seven days notice, with an additional allowance for tenants to consent to a time of entry outside those hours. For example, a tenant who wishes to be present when advertising images are taken may prefer the images to be taken after 6 pm. ^(14){ }^{14} 4.14 委员会建议，在法律中重新规定同样的时间条款，规定提前七天通知，并额外允许租户同意在这些时间之外的时间进入。例如，希望在拍摄广告图片时在场的租户可能希望图片在下午 6 点以后拍摄。 ^(14){ }^{14}
Recommendation 建议
5 When relying on the grounds of entry in the Residential Tenancies Act 1997 (Vic) to enter to take advertising images, the landlord or landlord’s agent should be required to: 5 在依据《1997 年住宅租赁法》（维多利亚州）中的进入理由进入拍摄广告图像时，应要求房东或房东代理人
(a) provide the tenant with at least seven days notice; and (a) 向租户提供至少 7 天的通知；以及
(b) enter between 8 am and 6 pm except on public holidays, unless the tenant consents to a time of entry outside those hours. (b) 在上午 8 时至下午 6 时之间进入，公共节假日除外，除非租户同意在此时间之外进入。
Content of notice 通知内容
Purpose of entry 入境目的
4.15 The RTA provides that the notice of entry must ‘state why the landlord or the landlord’s agent wishes to enter’. ^(15){ }^{15} 4.15 《租赁协议》规定，进入通知必须 "说明业主或业主代理人希望进入的原因"。 ^(15){ }^{15}
4.16 While some tenants received written notice of entry when advertising images were to be taken, the notice did not always state that the purpose of the entry was to take advertising images. ^(16){ }^{16} Typically, the notice advised the tenant that the landlord or agent was entering to show the property to a prospective tenant, buyer or lender: ^(17){ }^{17} to have the premises valued: ^(18){ }^{18} or to conduct a routine inspection. ^(19){ }^{19} 4.16 虽然有些租户在拍摄广告图片时收到了书面的进入通知，但通知中并不总是说明进入的目的是拍摄广告图片。 ^(16){ }^{16} 通常情况下，通知会告知租户，房东或中介进入房屋是为了向潜在租户、买家或贷款人展示房屋： ^(17){ }^{17} 对房屋进行估价： ^(18){ }^{18} 或进行例行检查。 ^(19){ }^{19}
Community responses 社区回应
4.17 The REIV supported the notion that tenants should be advised that advertising images will be taken before agents enter for that purpose. Its submission stated: 4.17 房地产经纪人协会支持这样的观点，即在经纪人进入租户之前，应告知租户将拍摄广告图像。它在意见书中指出
Agents should be required to inform tenants prior to an inspection that photographs or videos for advertising purposes may be taken and allow tenants to raise concerns at that time. ^(20){ }^{20} 应要求中介在检查前告知租户，可能会拍摄用于广告目的的照片或视频，并允许租户届时提出疑虑。 ^(20){ }^{20}
4.18 Tenants and tenant advocates noted that the range of devices on which images can now be taken means that it is not always clear when photographs or videos are being taken or why they are being taken. ^(21){ }^{21} It is thus not sufficient to assume that because the landlord or agent is present with a device that is capable of capturing images, a tenant knows that a landlord or agent is taking advertising images. 4.18 租客和租客權益維護者注意到，目前可拍攝圖像的設備種類繁多，這意味著租客並不總是清楚照片或錄像是何時拍攝的，也不清楚拍攝的原因。 ^(21){ }^{21} 因此，不能因为房东或房客代理人携带了能够拍摄图像的设备，就认为房客知道房东或房客代理人正在拍摄广告图像。
4.19 For example, a tenant told the Commission that two agents entered her home after telling her they were entering to check what maintenance needed to be undertaken and to conduct a sales appraisal. The agents, one of whom had a laptop, walked through the house separately. The tenant had been told images would be taken but she did not know if the agents were in fact taking photographs or videos and, if they were, for what purpose. The tenant said she had been harassed into consenting to their entry, and she was too fearful of a confrontation to ask them what they were doing. ^(22){ }^{22} 4.19 例如，一名租户告诉委员会，两名中介进入她家，告诉她他们是来检查需要进行哪些维修并进行销售评估的。这两名中介，其中一人带着一台笔记本电脑，分别在屋内走了一圈。租户被告知会拍摄图像，但她不知道中介是否真的在拍照或录像，如果是，目的是什么。该房客说，她是在骚扰下同意他们进入的，她害怕发生冲突，不敢问他们在做什么。 ^(22){ }^{22}
Commission's conclusions 委员会的结论
4.20 The RTA stipulates that when exercising a right of entry the landlord or agent must do so in a reasonable manner and not stay longer than is necessary to carry out the purpose of entry. ^(23){ }^{23} A landlord or agent who sought to rely on a notice of entry that did not stipulate that advertising images would be taken would fail to comply with these provisions. 4.20 《房屋交易條例》規定，業主或代理人在行使進入權 時，必須以合理的方式進行，逗留時間不得超過為達到進入 目的所需的時間。 ^(23){ }^{23} 如果房东或代理人试图以未规定将拍摄广告图像的进入通知为依据，则不符合这些规定。
4.21 Establishing an express right to enter to take advertising images would address this problem. If landlords or agents sought to rely on that ground when entering, it would be clear to tenants that images would be taken. 4.21 建立明确的进入拍摄广告图像的权利可以解决这个问题。如果房东或代理人在进入时以此为由，房客就会清楚地知道会拍摄图像。
Time of entry 入境时间
4.22 The RTA does not require the notice of entry to state the date or time of entry, ^(24){ }^{24} although entry must occur between 8 am and 6 pm on any day except a public holiday. ^(25){ }^{25} 4.22 《道路交通法》并不要求进入通知说明进入的日期或时间， ^(24){ }^{24} 但进入必须在除公共假日以外的任何一天的上午 8 时至下午 6 时之间进行。 ^(25){ }^{25}
4.23 The notice of entry template produced by Consumer Affairs Victoria suggests that the landlord or agent include the date and time. ^(26){ }^{26} 4.23 维多利亚州消费者事务局（Consumer Affairs Victoria）制作的入户通知模板建议房东或代理人在通知中注明日期和时间。 ^(26){ }^{26}
Community responses 社区回应
4.24 Landlords and agents often inform the tenant of the date that entry will take place, if not the precise time. However, the Commission is aware of cases in which written notice was provided without either. ^(27){ }^{27} 4.24 房东和中介通常会通知租户进入房屋的日期，即使不是确切的时间。不过，据委员会所知，也有只提供书面通知而不提供其他通知的情况。 ^(27){ }^{27}
4.25 In a government review of the RTA, the TUV argued: 4.25 在政府对《区域贸易协定》的审查中，德国工会联合会认为：
Given that privacy is one of the most contentious issues under the Act, it is not unreasonable that a landlord or agent is required to specify the day and time entry is required. ^(28){ }^{28} 鉴于隐私问题是该法案中最有争议的问题之一，要求房东或代理人明确说明需要进入的日期和时间并非不合理。 ^(28){ }^{28}
Commission's conclusions 委员会的结论
4.26 The Commission recommends that, when advertising images are going to be taken, the date and time of entry be included in the notice of entry. This would allow tenants to organise their schedule, including taking time off work if they wish to be present when the images are taken. 4.26 委员会建议，在拍摄广告图像时，应在入户通知中注明入户日期和时间。这样，租户就可以安排自己的日程，包括在拍摄图像时请假。
Additional information to enable parties to address tenant concerns 提供更多信息，以便各方解决租户关切的问题
Community responses 社区回应
4.27 The REIV suggested that the notice should include the agent’s contact details so the tenant can easily contact the agent with any concerns. ^(29){ }^{29} 4.27 房地产经纪人协会建议，通知应包括经纪人的详细联系方式，以便租户如有任何疑虑，可方便地与经纪人联系。 ^(29){ }^{29}
4.28 Industry practice varies in relation to advising tenants in the notice of entry to put away possessions they do not want seen. Some agents said that this should be done as a matter of courtesy, while others were of the opinion that such advice would unnecessarily alarm tenants. ^(30){ }^{30} Thirty-one of the 83 tenants who answered the Commission’s survey question on whether they had been given an opportunity to remove personal possessions from view prior to images being taken, said that they had not. ^(31){ }^{31} 4.28 对于在入伙通知书中建议租户收起不想让人看到的财物，业界的做法不尽相同。一些中介公司表示，这样做是出于礼貌，而另一些则认为，这样做会不必要地惊动租户。 ^(30){ }^{30} 在回答委员会关于他们是否有机会在拍摄图像之前把个人物品拿走的调查问题的 83 个租户中，有 31 个租户说他们没有得到这样的机会。 ^(31){ }^{31}
4.29 There was some support among stakeholders for the notice of entry to state where the images will be used, such as on billboards or in online advertising. ^(32){ }^{32} One tenant said they were surprised to find images online, as they had assumed the images would only appear in print. ^(33){ }^{33} Another tenant was surprised to see the images in an article in the property section of her local newspaper. ^(34){ }^{34} 4.29 一些利益相关者支持在进入通知中说明图片的使用地点，如广告牌或在线广告。 ^(32){ }^{32} 一位租户说，他们对在网上发现图片感到惊讶，因为他们以为图片只会出现在印刷品中。 ^(33){ }^{33} 另一位租户惊讶地发现，图片出现在当地报纸房产版的一篇文章中。 ^(34){ }^{34}
Commission's conclusions 委员会的结论
4.30 The Commission is in favour of enhancing the notice of entry requirements in the RTA to advise tenants of the way in which landlords and agents intend to exercise their right of entry, and the action they can take if they have concerns. 4.30 委員會贊成加強租住協定㆗有關進入通知的規定，以便向租客說明 業主和租賃代理打算如何行使進入屋內的權利，以及租客如有顧慮可 採取的行動。
4.31 There was uncertainty among stakeholders as to whether it is lawful for a landlord or agent to deliver a notice of entry via email or any other form of electronic communication. ^(35){ }^{35} 4.31 对于房东或代理人通过电子邮件或其他任何形式的电子通讯方式发送入户通知是否合法，利益相关者并不确定。 ^(35){ }^{35}
4.32 The Electronic Transactions Act 2000 (Vic) states that where ‘a person is required to give information in writing, that requirement is taken to have been met if the person gives the information by means of electronic communication’ and the recipient has consented to electronic delivery. ^(36){ }^{36} 4.32 2000 年《电子交易法》（维多利亚州）规定，如果 "要求某人以书面形式提供信息，而该人以电子通信方式提供信息"，且收件人同意以电子方式传递信息，则视为该要求已得到满足。 ^(36){ }^{36}
4.33 The RTA stipulates that a notice of entry must be in writing. ^(37){ }^{37} However, it also stipulates that a notice of entry must be delivered by post or in person to the tenant. ^(38){ }^{38} 4.33 《租務協議》規定，入屋通知必須以書面形式發出。 ^(37){ }^{37} 不过，它还规定，进入通知必须通过邮寄或亲自递交给承租人。 ^(38){ }^{38}
4.34 Where an Act requires a document to be delivered by post, the Interpretation of Legislation Act 1984 (Vic) states that, unless the contrary intention appears, the delivery shall be deemed to be effected 'by properly addressing, prepaying and posting the document. ^(39){ }^{39} 4.34 如果某项法案要求以邮寄方式递送文件，《1984 年立法解释法案》（维多利亚州）规定， 除非出现相反的意图，否则递送应被视为 "通过正确地称呼、预付和邮寄文件"。 ^(39){ }^{39}
Community responses 社区回应
4.35 A number of stakeholders were in favour of being able to deliver notices of entry via email. ^(40){ }^{40} Some said it would make delivery easier, and others noted that it would address the problem of tenants being unaware a notice had been delivered if they were away or failed to check their mailbox. ^(41){ }^{41} 4.35 一些利益相关者赞成通过电子邮件发送入户通知。 ^(40){ }^{40} 一些人说这样做会使递送更加方便，另一些人则指出这样做可以解决租户不在家或没有查看邮箱而不知道通知已送达的问题。 ^(41){ }^{41}
4.36 A TUV representative expressed concern that, although useful in some respects, electronic delivery could create uncertainty, especially in relation to receipt of notice. ^(42){ }^{42} 4.36 一位 TUV 代表表示担心，电子交付虽然在某些方面有用，但可能造成不确定性，特别是在收到通知方面。 ^(42){ }^{42}
4.37 The Electronic Transactions Act 2000 (Vic) states that if the recipient agrees to receive an electronic communication at a particular electronic address, the time of receipt is when it reaches that address. ^(43){ }^{43} 4.37 2000 年《电子交易法》（维多利亚州）规定，如果收件人同意在某一电子地址接收电子通 信，则收到时间为通信到达该地址之时。 ^(43){ }^{43}
Commission's conclusions 委员会的结论
4.38 The requirement to deliver a notice of entry by post or in person cannot be satisfied by delivering the notice via email or any other form of electronic communication. 4.38 通过电子邮件或任何其他电子通信方式递送通知，都不能满足以邮寄或当面递送登 记通知的要求。
4.39 The Commission considers that the RTA should be amended to enable the electronic delivery of notices of entry. The advent of electronic forms of communication has led to a decline in the use of paper-based mail, particularly among young people. Concerns about the reliability of electronic communication are no greater than concerns about the reliability of paper-based mail, and deeming provisions have been enacted to clarify the time of receipt for both. 4.39 委员会认为应修订《道路交通法》，以便能够以电子方式递送入境通知。電 子 通 訊 方 式 的 出 現 ， 令 使 用 紙 張 郵 件 的 人 減 少 ， 尤 其 是 年 青 人 。人们对电子通信可靠性的担忧并不比对纸质邮件可靠性的担忧更大，而且已经颁布了推定条款，以明确两者的收件时间。
4.40 Queensland’s standard tenancy agreement invites all parties to nominate whether they will receive notices via email or facsimile and, if so, to state the address or number. ^(44){ }^{44} Similarly, South Australia’s standard tenancy agreement invites agents and tenants to write their email address for the service of notice or other documents. ^(45){ }^{45} The Commission is of the opinion that Victoria’s standard tenancy agreement should enable tenants to consent to the electronic delivery of notices of entry. 4.40 昆 士 蘭 州 的 標 準 租 約 邀 請 各 方 指 定 是 否 以 電 郵 或 傳 真 方 式 收 取 通 知 書 ， 如 果 是 的 話 ， 請 註 明 地 址 或 號 碼 。 ^(44){ }^{44} 同样，南澳大利亚州的标准租赁协议也请代理人和租户写明电子邮件地址，以便送达通知或其他文件。 ^(45){ }^{45} 委员会认为，维多利亚州的标准租赁协议应使租户能够同意以电子方式送达入住通知。
Recommendations 建议
7 It should be lawful for the landlord and landlord’s agent to deliver a notice of entry via electronic communication where the tenant has consented. 7 在租户同意的情况下，房东和房东代理人通过电子通讯方式发送入室通知应属合法行为。
8 The standard tenancy agreement should make provision for parties to consent to the delivery of a notice of entry via electronic communication. 8 标准租约应规定，当事人可同意通过电子通信方式发送入户通知。
Where a tenant states they wish to be present 租户表示希望出席的情况
Community responses 社区回应
4.41 Many tenants expressed a desire to be present when advertising images were taken. ^(46){ }^{46} The Real Estate Institute of Tasmania said it advises agents to encourage tenants to be present to avoid complaints at a later date. ^(47){ }^{47} 4.41 许多租户表示希望在拍摄广告图片时在场。 ^(46){ }^{46} 塔斯马尼亚房地产协会说，它建议中介鼓励租户到场，以免日后投诉。 ^(47){ }^{47}
4.42 However, as discussed in Chapter 2, some tenants reported that agents had been inflexible when it came to arranging a time for advertising images to be taken. ^(48){ }^{48} Others reported that agents had discouraged their attendance. ^(49){ }^{49} 4.42 不过，正如第 2 章所述，一些租户报告说，中介在安排拍摄广告图片的 时间时缺乏灵活性。 ^(48){ }^{48} 其他租户则表示，中介不鼓励他们参加拍摄。 ^(49){ }^{49}
4.43 A number of complaints relating to possessions that tenants did not want seen in advertising images may have been avoided if the tenant had been present when the images were taken. 4.43 如果拍摄广告图片时租户在场，一些与租户不希望在广告图片中看到的财物有关的投诉可能就不会发生。
Commission's conclusions 委员会的结论
4.44 The Commission is in favour of enhancing the capacity of tenants to be present when advertising images are taken by requiring landlords and agents to negotiate a time that is suitable for the people involved. 4.44 委员会赞成提高租户在拍摄广告图片时的在场能力，要求房东和中介商议一个适合相关人员的时间。
4.45 The Commission was advised of a range of flexible practices landlords and agents had undertaken in Queensland, where tenant consent is needed for the use of advertising images that show tenants’ possessions. ^(50){ }^{50} In one case, a photographer took external images during the day, and internal images during the evening after the tenant had returned from work. ^(51){ }^{51} 4.45 委员会获悉，在昆士兰州，房东和中介采取了一系列灵活做法，在广告中使用展示房客财物的图片需要征得房客同意。 ^(50){ }^{50} 在一个案例中，一名摄影师白天拍摄外部图像，晚上在租户下班回来后拍摄内部图像。 ^(51){ }^{51}
4.46 In South Australia, where a tenant indicates they wish to be present when a landlord or agent enters for certain purposes, the landlord or agent is required to make a reasonable effort to ensure the tenant is present during the landlord or agent’s visit. ^(52){ }^{52} The Commission is of the opinion that Victorian tenants should enjoy the same flexibility when it comes to entry to take advertising images. 4.46 在南澳大利亚州，如果房客表示希望在房东或代理人为某些目的进入时在场，房东或代理人就必须做出合理努力，确保房客在房东或代理人进入时在场。 ^(52){ }^{52} 委员会认为，维多利亚州的房客在进入房屋拍摄广告图片时应享有同样的灵活性。
Recommendation 建议
9 If a tenant states that they wish to be present when advertising images are taken, the landlord or landlord’s agent should be required to make a reasonable effort to arrange for the visit to occur at a time when it is convenient for the tenant to be present (having regard to the work and other commitments of both the tenant and the person entering). 9 如果租户表示希望在拍摄广告图片时在场，房东或房东的代理人应做出合理努力，安排在租户方便的时间进行访问（考虑到租户和进入者的工作和其他承诺）。
Right to quiet enjoyment 安静享受的权利
46 Introduction 46 导言
46 Current law 46 现行法律
50 Commission’s conclusions 50 委员会的结论
5. Right to quiet enjoyment 5.安静享受的权利
Introduction 导言
5.1 The Residential Tenancies Act 1997 (Vic) (RTA) enshrines the tenant’s common law right to quiet enjoyment. 5.1 1997 年《住宅租赁法》（维多利亚州）（RTA）规定了租户享有普通法规定的安静享用权。
5.2 The Commission is of the view that taking and using advertising images that show tenants’ possessions without tenant consent would not ordinarily amount to a breach of this right. However, a breach may be found in cases of persistent harassment or significant harm. 5.2 委員會認為，未經租戶同意而拍攝和使用展示租戶財物的廣告圖像，一般不會構成違反這項權利。不过，在持续骚扰或造成重大伤害的情况下，则可能构成侵权。
5.3 The legislation of every other state and territory in Australia has redefined the right to quiet enjoyment so that it also includes the right to reasonable peace, comfort and privacy. ^(2){ }^{2} Though relevant to advertising images, granting tenants an express right to reasonable privacy may have ramifications that extend well beyond the taking and use of advertising images. Considering such a reform is thus outside the scope of the Commission’s terms of reference. 5.3 澳大利亚其他各州和地区的立法都对安静享用权进行了重新定义，使其也包括合理的安宁、舒适和隐私权。 ^(2){ }^{2} 虽然与广告图像有关，但赋予租户明确的合理隐私权所产生的影响可能远远超出拍摄和使用广告图像的范围。因此，考虑这样的改革超出了委员会的职权范围。
5.4 The Commission is of the view that the reforms it has proposed in Chapters 3 and 4 appropriately and adequately address the privacy concerns of tenants in relation to advertising images. 5.4 委員會認為，第 3 章和第 4 章所建議的改革，已能適當和充分地解決 租戶對廣告影像私隱的關注。
Current law 现行法律
Victoria 维多利亚
5.5 Under the RTA, 'a landlord must take all reasonable steps to ensure the tenant has quiet enjoyment of the rented premises. ^(3){ }^{3} 5.5 根据《租赁协议》，"房东必须采取一切合理措施，确保租户安静地享用租用的房屋。 ^(3){ }^{3}
5.6 The common law right to quiet enjoyment encompasses a right to possess the property and to enjoy it for all usual purposes. ^(4)A{ }^{4} \mathrm{~A} breach of quiet enjoyment will be found where the landlord or people claiming under the landlord have substantially interfered with the ordinary and lawful enjoyment of the property. ^(5){ }^{5} Substantial interference is conduct that renders the premises ‘unfit from a reasonable point of view for the purpose for which’ the lease was granted. ^(6){ }^{6} 5.6 普通法中的安静享用权包括拥有房产和为所有通常目的享用房产的权利。 ^(4)A{ }^{4} \mathrm{~A} 如果房东或在房东名下提出权利主张的人对房产的正常合法享用造成了实质性干扰，则违反了安静享用权。 ^(5){ }^{5} 实质性干扰是指使房屋 "从合理角度看不适于 "租赁目的的行为。 ^(6){ }^{6}
5.7 Historically, only direct physical interference could amount to a breach of quiet enjoyment. Thus, in Browne v Flower, building an external staircase that passed the tenant’s bedroom and interfered with the tenant’s privacy was deemed not to be a breach. ^(7){ }^{7} Justice Parker said that a breach of quiet enjoyment will not be found by ‘mere interference with the comfort of persons using the demised premises by the creation of a personal annoyance such as might arise from noise, invasion of privacy, or otherwise’. ^(8){ }^{8} 5.7 从历史上看，只有直接的实际干扰才构成对宁静享受的破坏。因此，在 Browne 诉 Flower 一案中，修建一个经过租户卧室的外部楼梯，干扰了租户的隐私，但被认为不构成违反静谧享受。 ^(7){ }^{7} 帕克法官说，"仅仅通过制造个人烦扰（如噪音、侵犯隐私或其他原因可能造成的个人烦扰）来干扰使用租赁房屋的人的舒适度"，不会被认定为违反安静享用权。 ^(8){ }^{8}
5.8 However, case law has evolved so that non-physical interference may also amount to a breach. ^(9){ }^{9} In Kenny v Preen, the Court held that a landlord’s deliberate and persistent attempt to drive the tenant out of the property through persecution and intimidation breached the tenant’s right to quiet enjoyment. ^(10){ }^{10} Lord Justice Pearson observed that: 5.8 不过，判例法的发展使得非物质干扰也可能构成违约。 ^(9){ }^{9} 在 Kenny 诉 Preen 一案中，法院认为，房东蓄意并持续试图通过迫害和恐吓将承租人赶出房产，侵犯了承租人的安静享用权。 ^(10){ }^{10} 皮尔逊大法官认为：
conduct by the landlord seriously interfered with the tenant’s proper freedom of action in exercising her right of possession and tended to deprive her of the full benefit of it, and was an invasion of her rights as tenant to remain in possession undisturbed, and so would in itself constitute a breach of the covenant, even if there were no direct physical interference with the tenant’s possession and enjoyment. ^(11){ }^{11} 房东的行为严重干扰了房客行使占有权的适当行动自由，并有剥夺其全部利益的趋势，侵犯了她作为房客不受干扰地继续占有的权利，因此，即使没有对房客的占有和享有造成直接的实际干扰，房东的行为本身也构成了对契约的违反。 ^(11){ }^{11}
5.9 In McCall v Abelesz, Lord Denning stated that the covenant for quiet enjoyment ‘is not confined to direct physical interference by the landlord’. ^(12){ }^{12} Lord Denning explained that the covenant: 5.9 在 McCall v Abelesz 一案中，Denning 勋爵指出，安静享用契约 "并不限于房东的直接实际干预"。 ^(12){ }^{12} 丹宁勋爵解释说，该契约：
extends to any conduct of the landlord or his agents which interferes with the tenant’s freedom of action in exercising his rights as tenant … It covers, therefore, any acts calculated to interfere with the peace or comfort of the tenant … ^(13){ }^{13} 该条款适用于房东或其代理人干涉租户在行使其作为租户的权利时的行动自由的任何行为......因此，它涵盖了旨在干涉租户的安宁或舒适的任何行为...... ^(13){ }^{13} 。
5.10 While the notion that non-physical acts may amount to a breach is reflected in Australian common law, ^(14){ }^{14} Lord Denning’s broad statement of the scope of the right to quiet enjoyment is not. ^(15){ }^{15} 5.10 虽然澳大利亚普通法中反映了非物质行为可能构成违约的概念，但 ^(14){ }^{14} 丹宁勋爵对安静享用权范围的宽泛表述却没有反映这一概念。 ^(15){ }^{15}
Taking images inside the property 在物业内部拍摄图像
5.11 In Jones v Director of Housing, the Victorian Civil and Administrative Tribunal (VCAT) was asked to consider whether taking photographs of the inside of the property in order to record its condition amounted to a breach of the tenant’s right to quiet enjoyment. ^(16){ }^{16} Member Grainger held that neither taking the photographs nor requiring the tenant to remove their belongings from the rooms before they were photographed amounted to a breach. ^(17){ }^{17} 5.11 在 Jones v Director of Housing 一案中，维多利亚民事和行政法庭（VCAT）被要求考虑对房产内部进行拍照以记录其状况是否构成对租户安静享用权的侵犯。 ^(16){ }^{16} Grainger 法官认为，无论是拍照还是要求租户在拍照前将其物品搬出房间，都不构成侵权。 ^(17){ }^{17}
5.12 In reaching this conclusion, Member Grainger observed that the landlord had a right to enter in accordance with the duty to maintain the property in good repair, and that it was reasonable for the landlord to take images to record the condition of the property when doing so. He also noted that 'there was no evidence that the removal of the belongings would be onerous or time consuming for him. ^(18){ }^{18} 5.12 在得出这一结论时，Grainger 委员认为，房东有权根据保持房屋完好的义务进入房屋，而且房东在进入房屋时拍摄图像记录房屋状况也是合理的。他还指出，"没有证据表明搬走这些物品会给房东带来沉重负担或耗费大量时间。 ^(18){ }^{18}
5.13 According to Member Grainger, VCAT will generally only find that a landlord has breached a tenant’s right to quiet enjoyment if the landlord or agent has entered, or has attempted to enter, other than in accordance with the RTA. ^(19){ }^{19} 5.13 Grainger法官认为，只有在业主或代理人未按照《租约》的规定进入或试图进入的情况下，VCAT一般才会认定业主侵犯了租客的安静享用权。 ^(19){ }^{19}
5.14 However, the Federal Court has held that a landlord’s conduct, though lawful and necessary, may nonetheless amount to a breach of the tenant’s right to quiet enjoyment. ^(20){ }^{20} 5.14 不过，联邦法院认为，房东的行为虽然合法且必要，但仍可能构成对租户安静享用权的侵犯。 ^(20){ }^{20}
Privacy 隐私权
5.15 Victorian tenants do not currently enjoy an express right to privacy, although they have an obligation not to interfere with the reasonable peace, comfort and privacy of their neighbours. ^(21){ }^{21} Rooming house residents, caravan park residents and site tenants have a right to privacy, peace and quiet. ^(22){ }^{22} 5.15 维多利亚租户目前不享有明确的隐私权，尽管他们有义务不干扰邻居的合理安宁、舒适和隐私。 ^(21){ }^{21} 客房住户、大篷车公园住户和场地租户享有隐私权、安宁权和安静权。 ^(22){ }^{22}
5.16 According to Professor Bradbrook, the right of tenants to reasonable peace, comfort and privacy was removed from a 1978 draft of the Residential Tenancies Act 1980 (Vic). ^(23){ }^{23} 5.16 布拉德布鲁克教授认为，1978 年《1980 年住宅租赁法》（维多利亚州）草案中删除了租户享有合理安宁、舒适和隐私的权利。 ^(23){ }^{23}
5.17 However, a right to privacy for tenants is implicit in at least one provision of the RTA. Section 87 states that landlords and agents must exercise their right of entry in a reasonable manner. In Jones v Director of Housing, Member Grainger held that 'if a landlord … significantly disregards the privacy of a tenant when exercising a right of entry, the landlord may not be exercising the right of entry in a reasonable manner. ^(24){ }^{24} 5.17 不过，《租管法》至少有一条规定隐含了租客的隐私权。第 87 条规定，房东和代理人必须以合理的方式行使进入权。在 Jones v Director of Housing 一 案 中 ， Grainger 成 員 認 為 ' 如 果 業 主 ......在 行 使 進 入 權 時 嚴 重 罔 顧 租 客 的 私 隱 ， 業 主 可 能 沒 有 以 合 理 的 方 式 行 使 進 入 權 。 ^(24){ }^{24}
Other states and territories 其他州和地区
5.18 With the exception of Victoria, the residential tenancy legislation of every state and territory in Australia incorporates an express right to reasonable peace, comfort and privacy within the statutory right to quiet enjoyment. ^(25){ }^{25} 5.18 除維多利亞州外，澳洲各州及領地的住宅租賃法例，均在法定 的安靜享用權內，明文訂明享有合理安寧、舒適和私隱的權利。 ^(25){ }^{25}
5.19 In New South Wales for example, the Residential Tenancies Act 2010 (NSW) states: 5.19 例如，在新南威尔士州，《2010 年住宅租赁法》（新南威尔士州）规定
50. Tenant’s right to quiet enjoyment 50.租户的安静享用权
(1) A tenant is entitled to quiet enjoyment of the residential premises without interruption by the landlord … (1) 租户有权在不受房东干扰的情况下安静地享用住宅...
(2) A landlord or landlord’s agent must not interfere with, or cause or permit any interference with, the reasonable peace, comfort and privacy of the tenant in using the residential premises … ^(26){ }^{26} (2) 業主或業主代理人不得干擾、導致或容許干擾租客在使用住宅處所時的合理安寧、舒適和私隱...... ^(26){ }^{26} 。
5.20 In Ingram v Department of Housing (Tenancy) the NSW Consumer, Trader and Tenancy Tribunal found that the words ‘reasonable peace, comfort and privacy’ ‘import a wider duty than is contained in the common law formulation of quiet enjoyment’ and that ‘those words clearly have their natural meaning.’ ^(27){ }^{27} 5.20 Ingram 诉住房部（租赁）案中，新南威尔士州消费者、交易商和租赁法庭认为，"合理的安宁、舒适和隐私 "等词语 "意味着比普通法中的安静享受表述所包含的更广泛的责任"，而且 "这些词语显然有其自然含义"。 ^(27){ }^{27}
Taking images inside the property 在物业内部拍摄图像
5.21 In Zia v Bechara, the NSW Consumer, Trader and Tenancy Tribunal held that the act of the agent ‘in remaining in the premises taking photographs once it was clear that the tenant did not consent to this amounts to a breach of the tenant’s right to quiet enjoyment’. Member Rosser ordered the landlord to pay $400\$ 400 in compensation to the tenant as the breach was deemed a ‘serious’ one. ^(28){ }^{28} 5.21 在 Zia 诉 Bechara 一案中，新南威尔士州消费者、交易商和租赁法庭认为，"在租户显然不同意拍照的情况下，中介仍留在房屋内拍照的行为构成了对租户安静享用权的侵犯"。Rosser 法官命令房东向租户支付 $400\$ 400 赔偿金，因为该违约行为被视为 "严重 "违约。 ^(28){ }^{28}
5.22 However, the purpose for which the images were taken and the agent’s conduct when taking the images is not known. The extent to which the tenant’s express right to reasonable privacy impacted on the Tribunal’s decision is also not known. 5.22 然而，拍摄图像的目的和代理人拍摄图像时的行为不得而知。租户明确享有的合理隐私权对法庭裁决的影响程度也不得而知。
Community responses 社区回应
5.23 The Commission asked stakeholders about the scope of the right to quiet enjoyment in Victoria and whether taking and using advertising images would amount to a breach of that right. 5.23 委员会向利益相关者询问了维多利亚州安静享用权的范围，以及拍摄和使用广告图像是否构成对该权利的侵犯。
Scope of the right 权利范围
5.24 At the Commission’s roundtable, the Tenants Union of Victoria expressed the view that many tenants struggle to understand the common law notion of quiet enjoyment and what it includes and what it excludes. ^(29){ }^{29} It was of the opinion that expanding the right to quiet enjoyment to include reasonable peace, comfort and privacy would bring the concept into the modern era. ^(30){ }^{30} 5.24 在委员会的圆桌会议上，维多利亚州租户联盟表示，许多租户很难理解普通法中安静享受的概念，也不知道它包括哪些内容，不包括哪些内容。 ^(29){ }^{29} 该会认为，将安静享用权扩大到包括合理的安宁、舒适和隐私，将使这一概念进入现代。 ^(30){ }^{30}
5.25 The Tenants’ Union of New South Wales was of the view that the right to peace, comfort and privacy clearly extends beyond the scope of the common law right to quiet enjoyment. It informed the Commission that: 5.25 新南威尔士租户联盟认为，享有安宁、舒适和隐私的权利显然超出了普通法规定的安静享用权的范围。它告知委员会
Quiet enjoyment goes to possession and tenure; and peace, comfort and privacy take on their natural meaning, which is clear. ^(31){ }^{31} 宁静的享受归于占有和保有权；而安宁、舒适和隐私则具有其自然的含义，这是显而易见的。 ^(31){ }^{31}
5.26 It follows, the Tenants’ Union of New South Wales argued, that the threshold for a breach of reasonable privacy is lower than for a breach of the common law right to quiet enjoyment. ^(32){ }^{32} 5.26 因此，新南威尔士租户联盟认为，侵犯合理隐私权的门槛低于侵犯普通法规定的安静享用权的门槛。 ^(32){ }^{32}
5.27 Some suggested that the right to reasonable peace, comfort and privacy could simply be a modern interpretation of the common law right to quiet enjoyment, and that the two could be read consistently. ^(33){ }^{33} This interpretation suggests that reasonable privacy may fall within the scope of the common law right currently enjoyed by Victorians. 5.27 一些人认为，合理的安宁、舒适和隐私权可以仅仅是对普通法中的安静享 受权的现代解释，两者可以一致解读。 ^(33){ }^{33} 这种解释表明，合理的隐私权可能属于维多利亚人目前享有的普通法权利的范围。
Would advertising images amount to a breach? 图片广告是否构成违规？
5.28 The Tenants’ Unions of Tasmania and the Australian Capital Territory expressed the view that taking or using advertising images of a tenant’s possessions without the tenant’s consent may amount to a breach of the tenant’s right to quiet enjoyment. ^(34){ }^{34} However, as stated above, the right to quiet enjoyment in these states includes an express right to reasonable privacy. 5.28 塔斯马尼亚州和澳大利亚首都直辖区的租户工会认为，未经租户同意拍摄或使用租户财物的广告图片，可能构成对租户安静享用权的侵犯。 ^(34){ }^{34} 但是，如上所述，这些州的安静享用权包括明确的合理隐私权。
5.29 As the Tenants’ Union ACT explained, the landlord’s right to enter is limited by the tenant’s right to reasonable privacy, and the dissemination of images that showed tenants’ possessions without their consent would interfere with their reasonable privacy. ^(35){ }^{35} 5.29 正如租户联盟 ACT 所解释的那样，房东的进入权受到租户合理隐私权的限制，而未经租户同意传播显示租户财物的图像会干扰租户的合理隐私。 ^(35){ }^{35}
5.30 The Queensland Residential Tenancies Authority expressed the view that using advertising images of tenants’ possessions without the tenants’ consent would not ordinarily amount to a breach of quiet enjoyment. ^(36){ }^{36} 5.30 昆士兰住宅租赁管理局认为，未经租户同意使用租户财物的广告图像，通常不构成对安静享用的侵犯。 ^(36){ }^{36}
5.31 According to the Authority, only one of the 14 complaints it received about this issue in the last financial year may have amounted to a breach of the right to quiet enjoyment. ^(37){ }^{37} In that case, the landlord persistently harassed the tenant at the property over several weeks in order to obtain the tenant’s consent to take advertising images that included the tenant’s possessions. The 13 other complaints mostly concerned the display of innocuous household items in advertising images. ^(38){ }^{38} 5.31 据房委会称，在上一财政年度收到的有关这一问题的 14 起投诉中，只有一起可能构成对安静享用权的侵犯。 ^(37){ }^{37} 在该案中，房东为了征得租户同意拍摄包括租户财物在内的广告图片，在数周内持续骚扰租户。其他 13 起投诉大多涉及在广告图片中展示无害的家居用品。 ^(38){ }^{38}
Commission's conclusions 委员会的结论
5.32 The Commission is of the view that the right to reasonable peace, comfort and privacy extends beyond the scope of the common law right to quiet enjoyment. 5.32 委员会认为，享有合理的安宁、舒适和隐私的权利超出了普通法规定的安静享 受权的范围。
5.33 A breach of quiet enjoyment requires a substantial interference with the tenant’s right to possess the property or to enjoy it for all usual purposes. The Commission is of the opinion that neither taking nor using advertising images of tenants’ possessions without their consent would ordinarily amount to a breach of this right. 5.33 違反寧靜享用權，須在相當程度上干擾租客管有物業或為一 般目的享用物業的權利。委员会认为，未经租户同意而拍摄或使用租户财物的广告图像，通常都不构成对这一权利的侵犯。
5.34 It is beyond the scope of the Commission’s terms of reference to consider bestowing on Victorian tenants a right to reasonable privacy. 5.34 考 慮 賦 予 維 多 利 亞 租 戶 合 理 私 隱 的 權 利 ， 超 出 了 委 員 會 的 職 權 範 圍 。
Communication 交流
52 Introduction 52 导言
52 Demonstrating respect for the tenant’s home 52 尊重租户的住宅
53 Advising tenants about advertising images 53 向租户提供有关广告图像的建议
54 Negotiating with the tenant 54 与租户谈判
6. Communication 6.交流
Introduction 导言
6.1 The importance of good communication was raised throughout the Commission’s consultations. 6.1 委员会在整个磋商过程中都提到了良好沟通的重要性。
6.2 Although the absence of an express provision about advertising images in the Residential Tenancies Act 1997 (Vic) (RTA) has undoubtedly contributed to the confusion between the parties involved, a number of agents and landlords highlighted the importance of negotiating with tenants who have concerns about advertising images without resort to the law. As one agent informed the Commission, 'If we have to rely on the law and apply to VCAT, we have already lost the battle and gone too far. We need that cooperation from the outset."1 6.2 虽然《1997 年住宅租赁法》（维多利亚州）（RTA）中没有关于广告图片的明文规定，这无疑造成了相关各方之间的混乱，但一些中介和房东强调了在不诉诸法律的情况下与对广告图片有顾虑的租户进行谈判的重要性。正如一位中介告诉委员会的那样，"如果我们必须依靠法律并向 VCAT 提出申请，那么我们就已经输掉了战斗，走得太远了。我们从一开始就需要这种合作 "1。
6.3 Demonstrating respect for the tenant’s home, properly informing the tenant that images will be taken and working with the tenant to address their concerns were identified by stakeholders as the key factors common to finding a solution that all parties are happy with. 6.3 利益相关者认为，尊重租户的住所、适当告知租户将拍摄图像以及与租户合作解决其关切是找到各方都满意的解决方案的关键因素。
Demonstrating respect for the tenant's home 尊重租户的住宅
6.4 A number of stakeholders expressed the view that good communication requires common courtesy and respect for the tenant’s home. ^(2){ }^{2} 6.4 一些持份者认为，良好的沟通需要礼貌和对租户住所的尊重。 ^(2){ }^{2}
6.5 One agent said that ‘even though this is a business transaction, it is a very emotional transaction’ for the tenant. ^(3){ }^{3} As an agent, 'you cannot have the attitude that the tenant is lower down the ladder than the vendor … we try not to order people around in their homes. ^(4){ }^{4} 6.5 一位经纪人说，"尽管这是一笔商业交易，但对租户来说却是一笔非常感性的交易"。 ^(3){ }^{3} 作为经纪人，"你不能抱着租户比卖主低一等的态度......我们尽量不在人们的家里发号施令。 ^(4){ }^{4}
6.6 Another agent told the Commission, 'We try to treat everyone, [whether] … landlord or tenant, equally. This is our philosophy-we try very hard to follow that through in all our dealings. ^(5){ }^{5} 6.6 另一家中介告诉委员会，"我们努力平等对待每一个人，[无论是]......房东还是房客。这是我们的理念，我们在所有的交易中都非常努力地贯彻这一理念。 ^(5){ }^{5}
6.7 Similarly, a landlord said, 'It is my house but it is their home and I respect that. I always put myself in their shoes. ^('6){ }^{\prime 6} 6.7 同样，一位房东说："这是我的房子，但也是他们的家，我尊重他们。我总是设身处地地为他们着想。 ^('6){ }^{\prime 6}
6.8 Several agents commented that they would never enter to take advertising images without tenant consent, and the tenants of these agents had never withheld consent. ^(7){ }^{7} 6.8 有几家中介表示，未经租户同意，他们绝不会入内拍摄广告图片，而这些中介的租户也从未拒绝过。 ^(7){ }^{7}
Advising tenants about advertising images 向租户提供有关广告图像的建议
6.9 Agents said that approaching tenants in a respectful manner about the end of the tenancy and their desire to advertise helps to reduce unnecessary problems when it comes to taking or using advertising images. ^(8){ }^{8} 6.9 中介说，以尊重的态度与租户接触，告诉他们租约结束以及他们想做广告的愿望，有助于在拍摄或使用广告图片时减少不必要的麻烦。 ^(8){ }^{8}
6.10 One agent said that she calls the tenant to let them know that the property will go on the market, which she then follows with a letter confirming the conversation. The agent personally advises the tenant to remove family photographs and valuables before any advertising images are taken. ^(9){ }^{9} 6.10 一位中介说，她会给租户打电话，让他们知道房产即将上市，然后再发信确认谈话内容。在拍摄任何广告图片之前，中介会亲自建议租户拿走家庭照片和贵重物品。 ^(9){ }^{9}
6.11 Another agent informed the Commission that when a property is to be sold, even if it is not his listing, he meets with the tenant to explain the process to minimise ‘conflict between rent and sales’. ^(10)A{ }^{10} \mathrm{~A} property manager said she helped to mediate a dispute in relation to advertising images where the sales agent worked for a different company by negotiating a rent reduction. ^(11){ }^{11} 6.11 另一家中介告诉委员会，当要出售一处房产时，即使不是他的挂牌房源，他也会与租户会面，解释出售程序，以尽量减少 "租金与销售之间的冲突"。 ^(10)A{ }^{10} \mathrm{~A} 物业经理说，她帮助调解了一起与广告图片有关的纠纷，销售代理为另一家公司工作，通过谈判降低了租金。 ^(11){ }^{11}
6.12 Another agent said he knew of an agency that gave tenants a standard one-page form about advertising images at the end of every lease. ^(12){ }^{12} 6.12 另一位中介说，据他所知，有一家中介公司在每份租约结束时，都会向租户提供一份关于广告图片的标准表格。 ^(12){ }^{12}
6.13 Some agents inform tenants about advertising images at the beginning of every lease by inserting a term about them into the tenancy agreement. ^(13){ }^{13} One agent noted that even though a term of this kind is unenforceable, it is 'common sense to alert people to the fact that photos will be taken…14 6.13 一些中介在每份租约开始时，都会在租约中加入有关广告图片的条款，告知租户。 ^(13){ }^{13} 一家中介指出，尽管此类条款无法执行，但 "提醒人们注意将拍摄照片这一事实是一种常识......14"。
6.14 The Commission agrees that it is helpful to advise tenants at the beginning of the lease that the landlord may wish to take advertising images if the property is going to be sold or re-leased. However, it is also concerned that an unenforceable term about advertising images in a tenancy agreement is open to misuse. 6.14 委员会同意，在租约开始时告知租户，如果房产要出售或重新出租，房东可能希望拍摄广告图片，这样做很有帮助。不过，委员会也担心，在租约中加入无法执行的广告图片条款会被滥用。
6.15 A landlord told the Commission that he instructs his agents not to lease his property to tenants who do not agree to the term authorising the landlord to take advertising images of the property at any time in the future if the property is to be sold or re-leased. ^(15){ }^{15} Any term that seeks to modify the statutorily enshrined rights of tenants, as that one does, is invalid. ^(16){ }^{16} 6.15 一位房东告诉委员会，如果租户不同意授权房东在将来出售或再出租房产时随时拍摄房产广告图片的条款，他就会指示中介不将房产出租给租户。 ^(15){ }^{15} 任何试图修改租户法定权利的条款都是无效的。 ^(16){ }^{16}
6.16 As such, a term of this kind should clearly set out the rights of each party under the RTA, including the fact that, at present, entry for this purpose must occur within seven days of obtaining the tenant’s consent. Alternatively, the landlord or agent could provide information about advertising images in the information pack that is provided to tenants at the beginning of a lease, rather than in the tenancy agreement. 6.16 因此，此类条款应明确规定各方在《租赁协议》下的权利，包括目前必须在征得租户同意后 7 天内为此目的进入房屋这一事实。另外，房东或中介也可以在租约开始时向租户提供的信息包中，而不是在租约中提供有关广告图片的信息。
Negotiating with the tenant 与租户谈判
6.17 Agents the Commission consulted with said that where a tenant raises concerns about advertising images that show their possessions, agents should be willing to compromise. ^(17){ }^{17} 6.17 委员会咨询过的中介说，如果租户对广告图片显示其财产表示担忧，中介应该愿意妥协。 ^(17){ }^{17}
6.18 The Real Estate Institute of Victoria submitted that 'Where a tenant concern was identified, agents reported they were able to negotiate a compromise solution between the tenant and the landlord. ^(18){ }^{18} Examples noted in their submission included using old photographs, waiting until the property was vacant and allowing tenants to review the images before use. ^(19){ }^{19} 6.18 维多利亚州房地产协会指出，"当发现租户有顾虑时，中介报告说他们能够在租户和房东之间协商出一个折中的解决方案。 ^(18){ }^{18} 他们在提交的材料中提到的例子包括使用旧照片、等到房产空置后再使用、允许租户在使用前查看图片。 ^(19){ }^{19}
6.19 An agent told the Commission that ‘You can just announce that you are coming in [to take advertising images] but that doesn’t get you very far’ as an agent cannot force a tenant to tidy up. ^(20){ }^{20} 6.19 一位中介告诉委员会，"你可以直接宣布你要来[拍摄广告图片]，但这并不能让你走多远"，因为中介不能强迫租户收拾。 ^(20){ }^{20}
6.20 One agent described the ‘consultative approach’ she uses, which includes negotiating consent to take advertising images on a room-by-room basis. The agent said, ‘Concessions need to be made when negotiating and you need to be prepared to be flexible.’ According to this agent, poor communication about advertising images has a ‘flow-on effect’, which causes a ‘chain of negativity’ throughout the sales process. ^(21){ }^{21} 6.20 一位代理人介绍了她使用的 "协商方法"，其中包括逐个房间协商同意拍摄广告图像。该经纪人说，"谈判时需要做出让步，你需要准备好灵活变通。"据这位经纪人说，有关广告图片的沟通不良会产生 "连锁效应"，在整个销售过程中造成 "负面连锁反应"。 ^(21){ }^{21}
6.21 Another agent expressed the view that tenant concerns often relate to other circumstances in the tenant’s life, such as a relationship breakdown or work stress, and that understanding the underlying reason for a tenant’s concerns may help find a solution that works for everyone. ^(22){ }^{22} 6.21 另一位代理认为，租户的担忧往往与租户生活中的其他情况有关，如感情破裂或工作压力，了解租户担忧的根本原因，有助于找到适合所有人的解决方案。 ^(22){ }^{22}
6.22 Methods used by agents to encourage tenant cooperation include providing a rent reduction, offering to help the tenant find somewhere else to live and offering to support the tenant to stay on if the buyer is an investor. ^(23){ }^{23} 6.22 中介鼓励租户合作的方法包括减租、帮助租户另觅居所，以及如果买方是投资者，则支持租户继续租住。 ^(23){ }^{23}
6.23 One agent reassures her tenants when a property is being sold that she is there to support them. The agent told the Commission, 'It is a business, but it is a personalised one, so tenants feel genuine trust. ^(24){ }^{24} 6.23 一位中介在出售房产时向租户保证，她会为他们提供支持。该经纪人告诉委员会："这是一门生意，但也是一门个性化的生意，因此租户会感到真正的信任。 ^(24){ }^{24}
7
Conclusion 结论
7. Conclusion 7.结论
7.1 The Residential Tenancies Act 1997 (Vic) does not explicitly address the practice of entering a property to take advertising images that show tenants’ possessions. While some hold the view that a right to enter for this purpose is implicit in the RTA, othersincluding the Commission-disagree, arguing that landlords and agents can only enter for this purpose after obtaining tenant consent. 7.1 1997 年《住宅租赁法》（维多利亚州）没有明确涉及进入物业拍摄广告图片以展示租户财物的做法。有些人认为，《住宅租赁法》中隐含了为此目的而进入物业的权利，而其他人（包括委员会）则不同意这种观点，认为房东和中介只有在征得租客同意后才能为此目的进入物业。
7.2 The need for legislative reform is clear. The absence of an express provision on this issue has enabled a range of practices to emerge, some of which have caused tenants distress and harm. The law has failed to keep pace with technology, including online advertising, the advent of which largely explains the prevalence of tenants’ concerns about privacy, risk of theft and risk of personal harm. 7.2 立法改革的必要性显而易见。由于在这个问题上没有明确的规定，因此出现了一系列做法，其中一些给租户造成了困扰和伤害。法律未能跟上技术发展的步伐，包括网络广告，而网络广告的出现在很大程度上解释了租户对隐私、被盗风险和人身伤害风险的普遍担忧。
7.3 The reforms put forward by the Commission are designed to bring the law into line with the digital age while striking the right balance between the interests of landlords and tenants in relation to advertising images. 7.3 委员会提出的改革旨在使法律与数字时代接轨，同时在业主和租户在广告图像方面的利益之间取得适当平衡。
7.4 If implemented, the reforms would provide certainty for landlords by establishing a right to enter to take advertising images, as this right is fundamental to their capacity to sell or lease a property. 7.4 如果改革得以实施，将通过确立进入拍摄广告图像的权利为业主提供确定性，因为这一权利对于业主出售或出租物业的能力至关重要。
7.5 The reforms would also strengthen protections for tenants who have legitimate concerns about images that identify or reveal sensitive information about them, or that place them at risk of theft. Tenants at risk of family or personal violence should also be afforded protection, and the Commission recommends granting these tenants a broad right of objection to images that would reveal their identity, and thus their location, to those who pose the risk. 7.5 改革还将加强对租户的保护，如果租户有正当理由担心图像会识别或泄露其敏感信息，或使其面临被盗风险。面临家庭暴力或人身暴力风险的租户也应得到保护，委员会建议赋予这些租户广泛的反对权，以避免其身份被泄露给构成风险的人，从而暴露其所在位置。
7.6 In addition to the formal protection afforded by the reforms, the Commission hopes they would encourage landlords, agents and tenants to negotiate mutually agreeable outcomes that address the needs of all concerned. 7.6 除了改革所提供的正式保护外，委员会还希望这些改革能鼓励业主、中介和租户通过谈判达成彼此同意的结果，以满足所有相关方的需求。
1 Tenants' Union ACT
2 Tenants' Union of New South Wales
3 Confidential
4 Donna Buckingham
5 Confidential
6 Housing Justice
7 Matthew Pearce
8 Little Real Estate
9 Peninsula Community Legal Centre
10 Real Estate Institute of Victoria
11 Assistant Professor Bruce Arnold
12 Name withheld
13 Tenants Union of Victoria
14 Privacy Victoria
15 Name withheld
16 Name withheld
17 Wendy Abrahmsen
18 Name withheld
19 Victor Mangion
20 Sarah Mclean| 1 | Tenants' Union ACT |
| :--- | :--- |
| 2 | Tenants' Union of New South Wales |
| 3 | Confidential |
| 4 | Donna Buckingham |
| 5 | Confidential |
| 6 | Housing Justice |
| 7 | Matthew Pearce |
| 8 | Little Real Estate |
| 9 | Peninsula Community Legal Centre |
| 10 | Real Estate Institute of Victoria |
| 11 | Assistant Professor Bruce Arnold |
| 12 | Name withheld |
| 13 | Tenants Union of Victoria |
| 14 | Privacy Victoria |
| 15 | Name withheld |
| 16 | Name withheld |
| 17 | Wendy Abrahmsen |
| 18 | Name withheld |
| 19 | Victor Mangion |
| 20 | Sarah Mclean |
Appendix B: Consultations 附录 B：磋商
Discussions about the questions raised in the consultation paper were held with the people and organisations listed below in chronological order. 就咨询文件中提出的问题与下列人员和组织进行了讨论，讨论按时间顺序排列如下。
1
A real estate agent 房地产经纪人
2
A real estate agent 房地产经纪人
3
Tenants Queensland 昆士兰租户
4
A tenant A 房客
5
Privacy Victoria 维多利亚州隐私权
6
Tenants' Union of New South Wales 新南威尔士租户联盟
7
Emma Gordon, property management operations manager, Harcourts Victoria Corporate Office 艾玛-戈登，维多利亚 Harcourts 公司办事处物业管理运营经理
Sophie Lyon, general manager, Property Management Division, PhilipWebb PhilipWebb 物业管理部总经理 Sophie Lyon
1 A real estate agent
2 A real estate agent
3 Tenants Queensland
4 A tenant
5 Privacy Victoria
6 Tenants' Union of New South Wales
7 Emma Gordon, property management operations manager, Harcourts Victoria Corporate Office
8 A real estate agent
9 Caroline Rickard, sales consultant, LJ Hooker Drysdale
10 Rachel Spurgeon, sales consultant, LJ Hooker Geelong
11 A tenant
12 A photographer
13 Linda Grady, tenant advocate and domestic violence support worker
14 Tenants' Union of Tasmania
15 Hunter Tenants Advice and Advocacy Service
16 Real Estate Institute of Tasmania
17 A real estate agent
18 Jacky Welgus, a tenant
19 Loretta Rossborough, learning and development coordinator, Little Real Estate
20 A tenant
21 A tenant
22 Corina Bailey, CEO, Landlord Specialists
23 Queensland Residential Tenancies Authority
24 Sophie Lyon, general manager, Property Management Division, PhilipWebb| 1 | A real estate agent |
| :---: | :---: |
| 2 | A real estate agent |
| 3 | Tenants Queensland |
| 4 | A tenant |
| 5 | Privacy Victoria |
| 6 | Tenants' Union of New South Wales |
| 7 | Emma Gordon, property management operations manager, Harcourts Victoria Corporate Office |
| 8 | A real estate agent |
| 9 | Caroline Rickard, sales consultant, LJ Hooker Drysdale |
| 10 | Rachel Spurgeon, sales consultant, LJ Hooker Geelong |
| 11 | A tenant |
| 12 | A photographer |
| 13 | Linda Grady, tenant advocate and domestic violence support worker |
| 14 | Tenants' Union of Tasmania |
| 15 | Hunter Tenants Advice and Advocacy Service |
| 16 | Real Estate Institute of Tasmania |
| 17 | A real estate agent |
| 18 | Jacky Welgus, a tenant |
| 19 | Loretta Rossborough, learning and development coordinator, Little Real Estate |
| 20 | A tenant |
| 21 | A tenant |
| 22 | Corina Bailey, CEO, Landlord Specialists |
| 23 | Queensland Residential Tenancies Authority |
| 24 | Sophie Lyon, general manager, Property Management Division, PhilipWebb |
David Stewart and Leesa Stewart, Market Share Property David Stewart 和 Leesa Stewart，Market Share Property
27
Shane McGrath，老年人住房行动小组 "最后的家 "服务部租赁工作者
Shane McGrath, tenancy worker, Home at Last service, Housing for the Aged Action
Group
Shane McGrath, tenancy worker, Home at Last service, Housing for the Aged Action
Group| Shane McGrath, tenancy worker, Home at Last service, Housing for the Aged Action |
| :--- |
| Group |
28
Gina Butera, a landlord 房东吉娜-布特拉
29
Stephen Raff, CEO, Ace Body Corporate Management, Australia & Singapore Stephen Raff，澳大利亚和新加坡 Ace Body 企业管理公司首席执行官
30
A landlord A 房东
31
A tenant A 房客
32
Victorian Aboriginal Legal Service 维多利亚州原住民法律服务处
33
A tenant A 房客
34
Real Estate Institute of Queensland 昆士兰房地产协会
35
A tenant A 房客
36
Paul Gordon, general counsel of REA Group 保罗-戈登，REA 集团总法律顾问
Roundtable with participants from the Real Estate Institute of Victoria, the Tenants Union
of Victoria and the Victorian Civil and Administrative Tribunal. Attended by Consumer
Affairs Victoria.
Roundtable with participants from the Real Estate Institute of Victoria, the Tenants Union
of Victoria and the Victorian Civil and Administrative Tribunal. Attended by Consumer
Affairs Victoria.| Roundtable with participants from the Real Estate Institute of Victoria, the Tenants Union |
| :--- |
| of Victoria and the Victorian Civil and Administrative Tribunal. Attended by Consumer |
| Affairs Victoria. |
38
Real Estate Institute of Victoria 维多利亚房地产学院
25 Michelle Evans, senior property manager, Investor's Choice Property Management
26 David Stewart and Leesa Stewart, Market Share Property
27 "Shane McGrath, tenancy worker, Home at Last service, Housing for the Aged Action
Group"
28 Gina Butera, a landlord
29 Stephen Raff, CEO, Ace Body Corporate Management, Australia & Singapore
30 A landlord
31 A tenant
32 Victorian Aboriginal Legal Service
33 A tenant
34 Real Estate Institute of Queensland
35 A tenant
36 Paul Gordon, general counsel of REA Group
37 "Roundtable with participants from the Real Estate Institute of Victoria, the Tenants Union
of Victoria and the Victorian Civil and Administrative Tribunal. Attended by Consumer
Affairs Victoria."
38 Real Estate Institute of Victoria| 25 | Michelle Evans, senior property manager, Investor's Choice Property Management |
| :--- | :--- |
| 26 | David Stewart and Leesa Stewart, Market Share Property |
| 27 | Shane McGrath, tenancy worker, Home at Last service, Housing for the Aged Action <br> Group |
| 28 | Gina Butera, a landlord |
| 29 | Stephen Raff, CEO, Ace Body Corporate Management, Australia & Singapore |
| 30 | A landlord |
| 31 | A tenant |
| 32 | Victorian Aboriginal Legal Service |
| 33 | A tenant |
| 34 | Real Estate Institute of Queensland |
| 35 | A tenant |
| 36 | Paul Gordon, general counsel of REA Group |
| 37 | Roundtable with participants from the Real Estate Institute of Victoria, the Tenants Union <br> of Victoria and the Victorian Civil and Administrative Tribunal. Attended by Consumer <br> Affairs Victoria. |
| 38 | Real Estate Institute of Victoria |
Appendix C: Online survey 附录 C：在线调查
The Victorian Law Reform Commission used an online survey to capture the views and experiences of tenants, tenant advocates, landlords and real estate agents in relation to advertising images of tenants’ possessions. Two hundred and seventy-nine people participated in the survey. 维多利亚州法律改革委员会通过在线调查了解了租户、租户权益维护者、房东和房地产中介对租户财产图片广告的看法和经验。共有 279 人参与了调查。
The Commission is grateful to participants for taking the time to respond and thanks them for their contribution. 委员会感谢与会者抽出时间做出答复，并感谢他们做出的贡献。
Survey 调查
Question 1 (mandatory question) 问题 1（必答题）
Are you a: 你是？ ◻quad\square \quad Tenant ◻quad\square \quad 租户 ◻quad\square \quad Tenants’ advocate rarr\rightarrow Go to Q11 ◻quad\square \quad 租戶權益維護者 rarr\rightarrow 前往 Q11 ◻quad\square \quad Landlord rarr\rightarrow Go to Q16 ◻quad\square \quad 房东 rarr\rightarrow 转到 Q16 ◻quad\square \quad Real estate agent or someone who works in the real estate industry rarr\rightarrow Go to Q25 ◻quad\square \quad 房地产经纪人或从事房地产行业的人 rarr\rightarrow 转到第 25 题 ◻quad\square \quad Other (please specify) rarr\rightarrow Go to Q33 ◻quad\square \quad 其他（请注明） rarr\rightarrow 转至 Q33
Questions for tenants 向租户提出的问题
Question 2 (mandatory question) 问题 2（必答题）
Has a landlord or real estate agent taken photographs or videos that contain your possessions to advertise a property you were renting?No rarr\rightarrow Go to Q4Yes 房东或房地产经纪人是否拍摄过包含您个人物品的照片或视频，以宣传您租住的房产？ 否 rarr\rightarrow 转至问题 4 是
Question 3 问题 3
Did the landlord or real estate agent tell you in advance that they would be coming to your house to take photographs or videos?No rarr\rightarrow Go to Q5 房东或房产中介是否事先告诉过您，他们会来您的房子拍照或录像？ 没有 rarr\rightarrow 转至问题 5
Yes, they asked me if they could come and I gave them permission to come rarr\rightarrow Go to Q5 是的，他们问我能否让他们来，我允许他们来了 rarr\rightarrow 转到问题 5
Yes, they told me they were coming and provided written notice rarr\rightarrow Go to Q5 是的，他们告诉我他们要来，并提供了书面通知 rarr\rightarrow 转到第 5 页
I don’t know rarr\rightarrow Go to Q5 我不知道 rarr\rightarrow 转到问题 5
Other rarr\rightarrow Go to Q5 其他 rarr\rightarrow 转到 Q5
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 4 问题 4
Have you ever prevented a landlord or real estate agent from taking or using images of your possessions for advertising purposes? 您是否阻止过房东或房地产经纪人拍摄或使用您的财产图像用于广告目的？ ◻quad\square \quad No rarr\rightarrow Go to Q33 ◻quad\square \quad 否 rarr\rightarrow 转至 Q33 ◻quad\square \quad Yes rarr\rightarrow Go to Q10 ◻quad\square \quad 是 rarr\rightarrow 转到问题 10
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 5 问题 5
Did you remove any valuable or personal items before the photographs or videos were taken?No, I wasn’t given the opportunity 在拍摄照片或视频之前，您是否拿走了任何贵重物品或私人物品？
No, I didn’t feel the need toYesOther 不，我觉得没有必要是其他
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 6 (mandatory question) 问题 6（必答题）
Did you have any concerns about the photographs or videos? (Select all that apply)No rarr\rightarrow Go to Q9Yes, I was concerned about the notice that was provided by the landlord or real estate agent (eg. I did not receive enough notice)Yes, I was concerned about my personal possessions appearing in the photographs or videos (eg. the images contained valuable or identifying items)None of the aboveOther (please specify) 您对照片或录像是否有任何顾虑？ (请选择所有适用选项)否 rarr\rightarrow 转到问题 9是的，我对房东或房地产中介提供的通知有顾虑（例如，我没有收到足够的通知）是的，我对照片或录像中出现我的个人物品有顾虑（例如，图像中包含贵重物品或可识别身份的物品）无上述顾虑其他（请注明）。
Question 7 问题 7
Did you tell the landlord or real estate agent about your concerns? (Only one answer)No rarr\rightarrow Go to Q9Yes 您是否将自己的顾虑告诉房东或房产中介？(只有一个答案）否 rarr\rightarrow 转到问题 9 是
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 8 问题 8
How did the landlord or real estate agent respond to your concerns?Not well 房东或房产中介如何回应您的担忧？
Well 好吧
Very well 非常好
Other 其他
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 9 问题 9
Did you feel that the landlord or real estate agent respected your right to privacy while they were advertising the property?No, not at all 您觉得房东或房产中介在宣传房产时是否尊重您的隐私权？ 不，完全没有
Yes generally, but some improvements could be made 总体上是，但还可以做一些改进
Yes, very much so 是的，非常如此
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 10 (mandatory question) 问题 10（必答题）
To reduce or compensate for any inconvenience caused to you while the owner was looking for a new tenant or buyer, did the landlord or real estate agent offer to…(Select all that apply) 为了减少或补偿房东在寻找新租客或新买家时给您造成的不便，房东或房产中介是否提供了......（请选择所有适用的选项） ◻quad\square \quad Reduce your rent or provide compensation rarr\rightarrow Go to Q33 ◻quad\square \quad 减少您的租金或提供补偿 rarr\rightarrow 转到 Q33 ◻\square Only photograph or film rooms that did not contain personal possessions (eg. bathroom) Go to Q33Hire furniture to use in the advertising photographs or videos rarr\rightarrow Go to Q33Wait until you had left the property to take the advertising photographs or videos rarr\rightarrow Go to Q33None of the above rarr\rightarrow Go to Q33 ◻\square 只拍摄或录制不包含个人物品的房间（例如浴室） 转至 Q33租用家具用于拍摄广告照片或视频 rarr\rightarrow 转至 Q33等到您离开物业后再拍摄广告照片或视频 rarr\rightarrow 转至 Q33以上均非 rarr\rightarrow 转至 Q33
I don’t know rarr\rightarrow Go to Q33 我不知道 rarr\rightarrow 转到 Q33
Questions for tenants' advocates 向租户权益倡导者提出的问题
Question 11 (mandatory question) 问题 11（必答题）
Do you know of a situation in which a tenant was concerned about photographs or videos of their possessions being taken or used to advertise a property for sale or lease?No rarr\rightarrow Go to Q33Yes 您是否知道有租户担心其财物的照片或视频被拍摄或用于出售或出租物业的广告宣传？ 否 rarr\rightarrow 转至问题 33是
Question 12 (mandatory question) 问题 12（必答题）
Did the concerns of the tenant/s relate to: (select all that apply)The notice that was provided by the landlord or real estate agent (eg the tenant did not receive enough notice)Personal possessions appearing in the photographs or videos (eg. the images contained valuable or identifying items)Other (please specify) 租户的担忧是否与以下方面有关：(请选择所有适用选项）房东或房地产中介提供的通知（例如，租户没有收到足够的通知）照片或视频中出现的个人财产（例如，图像中包含贵重物品或可识别物品）其他（请注明）
Question 13 问题 13
Did the tenant/s tell their landlord or real estate agent about their concerns?No rarr\rightarrow Go to Q15 租户是否向房东或房产中介告知了他们的担忧？ 否 rarr\rightarrow 转至问题 15
It depends 这取决于
Yes 是
I don’t know rarr\rightarrow Go to Q15 我不知道 rarr\rightarrow 转到 Q15
Question 14 问题 14
How did the landlord/s or real estate agent/s respond? 房东或房产中介如何回应？ ◻\square Not wellWellVery wellI don’t know ◻\square 不好很好我不知道
Other 其他
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 15 (mandatory question) 问题 15（必答题）
Generally speaking, do you think landlords and real estate agents respect the tenant’s right to quiet enjoyment and privacy when they take photographs or videos of properties that contain tenants’ personal possessions? 一般来说，您认为房东和房产中介在对包含租户个人物品的房产进行拍照或录像时，是否尊重了租户的安静享用权和隐私权？ ◻quad\square \quad No, not at all rarr\rightarrow Go to Q33 ◻quad\square \quad 没有，完全没有 rarr\rightarrow 转至 Q33 ◻\square Generally yes, but improvements could be made rarr\rightarrow Go to Q33 ◻\square 一般是，但可以改进 rarr\rightarrow 转到问题 33 ◻quad\square \quad Yes, very much so rarr\rightarrow Go to Q33 ◻quad\square \quad 是，非常喜欢 rarr\rightarrow 转到 Q33 ◻quad\square \quad I don’t know rarr\rightarrow Go to Q33 ◻quad\square \quad 我不知道 rarr\rightarrow 转至 Q33
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Questions for landlords 给房东的问题
Question 16 (mandatory question) 问题 16（必答题）
Have you or your real estate agent taken photographs or videos that contained tenants’ possessions to advertise your property for sale or lease? 您或您的房地产经纪人是否拍摄了包含租户物品的照片或视频，以宣传您的房产出售或出租？ ◻\square No rarr\rightarrow Go to Q21Yes ◻\square 否 rarr\rightarrow 转到问题 21是
Question 17 问题 17
Did you or your real estate agent advise the tenant beforehand that you would be taking photographs or video? (Select all that apply) 您或您的房地产经纪人是否事先告知租户您将拍照或录像？ ◻\square NoYes, I/we gave the tenant written noticeYes, I/we asked for the tenant’s permission to take photographs or videoI don’t know ◻\square 否是，我/我们向房客发出了书面通知是，我/我们征得了房客对拍照或录像的许可我不知道
Other 其他
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 18 问题 18
Before the photographs or videos were taken, did you or your real estate agent advise the tenant to remove any valuable or personal items?No 在拍照或录像之前，您或您的房地产经纪人是否建议租户搬走任何贵重物品或私人物品？
Yes 是
I don’t know 我不知道
Question 19 问题 19
On the day the photographs or videos were taken, did you or your real estate move any furniture or personal possessions? 在照片或视频拍摄当天，您或您的房地产公司是否移动过任何家具或个人物品？
Question 20 (mandatory question) 问题 20（必答题）
Did the tenant have any concerns about the photographs or videos? (select all that apply) 租户对照片或视频是否有任何疑虑？
No rarr\rightarrow Go to Q24 否 rarr\rightarrow 转到 Q24
Yes, they were concerned about the notice that l/real estate agent provided (eg the tenant felt that they did not receive enough notice) rarr\rightarrow Go to Q23Yes, they were concerned about their personal possessions appearing in the photographs or videos (eg the images contained valuable or identifying items) rarr\rightarrow Go to Q23Other rarr\rightarrow Go to Q23
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 21 问题 21
Have you ever come across a tenant who unreasonably withheld consent or made it difficult for you to take photographs or videos of your property? 您是否曾遇到过租户无理拒绝同意或刁难您对房产进行拍照或录像的情况？ ◻\square No rarr\rightarrow Go to Q33 ◻\square 否 rarr\rightarrow 转至 Q33
Yes 是
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 22 问题 22
Did your inability to use photographs or videos of tenants’ possessions to advertise the property inconvenience you in any way? 您无法使用租户物品的照片或视频来宣传房产，这是否给您带来任何不便？
{:[" No "rarr" Go to Q33 "],[" Yes "rarr" Go to Q33 "]:}\begin{aligned}
& \text { No } \rightarrow \text { Go to Q33 } \\
& \text { Yes } \rightarrow \text { Go to Q33 }
\end{aligned}
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 23 问题 23
How did you respond to their concerns? 您如何回应他们的关切？
Question 24 (mandatory question) 问题 24（必答题）
To reduce or compensate for any inconvenience caused to the tenant while you were looking for a new tenant or buyer, did you or your real estate agent offer to … (Select all that apply) 为了减少或补偿在您寻找新租户或买家期间给租户造成的任何不便，您或您的房地产代理是否提出......（请选择所有适用的选项）？ ◻quad\square \quad Reduce the rent or provide compensation rarr\rightarrow Go to Q33Only photograph or film rooms that did not contain personal possessions (eg bathroom) rarr\rightarrow Go to Q33 ◻quad\square \quad 减少租金或提供补偿 rarr\rightarrow 转到问题 33只拍摄或拍摄没有个人物品的房间（例如浴室） rarr\rightarrow 转到问题 33
Hire furniture to use in advertising photographs or videos rarr\rightarrow Go to Q33 租用家具用于广告照片或视频 rarr\rightarrow 转到 Q33
Wait until the tenant had left the property to take the advertising photos or videos rarr\rightarrow Go to Q33 等到租户离开物业后再拍摄广告照片或视频 rarr\rightarrow 转至 Q33
None of the above rarr\rightarrow Go to Q33I don’t know rarr\rightarrow Go to Q33 以上都不是 rarr\rightarrow 转至 Q33我不知道 rarr\rightarrow 转至 Q33
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Questions for real estate agents 向房地产经纪人提出的问题
Question 25 (mandatory question) 第 25 题（必答题）
Have you taken or used photographs or videos that contained tenants’ possessions to advertise a property for sale or lease?No rarr\rightarrow Go to Q33 你是否拍摄或使用过包含租户财物的照片或视频来为出售或出租物业做广告？ 没有 rarr\rightarrow 转至 Q33
Yes 是
Question 26 问题 26
How often do you use videos or virtual tours to market residential properties for sale or lease? 您多长时间使用一次视频或虚拟参观来推销待售或待租的住宅物业？ qquad\qquad NeverSometimesOftenAlways qquad\qquad 从不有时经常总是
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 27 问题 27
Do you advise tenants beforehand that you will be taking photographs or videos? 您是否事先告知租户您将拍照或录像？
(Select all that apply)No (请选择所有适用的选项）否
Yes, I give the tenant written notice 是的，我给了租户书面通知
Yes, I ask the tenant for permission to enter to take the photographs or videos 是的，我请求租户允许我进入拍摄照片或视频
Other 其他
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 28 问题 28
Do you have a standard practice you use when telling tenants that advertising photographs or videos will be taken inside their homes? 在告知租户将在其住宅内拍摄广告照片或视频时，您是否有标准做法？
If yes, could you please elaborate on your response? 如果是，请详细说明您的答复。
Question 29 问题 29
Do you advise tenants to remove any valuable or personal items before photographs or videos are taken? 你们是否建议租户在拍照或录像前拿走任何贵重或私人物品？ ◻quad\square \quad Sometimes ◻quad\square \quad 有时 ◻quad\square \quad Yes ◻quad\square \quad 是
Question 30 (mandatory question) 第 30 题（必答题）
Do tenants have any concerns about the photographs or videos? (Select all that apply) 租户对照片或视频是否有任何顾虑？
No rarr\rightarrow Go to Q32Yes, they have been concerned about the notice provided (eg. the tenant felt that they did not receive enough notice)Yes, they have been concerned about their personal possessions appearing in the photographs or videos (eg the images contained valuable or identifying items)Other 否 rarr\rightarrow 转至问题 32是，他们对所提供的通知感到担忧（例如，租户认为他们没有收到足够的通知）是，他们对照片或视频中出现的个人物品感到担忧（例如，图像中包含贵重物品或可识别身份的物品）其他
If you have any comments, write them here. 如果您有任何意见，请写在这里。
Question 31 问题 31
How did you respond to the tenants’ concerns about the photographs or videos? 您如何回应租户对照片或视频的担忧？
Question 32 (mandatory question) 第 32 题（必答题）
To reduce or compensate for any inconvenience caused to the tenant while the owner was looking for a new tenant or buyer, did you offer to … (Select all that apply) 为了减少或补偿业主在寻找新租户或买家时给租户造成的不便，您是否提出......（请选择所有适用的选项） ◻quad\square \quad Reduce the rent or provide compensation rarr\rightarrow Go to Q33 ◻quad\square \quad 减少租金或提供补偿 rarr\rightarrow 转到问题 33 ◻\square Only photograph or film rooms that did not contain personal possessions (eg bathroom) rarr\rightarrow Go to Q33Hire furniture to use in the advertising photographs or videos rarr\rightarrow Go to Q33Wait until the tenant had left the property to take the advertising photos or videos rarr\rightarrow Go to Q33None of the above rarr\rightarrow Go to Q33 ◻\square 只拍摄不含个人物品的房间（如浴室） rarr\rightarrow 转至问题 33租用家具用于拍摄广告照片或视频 rarr\rightarrow 转至问题 33等到租户离开物业后再拍摄广告照片或视频 rarr\rightarrow 转至问题 33以上都不是 rarr\rightarrow 转至问题 33
I don’t know rarr\rightarrow Go to Q33 我不知道 rarr\rightarrow 转到 Q33
If you have any comments, write them here. 如果您有任何意见，请写在这里。
General questions for everyone 向大家提出的一般性问题
Question 33 (mandatory question) 问题 33（必答题）
We want to know your general views and whether you have any concerns about advertising photographs or videos that contain tenants’ possessions? (Select all that apply)I don’t have anyHaving the photographs or videos taken could inconvenience the tenant 我们想了解您的总体看法，以及您是否对包含租户物品的广告照片或视频有任何顾虑？(请选择所有适用的选项）我没有任何顾虑拍摄照片或视频可能会给租户带来不便
The photographs or videos could violate the tenant’s privacyThe photographs or videos could place the tenant at risk of theftThe photographs or videos could place the tenant at risk or personal harmOther (please specify) 照片或录像可能会侵犯租户的隐私照片或录像可能会使租户面临被盗风险照片或录像可能会使租户面临人身伤害风险其他（请注明）。
Question 34 问题 34
Is there anything else you want to tell us? 你还有什么要告诉我们的吗？
Question 35 (mandatory question) 第 35 题（必答题）
Can we contact you in relation to your response? 我们能否就您的答复与您联系？ qquad\qquad No qquad\qquad 否
Yes 是
If yes, please provide your email address and phone number. 如果是，请提供您的电子邮件地址和电话号码。
Question 36 (mandatory question) 第 36 题（必答题）
Which state or territory do you live in? 您居住在哪个州或地区？
Bibliography 参考书目
Bibliography 参考书目
Australian Law Reform Commission, For Your Information: Australian Privacy Law and Practice, Final Report No. 108 (2008) 澳大利亚法律改革委员会，《供您参考》：澳大利亚隐私法与实践》，第 108 号最终报告（2008 年）
Bradbrook, Adrian J, ‘The Rights and Duties of Landlords and Tenants Under the Victorian Residential Tenancies Act’ (1981) 13 Melbourne University Law Review 159 Bradbrook, Adrian J, 《维多利亚州住宅租赁法规定的房东和房客的权利与义务》（1981 年），《墨尔本大学法律评论》第 13 期，第 159 页。
Consumer Affairs and Fair Trading, Department of Justice (Tasmania), Renting in Tasmania, Amendment Fact Sheet (9 October 2014) 塔斯马尼亚州司法部消费者事务与公平交易局，《塔斯马尼亚州的租房问题》，修订概况介绍（2014 年 10 月 9 日）。
Fitzgerald, Jacqueline and Suzanne Poynton, The Changing Nature of Objects Stolen in Household Burglaries, Crime and Justice Statistics Issues Paper No. 62 (NSW Bureau of Crime Statistics and Research, 2011)
Tenants Union of Victoria, The Landlord is Selling (July 2013) <www.tuv.org.au/advice/ during-your-tenancy/your-landlord-is-selling> 维多利亚州租户联盟，《房东正在出售》（2013 年 7 月）<www.tuv.org.au/advice/ during-your-tenancy/your-lord-is-selling>
Tenants Union of Victoria, Key Housing and Tenancy Statistics (February 2014) 维多利亚州租户联盟，《主要住房和租赁统计数据》（2014 年 2 月）
<www.tuv.org.au/wp-content/uploads.2014/04/Housing-and-tenancy-stats.pdf>
Victorian Law Reform Commission, Photographing and Filming Tenants’ Possessions for Advertising Purposes, Consultation Paper No. 22 (2014) 维多利亚州法律改革委员会，《为广告目的拍摄和录制租户物品》，第22号咨询文件（2014年）
Victorian Law Reform Commission, Surveillance in Public Places, Final Report No. 18 (2010) 维多利亚法律改革委员会，《公共场所的监控》，第 18 号最终报告（2010 年）。
Reports published by the Victorian Law Reform Commission 维多利亚州法律改革委员会发布的报告
1 Criminal Liability for Workplace Death and Serious Injury in the Public Sector (2002) 1 公共部门工作场所死亡和重伤的刑事责任（2002 年）
2 Disputes between Co-owners (2002) 2 共同所有人之间的纠纷（2002 年）
3 Failure to Appear in Court in Response to Bail (2002)* 3 保释后不出庭（2002年）*
4 People with Intellectual Disabilities at Risk: A Legal Framework for Compulsory Care (2003) 4 《面临风险的智障人士：强制护理的法律框架》（2003 年）
9 Uniform Evidence Law (2006) 9 《统一证据法》（2006 年）
10 Review of Family Violence Laws (2006) 10 《家庭暴力法》审查（2006 年）
11 Residential Tenancy Databases (2006)* 11 住宅租赁数据库（2006 年）*
12 Assisted Reproductive Technology and Adoption (2007) 12 辅助生殖技术与收养（2007 年）
13 Review of the Bail Act 1997 (2007) 13 1997 年《保释法》审查（2007 年）
14 Civil Justice Review (2008) 14 《民事司法评论》（2008 年）
15 Law of Abortion (2008) 15 堕胎法（2008 年）
16 Assistance Animals (2008)* 16 只援助动物（2008 年）*
17 Jury Directions (2009) 17 《陪审团指示》（2009 年）
18 Surveillance in Public Places (2010) 18 公共场所的监控（2010 年）
19 Protection Applications in the Children’s Court (2010) 19 儿童法庭的保护申请（2010 年）
20 Review of the Property Law Act 1958 (2010) 20 审查《1958 年财产法》（2010 年）
21 Supporting Young People in Police Interviews (2010)* 21 在与警察面谈时为年轻人提供支持（2010 年）*
22 Easements and Covenants (2010) 22 地役权和契约（2010 年）
23 Sex Offenders Registration (2011) 23 性犯罪者登记（2011 年）
24 Guardianship (2012) 24 监护权（2012 年）
25 Birth Registration and Birth Certificates (2013)* 25 出生登记和出生证明（2013 年）*
26 Succession Laws (2013) 26 继承法（2013 年）
27 Jury Empanelment (2014) 27 陪审团成员的任命（2014 年）
28 Review of the Crimes (Mental Impairment and Unfitness to be Tried) Act 1997 (2014) 28 审查《1997 年犯罪（精神损伤和不适宜受审）法》（2014 年）
29 The Forfeiture Rule (2014) 29 没收规则（2014 年）
30 Trading Trusts—Oppression Remedies (2015) 30 交易信托--压制性补救措施（2015 年）
31 Photographing and Filming Tenants’ 31 拍摄租户的照片和录像
Possessions for Advertising Purposes (2015)* 用于广告目的的占有物（2015 年）*
1quad1 \quad Preliminary consultations with the Tenants Union of Victoria (30 August 2013 and 29 January 2014). 1quad1 \quad 与维多利亚州租户联盟的初步磋商（2013 年 8 月 30 日和 2014 年 1 月 29 日）。
2 On 17 September 2014, the Office of the Victorian Privacy Commissioner (Privacy Victoria) became the Office of the Commissioner for Privacy and Data Protection (Privacy and Data Protection Victoria). In this report, it is referred to as Privacy and Data Protection Victoria, except when citing its submission, which was received on 18 August 2014. 2 2014年9月17日，维多利亚州隐私专员办公室（Privacy Victoria）更名为隐私与数据保护专员办公室（Privacy and Data Protection Victoria）。在本报告中，除引用其于 2014 年 8 月 18 日提交的意见书外，均简称为 "维多利亚州隐私与数据保护署"。
3 Tenants Union of Victoria, Key Housing and Tenancy Statistics (February 2014) 1 <http://www.tuv.org.au/wp-content/uploads/2014/04/ Housing-and-tenancy-stats.pdf>. 3 维州租户联盟，《主要住房和租赁统计数据》（2014年2月）1 <http://www.tuv.org.au/wp-content/uploads/2014/04/ Housing-and-tenancy-stats.pdf>。
Radaich v Smith (1959) 101 CLR 209, 222 (Windeyer J). Radaich 诉 Smith (1959) 101 CLR 209, 222 (Windeyer J)。
Residential Tenancies Act 1997 (Vic) s 86. 1997 年住宅租赁法》（维多利亚州）第 86 条。
Ibid ss 86(1)(a)-(b). 同上，第 86(1)(a)-(b)条。
Ibid ss 85(b), 88 . 同上，第 85(b)、88 条。
Ibid 567 . 同上 567。
Martins Camera Corner Pty Ltd v Hotel Mayfair Ltd [1976] 2 NSWLR 15, 23 Martins Camera Corner Pty Ltd 诉 Hotel Mayfair Ltd [1976] 2 NSWLR 15, 23
Ibid. 同上。
Victorian Law Reform Commission, Photographing and Filming Tenants’ Possessions for Advertising Purposes, Consultation Paper No. 22 (2014). 维多利亚州法律改革委员会，《为广告目的拍摄租户物品》，第 22 号咨询文件（2014 年）。
Ibid. 同上。
lbid.
Submission 10 (Real Estate Institute of Victoria). 提交的材料 10（维多利亚房地产协会）。
Ibid. 同上。
Consultation 37 (Roundtable). 第 37 次磋商（圆桌会议）。
Ibid. Agents the Commission consulted with expressed divergent views, with some agreeing that the law works well in relation to advertising images and others saying that greater clarity would be helpful. 同上。委员会咨询过的代理商表达了不同的意见，一些同意法律在广告图像方面运行良好，另一些则认为更加明确的规定会有所帮助。
Submission 10 (Real Estate Institute of Victoria). Consultations 10 (Rachel Spurgeon, sales consultant, LJ Hooker Geelong); 28 (Gina Butera). 意见书 10（维多利亚州房地产协会）。咨询 10（Rachel Spurgeon，销售顾问，LJ Hooker Geelong）；28（Gina Butera）。
Consultations 8 (a real estate agent); 10 (Rachel Spurgeon, sales consultant, LJ Hooker Geelong); 17 (a real estate agent). Submission 13 (Tenants Union of Victoria). 第 8 次咨询（一名房地产经纪人）；第 10 次咨询（LJ Hooker Geelong 销售顾问 Rachel Spurgeon）；第 17 次咨询（一名房地产经纪人）。13 号意见书（维多利亚州租户联盟）。
159 of 233 respondents said that the photographs or videos could violate the tenant’s privacy. 233 个受访者中有 159 人表示，照片或视频可能会侵犯租户的隐私。
Submission 11 (Assistant Professor Bruce Arnold). 材料 11（布鲁斯-阿诺德助理教授）。
Ibid. 同上。
Consultation 18 (Jacky Welgus). VLRC online survey. Consultation 18 (Jacky Welgus). 咨询 18（Jacky Welgus）。VLRC 在线调查。咨询 18（Jacky Welgus）。
Information provided to the Commission by Consumer Affairs Victoria (26 February 2014) and by the Tenants Union of Victoria (15 August 2014). 维多利亚州消费者事务局（2014 年 2 月 26 日）和维多利亚州租户联盟（2014 年 8 月 15 日）向委员会提供的信息。
Information provided to the Commission by Consumer Affairs Victoria (26 February 2014) 维多利亚州消费者事务局向委员会提供的信息（2014 年 2 月 26 日）
Information provided to the Commission by Victoria Police (12 March 2014). 维多利亚州警方向委员会提供的信息（2014 年 3 月 12 日）。
Submission 13 (Tenants Union of Victoria). 提交材料 13（维多利亚租户联盟）。
Ibid. 同上。
Submission 9 (Peninsula Community Legal Centre). 提交材料 9（半岛社区法律中心）。
Ibid. 同上。
Consultation 27 (Shane McGrath, tenancy worker, Home at Last service, Housing for the Aged Action Group). 咨询 27（Shane McGrath，租赁工作者，"最后的家 "服务，老年人住房行动小组）。
Consultation 20 (a tenant). 咨询 20（一名租户）。
Ibid. 同上。
VLRC online survey. VLRC 在线调查。
Consultation 1 (a real estate agent). VLRC online survey. 咨询 1（一名房地产经纪人）。VLRC 在线调查。
87
Consultation 1 (a real estate agent). A real estate photographer (consultation 12) said that professional videos are edited so that they do not provide a 360 -degree view of the entry and exit points of the property. However, a filmed walk-through of the property can display the entry and exit points of the property. 咨询 1（一名房地产经纪人）。一位房地产摄影师（咨询 12）说，专业视频经过剪辑，无法 360 度全方位展示房产的出入口。不过，拍摄的物业漫步图可以显示物业的出入口。
Consultation 1 (a real estate agent). 咨询 1（一名房地产经纪人）。
Consultation 30 (a landlord). 咨询 30（房东）。
102 of 233 respondents said that the photographs or videos could place the tenant at risk of personal harm. 在 233 个受访者中，有 102 个表示照片或视频可能会使租户面临人身伤害的风险。
Much of the evidence below was provided by a domestic violence support worker in NSW (Consultation 13, Linda Grady) who is employed as part of a government-funded program that assists women fleeing family violence to establish stable lives, including by helping them find suitable private rental accommodation. The Commission did not find a family violence support worker in Victoria with similar expertise in residential tenancy law. However, the TUV, CAV, the Peninsula Community Legal Centre and a number of agents all said they had experience with this issue: information provided to the Commission by Consumer Affairs Victoria (26 February 2014) and the Tenants Union of Victoria (15 August 2014). Submission 9 (Peninsula Community Legal Centre). Consultations 22 (Corina Bailey, CEO, Landlord Specialists); 25 (Michelle Evans, senior property manager, Investor’s Choice Property Management); 26 (David Stewart and Leesa Stewart, Market Share Property). See also Consultations 15 (Hunter Tenants Advice and Advocacy Service); 23 (Queensland Residential Tenancies Authority). 92 Consultation 13 (Linda Grady, tenant advocate and domestic violence support worker). These cases occurred in New South Wales. Information provided to the Commission by Consumer Affairs Victoria ( 26 February 2014) and the Tenants Union of Victoria (15 August 2014). Consultation 13 (Linda Grady, tenant advocate and domestic violence support worker). VLRC online survey. 以下大部分证据是由新南威尔士州的一名家庭暴力支持工作者（咨询 13，Linda Grady）提供的，她受雇于一项由政府资助的计划，该计划旨在帮助逃离家庭暴力的妇女建立稳定的生活，包括帮助她们找到合适的私人租房。委员会在维多利亚州没有找到一位在住宅租赁法方面具有类似专业知识的家庭暴力支持工作者。不过，维州消费者事务局、维州租户联盟、半岛社区法律中心和一些中介都表示，他们在这个问题上有经验：维州消费者事务局（2014 年 2 月 26 日）和维州租户联盟（2014 年 8 月 15 日）向委员会提供的资料。意见书 9（半岛社区法律中心）。咨询 22（Corina Bailey，Landlord Specialists 首席执行官）；咨询 25（Michelle Evans，Investor's Choice Property Management 高级物业经理）；咨询 26（David Stewart 和 Leesa Stewart，Market Share Property）。另见第 15 次咨询（猎人租户咨询与宣传服务部）；第 23 次咨询（昆士兰住宅租赁管理局）。92 第 13 次咨询（Linda Grady，租户倡导者和家庭暴力支持工作者）。这些案例发生在新南威尔士州。维州消费者事务局（2014 年 2 月 26 日）和维州租户联盟（2014 年 8 月 15 日）向委员会提供的信息。咨询 13（Linda Grady，租户倡导者和家庭暴力支持工作者）。VLRC 在线调查。
Consultation 13 (Linda Grady, tenant advocate and domestic violence support worker). This case occurred in NSW. 咨询 13（Linda Grady，租户权益倡导者和家庭暴力支助工作者）。此案发生在新南威尔士州。
Consultations 22 (Corina Bailey, CEO, Landlord Specialists); 25 (Michelle Evans, senior property manager, Investor’s Choice Property 咨询 22（房东专家首席执行官 Corina Bailey）；25（投资者之选物业公司高级物业经理 Michelle Evans
98
109 Ibid 109 同上
110 Ibid. 110 同上。
112 Ibid 112 同上
113 Consultations 6 (Tenants’ Union of New South Wales); 21 (a tenant); 37 (Roundtable). VLRC online survey. 113 咨询 6（新南威尔士租户联盟）；21（一名租户）；37（圆桌会议）。VLRC 在线调查。
114 Consultations 1 (a real estate agent); 6 (Tenants’ Union of New South Wales); 12 (a photographer); 26 (David Stewart and Leesa Stewart, Market Share Property); 37 (Roundtable). 114 咨询 1（一名房地产经纪人）；6（新南威尔士租户联盟）；12（一名摄影师）；26（Market Share Property 的 David Stewart 和 Leesa Stewart）；37（圆桌会议）。
Consultation 37 (Roundtable). 第 37 次磋商（圆桌会议）。
VLRC online survey. VLRC 在线调查。
Consultation 21 (a tenant). 咨询 21（一名租户）。
Consultation 37 (Roundtable). 第 37 次磋商（圆桌会议）。
16119 Information provided to the Commission by the Tenants Union of Victoria (10 July 2014). 16119 维多利亚州租户联盟向委员会提供的信息（2014 年 7 月 10 日）。
120 Consultation 1 (a real estate agent). 120 咨询 1（一名房地产经纪人）。
121
云
Information provided to the Commission by the Tenants Union of Victoria (15 August 2014). VLRC online survey. 维州租户联盟向委员会提供的信息（2014 年 8 月 15 日）。VLRC 在线调查。
VLRC online survey. VLRC 在线调查。
Information provided to the Commission by the Tenants Union of Victoria (15 August 2014). Consultation 33 (a tenant). 维州租户联盟向委员会提供的信息（2014 年 8 月 15 日）。咨询 33（一名租户）。
Consultation 33 (a tenant). 咨询 33（一名租户）。
VLRC online survey. VLRC 在线调查。
Ibid. 同上。
Submission 13 (Tenants Union of Victoria). 提交材料 13（维多利亚租户联盟）。
Consultation 33 (a tenant). 咨询 33（一名租户）。
Ibid. 同上。
Consultation 37 (Roundtable) 第 37 次磋商（圆桌会议）
Consultation 4 (a tenant). 咨询 4（一名租户）。
VLRC online survey. VLRC 在线调查。
Ibid 同上
Ibid ss 86(1)(a)-(b). 同上，第 86(1)(a)-(b)条。
Ibid ss 85(b), 88 . 同上，第 85(b)、88 条。
Ibid s 86 . 同上，第 86 页。
Information provided to the Commission by VCAT (4 March 2014). VCAT 向委员会提供的资料（2014 年 3 月 4 日）。
Information provided to the Commission by VCAT (4 March 2014). See also Higgerson v Ricco (Residential Tenancies) [2014] VCAT 1214 (26 August 2014). VCAT 向委员会提供的信息（2014 年 3 月 4 日）。另见 Higgerson 诉 Ricco（住宅租赁）[2014] VCAT 1214（2014 年 8 月 26 日）。
Information provided to the Commission by VCAT (4 March 2014). See also Higgerson v Ricco (Residential Tenancies) [2014] VCAT 1214 (26 August 2014). VCAT 向委员会提供的信息（2014 年 3 月 4 日）。另见 Higgerson 诉 Ricco（住宅租赁）[2014] VCAT 1214（2014 年 8 月 26 日）。
Higgerson v Ricco (Residential Tenancies) [2014] VCAT 1214 (26 August 2014) [10] (Member Tyler). Ibid [11]. Higgerson 诉 Ricco（住宅租赁）[2014] VCAT 1214（2014 年 8 月 26 日）[10]（泰勒委员）。同上 [11]。
12 Jones v Director of Housing (Residential Tenancies) [2013] VCAT 2184 (31 December 2013) [21]-[22]. 12 Jones v Director of Housing（住宅租赁）[2013] VCAT 2184（2013 年 12 月 31 日）[21]-[22]。
13
Ibid [24]-[29]. Section 68 of the RTA places a duty on landlords to maintain the property in good repair. Section 86 grants landlords a right of entry to carry out a duty under the Act. Section 87 states that landlords must exercise a right of entry in a reasonable manner. Ibid [27]. 《同上[24]-[29]。房屋交易法》第 68 条规定，房东有责任保持房屋的良好维修。第 86 条赋予房东进入房屋的权利，以履行该法规定的义务。第 87 条规定，房东必须以合理的方式行使进入权。同 上 [27]。
Jones v Director of Housing (Residential Tenancies) [2013] VCAT 2184 (31 December 2013). Jones v Director of Housing (Residential Tenancies) [2013] VCAT 2184（2013 年 12 月 31 日）。
Information provided by Consumer Affairs Victoria (26 February 2014). 维多利亚州消费者事务局提供的信息（2014 年 2 月 26 日）。
Ibid. The Freedom of Information Amendment (New Arrangements) Bill 2014 was introduced into Commonwealth Parliament on 《同上。2014 年信息自由修正案（新安排）法案》于以下日期被提交至英联邦议会
2 October 2014. The Bill provided for the abolition of the Office of the Australian Information Commissioner from 1 January 2015. Office of the Australian Information Commissioner, ‘New Bill introduced to amend FOI and privacy laws’ (media release, 2 October 2014) http://www.oaic.gov.au/news-and-events/statements. As the Bill was not considered by the Senate before the summer recess, the Office of the Australian Information Commissioner remains open until further notice. Office of the Australian Information Commissioner, ‘OAIC to remain operational until further notice’ (media release, 8 December 2014) http://www.oaic.gov.au/news-and-events/statements. 2014 年 10 月 2 日。该法案规定从 2015 年 1 月 1 日起废除澳大利亚信息专员办公室。澳大利亚信息专员办公室，"修订信息自由和隐私法的新法案"（媒体发布，2014 年 10 月 2 日）http://www.oaic.gov.au/news-and-events/statements。由于参议院在夏季休会前未审议该法案，澳大利亚信息专员办公室在另行通知前仍保持开放。澳大利亚信息专员办公室，"OAIC将继续运作，直至另行通知"（媒体发布，2014年12月8日）http://www.oaic.gov.au/news-and-events/statements。
37
38
Consultation 37 (Roundtable). The right to quiet enjoyment is discussed in more detail in Chapter 5. 咨询 37（圆桌会议）。第 5 章将更详细地讨论安静享用权。
Submission 17 (Wendy Abrahmsen). VLRC online survey. 材料 17（Wendy Abrahmsen）。VLRC 在线调查。
Information provided to the Commission by a landlord (27 August 2014). 一位房东向委员会提供的信息（2014 年 8 月 27 日）。
Consultation 33 (a tenant). 咨询 33（一名租户）。
Ibid. 同上。
Submission 10 (Real Estate Institute of Victoria). 提交的材料 10（维多利亚房地产协会）。
Ibid 同上
Consultations 25 (Michelle Evans, senior property manager, Investor’s Choice Property Management); 29 (Stephen Raff, CEO, Ace Body Corporate Management, Australia & Singapore); 34 (Real Estate Institute of Queensland). 咨询 25（投资者之选物业管理公司高级物业经理 Michelle Evans）；29（澳大利亚和新加坡 Ace Body 企业管理公司首席执行官 Stephen Raff）；34（昆士兰房地产协会）。
Consultation 34 (Real Estate Institute of Queensland). 咨询 34（昆士兰房地产协会）。
56 Submission 13 (Tenants Union of Victoria). 56 Submission 13（维多利亚租户联盟）。
57 lbid 58quad58 \quad VLRC online survey. 58quad58 \quad VLRC 在线调查。
59 Submission 11 (Assistant Professor Bruce Arnold). 59 Submission 11（Bruce Arnold 助理教授）。 60quad60 \quad Residential Tenancies Act 1995 (SA) s 72(1)72(1) (i). 60quad60 \quad 1995 年《住宅租赁法》（SA）第 72(1)72(1) (i) 条。
61 Residential Tenancies and Rooming Accommodation Act 2013 (Qld) s 203; Residential Tenancy Amendment Act 2013 (Tas) s 26 inserting 61 《2013 年住宅租赁和客房住宿法》（澳大利亚昆士兰州）第 203 条；《2013 年住宅租赁法修正案》（澳大利亚塔斯马尼亚州）第 26 条插入以下内容
63 Government of South Australia, Selling or purchasing a private rental property (11 December 2014) <https://www.sa.gov.au/topics/ housing-property-and-land/>. 63 南澳大利亚州政府，《出售或购买私人出租物业》（2014年12月11日）<https://www.sa.gov.au/topics/ housing-property-and-land/>。
Ibid 同上
Residential Tenancies Act 1995 (SA) s 72(1)(i). 1995 年《住宅租赁法》（南非）第 72(1)(i)条。
74 Residential Tenancy Amendment Act (Tas) s 26 inserting s 55A into the Residential Tenancy Act 1997 (Tas). 74 《住宅租赁法修正案》（塔斯马尼亚州）第 26 条在 1997 年《住宅租赁法》（塔斯马尼亚州）中插入了第 55A 条。
75 Consumer Affairs and Fair Trading Tasmania advises that changes to the provision relating to photographs, along with other minor changes, are currently being drafted: Consumer Affairs and Fair Trading Tasmania, Renting in Tasmania (9 October 2014) http://www.consumer.tas.gov.au/renting. 75 塔斯马尼亚州消费者事务与公平贸易局告知，目前正在起草对照片相关条款的修改以及其他细微修改：塔斯马尼亚州消费者事务与公平交易局，《塔斯马尼亚州的租赁》（2014年10月9日）http://www.consumer.tas.gov.au/renting。
lbid.
81 See, eg, Victorian Law Reform Commission, Surveillance in Public Places, Final Report No. 18 (2010) 152; Australian Law Reform Commission, For Your Information: Australian Privacy Law and Practice, Final Report No. 108 (2008) 128; Australian Broadcasting Corporation vv Lenah Game Meats Pty (2001) 208 CLR 199, 226 [42] (Gleeson CJ). 81 例如，见维多利亚州法律改革委员会，《公共场所的监控》，第 18 号最终报告（2010 年）152；澳大利亚法律改革委员会，《供您参考的澳大利亚隐私法和实践》，第 108 号最终报告（2008 年）128；澳大利亚广播公司 vv Lenah Game Meats Pty (2001) 208 CLR 199, 226 [42澳大利亚广播公司 vv Lenah Game Meats Pty (2001) 208 CLR 199, 226 [42] (Gleeson CJ)。
Privacy Act 1988 (Cth) s 6(1) (definition of ‘sensitive information’). Schedule 1 of the Privacy and Data Protection Act 2014 (Vic) reproduces a similar definition of sensitive information, with the exception that in Victoria, health information is not included in the definition of sensitive information because it is covered separately by the Health Records Act 2001 (Vic). 1988 年隐私法》(澳大利亚联邦)第 6(1)条("敏感信息 "的定义)。2014 年隐私和数据保护法》(维多利亚州)附表 1 复制了敏感信息的类似定义，但在维多利亚州， 健康信息不包括在敏感信息的定义中，因为《2001 年健康记录法》(维多利亚州)将其单独涵盖。
See [2.31]-[2.32]. 参见 [2.31]-[2.32]。
VLRC online survey. VLRC 在线调查。
See [2.41]. 见 [2.41]。
Ibid. 同上。
Jacqueline Fitzgerald and Suzanne Poynton, ‘The Changing Nature of Objects Stolen in Household Burglaries’ (Issue Paper No. 62, NSW Bureau of Crime Statistics and Research, May 2011) 2. Jacqueline Fitzgerald 和 Suzanne Poynton，《家庭盗窃案中被盗物品性质的变化》（第 62 期论文，新南威尔士州犯罪统计与研究局，2011 年 5 月）。
92
15 Residential Tenancies Act 1997 (Vic) s 88(b) 15 1997 年《住宅租赁法》（维多利亚州）第 88(b)条
の
Consultation 23 (Queensland Residential Tenancies Authority). VLRC online survey. 咨询 23（昆士兰州住宅租赁管理局）。VLRC 在线调查。
As permitted by ss 86(1)(a)-(b) of the Residential Tenancies Act 1997 (Vic). 1997 年住宅租赁法》（维多利亚州）第 86(1)(a)-(b)条允许。
As permitted by 86(1)(d) of the Residential Tenancies Act 1997 (Vic). 1997 年《住宅租赁法》（维多利亚州）第 86(1)(d)条允许。
As permitted by 86(1)(f) of the Residential Tenancies Act 1997 (Vic). 1997 年《住宅租赁法》（维多利亚州）第 86(1)(f)条允许。
Submission 10 (Real Estate Institute of Victoria). 提交的材料 10（维多利亚房地产协会）。
{:[23," Residential Tenancies Act "1997" (Vic) s "87.],[24," Section "88" of the Residential Tenancies A "]:}\begin{array}{ll}23 & \text { Residential Tenancies Act } 1997 \text { (Vic) s } 87 . \\ 24 & \text { Section } 88 \text { of the Residential Tenancies A }\end{array} Section 88 of the Residential Tenancies Act 1997 (Vic) simply says that the notice must state the purpose for entry. Residential Tenancies Act 1997 (Vic) s 85(b). {:[23," Residential Tenancies Act "1997" (Vic) s "87.],[24," Section "88" of the Residential Tenancies A "]:}\begin{array}{ll}23 & \text { Residential Tenancies Act } 1997 \text { (Vic) s } 87 . \\ 24 & \text { Section } 88 \text { of the Residential Tenancies A }\end{array} 1997 年《住宅租赁法》（维州）第 88 条简单规定，通知必须说明进入的目的。1997 年住宅租赁法》（维州）第 85(b)条。
Consumer Affairs Victoria, Notice to tenant/s of rented premises http://www.consumer.vic.gov.au/library/forms/housing-andaccommodation/renting/. 维多利亚州消费者事务局，《致出租房屋租户的通知》http://www.consumer.vic.gov.au/library/forms/housing-andaccommodation/renting/。
Information provided to the Commission by the Tenants Union of Victoria (15 August 2014). 维多利亚州租户联盟向委员会提供的信息（2014 年 8 月 15 日）。
Tenants Union of Victoria, Submission to the Office of Fair Trading Victoria, Review of the Residential Tenancies Act 1997, May 2001, 67. Submission 10 (Real Estate Institute of Victoria). 维多利亚州租户联盟，向维多利亚州公平交易办公室提交的材料，《1997 年住宅租赁法审查》， 2001 年 5 月，第 67 页。提交材料 10（维多利亚房地产协会）。
Consultations 8 (a real estate agent); 17 (a real estate agent); 19 (Loretta Rossborough, learning and development coordinator, Little Real Estate). 第 8 次咨询（一名房地产经纪人）；第 17 次咨询（一名房地产经纪人）；第 19 次咨询（Little Real Estate 学习与发展协调员 Loretta Rossborough）。
VLRC online survey Q5. VLRC 在线调查 Q5.
40quad40 \quad Consultations 37 (Roundtable); 38 (Real Estate Institute of Victoria). 40quad40 \quad 第 37 次磋商（圆桌会议）；第 38 次磋商（维多利亚房地产协会）。 +-\pm Consultations 37 (Roundtable); 38 (Real Estate Institute of Victoria). Consultation 37 (Roundtable). +-\pm 第 37 次磋商（圆桌会议）；第 38 次磋商（维多利亚房地产协会）。咨询 37（圆桌会议）。
Electronic Transactions Act 2000 (Vic) s 13A(1). 2000 年电子交易法》（维多利亚州）第 13A(1)条。
Queensland Residential Tenancies Authority, General tenancy agreement (Form 18a) (April 2013) <http://www.rta.qld.gov.au/Resources/ Forms/Forms-for-general-tenancies/>.
Government of South Australia, Forms and fact sheets for private rental tenancies (22 January 2015) <https://www.sa.gov.au/topics/ 南澳大利亚州政府，私人租赁租约的表格和概况介绍（2015 年 1 月 22 日）<https://www.sa.gov.au/topics/ 46quad46 \quad housing-property-and-land/>. 46quad46 \quad housing-property-and-land/>。
1quad1 \quad Residential Tenancies Act 1997 (Vic) s 67 1quad1 \quad 1997 年《住宅租赁法》（维多利亚州）第 67 条
2 Residential Tenancies Act 2010 (NSW) s 50(2); Residential Tenancies Act 1997 (ACT) sch 1 cl 52; Residential Tenancies and Rooming Accommodation Act 2008 (Qld) s 183(2); Residential Tenancies Act 1999 (NT) ss 65(b), 66(1); Residential Tenancies Act 1987 (WA) s 44(2)(b); Residential Tenancies Act 1995 (SA) s 65(b); Residential Tenancy Act 1997 (TAS) s 55(2). Residential Tenancies Act 1997 (Vic) s 67 2 2010年《住宅租赁法》（新南威尔士州）第50(2)条；1997年《住宅租赁法》（澳大利亚首都地区）第1学章第52条；2008年《住宅租赁与客房住宿法》（昆士兰州）第183(2)条；1999年《住宅租赁法》（北部地区）第65(b)、66(1)条；1987年《住宅租赁法》（西澳大利亚州）第44(2)(b)条；1995年《住宅租赁法》（南澳大利亚州）第65(b)条；1997年《住宅租赁法》（塔斯马尼亚州）第55(2)条。1997 年住宅租赁法》（维多利亚州）第 67 条
Martins Camera Corner Pty Ltd v Hotel Mayfair Ltd [1976] 2 NSWLR 15, 23. Martins Camera Corner Pty Ltd 诉 Hotel Mayfair Ltd [1976] 2 NSWLR 15, 23。
Martins Camera Corner Pty Ltd v Hotel Mayfair Ltd [1976] 2 NSWLR 15, 23; Sanderson v The Mayor of Berwick-upon-Tweed (1884) 13 QBD 547,551 . Martins Camera Corner Pty Ltd 诉 Hotel Mayfair Ltd [1976] 2 NSWLR 15, 23; Sanderson 诉 The Mayor of Berwick-upon-Tweed (1884) 13 QBD 547,551 .
[1911] 1 Ch 219, 228. [1911] 1 Ch 219, 228。
Ibid. 同上。
Kenny v Preen [1963] 1 QB 499, 513 (Pearson LJ); Southwark London Borough Council v Mills [1999] 3 WLR 939, 945 (Lord Hoffmann), 957 (Lord Millett). Kenny 诉 Preen [1963] 1 QB 499，513（Pearson LJ）；Southwark London Borough Council 诉 Mills [1999] 3 WLR 939，945（Hoffmann 勋爵），957（Millett 勋爵）。
[1963] 1 QB 499. [1963] 1 QB 499。
Ibid 513 . 同上 513。
[1976] QB 585, 594. [1976] QB 585，594。
Ibid. 同上。
Spathis v Hanave Investment Co Pty Ltd [2002] NSWSC 304 (10 May 2002); Battik Pty Ltd v Hawkesbury Nominees Pty Ltd [1999] ACTSC 55 (8 June 1999). Spathis 诉 Hanave Investment Co Pty Ltd [2002] NSWSC 304（2002 年 5 月 10 日）；Battik Pty Ltd 诉 Hawkesbury Nominees Pty Ltd [1999] ACTSC 55（1999 年 6 月 8 日）。
See [5.6] for a brief overview of the law on quiet enjoyment in Australia. 参见 [5.6]，了解澳大利亚关于安静享用的法律概述。
[2013] VCAT 2184 (31 December 2013). [2013] VCAT 2184（2013 年 12 月 31 日）。
Ibid [30]. 同上[30]。
Ibid [27]. The rooms from which the tenant may have had to move his possessions were the bathroom and kitchen. Member Grainger did not consider whether it was reasonable to take images of rooms from which the tenants’ possessions could not so easily be removed. Ibid [31]. 同上 [27]。租户可能不得不搬走其物品的房间是浴室和厨房。Grainger 法官没有考虑在租户财物不容易搬走的房间拍摄图像是否合理。同上 [31]。
20 Worrall v Commissioner for Housing for the Australian Capital Territory [2002] FCAFC 127 (15 May 2002) [76] (Miles, Ryan and Higgins JJ). 21 Residential Tenancies Act 1997 (Vic) s 60 (2). 20 Worrall诉澳大利亚首都地区住房专员[2002] FCAFC 127（2002年5月15日）[76]（Miles、Ryan和Higgins法官）。21 1997 年《住宅租赁法》（维多利亚州）第 60 (2) 条。
22 Ibid ss 122(1), 177, 206ZU(1). 22 同上，第 122(1)、177、206ZU(1)条。
23 Adrian Bradbrook, ‘The Rights and Duties of Landlords and Tenants under the Victorian Residential Tenancies Act’ (1981) 13 Melbourne University Law Review 159, 187. 23 Adrian Bradbrook，《维多利亚州住宅租赁法规定的房东和房客的权利与义务》（1981 年），13 Melbourne University Law Review 159，187。 24 J24 J Jones v Director of Housing (Residential Tenancies) [2013] VCAT 2184 (31 December 2013) [25]. 24 J24 J Jones 诉房屋署署长（住宅租赁）[2013] VCAT 2184（2013 年 12 月 31 日）[25]。
25
Residential Tenancies Act 2010 (NSW) s 50(2); Residential Tenancies and Rooming Accommodation Act 2008 (Qld) s 183(2); Residential Tenancies Act 1999 (NT) s 65(b); Residential Tenancies Act 1987 (WA) ss 44, 59E; Residential Tenancies Act 1995 (SA) s 65(b); Residential Tenancy Act 1997 (Tas) s 55(2). The Residential Tenancies Act 1997 (ACT) does not expressly refer to quiet enjoyment. However, schedule 1 clause 52 of the Act sets out the tenant’s right to ‘reasonable peace, comfort or privacy’. 2010 年《住宅租赁法》（新南威尔士州）第 50(2)条；2008 年《住宅租赁和客房住宿法》（昆士兰州）第 183(2)条；1999 年《住宅租赁法》（北部地区）第 65(b)条；1987 年《住宅租赁法》（西澳大利亚州）第 44、59E 条；1995 年《住宅租赁法》（南澳大利亚州）第 65(b)条；1997 年《住宅租赁法》（塔斯马尼亚州）第 55(2)条。1997 年住宅租赁法》（澳大利亚首都地区）没有明确提及安静享用。然而，该法附表 1 第 52 条规定了租户享有 "合理安宁、舒适或隐私 "的权利。
26 Residential Tenancies Act 2010 (NSW) s 50. 26 2010 年《住宅租赁法》（新南威尔士州）第 50 条。
Consultation 37 (Roundtable). 第 37 次磋商（圆桌会议）。
Ibid. 同上。
Consultation 6 (Tenants’ Union of New South Wales). 咨询 6（新南威尔士租户联盟）。
Ibid. 同上。
Consultation 14 (Tenants’ Union of Tasmania). 咨询 14（塔斯马尼亚租户联盟）。
Submission 1 (Tenants’ Union ACT). Consultation 14 (Tenants’ Union of Tasmania). 意见书 1（澳大利亚首都地区租户联盟）。咨询 14（塔斯马尼亚租户联盟）。
Submission 1 (Tenants’ Union ACT). 提交材料 1（澳大利亚首都地区租户联盟）。
Consultation 23 (Queensland Residential Tenancies Authority). 咨询 23（昆士兰州住宅租赁管理局）。
