HONG KONG'S property managers remain unhappy about new laws which give residents a bigger say in the running of their estates. And home owners are becoming more sympathetic to their situation, according to the general manager of one of the territory's biggest management firms. Alan Constable, general manager of Urban Property Management, said people understood the problems being encountered because of this new legislation. Managers are unhappy at the government's failure to respond to their complaints about sections of the Multi-Storey Building (Amendment) Bill which was introduced in May. They are now required to call a meeting of all residents to discuss maintenance or other work worth more than $200,000 or 45 per cent of the annual budget, whichever is less. Approval is needed from the owners' committee for work worth more than $100,000 or 20 per cent of its total budget, again whichever is less. Developments built in separate phases have also come under the microscope. Under the new laws, committees in each phase can appoint separate managers in a single estate. The managers claim this will lead to chaos, especially over who covers the cost for maintenance that would extend across the whole estate. But perhaps the greatest concerns are over the increase in powers given to owners' committees to dismiss managers and the lack of appeal procedures. Mr Constable said: ''We continue to have serious anxieties, especially in the larger estates. ''If a manager is screwing up, of course they should be able to get rid of him. ''But there must be a real reason, not because they just want to change it.'' Mr Constable has already spoken to some residents about the changes and plans to speak to many more. He said larger estates had complex management systems and it was wrong to fragment them. ''In general, I've had a sympathetic hearing from the people I have spoken to,'' he said. He said the residents realised more managers would be a ''completely ridiculous situation''. ''Usually people are reasonable. If you talk to them beforehand about the problem and explain to them what it is, that goes a long way. ''But if you wait until it happens, people think you are making excuses,'' Mr Constable said.