【作者】 王伟；

【导师】 徐卫东；

【作者基本信息】 吉林大学 ， 民商法学， 2012， 博士

【摘要】 社会经济飞速发展引发的城市人口激增、上地资源短缺等问题，以及社会成员之间愈渐复杂紧密的联系，推动现代社会的居住模式发生了不可逆转的改变，即原先分散在独立住宅的社会成员，转而住进了“数户合一楼”、“数楼合一地”的建筑之中，社会群体对同一土地、建筑物以及配套设施设备等资源的共享成为必然。因此，同一土地、建筑物及其附属物之上原本单一的权利不得不分割出多个单元权利，并由多个成员个体分别享有。这便构成了建筑物区分所有权，以及住宅小区业主区分所有权产生的现实基础。《物权法》虽确认了“业主的建筑物区分所有权”，业主区分所有权利保护有所改观，但有关业主区分所有权利的司法实践仍存疑义，业主直面“业主的建筑物区分所有权”仍感到困惑，法律条文设计与民众法律意识发生裂痕，业主区分所有权利并未得到期待中的落实。本文尝试以“住宅小区业主区分所有权”行使的法律规范和法律保护为切入点及核心，从民法学的视角，对其进行审视，并作一较为深刻的探讨与研究。自上世纪八十年代，我国深圳市成立了第一家物业服务公司至今，我国物业管理已走过二十多个年头，但我国物业管理仍未形成良性、完善的运作机制。现实生活中，物业管理关系混乱，物业服务公司不能经济有效地实现物业管理的目的，因物业管理产生的纠纷层出不穷。因此，本文通过分析物业管理的法理基础，即“业主的区分所有权”，以及我国物业管理目前存在的种种弊端，旨在探求消解业主区分所有权行使与物业管理服务之间的矛盾，为营造健康、和谐、良性的居住环境提供法治的保障。本文共分为五章，其内容概要如下：第一章建筑物区分所有权通论。本章首先从建筑物所有权区分的理论入手，从建筑物区分所有权的历史沿革、建筑物区分所有权的概念选择与立法模式、我国的建筑物所有权理论和立法例分析入手，明确建筑物区分所有权的性质和类型，阐明建筑物区分所有权制度产生的一般理论。第二章住宅小区业主区分所有权的内容。首先对“住宅小区”、“业主”、“建筑区划与公共服务设施”等相关概念的界定，进而论述“业主区分所有权”由业主房屋专有权、业主共有权和业主成员权三部分构成，其中业主共有权包括共有部分持份权和住宅区共有权两部分，扩大了基于住宅区业主的法律关系的调整范围和建筑物区分所有权的权利主体范围与权利客体范围，更利于建构一个体系完备、形式理性的现代住宅所有权制度。第三章物业管理。物业管理立法兴起于19世纪，在20世纪获得了重大的发展。立法发展的主要动因是两次世界大战导致的住房危机和随后的建筑物重建、新建及建筑区分所有法律观念的发展。2003年9月1日国务院正式颁布实施的《物业管理条例》为物业管理中业主权利的法律保护实现了统一立法。但我国目前并没有形成具有特色的物业管理立法模式，还需要对域外的物业管理法律立法模式加以借鉴和参考。本章对国内及域外的物业管理制度进行了梳理和总结，对物业管理法律制度进行了理论分析，并具体阐述了住宅小区的物业管理服务的方式、内容、规约和费用。第四章物业管理服务与业主区分所有权行使之间的冲突。经济的发展和社会的需要使物业管理公司的出现成为必然，但随之而来的是小区业主与物业管理公司之间关于物业服务瑕疵方面产生的矛盾，由此引发了对建筑物区分所有权以及以建筑物区分所有权为基础的业主自治问题和物业服务合同的性质及特征等问题的思考。本篇章分析了此种冲突的特点和原因，列举了前期物业服务造成的冲突、物业服务企业违反合同义务造成的冲突、业主违反义务造成的冲突三种典型冲突类型，分析了各种冲突产生的原因、域外的考察与借鉴、目前我国的立法现状和对策建议。基于对双方当事人权利义务关系划分的讨论，对物业服务纠纷的立法、司法现状进行分析并针对此类现实问题提出了反思。笔者通过定性分析研究方法中归纳、演绎、概括的思维方法，依照从微观到宏观，从个别问题到整体把握的结构功能范式的研究逻辑，为此类冲突解决机制的建立提供了建设性意见。第五章完善住宅小区业主区分所有权制度的建议。随着建筑物区分所有权的确立，那么，对区分所有建筑物的管理进行立法就成了其逻辑必然，这也是法律对社会变迁的一种应有反应。从提升物业服务立法层次和效力，并确立物业服务管理法模式和物业服务合同的名名称十分重要。另外，要建立物业管理监督制度，完善业主的救济制度，例如通过肯定业主的抗辩权，实施递进式的举证责任等方式完善单个业主救济途径实施递进式的举证责任等。本章主要从完善我国物业管理法律体系、建立物业管理监督制度、构建业主区分所有权的救济体系三个角度提出设想和建议，以期更好地解决物业管理服务与业主区分所有权行使之间的冲突、弥补我国物业管理法律制度的不足，进而完善住宅小区业主区分所有权制度。更多还原

【Abstract】 The increasing urban population caused by social and economic development,shortage of land resources, as well as the more complicated and much closerrelationship among social members, promote the irreversible change of living patternin modern society, namely, social members, originally dispersed in individual houses,move into architectures with several homes sharing one architecture or severalarchitectures sharing one land. It is inevitable for social communities to share one land,one building and relevant facilities or other resources. Therefore, the original singleright attached to the same land, buildings and their appendages has to be segmentalizedinto multiple unit rights, and respectively enjoyed by several member entities. This isthe realistic basis of distinguished ownership of building and distinguished rights ofowners in residential region." Property law " recognized " Divisional Ownership of building ", and theprotection of rights of divisional ownership has been improved in some way. Howeverthere are still problems in judicial practices, owners are confused in front of "Divisional Ownership of Buildings” and there is crack between the legal frameworkdesign and people’s law sense, the distinguished rights has not been implemented asexpected. This article attempts to take the legal clause and legal protection of "residential condominium owners " as core and starting point, conduct inspection andmake a deep discussion and research from civil law perspective. Since the nineteeneighties, when Shenzhen established the first property Service Corporation, propertymanagement in China has gone through more than20years, but China’s propertymanagement has not formed the benign, perfect operation mechanism. In real life,property management relationship is in a mass, property service corporation can noteconomically and effectively achieve the purpose of property management, as a result, property management disputes emerge in an endless stream. Therefore, this paperanalyzes the law theory of property management,"the condominium ownership ofowners ", as well as the disadvantages in the existing property management, aiming toexplore the digestion of contradictions between owner ownership and exercise ofproperty management services, and to provide the safeguard of law for creating ahealthy, harmonious, healthy living environment.This paper is divided into five chapters, and contents are summarized as follows：Chapter One Divisional ownership of buildings in general. This chapterdiscusses the theory and history of distinction ownership of the buildings, the conceptselection and legislative mode of distinction between ownership of the building, andtheories and legislation of condominium ownership in our country, specifying thenature and types of divisional ownership, and clarifying condominium ownershipsystem produced by general theory.Chapter Two The Content of divisional rights of ownership in residentialquarters. First defines related concepts as "residential area "," owner "," constructionplanning and public service facilities” such as ", and then discusses the three consistingparts of " condominium ownership " which are the exclusive right, co-ownership andrights of membership. The co-ownership part is comprised by rights of share holdingand co-ownership of residential place, expanding the law-adjusting area of legalrelationships in residential region as well as range of subject and object of divisionalownership, which is more conducive to construct a modern residential ownershipmechanism of comprehensive system and rational form.Chapter Three Property management. Property management legislation arose innineteenth Century, and in twentieth Century achieved significant development. Themain reason of Legislation development was the housing crisis caused by the twoWorld War and the subsequent reconstruction of buildings, new construction and legalidea development of divisional ownership.." People’s Republic of China Property Law" passed on March16,2007established the division of ownership of buildings; onSeptember1,2003the State Council promulgated the " property management regulations ", which achieved a unified legislation for protection of owners rights inproperty management. At present there is no characteristic legislation mode of propertymanagement in our country, and there is also the need to refer to foreign legislationmode of property management.Chapter Four Conflicts between property management service and exercise ofcondominium ownership. The economic development and the social need make theappearance of Property Management Company inevitable, but sequently contradictionsbetween owners and Property Management Company on the property service flawfollow, which leads to the reflection on owners autonomy based on divisionalownership and the nature and characteristics of property services. This text analyzesthe characteristics and the causes of the conflict, enumerates three typical types ofconflicts which are early period of property services conflicts, property servicescompanies breaching contract obligation conflict, and the conflict by owners breachingthe obligation of contract, as well as analyzing the various causes of conflict, foreignstudy and reference, the present legislation of our country and Countermeasuressuggestion. Based on the discussion on division of rights and obligations relationshipbetween the two parties, analysis on legislation of property management disputes andjudicial status quo, the article raises reflection on such actual problems. The authorofferres constructive opinions on building conflict resolution mechanism, through themethod of deductive, inductive generalization in qualitative analysis research method,following the research logic of the paradigm of structure and function from micro tomacro and from individual to general.Chapter Five Suggestions on complementing system of distinguished ownershipof residential quarter owners. With the establishment of the division of ownership ofbuildings, then, legislation of distinguished buildings management has become theinevitable logic, which is also the proper response of law to social change. It is veryimportant to elevate the legislative level and effectiveness of property services, toestablish legislation mode of property services management and to confirm the nameof property services contract. In addition, it is also necessary to establish a property management supervision system, and to complement owner relief system, such as tocomplement the individual owner relief route by confirming owners’ rights to defendand implementing progressive burden of proof.更多还原