参照有限责任公司治理结构推进小区业主自治的构想

发布时间：2018-07-17 21:45

【摘要】：业主自治管理的出现既是市场经济发展和住房商品化的直接产物,也是业主维权意识自我管理需求的体现。由全体业主共同组成的业主自治团体,肩负着全体业主的共同利益。随着广大业主对物业管理服务要求的越来越高,业主团体自治管理能力也亟待提高。在建筑物区分所有权制度基础上建立的业主自治制度涉及的主体众多,在自治团体内部存在着业主、业委会、业主大会之间的权利义务关系;在自治过程中,自治团体又与物业公司、建设单位、维修外包单位、维修资金开户行等民事主体围绕自治管理时刻进行民事活动。但目前我国的法律规定对于业主自治团体的法律地位定位不明确、自治管理与物业服务两者间权利义务无法相互制衡、民事责任难以得到落实、自治机构设置上缺乏必要的监督机制、自治成员激励机制缺失等现实问题给业主自治制度的落实和推动带来了挑战。这些问题和矛盾都指出我国现有的业主自治管理模式在立法设计上存在缺陷和不足。在业主自治管理过程中,物业管理的相关法律将业主对建筑物的所有权及基于物业管理合同而产生的业主与物业公司之间的物业服务管理权通过立法将两者分离开来,这种所有权与管理权相分离的理论与公司法中关于委托代理下所有权与经营管理权的两权分离理论不谋而合。借鉴已经成熟的公司治理模式,以两权分离理论为出发点,将公司运作模式中的股东、股东大会、董事、监事及经理制度运用到业主自治模式之中,重新界定业主、业主团体、业主大会、业主委员会、物业公司之间的法律关系及权利义务,并引入全新监事会制度、第三方服务机制等,将有利于推进业主自治制度的运作及发展。
[Abstract]:The emergence of owner autonomy management is not only the direct product of the development of market economy and the commercialization of housing, but also the embodiment of self-management demand of owner's consciousness of safeguarding rights. The owner-owned self-governing group, composed by all the owners, shoulders the common interests of all the owners. With the increasing demand for property management service, the ability of owner group autonomy management needs to be improved. The owner autonomy system established on the basis of building division ownership system involves many subjects, and there are rights and obligations relations among owners, industry committees and owners' Congress within autonomous organizations; in the process of autonomy, there are many rights and obligations in the process of autonomy. Autonomous organizations and property companies, construction units, maintenance outsourcing units, maintenance funds to open accounts and other civil subjects around the time of autonomous management civil activities. However, at present, the legal status of owners' autonomous organizations is not clearly defined, the rights and obligations between autonomous management and property services cannot be checked and balanced, and civil liability is difficult to be implemented. The lack of necessary supervision mechanism in the establishment of autonomous institutions and the lack of incentive mechanism for autonomous members have brought challenges to the implementation and promotion of the owners' autonomy system. These problems and contradictions point out the defects and deficiencies in the legislative design of the existing owner autonomy management mode in China. In the process of owner autonomy management, the relevant laws of property management separate the owner's ownership of the building and the property service management right between the owner and the property company arising from the property management contract through legislation. The theory of separation of ownership and management power coincides with the separation theory of ownership and management right under principal-agent law in company law. Referring to the mature corporate governance model, taking the theory of separation of two rights as the starting point, applying the system of shareholders, shareholders' general meetings, directors, supervisors and managers in the operation mode of the company to the self-governing model of the owner, the author redefines the owners and owners' groups. The legal relationship, rights and obligations between owners' meeting, owners' committee and property companies, and the introduction of a new supervisory board system and third party service mechanism will help to promote the operation and development of the owner's autonomy system.
【学位授予单位】：上海社会科学院
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：D925.1

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