论物业管理中业主权利的保护

发布时间：2018-07-01 18:55

本文选题：物业管理 + 业主权利　；参考：《河南大学》2008年硕士论文

【摘要】： 2007年3月16日全国人民代表大会正式通过的《中华人民共和国物权法》,首次确立了建筑物区分所有权制度,填补了我国长期以来立法上的空白。建筑物区分所有权制度是物业管理的前提和基础。根据《中华人民共和国物权法》的规定,国务院对《物业管理条例》进行修改,将“物业管理企业”修改为“物业服务企业”。这一修改不只是文字上的简单变化,更是我国物业管理的理念与宗旨之所在。物业管理与广大居民的生活、工作息息相关,但生活中侵犯业主权利的行为屡屡发生,业主的合法权益一再遭到侵害。在西方发达国家和地区,物业管理的理论早已是一种成熟的法律制度,物业管理的重要作用已为发达国家的实践所肯定。而在我国,专业化的物业管理起步比较晚,相关法律法规还不是很健全,物业服务企业缺乏专业能力和服务观念,导致物业管理实践中出现大量侵犯业主权利的现象。因此无论从物业管理理论还是实践上看,业主权利的保护都是很重要的。在传统的物业管理理论中,学者大多从宪法学、经济法学或行政法学与行政管理的角度来论述对业主权利的保护,本文则从民商法角度来对此进行一些探讨。本文除引言和结语外,共分为以下四个部分: 第一部分:物业管理的概述。现代的物业管理是业主或由业主组成的自治组织委托的物业服务企业对物业小区所进行的维护和管理,物业管理的主体是全体业主,而不是物业服务企业。物业管理基于建筑物区分所有权而产生并依附于、从属于所有权,因此物业管理具有物权性质。业主大会是全体业主的自治机构,业主是业主大会的成员,二者之间存在一种权利和义务关系。业主与物业服务企业及其它服务提供者之间是一种委托合同关系,业主处于委托人的地位,物业服务企业及其它服务提供者基于委托合同处于受托人地位。业主对物业小区享有专有所有权和共有所有权及利用关系。第二部分:物业管理中侵犯业主权利的形式。业主的权利多种多样,以业主的权利范围为标准,业主的权利可分为对专有部分享有的自益权和对共有及公用部分的共益权。由于业主权利的表现形式的多样性,对业主权利的侵犯也具有多种表现形式,在前期物业管理中开发商对业主权利的侵犯表现为对业主知情权的侵犯、对业主进行虚假广告宣传和虚假承诺以及对业主设立定金圈套等;后期物业管理中表现为物业服务企业对业主财产权益和人身权益的侵犯。第三部分:物业管理中业主权利的保护理论。针对业主的权利屡遭侵犯,从制度上如何保护业主的权利是亟需解决的问题。私法自治是民法的基本原理,建筑物区分所有权是私法上的制度,基于建筑物区分所有权的业主自治符合私法自治的本意。建筑物区分所有权下,由于共有人的数量增加,必然造成谈判成本或决策成本的增加,从而使共有产权不经济,同时因个别共有人不同意大多数共有人的意见而固执己见,或者共有人之间产生了派别且关系破裂的情况下,共有产权的交易成本或集体决策成本极高,甚至使集体决策成为不可能,由此产生了交易成本理论和避免双方垄断问题的理论。另外,现代物业小区的业主动辄数百上千人,分散化的集体决策显然不可行,这样,集体化决策的第三方理论成为必然选择。第四部分:保护业主权利的法律对策和建议。《物权法》中虽然为业主的维权提供了法律依据,但也有不足之处。因此完善有关规定,明确业主大会的法律地位,赋予其法人资格;对业主大会和开发商的权利加以制约,平衡与业主相关的主体之间的权利和义务;纠正物业管理的指导思想,完善业主自治,提高业主的维权意识,从各方面完善我国的物业管理法律制度,保护业主的权利。
[Abstract]:The property law of the People's Republic of China, which was formally adopted by the National People's Congress in March 16, 2007, first established the system of building division of ownership for the first time, filling the gap in our country's legislation for a long time. The system of distinguishing ownership of buildings is the premise and foundation of property management. According to the provisions of the property law of People's Republic of China, the state affairs of China The amendment of the property management regulations has been modified to modify the "property management enterprise" to "property service enterprise". This revision is not only a simple change in the text, but also the concept and purpose of the property management in China.
Property management is closely related to the life and work of the residents, but the infringement of the rights of the owners has occurred repeatedly in life, and the legitimate rights and interests of the owners have been repeatedly infringed. In the developed countries and regions in the west, the theory of property management has long been a mature legal system, and the important role of property management has been approved by the practice of developed countries. In China, the professional property management started relatively late, the relevant laws and regulations are not very sound, the property service enterprises lack of professional ability and service concept, resulting in a large number of infringement of property owners in the property management practice. Therefore, the protection of the owners' rights is very heavy in terms of property management theory and practice. In the traditional property management theory, most scholars discuss the protection of owner's rights from the perspective of constitutional law, economic law or administrative law and administrative management. This article is a discussion from the point of view of civil and commercial law.
In addition to the introduction and conclusion, this article is divided into four parts:
The first part: the overview of the property management. The modern property management is the maintenance and management of the property community entrusted by the owner or the owner of the property management organization. The main body of the property management is the whole owner, not the property service enterprise. The property management base is produced and attached to the property rights of the building. The property management has the property right, so the property management has the property right. The owner's assembly is the self-governing body of all owners, the owner is the member of the owner's meeting, and there is a right and obligation relationship between the two. The owner is in a contract relationship with the property service enterprise and other service providers, the owner is in the status of the client and the property is in the property. The service enterprise and other service providers are in the trustee status based on the entrustment contract. The owner has the proprietary ownership and common ownership and utilization relationship to the property community.
The second part: the form of infringement of the owner's rights in the property management. The owners' rights are varied and the owner's right range is the standard. The owners' rights can be divided into the exclusive rights and the common and public parts. In the form of performance, the developer's infringement of the owner's rights in the early property management is the infringement of the owner's right to know, the false advertising and false promises to the owners, and the setting gold trap for the owners. In the later property management, the property rights and interests of the owners are infringed by the property service enterprises.
The third part: the theory of the protection of the owner's rights in the property management. In view of the infringement of the owners' rights, how to protect the rights of the owners is an urgent problem. Private law autonomy is the basic principle of the civil law. The ownership of the building is a private law system, and the owner autonomy based on the construction of the ownership conforms to the private law. With the increase in the number of common owners, the cost of negotiation or the increase in the cost of decision-making will inevitably result in an increase in the cost of negotiation or decision, which makes the total property right diseconomical. At the same time, a common owner does not agree with the opinions of the majority of the common people, or when a common person has produced a factional and ruptured relationship. The transaction cost of the property right or the cost of collective decision-making is very high, even making the collective decision impossible. Thus, the theory of transaction cost is produced and the theory of avoiding the monopoly of both sides is produced. In addition, the industry initiative of the modern property community is hundreds of thousands of people, and the decentralized collective decision is obviously infeasible. Thus, the third party theory of collective decision making becomes The inevitable choice.
The fourth part: the legal countermeasures and suggestions for the protection of the owners' rights. Although the property law provides the legal basis for the owners' rights protection, it also has shortcomings. Therefore, it will improve the relevant regulations, clarify the legal status of the owner's Congress, give its legal person qualification, restrict the rights of the owners' meeting and the developer, and balance the owners related to the owners. Right and obligation between them; correct the guiding ideology of property management, improve the autonomy of the owners, improve the owners' awareness of rights, improve the legal system of property management in our country and protect the rights of the owners.
【学位授予单位】：河南大学
【学位级别】：硕士
【学位授予年份】：2008
【分类号】：D923

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