預售屋公共設施之機電工程驗收缺失分析

Analysis of MEP Engineering Faults for Public Facilities of Pre-sale Housing Projects

黃懷祖(Huai-Tzu Huang)

指導教授 ： 郭斯傑

國立臺灣大學/工學院/土木工程學研究所/碩士(2015年)

https://doi.org/10.6342/NTU.2015.01712

摘要

以預售方式購屋是臺灣房地產交易的一個重要的模式，但是房屋銷售與興建，其中有極為專業的工程技術與複雜的法律關係，大部分的消費者通常不會具有相對豐富的購屋及交屋經驗。依民法條文規定，買受人應檢查受領之物，所以，預售屋交屋流程首先進行專有部分驗收，以檢查屋況是否有瑕疵，待缺失改善完畢就會進行交屋與過戶。在累計超過所有權人數超過1/2門檻，起造人依程序協助召開區分所有權人大會，成立第一屆社區管理委員會，並選出管理委員後，會同起造人進行公共設施之機電工程的驗收。依預售屋定型化契約，消費者所購買的房屋標的，共有部分也是其中重要項目，況且現今集合式住宅大樓公設價值佔購屋總金額動輒30%以上，建設公司也應相對保證提供高品質的公共設施。
因為各個建案配合銷售與產品定位，會由建設公司規劃不同種類的公共設施，配合的機電工程約可分為電氣、消防、給排水、弱電、空調通風、電梯、景觀綠化、機械停車等8大類分項工程。其中，本研究針對電氣、消防、給排水三大工程項目，提出可能的缺失樣態，希望在買賣雙方資訊不對稱的狀況下，協助消費者在公共設施驗收過程中，可以對於機電工程項目中，可以事先清楚掌握較高發生機率的重大缺失項目，及早發現要求建設公司改善。且經過完整的驗收程序、仔細檢核圖說及現況，不會因為隱蔽、掩蔽或其他因素干擾延誤緊急事故搶修改善，相對付出較高維護成本、減低物業價值，甚至造成人身及財產的危害。

關鍵字

預售屋 ； 公共設施 ； 驗收缺失 ； 機電工程

並列摘要

Pre-sale is an important model of transaction in Taiwan Estates. However, the selling and construction of property involve professional technical knowledge and complicated legal relations, which most consumers will not be experienced enough to master.
According to Civil Law Codes, the purchaser shall check the procured item. Hence, the flow of a pre-sale transaction will start with a checking process to see if there is any flaws. When these flaws were rectified, the transaction will occur.
When the cumulated right owners have reached the 50% threshold, the constructor will assist in calling for a owners meeting according to rules and procedures. The first Community Management Committee will be formed. After electing the management committee members, the Committee will check the electronic parts of common facilities.
According to the pre-sale contract, the common facilities are important items in the property the consumers are purchasing, not to mention that the common facilities now probably cost almost above 30% of the total property. The construction company should therefore guarantee the quality of these common facilities.
In accordance with the design of different projects, the construction company will plan for a variety of common facilities, complemented with different electrical engineering works including electricity, fire safety, water supply and sewage, weak electricity, air-conditioning, elevators, greening and mechanical parking systems.
This research will explore the possible flaws in projects involving electricity, fire safety and water supply and sewage, in the hope of helping consumers to better estimate the items that are more likely to be flawed, and ask for follow-up actions by the construction company at an early stage, especially in light of the unbalanced market information provided to the consumers.
Furthermore, via a more comprehensive checking process, we can also avoid other factors of hiding and reduce the possibilities of urgent repairment which are more costly and would reduce the value of the property and might cause harm to persons and property.

並列關鍵字

pre-sale ； public facility ； defect of acceptance ； MEP

參考文獻

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