- 學位論文
論凶宅之損害賠償責任─以在他人住宅內自殺為中心
A Study on Liability of Damages Concerning Haunted Houses – Focusing on Committing Suicide in Others' Dwellings
摘要
曾發生自殺事件於內之住宅，交換價值下降，所有人受有損害，能否依據民法第184條第1項前段或後段求償。交換價值下降的原因為何？住宅具有如何性質？與所有權之構成有如何之關係？在他人住宅內自殺，是否改變住宅之性質，進而影響所有權是否受侵害之判斷？在他人住宅內自殺所能獲得之利益，與住宅所有人保有住宅完整所有權相較，是否顯然有獲得保護之必要？自殺如係有意識有目的終結自己性命之行為。自殺之人有計畫地終結自己生命，能否謂其辨別意義之能力有所欠缺？未認識到自殺之場所為他人之住宅？自殺之人之注意程度是否不分案例一律有降低注意程度之必要？其次，如果自殺之人是承租人或承租人以外之第三人，住宅所有人是否可以依據民法第432條第2項、第433條向承租人主張求償？租賃契約當事人對於是否得在租賃物內自殺、以及因此而生之損害，會有如何的期待及分配？再者，曾經發生自殺事件於內之住宅，經由交易市場由第三人取得時，交換價值下降之損害轉而由繼受人承擔。出賣人所提供的住宅品質是否符合交易市場的期待？不動產經紀業者應如何盡其注意及調查義務？ 本文認為，在他人住宅內自殺，侵害住宅令人安心的性質，構成所有權之侵害，在他人住宅內自殺可以獲得的利益沒有顯然大於房屋所有人所受的損害。自殺係有計畫的終結自己生命的行為，如果自殺之人可以計畫、完成自殺行為，難謂其識別能力有所問題，也難謂其未認識到在他人住宅內自殺此一狀態。在住宅租賃中，一般出租人與承租人應該都會期待不要在租賃物內自殺、不要造成非必要的損害，如果承租人允許第三人使用租賃物，第三人也有保管、維護租賃物的義務，且承租人較能了解第三人之身心狀態及注意能力。承租人或第三人在租賃住宅內自殺，承租人應負損害賠償責任。法學方法上可透過契約解釋、目的解釋或類推適用。買賣的房屋曾經發生非自然身故，是否具有瑕疵，應先視當事人有無特別約定。如果沒有，可以參考不動產現況說明書的內容。如無特別約定，不動產經紀業或其受僱人應就不動產現況說明書之內容，透過可能的搜尋工具及實地探訪，為合理確實之調查。
並列摘要
The exchange value of a dwelling decreases once a suicide occurred in there and thus the owner suffers damages. Under this situation, may the owner claim damages per the former or latter part of Article 184, Paragraph 1 of the Civil Code? What are the reasons for the decline in exchange value? What is the nature of the dwelling? How does it relate to the composition of ownership? Does committing suicide in another person's dwelling change the nature of the dwelling, thereby affecting the judgment of whether the ownership is infringed upon? Compared to the benefits of the owner's full ownership of the dwelling, are the benefits of committing suicide in another person's dwelling necessary to be protected? If a felo de se is one that ends his or her life consciously and purposefully, can a felo de se be said that he or she cannot distinguish the meaning of the act or did not know that the place where he or she committed suicide is another person's dwelling? Also, does the duty of care of the felo de se shall always be reduced regardless of the specific situations? Secondly, if the felo de se is the lessee or a third party other than the lessee, can the owner of the dwelling claim damages against the lessee according to Article 432, Paragraph 2 and Article 433 of the Civil Code? What are the expectations and distributions of the parties to the lease agreement regarding whether or not they are allowed to commit suicide in the subject matter of the lease and the damage caused thereby? Furthermore, when a dwelling in which a suicide occurred has been obtained by a third party through the trading market, the damage caused by the decline of the exchange value is transferred to the successor. Does the seller's housing quality meet the expectations of the market? How should a real estate broker perform its duty of care and investigation? This paper maintains that committing suicide in the dwellings of others violates the reassuring nature of a dwelling and constitutes an infringement on the ownership. Suicide is the act of taking one's own life in a planned way. If a felo de se can plan and complete the act, it is difficult to say that he or she has a problem in identifying the nature of the act, or that he or she is not aware of the act of killing himself or herself in the dwelling of another person. In the leasing of a dwelling, generally, the lessor and the lessee are both expected not to commit suicide in the subject matter of the lease and not to cause unnecessary damage to the subject matter. If the lessee allows a third party to use the subject matter, the third party also has an obligation to keep and maintain the subject matter, and the lessee can better understand the physical and mental state and attention ability of the third party. If the lessee or a third party commits suicide in the leased dwelling, the lessee shall be liable for damages. Legal methods can be applied through contract interpretation, teleological interpretation or analogy. To determine whether or not the subject matter of a house purchase agreement that unnatural death once occurred in there is defective, the first thing to look at is whether or not there are any special agreements between the parties of the agreement. If there are no special agreements between the parties, the statement of the current state of the real estate may be taken into account. Unless otherwise agreed, a real estate brokerage or its employees shall make a reasonable and conclusive investigation of the contents of the statement of the current state of the real estate through possible search tools and visiting the site.