- 學位論文
不動產買賣中違反嫌惡設施之告知義務與其損害賠償
Liability for Non-Disclosure of NIMBY in Real Estate Sales
摘要
嫌惡設施所在地點，於早期在都市計畫中，大多分布在都市的邊陲地帶，遠離人群密集的住宅區及商業區，但隨著市中心人口的快速增加，都市人口逐漸郊區化，導致部分原本早期位於都市周邊的嫌惡設施，在不知不覺中便與都市中心拉近了距離，比鄰而居的結果，成為短期內不易改善的住宅障礙。 就我國當今實務判決觀察，嫌惡設施的存在，已不再僅是房市交易上一個籠統的概念，而是獲得歷年實務見解肯認，認為嫌惡設施確實足以造成住戶居住、使用主觀上身心理之不安，進而影響其居住品質。客觀上減少房屋品質及交易價值，造成買受人實際上之經濟損失，而得要求法院判求出賣人與仲介業者連帶負擔損害賠償責任。而實務上透過逐年判決之累積，使得我國司法所肯認之嫌惡設施類型及範圍，與買賣標的與嫌惡設施間之距離標準，所造成風水之良窳影響而產生的價金變動計算，從原本的不確定法律概念，已逐漸轉向清晰，使一般交易市場可得預見，進而得以利用提起訴訟作為當事人救濟之手段。 雖然每個人對嫌惡設施的認定，以及其所能忍受的程度各有不同，但對當地的房價都會產生相對不利的影響 。以一般房屋市場通常交易觀念及一般有經驗者之認知而言，其若有嫌惡設施環繞於房屋周遭；該房屋周圍是否有嫌惡設施者，顯與系爭不動產買賣契約之目的或利益息息相關，乃屬房屋交易之重要資訊應無疑義 。 本文認為，不動產出賣人對於嫌惡設施之存在資訊，對買受人應善盡告知義務；而不動產仲介人既然應就買賣雙方當事人的履約行為能力、權利瑕疵及交易標的物之瑕疵，包含如公設事故屋、嫌惡設施等，善盡調查義務；又既然不動產仲介已就此等資訊進行調查，依照不動產經紀業管理條例第 4 條第 5 款定有明文，仲介人關於訂約事項，應就其所知，據實報告於各當事人，則自應在買賣交易前，對買受人善盡該不動產標的「是否有嫌惡設施存在」之說明告知義務。
並列摘要
The locations of obnoxious facilities were originally distributed in the periphery of the city in the early urban planning, far away from densely populated residential areas and commercial areas. However, with the rapid increase in the population of the city center, the urban population is gradually suburbanized. The locations of obnoxious facilities have becoming closer to residential areas and became an issue that is not easy to improve in the short term. Based on the research of current judicial cases in Taiwan, the existence of obnoxious facilities is no longer just anabstract concept in obnoxious facilities market but has been recognized by precedent cases over the years. It is believed that obnoxious facilities are indeed causing mental or physical unease to the residents and reducingthe quality of living and the value of the properties. The buyer could bring up the lawsuitsto the court and the aks the sellers and real estate agents to be jointly liable for damages. Through the accumulation of l precedent cases in recent decades, the type and scope of the obnoxious facilities have been recognized by Taiwan judicial system.Plus, the distance between the propertiesand the obnoxious facilities, and the price change caused by the bad influence of Feng Shui effect the price of properties. The concept of obnoxious facilities in the legal system has become gradually clear.Thus, the effect of obnoxious facilities in the real estate market can be foreseen, and litigation can be as a means of compensation for buyers. This research believes that the real estate agents should fully inform the buyer about the existence of the obnoxiousfacilities to fulfill the obligation to inform. Since the real estate agentsshould have the obligation of fully investigation of the selling properties regarding the defects of properties, including such as murder houses, obnoxiousfacilities, etc., According to Article 4, paragraph 5 of the Regulations on the Administration of Real Estate Brokerage, there is a clear statement that the real estate agents shall fulfill the obligation to informin dealing with the contractual matters.