區分所有權人會議決議對繼受人之效力

The Legal Effect of Unit Owner Assembly's Resolution to Successor

林芮如(Jui-Ju Lin)

《法令月刊》 69卷7期 (2018/07) Pp. 130-147

https://doi.org/10.6509/TLM.201807_69(7).0006

摘要

區分所有權人會議決議對繼受人之效力，以一般繼受人而言，若係概括繼受原區分所有權人之一切權利義務，則受區分所有權人會議決議拘束較無爭議。至於特定繼受人是否為決議效力所及則有疑問，學說上採肯定見解者，對於決議效力擴張的理由，有認為區分所有權人之決定具有物權之性質，亦有認為係基於團體法之法理。然而在物權法定主義下，難認區分所有權人之決定為物權；而團體法法理是否強大到足以作為外部效力擴張之基礎亦有疑問。本文認為，決議對繼受人之效力如何，牽涉「法安定性」及「交易安全」的權衡。法安定性係使區分所有權人的權利義務盡量趨於一致，交易安全則是顧慮特定繼受人是否得預見其後的權利義務。是以判斷決議效力是否擴張，應著重於特定繼受人於繼受時對於決議之存在是否「明知或可得而知」，而繼受人主觀上的可預見性，需要以公示外觀的程度、查閱觀覽的難易度去調整，才能使效力之擴張具有正當性，更可兼顧區分所有權人團體及繼受人之權利。

關鍵字

區分所有 ； 區分所有權人會議決議 ； 規約 ； 分管契約 ； 繼受人 ； 債之相對性 ； 司法院釋字第349 號

並列摘要

The binding effect of unit owner assembly resolutions to general successor is undoubtedly effective because they succeed all of the rights and obligation from the original unit owner. There is a problem that whether a specific successor is regulated by the unit owner assembly. Academic adopted affirmative opinion with different reasons, some believed that decisions made by the unit owners have the nature of real property right, while others deemed it valid to specific successors due to jurisprudence of community law. However, the unit owners' decision is barely to be considered as a kind of real property right under numerus clauses. It is doubted that jurisprudence of community law is strong enough to allow the validity of the unit owners assembly resolution to extend. The article recommended that the legal effect to successor may dealt with the balance between ＂stability of law＂ and ＂transaction security＂. Stability of law means that the relationship in unit ownership tends to be consistent. Transaction security relatively takes the specific successors' foresight of the rights and obligation from the unit owner assembly to consider. Therefore, whether specific successor can foresee the existence of unit owner assembly is the key of the extension of the effect of unit owner assembly. Resolution. furthermore, the foreseeability has to be adjusted by the extent of public notice and the difficulty of inquiry. Only this way can the extension of the effect of unit owner assembly be legitimized and look after both sides' interest of unit ownership and the successor.

並列關鍵字

Unit Ownership ； Unit Owner Assembly ； Condominium Regulations ； Agreement on Share of Management ； Successor ； Privity of Contracts ； J.Y. Interpretation No.349

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