【线上云德】疫情期间律师说（五十七）|物业行业——建筑物区分所有权（一）

PART1:首先了解建筑物区分所有权的含义是什么?

我国《物权法》第70条规定:"业主对建筑物内的住宅、经营性用房等(有a分享有所有权,对专有部分以外的共有部分享有共有和共同管理的权利。”通说认为,建筑物区分所有权是指多个区分所有权人(业主)共同拥有一栋区分所有建筑物时,各区分所有权人对建筑物专有部分近享有的专有所有权。简单的说就是我们业主的专享部门。《区分所有权纠纷司法解释》第2条作出相关规定,依其规定,构造上、利用上具有独立性,能够登记成为特定业主所有权客体的房屋、车位、摊位等特定空间,应当认定为专有部分。此外,规划上专属于特定房屋,且建设单位销售时已经根据规划列人该特定房屋买卖合同中的露台等,应当认定为专有部分的组成部分。

Article 70 of the property law of our country stipulates :" the owner shares the ownership of the residential and commercial housing in the building, and enjoys the right of joint ownership and joint management of the common part except the proprietary part." Generally speaking, the differentiated ownership of a building refers to the exclusive ownership of the exclusive parts of the building enjoyed by the owner of each district when multiple owners (owners) jointly own one differentiated building. To put it simply, it is our client's exclusive department. Article 2 of the judicial interpretation on the differentiation of ownership disputes makes relevant provisions. According to the provisions, houses, parking Spaces, booths and other specific Spaces that are independent in structure and utilization and can be registered as the object of ownership of specific owners shall be identified as exclusive parts. In addition, the planning is exclusive to a specific house, and the construction unit has been listed in the specific house sales contract according to the planning of the terrace, should be identified as a component of the exclusive part.

PART2:所有权人即业主在使用专有部分有哪些限制?

我国《物权法》第71条规定:"业主对其建筑物专有部分享有占有、使用、收益和处分的权利。业主行使权利不得危及建筑物的安全,不得损害其他业主的合法权益。”对于专有部分因其紧密地存在于同一栋建筑物中,各业主对整栋建筑物的安全与维护具有共同利益关系,因此,业主若有违反共同利益而为有害于建筑物的管理或使用行为,限制的内容主要有:（1）不得违反全体业主的共同利益。比如：一是对建筑物的不当毁损行为,二是未按专有部分的本来用途与使用目的使用专有部分。判断业主的行为有无违反共同利益,应从共同生活的角度加以权衡。(2）维持建筑物存在的义务。（3）不得随意变更通过自己专有部分的电线、水管、煤气管、暖气管等。(4）应独自出资维修其专有部分。（5）维护住宅环境的卫生和安宁,以及住宅周边地区的善良风俗和习惯。(6）遵守管理规约。

Article 71 of China's property law stipulates :" the owner has the right to possess, use, profit from and dispose of the exclusive part of the building. The exercise of the owner's rights shall not endanger the safety of the building or prejudice the legitimate rights and interests of other owners." For proprietary parts because of its close lies in the same building, the owner of the safety of the whole building and maintaining relationship with common interests, therefore, if the owner has a violation of common interests and is harmful to the structure of the management or use behavior, limiting the content mainly include: (1) shall not violate the common interests of all proprietors. For example: one is the improper damage to the building, two is not according to the original use of the proprietary part and the use of the purpose of using the proprietary part. Judging whether the owner's behavior violates the common interest should be weighed from the perspective of common life. (2) the obligation to maintain the existence of the building. (3) do not arbitrarily change the electric wire, water pipe, gas pipe, heating pipe, etc. (4) repair of its exclusive parts shall be solely funded. (5) maintain the sanitation and tranquility of the residential environment, as well as the good customs and habits of the surrounding areas. (6) compliance with management regulations.

在现实生活中，对于专有部分业主为自己完全所有为由,任意使用自己的专有部分,比如不按管理规约的规定将自家阳台完全封闭、装修房屋时随意破坏自家房屋的承重墙等,这些行为都应当受到限制。

In real life, to exclusive part owner is him entirely all for him reason, the exclusive part that USES him arbitrarily, do not press the regulation of management statute for instance the regulation closes his balcony completely, the load-bearing wall that destroys his house at will when decorating a house, these behavior should be restricted.