【线上云德】疫情期间律师说（五十八）|物业行业——建筑物区分所有权（二）

PART1:对于业主违规装修等不当使用专有部分的行为，谁有权予以制止？

业主对自己专有部分进行装修等使用行为,系行使专有部分的所有权,应当予以保护,但是业主对专有部分的使用应当有所限制,不能损害他人的合法权益。

The owner shall exercise the ownership of the proprietary part in the use of its own proprietary part, such as decoration, and shall protect the proprietary part, but the owner shall restrict the use of the proprietary part and shall not damage the lawful rights and interests of others.

《物权法》第83条第2款后段规定:“业主对侵害自己合法权益的行为,可以依法向人民法院提起诉讼。”如果业主对专有部分不当使用的行为侵害了其他业主专有部分的权利,受侵害的业主当然有权提起诉讼。

Article 83, paragraph 2, of the property law states: "the property owner may bring a lawsuit to the people's court in accordance with the law for any act that infringes upon his or her legitimate rights and interests." If the owner's improper use of the proprietary portion infringes the rights of the other owner's proprietary portion, the aggrieved owner shall of course have the right to Sue.

《物权法》第83条第2款前段规定:"业主大会和业主委员会,对任意弃置垃圾、排放污染物或者噪声、违反规定饲养动物、违章搭建、侵占通道、拒付物业费等损害他人合法权益的行为,有权依照法律、法规以及管理规约,要求行为人停止侵害、消除危险、排除妨害、赔偿损失。"《区分所有权纠,司法解释》第15条对该条文中“损害他人合法权益的行为"进一步子以明确,其中包括违反规定进行房屋装饰装修的行为。从这两个条文的立法意图可以看出,法律赋予业主大会和业主员会对损害小区业主合法权益的行为有要求停止侵害、清除危险、排除妨害,赔偿损失的权利。

"Property law" the 83th in paragraph 2: "the owners' congress and the owners' committee, indiscriminate disposal of waste, the discharge of pollutants and noise, in violation of regulations animals, illegal building, encroach on channel, refuse to pay property management fees, etc. The behavior of the damage the legitimate rights and interests of others, have the right to, in accordance with the laws, regulations and management stipulations, for person to stop the infringement, eliminate the danger, ruled out sabotage, compensate for the losses." Article 15 of the "differentiation of ownership correction, judicial interpretation" further clarifies "the act of harming the legitimate rights and interests of others" in the article, including the act of house decoration and decoration in violation of regulations. From the legislative intention of these two provisions, it can be seen that the law gives the owners' congress and owners' members the right to stop the infringement, remove the danger, remove the obstruction and compensate for the damage to the behavior that damages the legitimate rights and interests of the community owners.

至于业主大会和业主委员会是否可以作为诉讼主体,在一定范围内依法赋予业主委员会诉讼的权利。对于损害小区业主共有的合法权益的行为,业主委员会可以依照法律规定提起诉讼。

As to whether owner congress and owner committee can act as lawsuit main body, the right that gives owner committee lawsuit lawfully inside certain limits. The owners' committee may file a lawsuit in accordance with the law against any act that damages the lawful rights and interests of the community owners.

至于物业服务企业是否有权提起诉讼,《物业服务纠纷司法解释》第4条规定“业主违反物业服务合同或者法律、法规、管理规约,实施妨害物业服务与管理的行为,物业服务企业请求业主承担恢复原状、停止侵害、排除妨害等相应民事责任的,人民法院应予支持。”根据该条的规定,物业服务企业有权提起诉讼的情形为业主的行为违反了物业服务合同或者法律、法规、管理规约,足以妨害物业服务与管理。

As to whether the realty service enterprise shall have the right to file lawsuits, the property service dispute judicial interpretation "stipulated in article 4" owner in violation of the realty service contract or laws, regulations and management stipulations, implementation to the detriment of the property service and management behavior, realty service enterprise request owners undertake restorable, stop the infringement, eliminate the breach of the corresponding civil liability, such as the people's court shall support." According to the provisions of this article, the property service enterprise has the right to bring a lawsuit for the case that the owner's behavior violates the property service contract or the laws, regulations and management regulations, which is enough to hinder the property service and management.

PART2:对于业主的“住改商”行为，谁有权提起诉讼？

“住改商”是指业主将住宅用途的房屋作为商业用房或办公用房等非居住用途房屋使用的行为。也就是《物权法》第77条规定的业主将住宅改变为经营性用房。

The term "home improvement business" refers to the practice of the owner of a residential house using it as a commercial or office house or other non-residential house. Namely "property law" the owner that 77 regulation sets changes residence to manage sex to use a room.

《物权法》第77条规定:"业主将住宅改变为经营性用房的,除遵守法律、法规以及管理规约外,应当经直利害关系的业主同意。"(区分所有权纠纷司法解释》第10条第1款规定:“业主将住宅改变为经营性用房,未按照物权法第七十七条的规定经有利害关系的业主同意,有利害关系的业主请求排除妨害、消除危险、恢复原状或者赔偿损失的,人民法院应予支持。”该法律规定赋予了有利害关系的业主对于“住改商”行为提起诉讼的权利,《区分所有权纠纷司法解释》第11条进一步明确了“有利害关系的业主”的范围,原则上指本栋建筑物内的其他业主。建筑区划内,本栋建筑物之外的业主,如果能证明其房屋价值、生活质量受到或者可能受到不利影响,亦可认定为有利害关系的业主。

Article 77 of the property law stipulates :" if a property owner changes a residence into an operating property, it shall obtain the consent of the directly interested owner in addition to abiding by the laws, regulations and management regulations." (to distinguish the ownership dispute of judicial interpretation "prescribed in paragraph 1 of article 10:" change a residential house into a house used for business owner occupancy, not in accordance with the provisions of article seventy-seven of the property law, with the approval of the of the interested owners, of the interested owners request ruled out sabotage, eliminating danger, restore to its original condition or claim damages, the people's court shall support." This law provides that interested owners have the right to bring a lawsuit against the "residential reform business". Article 11 of the judicial interpretation on the differentiation of ownership disputes further clarifies the scope of "interested owners", which in principle refers to other owners in the building. Owners outside the building may also be identified as interested owners if they can prove that the value and quality of life of the building have been or may be adversely affected.

从另一方面来看,业主的“住改商”行为亦是对自己专有部分的使用行为,如果业主的“住改商”行为损害了全体业主共同的合法权益,或是妨害了物业服务企业的服务与管理(业主委员会、物业服务企业亦可以依法提起诉讼。

On the other hand, the owner's "housing reform business" behavior is also the use of their own proprietary behavior, if the owner's "housing reform business" behavior harms the common legitimate rights and interests of all owners, or obstructs the service and management of the property service enterprises (industry chairman committee, property service enterprises can also bring a lawsuit according to law.