论区分所有建筑物的管理规约

管理规约是规范区分所有建筑物的管理、使用乃至所有关系的自治规则,它如同公司的章程、国家的宪法,具有业主团体(共同体)根本自治法规的性质。我国管理规约的订立、变更及废止,应由目前的普通多数决变易为特别多数决;管理规约应对业主间的基础法律关系、业主间的共同事务、业主间的利害关系的调节及对违反义务者的处置等作出规定。业主大会、业主委员会的决议、管理人的行为等,不得与管理规约抵触。管理规约的效力原则上及于业主及其特定继受人,但承租人、借用人等区分所有建筑物的占有人(物业使用人),应仅受管理规约事项中有关使用事项的拘束。原始管理规约的设定、效力、登记等应借鉴日本法的经验,原始管理规约的变更(撤销)及公平性,应借鉴德国法的做法,认可对于一些事项业主大会的多数决决议具有变更原始管理规约的规定的效力,认可业主享有变更原始管理规约的请求权。

On the Management Regulations of Condominium Buildings

Management regulations of condominium buildings, like corporation bylaws and the constitution of a nation, bear the nature of self-regulations of the owners’association (community) concerning the management, usage,and ownership of the buildings. In China,the establishment,alteration and nullification of the management regulations are decided typically through simple majority which, in this author’s opinion,should be superseded by absolute majority.The management regulations should stipulate on the basic legal relationship of the owners,their common affairs,adjustment of their benefits,disposition of defaulters,etc.The resolutions of Owners Meeting or Committee and the behaviors of the managers should not contradict the management regulations. Logically, the owners and their specific successors are subject to the management regulations whereas the possessors of condominium buildings (the estate users),such as tenants or borrowers,are constrained merely by the items related to the usage.Japanese law should be referred to as the establishment,validity,and registration of the original management stipulations are concerned while Germanic law should be referred to as the alteration (rescission) and fairness of the regulations are concerned.It should be admitted that by certain majority resolutions of the Owners Meeting the original management regulations can be altered and the owners are entitled to request for alteration of the regulations.