既有住宅加装电梯中的业主决议规则研究  

Research on Owners'Resolution Rules in the Addition of Elevators to Existing Residential Building

作　　者：魏夏珍 Wei Xiazhen

机构地区：[1]西南政法大学民商法学院

出　　处：《中国不动产法研究》2024年第2期18-48,310,共32页Research on Real Estate Law of China

基　　金：国家社科基金重点项目“中国民法上的中国元素研究”(18AFX015);2024年民法典国民教育科普基地学生科研创新项目“既有住宅加装电梯决议的利益平衡规则研究”(NCCCEP-202402)的阶段性成果。

摘　　要：既有住宅加装电梯需以业主的有效决议为前提,而业主决议的有效达成又涉及享有表决权的业主范围、决议成立的表决比例和利益受损业主是否享有否决权等问题。基于建筑物区分所有和集体行动的逻辑,在楼栋区分单元时,加装的电梯属于单元业主的一部共有部分,故应由拟加装电梯单元的业主表决决定是否加装电梯。若加装电梯需占用小区公共用地且不属于“合理利用”,还需小区全体业主表决同意。共有权益的高交易成本、加装电梯的影响和价值以及未产生新物的“改建”属性,决定了加装电梯决议应符合《民法典》第278条第2款的特别多数规则方能成立。而若加装电梯对特定业主造成的损害依据利益衡量原则判断将超过容忍义务限度,则该业主有权否定表决通过的确定加装电梯的决定,否则该业主只能对不符合比例原则的加装电梯的设计方案予以否决。The addition of elevators to existing residential buildings requires a valid resolution from the owner,and the effective achievement of the owner's resolution involves issues such as the scope of owners who have voting rights,the voting ratio for the establishment of the resolution,and whether the owner with damaged interests has veto power.Based on the logic of condominium ownership and collective action,when distinguishing units in a building,the added elevator is a common part of the unit owner,therefore,the owners in the units where elevators are planned to be added should vote to decide whether to add the elevator.However,if the addition of elevators need to occupy the public land in the community and does not belong to"reasonable utilization",the resolution of all owners of the community is also required.The high transaction cost of joint ownership,the impact and value of adding elevators,as well as the"renovation"attribute of not producing new objects determine that the establishment of the decision to add elevators should comply with the special majority rule of Article 278(2)of the Civil Code.If the damage caused by adding an elevator to a specific owner is judged to exceed the limit of the obligation to tolerance according to the principle of interestsbalancing,the owner with damaged interests has the right to veto the resolution to add an elevator passed by the vote.Otherwise,the owner with damaged interests can only veto specific plans for adding elevators that do not comply with the principle of proportionality.

关 键 词：加装电梯 业主决议 相邻关系 容忍义务 利益衡量 

分 类 号：D923.2[政治法律—民商法学] D922.181[政治法律—法学]