Research on the Conflict between Property Management Issues and Current Laws

[[abstract]]台灣因人口成長及土地之減少，居住環境也隨著改變以集合式住宅為主流，早期的村落概念也在都市中形成，伴隨而來的物業管理制度，以及集合式住宅的住戶與管理組織，在這近三十年來的時間也迅速的發展開來，民國八十四年六月二十八日通過施行的「公寓大廈管理條例」，集合式住宅正式終於有了法制的管理依據。現行物業管理業的產業依服務的範疇可大約分為三大類別，第一類：建築物與環境的使用管理與維護，主要是針對建築物本身外觀、結構、設施設備以及生活環境的管理維護；第二類：生活與商業支援服務，主要是針對商業型物業以及住宅型物業，在生活類別事項的服務；第三類：資產管理是針對物業資產的租賃管理區塊的服務。我國現行物業管理在法律適用的部份，有區分為適用社區的公寓大廈管理條例、公寓大廈管理條例施行細則；以及適用物業管理業者或物業管理人的公寓大廈管理條例、公寓大廈管理服務人員辦法、保全業法。但無論是公寓大廈管理條例或是保全業法，其條文含概之內容範圍，又或是主管機關解釋函等，常常介於模稜兩可之間，也有各自解讀的問題產生。對於集合式住宅的管理組織、區分所有權人、以及實際使用的住戶，在進行管理的過程及認知上，是否有其適法性模糊境界之問題，然而物業管理業與行政主管機關對於法條之認知，是否亦有不同解讀而產生的問題，這些都是值得我們來探討。物業管理包含了廣義的建築物本體，及附屬的設施設備等修繕維護外，也包含了使用者生活中的衣、食、住、行、育、樂等需求，然而除了這些之外尚與社會、治安、人文、經濟等，均有相當之關連性，如若未能充分了解其管理責任與法律關係，其牽涉層面之廣難以想像，本文以『物業管理問題與現行法令衝突性之研究』為題，主要是希望能為現行物業管理區塊的各種亂象，找出不適合或待加強的法規或觀念問題來注入新流，以期台灣集住合式住宅之使用者、管理者、業者與行政主管機關，能有新的思考方向，對於可能不合宜的法條，能有修改之建議，也希望能對疏漏未立法的部份得到立法機會。[[abstract]]Due to population growth and land reduction in Taiwan, the living environment, which has also changed into collective residence, now predominates. The early concept of villages has also formed in the city. Accompanied by the property management institution, as well as the residents and management organizations of collective residences which has been developed rapidly in recent 30 years. The "Condominium Administration Act Building Administration Division” which passed on June 28, 1984, finally gave a legal basis for the management of collective residence.The property management industry nowadays can be roughly divided into three categories according to the scope of services. The first category, the management and the maintenance towards the appearances of buildings and the living environment, mainly targeting the management and maintenance of the appearance, structure, facilities and equipment of the building itself, and the living environment . The second category: life and business supporting services, mainly targeting commercial properties and residential properties which get relevant to the services in the life category; the third category, asset management is targeting services for the lease management of property assets.The regulations of property management are legally applied currently in Taiwan, which are divided into “Condominium Administration Act Building Administration Division” which is applicable to the communities, “Condominium Administration Act Building Administration Division Implementation Rules”; and “Condominium Administration Act Building Administration Division” and “Private Security law” which are applicable to the property management and the property managers . However, whether it is “Condominium Administration Act Building Administration Division” or “ Private Security Law”, the scope of its provisions, or the interpretation letter of the competent authority, are often ambiguous, so there are problems with their respective interpretations. Regarding the management organization of collective residences, the division of owners, and the households that practically use it, whether there is a problem of fuzzy realm of legality in the management process and cognition. However the property management industry and the competent authority's cognition towards the regulations arises the problems from different interpretations or not. These are worthy of our discussion.Property management includes the building structure itself in a broadly speaking and the attached facilities and equipment, as well as the user’s clothing, food, housing, transportation, and entertainment. In addition to these, it has considerable relevance to society, public security, humanities, and the economy. If you do not fully understand the legal regulations and management responsibilities, it will be unimaginable to the wide relevant to this issue. "Research on the Conflict between Property Management Issues and Current Laws" as a topic mainly hope to solve the problems about the current chaos. Furthermore, in order to inject new currents, we can find unsuitable problems or the problems which need to be strengthened as the basis.The collective residential users, managers, and competent authorities in Taiwan can have brand new thinking directions, and there can also be room for amendments to the content of laws that may be out of date