【作者】 杨俊彦；

【导师】 金俭；

【作者基本信息】 南京大学 ， 法律， 2012， 硕士

【摘要】 业主自治是指业主基于建筑物区分所有权,根据法律、法规规定和民主原则,建立自治组织,确立自治规范,对住宅小区物业和业主共同事务进行管理和服务的活动。虽然国家和地方已出台了许多法律法规来规范业主自治中的各项活动,但仍未成体系。虽然城市的小区中已有许多建立起了业主自治机构,但形式主义居多,真正实现自治的少之又少。究其原因,制度是一方面,人们的自治意识也不可忽视。然而意识的形成需要长时间的规范之行为所积累。我们所能做的,则是用规则和方法去引导这种意识的产生、发展,反过来也能推动制度的进步。笔者通过整理我国与业主自治有关的法律法规及地方性法规、规章,并借鉴前人的研究结果,从业主自治机构的运行角度出发,研究其主体资格,发现关于业主主体资格认定的规定欠妥；业主自治机构的运行尚缺少法律基础,导致自治机构的民事主体地位不明确；此外自治机构在运行过程中,也存在许多问题,譬如业主委员会缺乏独立性、代表性；自治机构成立前后的法律关系经常不能厘清；业主公约的制定及其内容都存在缺陷；物业资金的管理和使用情况不透明；议事规则形同虚设；自治机构在维权中作用很小等等。这些问题的原因是众多的、复杂的、交错的。让我们不得不从以下几个方面来改善。首先,笔者认为我们应当从制度着手,明确业主自治机构的性质和地位,使其在自治过程中的行为能受到法律保护,国家和地方也应当建立统一或指导性的标准,使得业主自治的一些基本制度能够在实践中获得更好的效果。从政府的导向角度来看,政府的作用也应当从管理朝着推动、监督的方向发展。从业主自治机构的设置来说,业主委员会应当细分,从而更好地发挥其作用。从监督机制来说,应当建立更完善的外部和内部监督机制,以保证自治机构合法合理地运行。其次,有了良好的制度,没有实施的方法,制度便成了一纸空文。因此业主自治机构本身也应不断地进行自我完善,我们可以通过增强业主的自治意识来促进这样一种规则的形成；此外许多问题是由于自治机构未将成立前后的法律关系弄清造成的,因此在自治机构应当厘清成立前后的法律关系,以便于其今后的运行；我们更应当让自治机构具有广泛的代表性,以提高自治机构的感召力、提高业主的认同感、参与度；我们应当不断完善自治机构的财务制度,以规范业主自治机构资金的使用；并通过聘请专业人员来协助和监督自治机构的运行过程。再次,业主公约作为业主间的契约在自治中处于“宪法”的地位,是业主自治机构的权力来源,我们应当完善之,以促进自治机构的有效运行。笔者认为通过上述方面,我国的业主自治机构的运行能够更合理、更有效。业主自治的理念也能够更深入人心,我国的业主自治体系也一定能够更加完善。更多还原

【Abstract】 According to the laws, regulations and democratic principles, owner autonomy is an activity that base on condominium ownership. It could build autonomous organizations, established autonomous norms, management and service the common affairs of the owners. Although state and local governments have introduced a number of laws and regulations to regulate the activities of owner autonomy, they are still not systematic. There are many owners autonomy institutions in the city, but the majority are formalism. The reason is that the people lack consciousness and the system has not been set up. However, the formation of consciousness requires a long time to accumulate by Norms of behavior. What we can do now is to guide the consciousness producing and developing by rules and methods. In turn it also can promote the progress of the system.I organized the related laws and learnt from the results of previous studies, then study the qualification of the subject, found that the rules of the owner subject qualification are inaccurate, and the operation of owner autonomous institutions lack a legal basis, leading civil subject status not clear of the autonomous institutions. In addition, there are many problems during the operation of autonomous institutions. For example, the owners’ committee lack independence and representative; very few legal relationships could be clarified during the establishment of the autonomous institutions; the formulation and contents of owner convention are both defective.; the management and using of the real estate funds are opaque; the rules of procedure are useless; The autonomous institutions plays a small role in safeguarding rights and interests etc. The reasons of these problems are numerous, complicated and staggered. So we have to improve the following aspects.First, I think we should start from the system, clear the nature and status of owner autonomous institutions, so that its behavior could be protected by law. The state and local governments should establish unified and instructional standards to make some basic system of the owner autonomy have a better result in practice. From the perspective of government guiding, the roles of governments should be pushers or supervisors, not managers. From the perspective of the establishment of institutions, the owner committee should be subdivided to make it more useful. From the perspective of supervision, we should perfect the supervision mechanism external and internal to ensure the operation of Autonomous institutions is legal and reasonable. Second, if we got a perfect system and we don’t have methods to implement, the system became an empty. So the owner autonomous institutions themselves should self perfection constantly. We can promote the formation of the rules by enhancing consciousness of the owners. Furthermore, many problems are caused by confusing the legal relationship during the establishment of autonomous institutions. So we should clarify the legal relationship during the establishment of the autonomous institutions for its running in the future. We should make the autonomous institutions widely representative to improve the emotional appeal of autonomous institutions and the identity and participation of the owners. We should improve the financial system of autonomous institutions constantly to regulate the using of the funds. We should hire professionals to assist and monitor the operation process of autonomous institution. Third, as the contracts of the owners like "constitution", the owner conventions are the sources of power of owner autonomous institutions. We should perfect it to promote the effective operation of autonomous institutions.I think that through the above aspects, the operation of owner autonomous institutions could be more reasonable and effective. The concept of owner autonomy could be deeply rooted in our mind. The system of owner autonomy can also be more perfect.更多还原