论住宅小区所有权

孟勤国，唐 瑞*

（武汉大学 法学院，湖北 武汉 430072）

摘  要：“建筑物区分所有权”在现代社会具有国计民生的意义。《中国物权法》“业主的 建筑物区分所有权”覆盖单栋建筑物的区分所有和住宅小区共有部分的管理，形成单栋建筑物业主和住宅小区其他业主的利益冲突，不能适应中国住宅小区普遍规模大、业主多的现实状况，民法典《物权编》应予以调整。“业主的建筑物区分所有权”应一分为二，“建筑物权区分所有权”回归到单栋建筑物区分所有的传统意义之中；新设“住宅小区所有权”规范住宅小区共有部分的管理问题。“住宅小区所有权”的主体为住宅小区全体业主，客体为住宅小区的公用土地及公用建筑物、构筑物和其他财产利益，内容为共同享有住宅小区的共用利益和共同承担共用利益开支。“住宅小区所有权”按照共用利益密切联系原则，由与共用利益有直接利害关系的业主共同行使，但不得损害其他业主的合法权益。

关键词：民法典；物权编；住宅小区所有权；建筑物区分所有权；物业管理

中图分类号：DF521  文献标识码：A  文章编号：

Study on the Partitioned Ownership of Residential Areas

MENG Qin-guo, TANG Rui

(School of law，Wuhan University，Hubei Wuhan 430072，China)

Abstract：“The Partitioned Ownership of Building Areas” has the significance of national economy and people's livelihood in modern society. “The Owners' Condominium Rights” of Chinese Property Law covers the Partitioned Ownership of a single building and residential areas, forming conflicts of interest, cannot adapt to the reality of large-scale residential areas and many owners in China. The Property Volume of Civil Code Legislation should be adjusted. “The Owners' Condominium Rights” should be divided into two parts, “the Partitioned Ownership of Building Areas” comes back to a single building, increases “the Partitioned Ownership of residential Areas” to regulate the management of the common parts of residential Areas. The main body of “the Partitioned Ownership of residential Areas” is all the owners of residential areas, the object includes the Public land and its buildings, structures and other property interests, the content includes sharing the common interests and bearing the cost of common interests. According to the principle of close connection about common interests, owners who share direct interests with the common interests exercise their rights jointly but shall not prejudice the legitimate interests of other owners.

Key words: Civil Code；Property Volume; the Partitioned Ownership of Building Areas; the Partitioned Ownership of Residential Areas；the Estate Management