认证主体：如皋市辰森技术服务工作室
IP属地：江苏
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1、ThecompensationconcerningthesubmergedparkinggarageAnHongAbstract:Clearlydefinedresponsibilitiesisoftheessenceofcompensationwhenconfrontonthepersonalorpropertydamageorthecompensationdispute.Whileinthepropertylaw,thereisnotdefiniteproscriberelatedtothedivision
2、ofownershipofparkinglotsandofcourse,itishardtodeterminethepersonresponsible.Ourcountryshouldmakeaclearruleinthegovernmentpolicyconcerningtheparkinggarageconstruction,theproprietaryofparkinglotandtherealtymanagement.Andultimatelyensurethepowerofmanageme
3、nttothebuildingimplementbytheowers.Keyword:parkinggarageCondominiumOwnershipoftheResidentialBuildingPropertylaw1.Guangzhourainstormfloodedgaragetotheownersadisaster.Insurancecouldnotsatisfythevictimsdamages;theyinstitutedlegalproceedingsinsuccession.Intheea
4、rly2010,thesoutheastofChinaexperiencemanytorrentialrain.Itbringsgreatlossesofpersonalinjuryandpropertydamage.EspeciallyinlstTen-daysofMay,Guangzhousufferedseveralrainstorms,andmanyparkinggarageshadbeensubmergedafterthedownpourstoppedandalmostturnedintores
5、ervoir.ManyautomobileswereinundatedaccordingtotheroughstatisticsofGuangzhouWaterConservancyBureau,thereare89increasedwater-loggedregions,andamong44hadbeeninundatedseriouslywhichallundergroundgaragehadbeensubmergedentirely.Morethantwothousandautomobileshadbee
6、ndamagedandsludgeandsewagecoveredoverandinthecars.immersedinthewaterformorethan50hours,circuitfixtures,trimfixturesandevenenginesweredamaged.someautomobilesoncestartengineaftertheywerebeenpulledout,scuffingofcylinderboremaybeeneffected.Inthosedays,m
7、anyownersofimpairedautomobilesinstitutelegalproceedingstotheirestatemanagemententerpriseormanagementsoftheparkinggarages.Iftheownersdidnotconductall-payinsurance,theycantbefullyrecoveredbyinsurancecompanies.Andiftheystartcarenginebeforeinformtheinsurancec
8、ompany,theycouldntgainthedamagesforthatthedamagefornotcausedbynaturalrainstormbutbytheirtwicepersonaldestruction.Forthesetortiouscases,theharmtolossesownerssufferedareinevitable.Soundertaketheliabilitytothosedamageisstillalegalproblem.2.Instructionofth
9、elegislationinChinaconcerningtheparkinggaragesinpropertylaw.2.1ThespecificlegalrulesofundergroundparkinggarageinChinaandseveralothercountries.Itisalwaysthedisputedfocuspointoflegislationfortheproblemofwhomtheparkingplacesandgaragesshouldvestin.According
10、toarticle74ofpropertylaw,Theparkingplacesandgarageswithinthebuildingareaplannedforparkingcarsshallbeusedtomeettheneedsoftheownersaboveallelse.Theownershipoftheparkingplacesandgaragesshallbeagreeduponbytherelatedpartiesinthemannersofselling,comple
11、mentaryusingorleasing,etc.Theparkingplaces,whichoccupytheroadsorotherfieldscommonlyownedbyallowners,shallbeinthecommonownershipofalltheowners.Thisruleputsunder-parkinggarageandstand-alonedevelopedparkinglotbelongingtothepropertydevelopers,andthenowners
12、possessparkingplaceswhichoccupyingcommonroadorotherfield.Therefore,fortheinjurycausedbyinundatedgarage,thedevelopersareliable.However,inAmericanandFrance,theparkinggarageandparkinglotareownedbytheownersofresidences.InGermany,parkinglotsaresettingasexclu
14、roprietors,andofcourse,theownersshouldsolvetheproblemsthemselveswhichsearchforinsurancecompaniestogainthedamagesorundertaketheresultsthemselvesiftheydidntjoininsurance.2.2Theanalysisaboutthejudicialinterpretationconcerningtheundergroundparkinggaragesreflects
15、someproblemsandthenreflectstheproblemofhardnessincompensation.Onthecontrary,inChina,theresponsibilitycouldbedividedintothreepartiesforthespecialproprietaryinstitutions.First,accordingtoInterpretationofSeveralIssuesConcerningtheSpecificApplicationoftheLawin
16、DisputesovertheDivisionofOwnershipofBuildingsArticle5“Ifthedeveloperdisposesofparkingspacesorparkinggaragestotheownersproportionaltotheallocationratiobywayofsale,inclusionwiththepremises,orlease,itsactshallbedeemedtocomplywiththeprovisionon“satisfying
17、therequirementsoftheownersonaprioritybasis”ofthefirstparagraphofArticle74ofthePropertyLaw.”Therefore,developerspossesstheparkinggaragesandthen,theyshouldundertaketheproprietaryresponsibility.Next,estatemanagementsassumetheobligationtorepairandmanagefacili
18、tiesofthebuildingandtheynaturallyshouldbearthedutytomakecompensationtotheinjuriesfortheiromissionaccordingtothecontractsorregulations.Thoughinthiscase,forsomemanagers,therearenotfullyaccountsordefiniteandbindingrulestodotheresponsibility.Thelast,theg
19、overnmentareshouldresponsibletotheinjuryforthesystemofdrainingoffwatereventheymaynotpaytherealdamages.Thisinstitutionwhatweareconfrontingwithexistsdefectsobviously.WhatcalledtheDivisionofOwnershipofBuildingsdifferentiatedthearticlesbelongingbutitalsotak
20、ethespecificliabilityintomisty.Facedwiththesedisputes,itisdifficulttomakeasatisfiedsolutionastheambiguousdutytakerandtheamountofdamages.Thatiswhatwearetakingintoconsiderationforwhatrelatedtothecitizensinterestsclosely.Thenweshouldtalkaboutsomecircums
21、tanceaboutthehowtheparkinggaragesareownedbythemasteroftheautomobile.Fortheownerofthebuilding,theyobtainthefieldsthoughselling,leasingcomplementarybydevelopersontherequirementof“beusedtomeettheneedsoftheownersaboveallelse.”Anotherpartaresealed,leased
22、orcomplementedtoresidentsoutsideofthebuildingbydeveloperswithintherelatedpartiesorbyownerswithintherelatedpretest,outofrelatedpartiesortheincreasedparties.Inthesecases,fortheinjuries,whethertheycouldbeengainedthesametreatment.Fortheparkinggaragecould
23、gainthroughconventionbypaidorfree.Certainlythesepartscouldtransferthroughcontractandthegainercouldownthegaragebymanywayssuchasbuying,rentingorcomplementandsoon.Whilesomedetailsshouldbenotice:whentheownerobtainingtheproperty,somenecessarymanagementburde
24、nisalsoinevitable.However,whenthetransferoftherightofusehashappen,theobligeeneednotpaytheexpenseofmanagementfortheownershouldundertaketheobligationofmaintenancetothelease.Whilebetweenthelureofthebenefit,itisuncertainthatwhetherthedevelopenterpriseco
25、uldequalandbaseonconvictiontosolvetheproblemofpropertyoruseaboutparkinggarages.Ononehand,developcorporationconstructtheparkinggaragesthecapitalretrievingandappropriateprofitshouldbegain,ontheotherhand,ownersbasementrequirementalsoshouldbetakenintoconsid
26、eration.Andforthetwopartiesconviction,whetheritisselling,leasingorcompensation,theothernessbetweentheircontrolforce,economystrengthandprofessionalexperienceshouldbenoticed,andshouldgiveconsiderationtotheownersinterest,soastoprotectequalityandavailabilityamo
27、ngthesecontracts.Chenxingu,“TheDivisionofOwnershipofBuildings,”ChinaLegalPublishingHouse,36-37(2007).Totherealtymanger,focusontheloss,ownersusuallyblamedthemanagersomission,orsuethemastheydisabletodischargethecontractfordamage.Thiswhere,"realtymanage
28、ment"shallrefertotheactivitiesofmaintenance,conservation,andmanagementofthehousesandsupportingfacilities,aswellastherelevantsites,andprotectionoftheenvironmentalsanitationandorderwithintherelevantareascarriedoutbytheownersandtherealtymanagemententerpr
30、intenanceandmanagementoftherelevantrealty,thecommoninterestsoftheowners,theobligationsoftheowners,andtheliabilitiesforbreachoftheconvention,etc.Therefore,realtymanagemententerpriseshouldpaythedebtofthedamagesastheconventionofcontractfortheydidnottrythe
33、gershouldundertakedifferentresponsibilityindifferentperiod.Duringthefirstperiods,theconstructioncorporationshouldberesponsiblefortheinjuryfortheirproblemofconstructionqualityormanagementomissionentirely.Whileduringthesecondperiod,totheimportantprojectconstruct
34、ionorfacilitiesreparation,therealtymanagemententerpriseshouldreachconsensustotheserviceproceeding,andthensubmittoseniorauthoritiesforexaminationandapproval.Sointhesesituation,ifthemanagementcorporationhasofferedaproposaltothesewerofparkinggarage,whilehave
35、notcometoterms,thentothedamage,theownersalsoshouldundertakesomeduty.Forwheretherealtyhasanyhiddenriskthatendangersthepublicinterestsorthelegitimaterightsandinterestsofothers,theresponsiblepartyshallmaketimelyrepairandmaintenance,andtherelevantownerssh
36、allrenderassistance.Thoughforthoseparkinggaragesrepairingandmaintainingtherealtymanagemententerpriseholdtheresponsibility,whileitbuildsonthepremiseofownerscongressagreement.Thenfaceonthissituation,ifownerscongressdidnotagreethereparationofunder-parkinggarag
37、econduitsduetothehighexpense,therealtymanagemententerpriseshouldpayforthoseno-omissionliabilityOrthisrainbowisunpredictable,themanagersalsoliableAnother,theresultofsubmergedautomobilesisowingtothecitysdewateringinsomeextent,whyshouldrealtymanagementente
38、rprisepaythedamagesforgovernment.Inconclusion,inthisbuildingpropertypattern,itishardtodistributetheduty.3.Comparetoothercountryspractice,weshouldstandardizethedutyofparkinggaragesdefinitelyinlaw.3.1Manycountriespracticestotheallocationofresponsibilitiesin
39、theregionofownershipofpropertyismeritourreference.ManycountrieshavedifferentcharacteristicstothedivisionofownershipofBuildingsconcerningparkinggarage.InJapan,whencorporationsellsapartmenthouse,theyachievetherightofmanagementtothishouseyet,includingtheparki
40、nggarage.Whileinmostoccasion,thesedisputesareresultoftheownershipofparkinggarage.Consequently,thecourtputtheparkinggaragebelongingtotheproprietarypartandtheyhavetheindependenceinconstructionanduse.Forthecommonpart,owneralsohastheexclusiverighttouseit
41、inthespecificprofitableextent.(Japan)Wanshanyingqi,“Therecenttrendsindivisibleofownership,”Theproblemsofmodernlegalpracticed,Japanslawyersassociation(1990),pp.279.InAmerica,usually,developenterprisetransferthepossessionofparkinggaragetomanagementorganizationasc
42、ommonparts.Andthenthemanagementorganizationleasetherealtytoresidencebasedonthestandardofmonthlyoryearly.Ofcourse,ownershavethepriority.(Japan)Daobenyangzhizhu,“Inspectionofapartmentmanagement,”QingWenShe,98(1993).InFrance,accordingtothecity-planninglaw,during
43、theconstructing,architecthastheliabilitytodesignazonetoparkingforeveryinhabitant.Ditto14.InGermanylaw,thequalityofparkinggaragesisfictioedasexclusivepartsonceitmarksboundarywithlandmark.ZhuangJingchang,“Comparativestudyofownershipofresidentialstratification
44、,”27(1984).InCanada,thestandardofquantityinstitutionaboutthedesignofparkinglotistypical.Thestandardisthattoallowners,settingonecarportfortheownerwhoownedtwobed-rooms,andsettingtwofortheownerwhoownedthreeorabovebed-rooms.(Japan)Daobenyangzhizhu,“Inspectio
45、nofapartmentmanagement,”QingWenShe,111(1993).3.2Thoroughthosepracticeandcompareourcountrynationalcondition,thewriteroffersomeproposalstosolvetheproblemofliabilityofdamage.Somecountriesruledordinanceinthisfieldthroughcity-planninglaw,constructionstandardlaw,re
46、gisterregulationofdivisionownershipofbuilding,ormanagementregulation.OnlyinGermany
47、regions.Combineourcountryspracticesituation,itmaybebetterthatourlegislatureuseothercountrysexperienceforreferencewhenenactinglaw.Indetail,1.UsingthemethodofGermanylaw,taketheproblemsofownershipintheparkingareexpresslyonthemethod.2.UsingmethodofJapanes
48、elaw,explaintheparkinglotsproblemswiththejurisprudenceofusufractuary.3.UsingthemethodofAmerica,distributetheparkinggarageaccordingtotheliving-roomuniteofdivisionowner,eventhentakeitintotheproprietaryuserighttotheowners.Aimingatourcountryscondition,andun
49、itethecaseofdestroyedautomobileinGuangzhou,Iconsiderthatitisunreasonableputtheliableofpayingthedamagesentrusttothecareofinsurancecompanyduringthesituationwhichnaturaldisasterhappeningmoreandmore.Considerthesocialorderandsocialinterest,itisnecessarytos
50、olvethedisputefromthelegislation,anddevelopthecitysenvironmentatthesametime.Ourgovernmentcouldmakepolicyinorigin,specifically,makeapolicywhilethedevelopenterpriseweregainthelandtoconstruct.Theruleisthattheobligationtorepairthedrain-pipearoundtheconstru
51、ctedbuildinginsettledscaleandthedemandistherepairshouldmeetthedesignofgovernmentsoastothesystemofdrainoffwaterofthewholecitycouldlinkedtoaintegratedstructure.Ifthedemandcouldbesatisfied,thedevelopcorporationmayacquirearelativelooserestricttoconstru
52、ctthebuilding.Thenthecityalsosolvestheproblemofobsolescenceandblocksewerandupdatethedewateringsystemofthecity.Thisisawonderfulcountermeasuretodevelopthebuildingstructureandundergroundstructureatthesametime.Thisisawonderfulchancetoimprovetheconstruction
53、ofthewholecityandthoughthepremiseisthatgovernmentshouldmakeaperfectcityscheme.Totheproperty,weshouldencourageownerstocommonlyowntheparkinggarageandparkinglotinlaw.Theidealconditionfortheresidentialdistrictisthatanyconstructionorfacility,ifitisnotb
54、elongtooneowner,andthenitiscommonlyownedrealty.Parkinggarageasnecessaryancillaryfacility,shouldbecommonlyownedbyallowner,norshoulddevelopenterprisemastertheancillaryfacilityresourceevenutilizetheupvaluationchanceoftheresourcetoprofitfromowners.Andonceth
55、epropertyisensure,itisindispensabletoregistersoastoconfirmtheowner,anditshallbehandledbytheregistrationorganatthelocality,orthepropertyoftheparkinglotmaybeinuncertaincondition.Meanwhile,strengthentheremediationtothebuildingindivisionandtakeitintoex
56、pressterm,thiscouldbethetrendoftheownershipofbuildingmethodsdevelopment.Improvethequalityoftheconstructiondulyandmaintaintheownersprofit,thissubjectiveandobjectiverequirementneedshouldsatisfyatthesametime.Totherealtymanagement,forthereasonoftheincreasingnumberandcontinuousdisputesaboutparkinggaragesandcarports,thewriterconsiderthatitisnecessarytosetuparealtymanagemententerprisetoadministrateparkinglotsspecially.When