个人住房专项维修资金管理模式法律问题研究

发布时间：2018-04-27 10:33

本文选题：住房专项维修资金 + 管理模式　；参考：《西南政法大学》2014年硕士论文

【摘要】：我国法律法规对个人住房专项维修资金如何交存、如何管理和如何使用已做出初步规定，，但未规定统一管理模式；实务操作中，这不能确保个人住房专项维修资金的安全管理和正常使用。为此，理论界对其管理模式进行了诸多探讨，但争议仍然存在。本文为保障业主的合法权益，提出政府主导、银行服务、业主知情的个人住房专项维修资金管理新模式。除引言和结语外，全文分三个部分，约2.6万字。第一部分为个人住房专项维修资金管理模式概述，包括住房专项维修资金的法律内涵、特殊性和法定管理模式。个人住房专项维修资金是专项用于个人住房共用部位、共用设施设备保修期满后的维修和更新、改造的资金；具有预备性、公共性、限制性和易陷入“准公共物品”的困境；其法定管理模式为业主大会成立前由政府房地产主管部门管理，业主大会成立后由业主自行决定管理主体。第二部分为我国个人住房专项维修资金管理模式分析。我国法定管理模式下形成了政府继续代管、物业服务企业代管和业主自管三种管理方式；我国法定管理模式存在管理主体多样、专户银行选定混乱、收缴单位杂乱、专项资金筹集难和专项资金保值增值难五方面的问题；业主自管存在业主委员会法律地位不明确和业主自治能力欠缺的不足；物业服务企业代管存在追求利益最大化和承担责任有限的问题。第三部分构建了政府主导、银行服务、业主知情的个人住房专项维修资金新型管理模式。本部分阐述了个人住房专项维修资金管理新模式的筹集、管理和房屋所有权转移引起的资金处理三方面的内容。个人住房专项维修资金的管理主体为政府房地产主管部门、专户管理银行和业主：政府居于主导地位，负责宣传和推广、采用“定活存储”的方式进行经营、选定专户管理银行和建立档案；银行是服务机构，负责收存个人住房专项维修资金，开设专户存储账户和辅助建立查询平台；业主享有知情权、监督权。关于资金的首期交存，收缴单位为专户管理银行，业主为交存主体，以建安成本和实测面积为交存金额的计算基础，交存时间为办理房屋入住手续前，并采用一次交足的交存方式。住房所有权转移引起的住房专项维修资金处理应遵循“金房一体”的转移原则。本文通过分析个人住房专项维修资金的特殊性和法定管理模式存在的问题及原因，提出政府主导、银行服务、业主知情的个人住房专项维修资金管理新模式。文章的创新点在于：摒弃了大而空的纯理论研究，从实践出发，构建一种新型管理模式，应用性强；文章提出的由银行发卡到所有权人、定活存储的投资经营方式和建立住房专项维修资金档案的管理举措，目前尚无法律或规章明文规定。
[Abstract]:China's laws and regulations on how to deposit personal housing special maintenance funds, how to manage and how to use has made a preliminary provision, but there is no unified management model; in practice, This can not ensure the personal housing maintenance funds security management and normal use. Therefore, the theory circle has carried on the many discussion to its management pattern, but the dispute still exists. In order to protect the legal rights and interests of the owners, this paper puts forward a new mode of management of special maintenance funds for individual housing, which is led by the government, provided by the bank and informed by the owners. In addition to the introduction and conclusion, the full text is divided into three parts, about 26000 words. The first part is an overview of individual housing special maintenance fund management model, including the legal connotation, particularity and legal management model of housing special maintenance funds. The special maintenance fund of individual housing is the fund that is specially used for the maintenance, renewal and renovation after the expiration of the guarantee for the common parts of the individual housing and the common facilities and equipment, which is preparatory, public, restrictive and easy to fall into the dilemma of "quasi-public goods". The statutory management mode is that the owners' Congress is managed by the government real estate department before the establishment of the owners' Congress, and the owners' meeting is decided by the owners themselves after the establishment of the owners' Congress. The second part is the analysis of the fund management mode of the special maintenance of individual housing in our country. Under the legal management mode of our country, there are three kinds of management modes: the government continues to manage, the property service enterprise and the owner manage themselves, the legal management mode of our country has a variety of management subjects, the choice of special account banks is chaotic, and the collection units are chaotic. It is difficult to raise special funds and maintain and increase the value of special funds in five aspects: the owners' self-management is not clear about the legal status of the owners' committee and the lack of the owner's autonomy ability; Property service enterprise escrow exists the problem of pursuing profit maximization and undertaking limited responsibility. The third part constructs the new management mode of government-led, bank service and owner-informed personal housing special maintenance fund. This part describes the new management model of personal housing special maintenance fund management and housing ownership transfer caused by the three aspects of funds processing. The main management body of individual housing special maintenance fund is the government real estate department, the special account manages the bank and the owner: the government occupies the leading position, is responsible for propaganda and promotion, uses the "fixed live storage" way to carry on the operation, Select special account to manage bank and establish archives; Bank is the service organization, which is responsible for depositing personal housing special maintenance fund, opening special account and setting up inquiry platform; the owner has the right to know and supervise. With regard to the deposit of funds in the first instalment, the collection unit shall be a special account management bank, and the owner shall be the principal depositor. The basis of calculation of the deposit amount shall be the cost of Jian'an and the measured area, and the time of deposit shall be before the formalities for housing occupancy, The deposit shall be made on a one-off basis. Housing ownership transfer caused by housing special maintenance funds should follow the "golden house" transfer principle. By analyzing the particularity of individual housing special maintenance fund and the problems and reasons of legal management mode, this paper puts forward a new mode of personal housing special maintenance fund management, which is led by the government, provided by the bank service and informed by the owner. The innovation of the article lies in: abandoning the large and empty pure theoretical research, starting from practice, constructing a new management mode, which has strong application, and putting forward the idea of issuing cards from banks to owners. At present, there are no laws or regulations on the management of the investment and management mode of fixed-live storage and the establishment of housing special maintenance fund files.
【学位授予单位】：西南政法大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：D922.29;F299.23

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