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電梯事故、大樓磁磚掉落

社區大樓的相關設施
首先必須知道


建築法原本就賦予建築物所有權人應維護建築
物合法、安全使用之義務
從下列案例中,要討論的是


有關社區大樓的相關設施,造成他人傷亡的法律責
任。社區大樓的設施,例如磚牆、電梯、欄杆等,如
果因為毀損掉落或故障,而造成他人傷亡時,什麼人
應該要負法律責任?原則上,在社區大樓之動產或不
動產,應區分為「專有部份」或是「共用部份」,依
據公寓大廈管理條例第三條規定,所謂專有 部分:是
指公寓大廈之一部分,具有使用上之獨立性,且為區
分所有之標的者,一般說來就是我們自己所有的部
份;所謂共用部分,是指公寓大廈專有部分以外之其
它部分及不屬專有之附屬建築物,而供共同使用者,
例如電梯、大樓公共通道、樓頂等。大原則來說,以
私人使用部份或公眾使用部份,來作為責任義務之區
分。
大樓外牆磁磚脫落,到底算誰的責任?..


公寓大廈管理條例第 56 條
一、獨立建築物所有權之牆壁,以牆之外緣為界。
二、建築物共用之牆壁,以牆壁之中心為界。
公寓大廈管理條例第 7 條
公寓大廈共用部分不得獨立使用供做專有部分。其為下列各款者,並不得
為約定專用部分:
一、公寓大廈本身所占之地面。
二、連通數個專有部分之走廊或樓梯,及其通往室外之通路或門廳;社區
內各巷道、防火巷弄。
三、公寓大廈基礎、主要樑柱、承重牆壁、樓地板及屋頂之構造。
公寓大廈管理條例第 10 條
專有部分、約定專用部分之修繕、管理、維護,由各該區分所有權人或約
定專用部分之使用人為之,並負擔其費用。
共用部分、約定共用部分之修繕、管理、維護,由管理負責人或管理委員
會為之。
與其相互卸責,不如看看法規條文:


1, 由第56條條文可知,牆壁所有權是屬於住戶的..

2, 由第7條條文可知,牆壁所有權雖屬與住戶,但如
果外牆是承重牆壁,則這牆"不得約定專有"..
3, 由第10條條文可知:"專有部分、約定專用部分
之修繕、管理、維護,由各該區分所有權人或約
定專用部分之使用人為之,並負擔其費用。"..因
此"不得約定專有"的承重外牆,其修繕,管理,維護
責任,應該是屬於管委會..
比方像是
外牆磁磚掉落 住戶私人物品掉落造成傷害 責任
歸屬
 住戶私人物品(如花盆、廢棄建材)若不慎掉落
造成傷害,除所有人要負責,若置放地點屬公共
領域(如頂樓、大樓突出招牌),管委會可能要
負連帶責任。
 萬一發生遭大樓掉落物砸傷或砸死人意外,被害
人和家屬要向誰求償?律師何啟薰說,除非是非
常明確哪一戶的窗戶或物品掉落,否則被害人最
簡單方式就是直接向大樓管委會求償,藉由求償
過程釐清責任。

簡單的來說


大樓外牆屬於全體住戶共有,而非住戶專屬的權
利,
舉例來說:若是住戶的外牆想要裝塊招牌或是加裝
個鐵窗,是都需要經由區權會來決議通過
,除非在大樓規約有明定可以由所屬樓層住戶來
使用,或亦是經區權會通過授權管委會來核定,
不然的話,該樓層住戶自然是沒有外牆的私有使
用權利。
換言之


以上述案例來看,若是大樓外牆既然是全體住戶
所共有(區分所有權人),自然當是權利與義務
人。
故大樓磁磚若管委會已知有脫落之情事,自得積
極去處理,若不處理而衍生意外造成人傷、財
損,
自然全體區權人該共同兼負起善後責任,而管理
委員會就是全體區權人的代表,這點則是毫無疑
問的。
結論


因此,無論社區大樓的住戶、管理委員會
或保全服務公司,對於社區的相關設施,無論
是專有部份或共用部份,都應該適當檢查或維
修保養



由案例來看管委會有業務過失致死之責

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社區大樓的意外的責任追究