室內裝修於租賃住宅市場易忽略的法律責任──以電力與門控管理為例

Ignored Liability of In-Door Decoration in House Rental Business—Taking Power and Access Control Systemas Examples

與營業用建築物相比，住宅進行室內裝修的時機少很多。對大部份的人而言，通常僅在買賣過戶時會進行裝修。然而，在租賃住宅市場，在出租前，為了吸引潛在承租人承租以及提高出租價格，則常進行室內裝修。尤其是包租業的經營模式在於包租租賃住宅後，再予轉租予次承租人，賺取包租及轉租間的租金價差；主要的成功之道即在於包租租金是否足夠低，轉租租金是否足夠高。而包租業者能夠低價包租的租賃住宅往往屋況不佳。於是，室內裝修設計及工程是否精、省、快，直接影響到包租業者在市場上的競爭力。為增進管理效率提高長期收益，租賃住宅進行室內裝修時，普遍會新增設備，如門禁控制系統、智慧化門鎖、智慧電力控制及收費系統。室內裝修法規及實務並不會檢討管理及控制系統是否涉及消防法、民法及刑法等相關規範。因此於裝修前後，出租人會因為不熟悉法規，而不恰當的裝設及使用電力或門禁控制設備，而導致度量衡法、消防法規、民法、刑法…違法責任。本文將依據實務操作以及租賃住宅市場發展及管理條例相關法規及法院判決，探討裝修時增設的管理控制設備並提供建議，幫助業者於提昇管理效率的同時不致造成法律責任。

Compare to commercial buildings, the opportunities to do in-door decoration for houses are much less. Most people decorate houses only when buying a house. However, in the rental housing market, Landlords decorate their houses to attract potential tenants and to rent for a high price. Especially for rental housing subleasing business, the business model is to rent rental housing and then sublease and manage it to earn incremental rent. The key to success is to rent in a low enough rent and to sublease in a high enough rent. Usually, the subleasing businessmen target the houses in bad conditions for low rents. Therefore, whether the design and construct of in-door decorations are precise, low-cost and fast, directly affects the competition ability of the subleasing business. To increase the efficiency of the rental housing management and long-term revenue, it is common to install new equipment in the rent houses, such as access control system, smart door lock, smart power control, and charging system. The laws and practices of in-door decoration don't regulate the management and control equipment. Therefore, before and after the decoration, the Landlord may inappropriately install and use power or access control system, causing the liabilities of the Weights and Measures Act the Fire Services Act, Civil Code, Criminal Code. This article will discuss the management control equipment based on the laws and practices, court decisions of rental housing to help to sublease business increase the efficiency but not to cause liability.