公寓大廈外牆廣告權限實務爭議之研究

On the Disputes over the Practices of the Advertisements on the Exterior Walls of the Condominium

公寓大廈外牆面的出租廣告權限問題，涉及外牆面的性質為專有部分或共用部分而定，但目前各級法院的見解仍呈現分歧現象，雖最高法院有採共用部分之傾向，但此又與登記主管機關之專有部分意見不同。在專有部分之見解下，雖有公寓大廈管理條例第56條為依據，所有人固得自由用益之，但若要設置廣告物，因條例第8條之明文，須以規約或區分所有權人會議決定為依據，始得為之，但第33條之專有部分所有人同意，則又顯得突兀。若採共有部分者，則條例第8條即屬第9條原則之落實，此時，第33條之同意即屬特別之保護規定，但與條例第56條之登記，又形成扞格。本文認為基於外牆的不可分性與完整性，應屬建物之基本構造物，而為共用部分，此時，只要解決登記問題，即可妥善處理相關條文的協調性，同時也可使登記發揮其明確的公示效力。

The issue of installing advertising signs on the exterior of the condominium depends on whether the exterior walls are individual units or shared units. However, the opinions of courts are still divergent, although the Supreme Court tends to adopt the shared units. This is also different from the opinion of the individual units of the registration authority. Based on the opinion of the individual units and according to the Article 56 of Condominium Administration Act Building Administration Division, the owner can use it freely, but if he wants to set up advertising materials, because of the express text of Article 8 of the Act, the owner must acquire the agreements of the bylaws or the unit owner assembly. The agreement of itself according to Article 33 of the Act seems odds. If the opinion of the shared units is adopted on the other hand, the Article 8 and 9 of the Act will go in concordance, and the consent of Article 33 will constitute a special protection provision of the owner. But it will be in conflict with the registration according to the Article 56 of the Act. This article believes that the shared units should be adopted based on the inseparability and integrity of the external wall which should be the basic structure of the building. Finally, as long as the registration problem is solved, the coordination of the relevant provisions can be properly handled, and the property registration can create the publicity effect clearly.