公寓大廈管理委員會向不動產仲介業者收取「看屋費」等法律問題研究

A Study of the Legal Problems of the Fees Charged by the Condominium Regulation Committees to the Real Estate Brokers

近年來，公寓大廈管理委員會向不動產仲介業者收取「看屋費」等，引起輿論上的不同看法。本文首先探討其適法性，如由規約約定、區分所有權人會議決議或授權管理委員會決議收取看屋費，原則上仲介業者應受拘束。如規約約定由區分所有權人給付看屋費，或雖約定由仲介業者給付，但因而導致房屋不易出賣或出租，在「系爭住宅較為普通，卻收取高額看屋費」的情形，的確可認定為顯失公平，不同意的區分所有權人得依民法第799條之1第3項規定請求法院撤銷規約中該顯失公平之條款。若僅由管理委員會決議收取上開費用，該決議無效。另外，除有特約外，仲介業者繳納看屋費後，不得向委託人請求償還，亦不得向委託人請求預付費用。最後，向仲介業者收取看屋費等基本上不構成刑法上的犯罪行為。

The condominium regulation committees charge some "fees" to the real estate brokers in recent years. There are different public opinions existing on the phenomena. In the beginning, this study explores the legality. If the fees are based on the condominium agreements or on the resolutions passed by the conferences of the owners or by the authorized regulation committees, the agreements and the resolutions shall be binding upon the brokers in principle. The apartment in dispute is sometimes rather ordinary. In this case, if the owner of the condominium shall pay the fees based on the condominium agreement or the brokers shall pay the fees based on the same so that it is not easy to sell or rent such apartment, the condominium agreement may be deemed obviously unfair indeed. The opposing owner of the condominium may file a claim with the court to revoke the obviously unfair provisions based on the third paragraph of Article 799-1 of Civil Code. If said fees were charged only under the resolution of the management committee, the resolution shall be void. In addition, the broker shall not claim reimbursement for expenses incurred by him to the mandatory in advance or afterwards unless such reimbursement has been agreed upon. At last, charging the fees to the brokers does not violate criminal law basically.