違章建築資訊揭露義務的契約法問題－臺灣高等法院高雄分院105年度重上字第130號判決評析

Contract Law Issues Concerning the Disclosure Obligation of Illegal Buildings -Taiwan High Court Kaohsiung Branch Court Judgment Case No.105,Zhong Shang Zi,130

合法建物中有部分違章建築乃臺灣成屋買賣實務上相當常見，但理論上論述不多的重要問題。本文評析之判決，涉及買受人已知悉標的物部分係違章建築，且出賣人已接獲拆除通知書，然而出賣人卻向買受人表示不會被拆除，且買賣契約中約定被拆除之危險負擔條款，於此情形，其法律效力如何，亦值得探討。本文經由資訊揭露義務之探討與契約解釋，具體化拆除通知之資訊揭露義務，認為須先經由契約解釋，確定買賣標的物應具有之品質，據以判斷買受人是否得主張意思表示被詐欺、物之瑕疵擔保責任、債務不履行責任。此外，違章建築經由不動產經紀業之仲介訂立買賣契約時，不動產經紀業及經紀人員就「買賣標的物係違章建築」，是否有調查義務？其義務範圍為何？該調查義務與告知義務之關聯為何？此等問題，亦為本文探討重點。其之實益，在於判斷經紀業者對買受人有無違約損害賠償責任，以及經紀人員有無侵權責任。本文認為調查義務為告知義務下位概念，用以落實告知義務之目的。又仲介契約當事人為不動產經紀業者，具有民法第567條第2項、不動產經紀業管理條例第24條之2規定之調查義務。經紀人員雖僅是調查義務之履行輔助人，然其具有專門職業責任，具有法定之調查義務。

In practice of illegal building sales, the duty of disclosure is extremely important, but has not been thoroughly discussed in literatures. This article will review this issue with special reference to a judgment regarding a buyer knowing that a subject of sale was a partly illegal building with demolition order and a related risk bearing clause being stipulated in the sale and purchase agreement, yet the seller assuring the buyer that it would definitely not be demolished. This article concretized disclosure obligation regarding demolition orders by deliberating disclosure obligation and interpretation of contracts. Quality of the sale object should be confirmed by interpretation of contract first, so as to determine whether there exists fraud, liability of defect warranty, and/ or liability of non-performance debt. In addition, when an illegal building enters into a sale through a real estate agency, should a responsible agency or an agent be obliged to investigate the legality of object of sale? If yes, what is the scope of said obligation, and what is the relevance between investigation obligation and disclosure obligation? This article attempts to focus on said issue as well. By analyzing this issue, we can determine whether said agency would be liable for damages for breach of contract to the buyer and whether tort liability for an agent would be incurred. This article considers that the investigation obligation is the subordinate concept of the disclosure obligation and is used to fulfill the purpose of the disclosure obligation. The real estate agency is the party of the real estate contract, and should fulfill the investigation obligation of Taiwan Civil Code Article 567 Paragraph 2 and Taiwan Real Estate Broking Management Act Article 24-2. Although a responsible agency or an agent are only performance assistants in performing investigation obligations, they still should take up special professional responsibilities and statutory investigation obligations.