房屋买卖之环境瑕疵概念与判断构造

The Environmental Defect Concept and Judgmental structure on Housing Sales

对于我国房屋买卖司法实践中当事人围绕房屋外在的噪音、日照、眺望而产生的纠纷,可通过创建环境瑕疵的概念纳入瑕疵担保救济体系。房屋的环境瑕疵不同于传统的物理瑕疵,属于非物质性效用的缺陷,具有隐蔽性、无法通过修复方式救济的特点,并导致房屋的使用功能之妨碍以及交易价值之减损。环境瑕疵的判断应突破传统主、客观之平板式的瑕疵标准,寻求合同解释上的规范性、实践性之路径构建。具体而言,应将"合同目的"作为环境瑕疵判断的技术连接点,通过"居住使用"目的之通常解释以及"舒适享用"目的之扩张解释实现买受人的信赖保护。同时,应依据理性人标准从社会一般观念,房屋价值贬损的客观程度,出卖人对于不利的环境条件是否具有可支配性之事由对环境瑕疵判断作规范性的评价以期实现双方当事人之利益平衡。

Regarding the conflict among the contractual parties arising from external defect such as noise,sunlight,overlooking in house in the housing sales ’s juridical practice of our country,environmental defect concept could be established to provide the defect liability remedy approach. Unlike traditional physical defect,the environmental defect is a type of non-physical defect,which is usually invisible and cannot be remedied by repairing. Environmental defect leads to the impediment on using effect and the derogation on exchange value of houses. The judgment on environmental defect should break through the invariable subjective and objective judgmental criterion,the establishment of normative and practical way in contractual declaration shall be pursued as well. Specifically,to achieve the purpose of protecting trust on buyers,"contractual purpose"should be treated as a technological connecting point,by general declaration on "residential use"and expansive declaration on"comfortable enjoyment". Meanwhile,it should be based on the general social mores by conducting reasonable personal standard,the objective extent on the house’s value derogation,the disposable cause to adverse environmental condition whether seller has it or not to make normative evaluation on the environmental defect,thus realizing a balance of interests between the contractual parties.