تحلیل حقوقی مسئولیتهای قراردادی و قهری مجری و مالک در پیشفروش ساختمان
محورهای موضوعی : مسئولیت مدنینرجس خان والی 1 , وحید زارعی شریف 2
1 - دانشجوکارشناس ارشد حقوق خصوصی، گروه حقوق، موسسه آموزش عالی احرار، رشت، ایران.
2 - استادیار فقه و مبانی حقوق اسلامی، گروه فقه و حقوق، دانشکده علوم انسانی، واحد لاهیجان، دانشگاه آزاد اسلامی، لاهیجان، ایران
کلید واژه: پیشفروش ساختمان, مسئولیت قراردادی, مسئولیت قهری, قرارداد مشارکت در ساخت, مسئولیت تضامنی,
چکیده مقاله :
پیشفروش ساختمان به عنوان یکی از ابزارهای کلیدی در بازار مسکن ایران، با چالشهای حقوقی متعددی همراه است، این مقاله با رویکرد توصیفی-تحلیلی، به تحلیل حقوقی مسئولیتهای قراردادی و قهری مجری (سازنده) و مالک در قبال خریداران واحدهای پیشفروششده در چارچوب قراردادهای مشارکت در ساخت میپردازد. با اتکا به منابع قانون مدنی، قانون پیشفروش ساختمان مصوب ۱۳۸۹و قانون مسئولیت مدنی این مطالعه نشان میدهد که مسئولیت مجری عمدتاً ناظر بر تعهدات فنی و اجرایی ساخت (کیفیت بنا، رعایت استانداردهای ایمنی و تحویل بهموقع) است و مسئولیت مالک بیشتر به جنبههای حقوقی و ثبتی (تأمین مالکیت زمین، جلوگیری از معارض و انتقال رسمی مالکیت) مربوط میشود. با این حال، در موارد زیانهای ناشی از ترکیبی از عوامل، گرایش رویه قضایی به پذیرش مسئولیت تضامنی میان مالک و مجری مشاهده میشود تا حمایت مؤثرتری از خریداران (به عنوان طرف ضعیف معامله) فراهم آید. تمایز بنیادین میان مسئولیت قراردادی (قابل تحدید بر اساس اصل آزادی قراردادی) و مسئولیت قهری (غیرقابل اسقاط و مبتنی بر اصل جبران کامل خسارت) نقش مکمل و حمایتی مسئولیت قهری را برجسته میسازد، به ویژه در موارد عیوب پنهان یا خسارات جانی. یافتهها ابهامات موجود در حدود مسئولیتها، آثار فسخ قرارداد مشارکت بر پیشفروشهای قبلی و خلأهای حمایتی قانون پیشفروش را آشکار میسازد و ضرورت بازنگری تقنینی را توجیه میکند. در نهایت، راهکارهایی عملی برای کاهش دعاوی و پیشنهادهای اصلاحی برای قانون پیشفروش ارائه شده است تا امنیت معاملاتی افزایش یابد و حمایت از حقوق خریداران تقویت گردد.
Off-plan building sale, as a key instrument in the Iranian housing market, is accompanied by numerous legal challenges. This article, using a descriptive-analytical approach, provides a legal analysis of the contractual and tort liabilities of the developer (builder) and the owner toward buyers of pre-sold units within the framework of construction partnership agreements. Relying on the sources of the Civil Code, the Off-Plan Building Sales Act ratified in 2010 (1389), and the Civil Liability Act, this study indicates that the developer's liability primarily concerns the technical and construction execution obligations (building quality, adherence to safety standards, and timely delivery), while the owner's liability is more related to the legal and registration aspects (securing land ownership, preventing disputes, and formal transfer of ownership). However, in cases of damages resulting from a combination of factors, judicial practice tends to accept joint and several liability between the owner and the developer to provide more effective protection for buyers (as the weaker party to the transaction). The fundamental distinction between contractual liability (which can be limited based on the principle of freedom of contract) and tort liability (which cannot be waived and is based on the principle of full compensation) highlights the complementary and protective role of tort liability, especially in cases of latent defects or personal injuries. The findings reveal existing ambiguities in the scope of liabilities, the effects of terminating the partnership contract on prior pre-sales, and the protective gaps in the Off-Plan Building Sales Act, justifying the necessity for legislative review. Finally, practical solutions for reducing litigation and proposed amendments to the Off-Plan Sales Act are presented to increase transactional security and strengthen the protection of buyers' rights.
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