論不動產交易之瑕疵擔保責任-以土壤及地下水污染整治法規範下之工業地交易為中心

Abstract

我國不動產交易就瑕疵擔保責任之探討多著墨於成屋，如建物瑕疵、凶宅等。然就不動產交易中土地涉及之瑕疵似鮮少討論，土地交易往往涉及土地開發與利用等議題，而隨著近年環境意識抬頭，影響土地開發與利用已不僅是限於土地使用分區等基礎面向，如涉及土壤及地下水汙染或是廢棄物議題，同樣會影響土地之正常利用。本論文以台灣經濟發展脈絡為始，探討經濟發展政策與土地使用之關聯，進而影響工業土地可能因此而受有汙染之情形。本論文統計台灣近十年(2013~2022)工業地產交易，發現近年因應產業快速變遷，工業地交易頻繁。於土壤及地下水污染整治法規範下，對於污染情形設有一定標準，並針對特定產業別於設廠、歇業或是移轉等行為時進行管制，而土地受有污染達管制標準時更限制其利用與移轉。實務上因土地受有汙染以至於交易產生糾紛之情形亦為常見，本論文即以此為中心，研析現行不動產交易制度之不足，並以實務判決探討工業地之瑕疵擔保責任。最後以商用不動產交易之觀點，提出對於以商業目的為出發點之不動產交易，實務制度下應強化不動產說明書、契約擬定重點以及盡職調查之建議。

The warranty of real estate transactions is mostly focused on existing houses, such as building defects, haunted houses, etc. However, there seems to be few discussions on land transactions. With the rising environmental awareness in recent years, land transactions are not only involving issues such as land development and utilization, but also the soil and groundwater pollution or waste issues. This thesis begins with Taiwan's economic development history and explores the connection between economic strategy and land use, which cause the soil and groundwater pollution. In recent years, the rapid changes in industries, and more industrial land transactions in the past ten years (2013~2022). Under the Soil and Groundwater Pollution Act, restrictions are set for specific industries when setting up factories, shut down, or transferring. When the land is polluted, its usage and transfer are even more restricted, and disputes always happened. This research focuses on current real estate transaction system, and the warranty in industrial land transactions. Finally, from a commercial point of view, it is proposed that the instruction of real estate, the key points of contract drafting, and due diligence should be strengthened.