论物权法草案对绿地和车库权利归属制度安排的缺陷
邓光达
我国物权法草案已进入十届全国人大常委会第十二次会议审议阶段，这标志着我国法制建设日臻成熟，公民财产权益的保护力度将从制度层面得以真正提升和落实，物权法草案再次引起社会公众的强烈关注。
据媒体报道，物权法草案规定“建筑区划内的物业管理用房的所有权属于建筑物区分所有权人共有。会所、车库、绿地等的归属，有约定的，按照约定；没有约定或者约定不明确的，除建设单位等能够证明其享有所有权外，属于建筑物区分所有权人共有。”。
物权法草案设计的上述制度安排，无疑以“意思自治、契约自由”的价值理念和取向，明确了现实生活中纷争不止的住宅小区绿地、车库的权利归属，具有不可估量的积极意义。
但是，物权法草案上述制度安排中的部份内容，“车库、绿地等的归属，有约定的，按照约定”的制度设计和安排，从法律的公平、正义、合理的价值观去分析判断，存有重大的先天性缺陷，不利于社会公众整体合理利益的实现，不利营造一个和谐共处、可持续发展、止争息诉的社会环境，不利于节约社会公共事务的管理资源，将可能给社会公众行使和享有必须的、正当的、适宜的、合理的、公平的、正义的利益带来灾难性的后果，应引起立法机关和公众的高度关注。
一、物权法草案“车库、绿地等的归属，有约定的，按照约定”的制度设计和安排，将使现实生活中，不利于社会和公众整体利益的行为合法化，弊大于利，负面后果将难于控制和收拾。
1、在现实生活中，有的房地产开发商或建设单位在住宅小区的建筑物首次转让时，在房地产买卖合同中约定：住宅小区绿地的所有权或绿地的使用、占有、收益和管理的法律权利属于卖方。此时，依据物权法草案上述依约定确权的制度设计安排，住宅小区的绿地所有权或法律权益将全部归属于房地产开发商或建设单位。
物权法草案的制度安排一旦使上述现实生活中的行为成为合法的法律行为后，房地产开发商或建设单位对住宅小区的绿地享有所有权，将可能带来以下的严重后果：
（1）小区绿地将可能会变成房地产开发商或建设单位获取更大商业利益的一项稀有专有资源，小区所有的业主住户将无法正常地、合理地使用和管理与住户业主密切相关的小区绿地，不能拥有必须合理的居住环境和权利
其实，随着当今社会经济和文化的发展和进步，城市居民享有小区绿地的使用权已经成为一项必须而又合理的应有权利。但是，当房地产开发商或建设单位享有小区绿地所有权后，房地产开发商可以合法地限制或禁止小区住户使用小区绿地，可以合法地限制某类人群使用小区绿地，可以过有偿服务的方式让小区业主使用小区绿地。此时，小区业主住户安居的完整权利受到房地产开发商或建设单位商业利益的干扰，公民居住的经济成本和权利环境处于不可自控的境地，社会大众安居乐定的目标将无法实现。
（2）在小区业主不能拥有小区绿地共有权利的情况下，小区业主与房地产开发商或建设单位之间的经济利益和权利博弈，将随着市场环境的变化而不断改变，权利与利益的争诉概率加大，止争息诉目标亦无法实现，社会管理公共事务的成本将长期维持较高的成本，损害全社会的共同利益。
（3）当小区绿地为房地产开发商或建设单位所有时，其可借助强势地位，通过市场运作，以合法方式，变更小区绿地的用途，以获取更高的商业利益，或者市场对价的方式，向小区绿地使用的对象收取超额的商业垄断利益。
2、同上理，在现阶段停车位法定规划比例还处于一般水平的现实状况下，当小区法定规划的停车位被约定为房地产开发商或建设单位所有时，房地产开发商或建设单位将可能垄断这部份相对小区住户而言的稀缺物业，以高租金或高价格，向小区业主住户合法地获取高额的经济利益，直接损害小区业主住户和应有的合理利益。
物权法草案“车库、绿地等的归属，有约定的，按照约定”的制度设计和安排，未能以最优的制度安排，实现社会公共利益的最大化，对小区住户的公共利益维护缺乏力度，未能在小区业主住户和房地产开发商或建设单位利益之间取得应有平衡。
3、物权法草案对绿地、车库等依照有约定的，按约定，无约定，推定为共有的思路作制度安排的设计，致使停车位、绿地的权利归属处于专有或共有权属二可状态，物权归属并不稳定。在现实生活中，易产生较大的纷争概率，不能说是一个较好的制度设计。
4、物权法草案对绿地可按约定确定权利归属的安排，与长期以来实施的房地产法律制度不能衔接。在现有的房地产法律制度中，小区宗地号的土地使用权面积在地上建筑物建成后，依房地合一转移的法律规定，小区宗地号的全部土地面积已经分摊到计算建筑容积率的建筑物上，如果新的物权法制度安排不能与长期实施的合法、合理有效的房地产法律制度衔接，其后果将是严重的。
二、根据我国现实和未来的发展状况，应把小区绿地、法定强制规划标准内的车库等权利归属，作小区全体业主共有财产的制度安排。
物权法草案有关建筑物区分所有权的制度设计安排，借鉴了德国和我国台湾省《公寓法》等相关法律制度，但借鉴后的建筑区划内和建筑物区分所有权的制度设计安排，并没有充分吸收该法律模式中有关建筑区划内共有权制度的设计与安排，放弃该法律模式中规定的，当建筑物有固定使用方法，并属建筑物区分所有权人（即全体业主）生活利用不可缺少的共享部分，不得约定为专有的合理内涵。
据相关资料显示，我国台湾省有关停车位的权属制度安排是将法定强制规划标准要求的停车位（法定停车位）安排规定为建筑物区分所有权人共同拥有，但是，建筑物区分所有人可以通过约定，将法定停车位以对价方式约定为某一小区业主专有使用，该对价和约定受法律保护，而对超出法定强制规划标准建设的停车位，即对房地产发展商或建设单位经行政管理部门批准建设的增建停车位、奖励停车位则作专有权属的制度安排，允许增建停车位、奖励停车位在市场上自由买卖。
在小汽车快速进入我国城市居民家庭生活，将成为不可缺少的居住出行元素，居住环境日益提高的当今时代，我国物权法草案对停车位、绿地权属制度的设计安排，应以小区和建筑物最终功能为制度安排的基点、出发点，摒弃优先考虑投资利益的取向，吸收他人有关当建筑物有固定使用方法，并属建筑物区分所有权人生活利用不可缺少的共享部分，不得约定为专有这一公平、合理原则，对小区绿地、法定强制规划标准内的车库等权利归属，确立并做出为小区建筑物区分所有人的共有财产的制度安排。
三、小区绿地、法定强制规划标准内的车库等权利归属建筑区划内建筑物区分所有权人共有的制度安排，能较好地平衡各利益主体的合理利益，对社会终极的管理目标有利，对小区众多的业主住户有利，亦不损害房地产开发商或建设单位的合理利益。
当法律制度安排小区绿地和和法定停车位为小区建筑物区分所有权人共有时，房地产开发商或建设单位为实现其预期的商业利润，将会把预期的市场利润安排的小区住宅房价上，优质优价，房地产开发商或建设单位合理的商业利润并不会降低，房地产开发商和建设单位的投资动力并不会减弱。此时，对买家而言，要获得较好的居住配套环境，就要付出合理的成本，价优质优。如此的制度安排，在市场机制的作用下，将会在较好地平衡各方权利主体的合理利益。
物权法将与我们公民生活息息相关，一个良好的物权制度安排，将有利于社会经济、文化发展，有利于社会的和谐和稳定。期待良好的物权制度安排，能给我们公民的合理利益带来更好的保护。
二○○四年十月二十六日
国家税务总局关于境外团体或个人在我国从事文艺及体育演出有关税收问题的通知(附英文)
国家税务总局
国家税务总局关于境外团体或个人在我国从事文艺及体育演出有关税收问题的通知(附英文)
国家税务总局
各省、自治区、直辖市、计划单列市税务局、文化厅（局）、体委：
一九九三年九月二十日我局与文化部、国家体委联合下发了国税发〔1993〕089号《关于来我国从事文艺演出及体育表演收入应严格依照税法规定征税的通知》，现对外国及港、澳、台地区团体或个人在我国（大陆）从事文艺演出和体育表演所取得收入征税的具体政策业务问题
，明确如下：
一、外国或港、澳、台地区演员、运动员以团体名义在我国（大陆）从事文艺、体育演出，对该演出团体及其演员或运动员个人取得的收入，应按照以下规定征税：
（一）对演出团体应依照《中华人民共和国营业税暂行条例》（以下简称营业税暂行条例）的有关规定，以其全部票价收入或者包场收入减去付给提供演出场所的单位、演出公司或经纪人的费用后的余额为营业额，按3％的税率征收营业税。
（二）演出团体凡能够提供完整、准确费用支出凭证的，依照《中华人民共和国外商投资企业和外国企业所得税法》（以下简称企业所得税法）的有关规定，应对演出团体的收入总额减除实际支出的费用后的余额，按30％的税率征收企业所得税，并按3％的税率征收地方所得税；对
演出团体实际支付给演员或运动员个人的报酬部分，依照《中华人民共和国个人所得税法》（以下简称个人所得税法）的有关规定征收个人所得税。
（三）演出团体不能提供完整、准确的费用支出凭证，不能正确计算应纳税所得额的，在计算征收企业所得税时，根据企业所得税法实施细则第十六条规定的原则，应以其收入总额减除支付给演员、运动员个人的报酬部分和相当于收入总额30％的其他演出费用后的余额，依照企业所
得税法规定的税率征收企业所得税和地方所得税；对上述支付给演员、运动员个人的报酬部分，依照个人所得税法的规定，由演出团体支付报酬时代扣代缴个人所得税。对没有申报支付给演员、运动员个人报酬额的或未履行代扣代缴义务的，应以其收入总额减除上述相当于收入总额30％
的其他演出费用的余额视为该演出团体的应纳税所得额，依照企业所得税法计算征收企业所得税和地方所得税。对演员或运动员个人不再征收个人所得税。
（四）对本条第（二）、（三）款中所述演出团体支付给演员、运动员个人的报酬，凡是演员、运动员属于临时聘请，不是该演出团体雇员的，应依照个人所得税法的规定，按劳务报酬所得，减除规定费用后，征收个人所得税；凡是演员、运动员属该演出团体雇员的，应依照个人所得
税法的规定，按工资、薪金所得，减除规定费用后，征收个人所得税。
二、对外国或港、澳、台地区演员、运动员以个人名义在我国（大陆）从事演出、表演所取得的收入，应以其全部票价收入或者包场收入减去支付给提供演出场所的单位、演出公司或者经纪人的费用后的余额为营业额，依3％的税率征收营业税；依照个人所得税法的有关规定，按劳务
报酬所得征收个人所得税。
三、对演出团体或个人应向演出所在地主管税务机关申报缴纳应纳税款的，具体可区别以下情况处理：
（一）演出团体及个人应缴纳的营业税，应以其在一地的演出收入，依照营业税暂行条例的有关规定，向演出所在地主管税务机关申报缴纳。
（二）演出团体应缴纳的企业所得税和地方所得税，应以其在一地的演出收入，依照企业所得税法及其实施细则和本通知的有关规定，计算应纳税所得额及税款，并向演出所在地主管税务机关申报缴纳。按本通知第一条第二款所述依实际费用支出计算纳税的演出团体，在全部演出活动
结束后，可在与其签订演出合同的中方接待单位所在地主管税务机关，办理企业所得税结算手续。
（三）演员、运动员个人应缴纳的个人所得税，应以其在一地演出所得报酬，依照个人所得税法的有关规定，在演出所在地主管税务机关申报缴纳。属于劳务报酬所得的，在一地演出多场的，以在一地多场演出取得的总收入为一次收入，计算征收个人所得税。
（四）主管税务机关可以指定各承包外国、港、澳、台地区演出、表演活动的演出场、馆、院或中方接待单位，在其向演出团体、个人结算收入中代扣代缴该演出团体或个人的各项应纳税款。凡演出团体或个人未在演出所在地结清各项应纳税款的，其中方接待单位应在对外支付演出收
入时代扣代缴该演出团体或个人所欠应纳税款。对于未按本通知有关规定代扣代缴应纳税款的单位，应严格依照《中华人民共和国税收征收管理法》的规定予以处理。
四、各中方接待单位在对外签订演出或表演合同后的七日内，应将合同、资料报送各有关演出、表演活动所在地主管税务机关，对于逾期不提供合同资料的，可依照企业所得税法及有关法规予以处理。
本通知自文到之日起执行。
CIRCULAR ON THE QUESTION CONCERNING TAX ON ARTISTIC AND SPORT PER-FORMANCES GIVEN BY OVERSEAS TROUPES OR INDIVIDUALS IN CHINA
(State Administration of Taxation: 21 April 1994 Coded Guo Shui Fa[1994] No. 106)
Whole Doc.
To the tax bureaus of various provinces, autonomous regions and
municipalities and cities with independent planning, to cultural
departments (bureaus) and to State Commission for Physical Culture and
Sports:
The Circular Concerning the Levy of Tax Strictly in Accordance With
the Stipulations of the Tax Law on the Incomes Gained From Artistic and
Sports Performances Given in China, was issued on September 20, 1993
jointly by our Administration, the Ministry of Culture and the State
Commission for Sports and Physical Culture, a document Coded Guo Shui Fa
[1993] No. 089. The concrete policy-related business questions concerning
tax levied on the incomes gained from artistic and sports performances
staged in China (Chinese Mainland) by troupes or individuals coming from
abroad and from the regions of Hong Kong, Macao and Taiwan are hereby
clarified as follows:
I. For performers and athletes from abroad or from the regions of
Hong Kong, Macao and Taiwan who stage artistic and sports performances in
China (Chinese mainland) in the name of organization; tax shall be levied
on the incomes gained by art troupes and their performers or by individual
athletes in accordance with the following stipulations:
(1) In line with the related stipulations of the Provisional
Regulations of the People's Republic of China Concerning Business Tax
(hereinafter referred to as Provisional Regulations Concerning Business
Tax), after subtracting the expenses paid to the units, performing
companies or brokers who provide performing venus from all income gained
from ticket price or from booking the whole theatre or stadium, the
balance shall be regarded as the business volume on which business tax is
levied at a 3 percent rate.
(2) For performing troupes which can provide complete and accurate
certificates showing their outlay of expenses, according to the related
stipulations of the Income Tax Law of the People's Republic of China on
enterprise with foreign investment and Foreign Enterprises (hereinafter
referred to as Enterprise Income Tax Law), enterprise income tax shall be
levied at a 30 percent rate on the balance of the performing troupes'
total income amount after subtracting the expenses actually paid and local
income tax shall be levied at a 3 percent rate; individual income tax
shall be levied on the remuneration actually paid by the performing
troupes to individual performers or athletes in accordance with the
related stipulations of the Individual Income Tax Law of the People's
Republic of China (hereinafter referred to as Individual Income Tax Law).
(3) For performing troupes which cannot provide complete and accurate
certificates showing the outlay of expenses and cannot correctly calculate
the amount of taxable income, while calculating and levying enterprise
income tax, in accordance with the principle stipulated in Article 16 of
the Detailed Rules for the Implementation of the Enterprise Income Tax
Law, enterprise income tax and local income tax shall be levied at the tax
rate stipulated in the Enterprise Income Tax Law on the balance of their
total income amount after subtracting the remuneration paid to individual
performers and athletes and other performing expenses equivalent to 30
percent of the total income value; with regard to the remuneration paid to
individual performers and athletes as mentioned above, individual income
tax shall be withheld by the performing troupe when it pays the
remuneration in accordance with the stipulations as set in the Individual
Income Tax Law, with regard to performing troupes which have not declared
the amount of payments of remuneration to individual performers and
athletes or fail to fulfill the withholding obligations, the balance of
their total income value after subtracting other performing expenses
equivalent to 30 percent of the total value of income as mentioned above
should be regarded as the amount of payable income of that performing
troupe, enterprise income tax and local income tax shall be calculated and
levied in accordance with the Enterprise Income Tax Law. No more
individual income tax shall be levied on individual performer or athletes.
(4) In regard to the remunerations paid by the performing troupe as
mentioned in Clauses 2 and 3 of this Article to individual performers and
athletes, the performers and athletes who are invited temporarily and are
not employees of the performing troupe, individual income tax shall be
levied on the income from labor service remuneration after subtracting the
prescribed expenses in accordance with the stipulations of the Individual
Income Tax Law; for performers and athletes who belong to employees of the
performing troupe, individual income tax shall be levied on the wage and
salary incomes after subtracting the prescribed expenses in accordance
with the stipulations of the Individual Income Tax Law.
II. For the incomes gained from performances staged in China (Chinese
Mainland) by performers or athletes from abroad or from Hong Kong, Macao
and Taiwan in personal name, the balance of incomes from all ticket price
or from booking whole theatre or venues after subtracting the expenses
paid to units, performing companies or brokers who provide performing
venus is regarded as the business volume on which business tax shall be
levied at a 3 percent rate; in line with the related stipulations of the
Individual Income Tax Law, individual income tax shall be levied on the
income from labor service remunerations.
III. With regard to performing troupes or individuals who should
declared payments of payable tax to competent tax authorities in the
location where performances are staged, the matter shall be dealt with
concretely in accordance with the following different situations:
(1) Performing troupe and individuals shall pay business tax, they
shall declare payment of business tax to the competent tax authorities in
the location where performances are staged on the income from performances
staged at one locality in accordance with related stipulations of the
Provisional Regulations on Business Tax.
(2) For the enterprise income tax and local income tax which the
performing troupe should pay, the amount of taxable income and tax payment
are calculated on the basis of the income from performances staged in one
locality in accordance with the related stipulations of the Enterprise
Income Tax Law and the Detailed Rules for its Implementation and this
Circular, the performing troupe shall declare tax payment to competent tax
authorities at the location where performances are staged. The performing
troupe which calculates tax payment on the basis of the outlay of actual
expenses as mentioned in Clause 2 of Article 1 of this Circular shall,
after the end of all performing activities, perform the procedures for
settlement of enterprise income tax with the competent tax authorities at
the location of Chinese reception unit with whom it signs the performing
contract.
(3) For the individual income tax which performers and athletes
should pay, they shall declared tax payment with competent tax authorities
at the location where performances are staged in accordance with the
related stipulations of the Individual Income Tax Law for the
remunerations gained from performances given at one locality. For income
belonging to labor service remuneration and performances staged on several
occasions at one locality, the total income gained from performances given
on several occasions at one locality is regarded as a lump sum income on
which individual income tax is calculated and levied.
(4) Competent tax authorities can designate various venues, halls,
theatres or Chinese reception units to contract to provide spaces for the
performing activities staged by performing troupes or individuals from
abroad, or from Hong Kong, Macao and Taiwan, they should withhold various
payable taxes for the performing troupes or individuals from the incomes
settled with these troupes and individuals. If the performing troupes or
individuals who have not yet cleared off various payable taxes in the
locality where performances are staged, when paying for the income from
performances to other units, the Chinese reception units should withhold
the payable tax owed by the performing troupes or individuals. Units which
fail to withhold the payable tax in accordance with the related
stipulations of this Circular shall be dealt with strictly in accordance
with the stipulations of the Tax Collection and Management Law of the
People's Republic of China.
IV. Various Chinese reception units shall, within seven days after
signing performance contracts with units from outside, send the contracts
and materials to competent tax authorities at the location where
performing activities are staged, those who fail to provide contracts and
materials by exceeding the time limit shall be dealt with in accordance
with the Enterprise Income Tax Law and related regulations.
This Circular goes into effect from the day of receipt of the
document.
1994年4月21日
