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Prisutvecklingen för bostadsrättslägenheter i Haninge kommun och prispåverkande faktorer / The price development of tenant owned apartments in Haninge Municipality and price influencing factorsButrs, Mikaela, Fasih, Moa January 2018 (has links)
Under de senaste åren har Haninge kommun i Stockholms län valt att utveckla sitt bostadsbestånd genom att dels bygga i så kallade miljonprogramsområden och i nya delar av kommunen. Detta kandidatexamensarbete undersöker prisskillnaden mellan bostadsrättslägenheter på successionsmarknaden respektive nyproduktionsmarknaden. Studien har avgränsats till två- och trerumslägenheter i Haninge kommun och inkluderar områdena Handen, Brandbergen, Vega, Vendelsö, Jordbro, Västerhaninge och Tungelsta. Dessa områden valdes ut eftersom att de består av en stor andel bostadsrätter. Analysen har visat att försäljningspriserna på nyproduktionsmarknaden alltid varit högre än försäljningspriserna på successionsmarknaden under tidsintervallet 2011-2018. Ett intressant resultat var att prisskillnaden mellan de två marknaderna minskat under den senaste tiden. För att förklara orsaken bakom priserna undersöktes olika faktorers inverkan på försäljningspriset med hjälp av en förenklad multipel regressionsanalys. Totalt gjordes 3505 observationer med fokus på faktorerna månadsavgift, boytan samt läge. Resultatet indikerar på att Vendelsö är det dyraste området att bo på jämfört med andra områden i Haninge kommun och att närmare avstånd till Haninges centrum inte alltid innebär ett högre transaktionspris. / Over the past few years a lot of new construction has taken place in Haninge Municipality in Stockholm County, partly in areas with housing from the so called million programme but also in new places. This bachelor thesis examines the price difference between tenant owned apartments on the succession market and on the new production market. The study has been delimited to apartments containing only two or three rooms in the Haninge Municipality and includes the areas Handen, Brandbergen, Vega, Vendelsö, Jordbro, Västerhaninge and Tungelsta. These areas were selected due to their large proportion of tenant owned apartments. The analysis showed that the price of a newly produced apartment are always higher than an apartment on the succession market for the time period of 2011-2018. An interesting result was that the price difference between the two markets has declined lately. To further explain the reason behind the pricing, different factors that has an impact on the selling price has been examined by utilising a simplified multiple regression analysis. A total of 3505 observations were made with a focus on the factors monthly fee, living space and location. The result indicated that Vendelsö is the most expensive area to live in compared to other areas in Haninge and that a shorter distance to the center of the Municipality does not always implicate a higher transaction price.
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Skulle ett offentligt bostadsrättsregister underlätta för fastighetsmäklare? : Med fokus på rutinen för pantsättning och mäklares kontrollskyldighet / Would a public register over tenant-owned apartments simplify the work for real estate brokers? : Focusing on the routine for pawnbroking and the real estate brokers’ control obligationJönsson, Hanna, Svensson, Annie January 2021 (has links)
Denna uppsats syftar till att redogöra för om och varför ett offentligt bostadsrättsregister skulle underlätta för fastighetsmäklare i deras yrkesutövning samt föra en egen diskussion kring hur ett register bör uppföras, vad det ska innehålla och hur det kan finansieras. Den svenska regeringen har både 1996 och 2005 tillsatt utredningar för att undersöka om ett sådant register borde bli verklighet men utfallen har vid båda tillfällena avslagits, varpå en ny utredning påbörjades i december 2020 som ska presenteras senast i juli 2022. Det primära dilemmat som behöver förändras är att pantsättningsförfarandet för bostadsrätter ska göras mer rättssäkert. I dagsläget sköts pantsättningen genom underrättelse, denuntiation, mellan panthavare och bostadsrättsföreningen via otydliga och framför allt föråldrade regler. Bostadsrättsföreningarna bär ett överdådigt ansvar på sina axlar genom skyldigheten att upprätta och hålla den så kallade lägenhetsförteckningen uppdaterad. Styrelseledamöterna är ofta lekmän och har således inga utbildningskrav men kan vid misstag, från dem eller tidigare ledamöter, tvingas erlägga både skadestånd och böter. Det finns därför stora risker för rättsliga fel i bostadsrätter vilket därtill beror på svårigheter för bostadsrättsföreningen att avgöra om informationen de får ska noteras i lägenhetsförteckningen eller ej, dold pant, ej avnoterad pant samt felaktiga uppgifter i förteckningen. Problemen torde kunna lösas genom att införa ett digitalt offentligt bostadsrättsregister som uppförs och administreras av professionell aktör, förslagsvis en Bostadsrättsmyndighet som ligger under Lantmäteriets organisation. Registret ska tillgängliggöras för flera olika parter, däribland mäklare, bostadsrättsföreningar och ekonomiska förvaltare, bostadsrättshavare, panthavare och diverse myndigheter såsom finanspolisen och Kronofogden. I samband med att registret ska införas behöver information från nuvarande lägenhetsförteckning konverteras och framför allt korrigeras för att samtliga uppgifter ska stämma. När det väl är gjort kommer mäklaren enklare kunna fullgöra sin kontrollskyldighet när de på “ett klick” i sitt mäklarsystem kan begära ut aktuell data om bostadsrätten som ska förmedlas. / The purpose of this essay is to examine if and why a public register over the tenant-owned apartments would make it easier for real estate brokers in their professional practice. In the analysis we will also bring to discussion a proposal regarding the construct, content and funding of the register. The Swedish government has appointed investigations in both 1996 and 2005 to analyse whether such a register should become a reality. However, the results have in both cases been negative, after which a new investigation was started in December 2020, that will be presented no later than July 2022. The primary dilemma that needs to change is that the procedure of pawnbroking for tenant-owned apartments must be more legally secure. At present, the pawnbroking is managed through an appraisal, from the pledgee, to the tenant-owner associations by vague and outdated rules. The responsibilities of the tenant-owner associations are overmuch by reasons of the obligations to establish and update an apartment register. Usually the board members are lay people and thus have no training requirements. Who can, in case of mistakes, be obligated to render both damages as well as fines. Therefore, there are great risks of legal errors for tenant-owned apartments, which is also due to the association to determine whether the information they receive should be noted in the register or not. Beyond that, there are also issues regarding pawnbroking that are hidden or not delisted and incorrect information in the register. The problems should be solved by introducing a digital public tenant-owned apartment register, established and administered by professional actors. As a suggestion, a tenant-owned apartment administrative authority, Bostadsrättsmyndigheten, that is in the same organisation as the land surveying, Lantmäteriet. This register shall be made available to several different parties, including real estate brokers, tenant-owner associations, financial managers, tennants, pledgees and various authorities such as the financial police department and the Swedish Enforcement Authority. In connection with the introduction of the public register, information from the current apartment register needs to be converted and above all corrected to ensure properness. These efforts will eventually simplify the real estate broker’s control obligation related to whether the apartment is afflicted with pledges or not. Since they immediately can request the latest data regarding the apartment that will be mediated.
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Bebouing (inaedificatio) in die Suid-Afrikaanse Reg – ’n regsvergelykende studieKnobel, Ina Magdalena 27 October 2016 (has links)
Hierdie proefskrif handel oor aspekte van inaedificatio (bebouing) in die Suid-Afrikaanse, Engelse
en Nederlandse reg. Die klem val op die maatstawwe wat aangewend word om te bepaal of
aanhegting van ‘n roerende saak aan ‘n onroerende saak plaasgevind het.
Die maatstawwe in die drie stelsels toon ooreenkomste en verskille. Een ooreenkoms is dat die
graad en wyse van aanhegting in die Suid-Afrikaanse reg oorweeg word, terwyl daar in die
Engelse reg slegs na die graad van aanhegting gekyk word. In die Nederlandse reg word ’n
duursame verbinding vereis om te bepaal of bestanddeelvorming plaasgevind het, en word gevra
of verwydering van die saak sonder beskadiging kan plaasvind. In die Suid-Afrikaanse reg word
die doel van die aangehegte saak oorweeg, hoewel Innes HR dit nie in MacDonald Ltd v Radin
NO & The Potchefstroom Dairies & Industries Co Ltd so formuleer nie. Die aard van die roerende
saak word in die Suid-Afrikaanse reg oorweeg, terwyl die aard en ontwerp van die roerende saak
in die Nederlandse reg oorweeg word. In die Engelse reg word die doel waarvoor die aanhegting
gemaak is oorweeg om die bedoeling met die aanhegting te bepaal. Die vraag is of die saak vir
die permanente en substansiële verbetering van die gebou (grond) aangeheg is, of vir ’n tydelike
doel of vir die beter benutting van die chattel. Die Nederlandse reg beklemtoon die bestemming
van die aanhegting. Die opvallendste verskil tussen die Suid-Afrikaanse reg en die ander twee
stelsels is die belang van die subjektiewe bedoeling van een of ander betrokkene.
Die regsposisie van huurders wat sake aanheg verskil van dié van ander aanhegters. In al drie
regstelsels kan huurders voor afloop van die huurtermyn sommige aangehegte sake verwyder,
mits die huurgrond in dieselfde toestand gelaat word as waarin dit was voor die aanhegting. Die
drie stelsels vertoon verskille soos dat onsekerheid bestaan oor wie die eienaar van die
aangehegte sake is voor verwydering. In die Engelse reg heg bedryfsaanhegtings en ornamentele
aanhegtings, nie aan nie. Ingevolge die Nederlandse reg is die verhuurder gedurende die
huurtermyn eienaar van die aanhegtings, aangesien aanhegting plaasvind sodra die roerende
sake aan die huurgrond heg. Die Suid-Afrikaanse reg hieroor is onduidelik. / This thesis deals with aspects of inaedificatio (building) in South African, English and Dutch law.
The emphasis falls on the criteria that are applied to determine whether attachment of a movable
to an immovable thing occurred.
The criteria in the three systems show similarities and differences. One similarity is that in South
African law the degree and manner of attachment are considered, while in English law only the
degree of attachment is considered. To determine whether one thing became a component part of
another thing (bestanddeelvorming) a durable connection is required In Dutch law. The question is
whether removal can take place without causing damage. The purpose of the attached thing is
considered in South African law, although Innes CJ did not formulate this criterion in this manner
in MacDonald Ltd v Radin NO & The Potchefstroom Dairies & Industries Co Ltd. The nature of the
movable thing is relevant, while the nature and design of the movable thing are considered in
Dutch law. In English law the purpose of the attachment is considered to determine the intention
with the attachment. The question is whether the thing was attached for the permanent and
substantial improvement of the building (land) or for a temporary purpose or for the better use of
the chattel. The destination (bestemming) of the attachment is considered in Dutch law. The most
significant difference between South African law and the other two systems is the importance of
the subjective intention of some person involved in the situation.
The legal position of lessees who attach movales differs from that of other persons who make
such attachments. In all three legal systems lessees may remove certain attached movables
before the expiry of the term of lease as long as the leased land is left in the same condition that it
was in before the attachment. The three systems also differs for example it is not certain who the
owner of the attached things is before removal of the attachments. In English law trade and
ornamental fixtures do not attach. In Dutch law the lessor is the owner of the attachments during
the term of lease, because attachment takes place when the movable things are fixed to the
leased land. The position in South African law on this is unclear. / Private Law / LL. D.
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The impact of Section 26 of the Constitution on the eviction of squatters in South African lawMuller, Gustav 12 1900 (has links)
Thesis (LLD )--Stellenbosch University, 2011. / ENGLISH ABSTRACT: This dissertation considers the housing rights of unlawful occupiers in the post-1994
constitutional dispensation. Section 26 of the Constitution of the Republic of South
Africa, 1996 affords everyone a right of access to adequate housing. This provision is a
decisive break with the apartheid past, where forced eviction banished black people to
the periphery of society. The central hypothesis of this dissertation is that the
Constitution envisages the creation of a society that is committed to large-scale
transformation. This dissertation posits that it is impossible to realise the full
transformative potential of section 26 of the Constitution in the absence of an
independent and substantive understanding of what it means to have access to
adequate housing.
This dissertation traverses legal theory as well as the common law of evictions,
constitutional law and international law. A consciously interdisciplinary approach is
adopted in seeking to develop the content of section 26 of the Constitution, drawing on
literature from social and political science. This dissertation develops an organising
framework for giving substantive content to section 26(1) of the Constitution with
reference to the International Covenant on Economic, Social and Cultural Rights; the
Convention for the Protection of Human Rights and Fundamental Freedoms; the
Revised European Social Charter, the American Convention on Human Rights and the
African Charter on Human and Peoples’ Rights.
This dissertation shows that the adjudication of eviction disputes has moved away
from a position under the common law where Courts had no discretion to refuse eviction
orders based on the personal circumstances of the squatters. The adjudication of the
eviction of unlawful occupiers now requires a context-sensitive analysis that seeks to
find concrete and case-specific solutions. These solutions are achieved by considering
what would be just and equitable for both the land owner and the unlawful occupiers.
This dissertation also shows that the government has a markedly different role to fulfil in
post-apartheid evictions through the necessary joinder of local authorities to eviction
proceedings, meaningful engagement with unlawful occupiers and the provision of
alternative accommodation in terms of its constitutional and statutory obligations. / AFRIKAANSE OPSOMMING: Hierdie proefskrif ondersoek die behuisingsregte van onregmatige okkupeerders in die
post-1994 grondwetlike bedeling. Artikel 26 van die Grondwet van die Republiek van
Suid-Afrika, 1996 gee elke persoon die reg op toegang tot geskikte behuising. Hierdie
bepaling is ‘n duidelike breuk met die apartheid-verlede waar gedwonge uitsettings
swart mense na die periferie van die samelewing verban het. Die sentrale hipotese van
hierdie proefskrif is dat die Grondwet beoog om ‘n samelewing te skep wat verbind is tot
grootskaalse transformasie. Hierdie proefskrif voer aan dat dit onmoontlik is om die
volle transformerende potensiaal van artikel 26 van die Grondwet te verwesenlik in die
afwesigheid van ‘n onafhanklike en substantiewe begrip van wat dit beteken om
toegang tot geskikte behuising te hê.
Hierdie proefskrif deurkruis regsteorie sowel as die gemenereg ten aansien van
uitsettings, staatsreg and internasionale reg. ‘n Doelbewuste interdisiplinêre benadering
word gevolg in die soeke na die ontwikkeling van die inhoud van artikel 26 van die
Grondwet met verwysing na literatuur uit die sosiale- en politieke wetenskappe. Die
proefskrif ontwikkel ‘n organiserende raamwerk waarmee substantiewe inhoud aan
artikel 26(1) van die Grondwet verleen kan word met verwysing na die Internasionale
Verdrag op Ekonomiese, Sosiale en Kulturele Regte; die Konvensie vir die Beskerming
van Menseregte en Fundamentele Vryhede; die Hersiene Europese Sosiale Handves;
die Amerikaanse Konvensie op Menseregte en die Afrika Handves op Mense en
Persoonsregte.
Hierdie proefskrif wys dat die beregting van uitsettingsdispute wegbeweeg het van ’n
posisie onder die gemenereg waar howe geen diskresie gehad het om uitsettingsbevele
te weier op grond van die persoonlike omstandighede van die plakkers nie. Die
beregting van uitsettingsdispute vereis nou ‘n konteks-sensitiewe analise wat strewe
daarna om konkrete oplossings te vind. Hierdie oplossings word bereik deur in ag te
neem wat reg en billik sal wees vir beide die eienaar en die onregmatige okkupeerders.
Die proefskrif wys ook dat die regering ‘n merkbaar nuwe rol vervul in post-apartheid
uitsettings deur die noodsaaklike voeging van munisipaliteite tot uitsettings, sinvolle
interaksie met onregmatige okkupeerders en die voorsiening van alternatiewe
akkommodasie in terme van grondwetlike and statutêre pligte.
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Building encroachments and compulsory transfer of ownershipTemmers, Zsa-Zsa 12 1900 (has links)
Thesis (LLD (Private Law))--University of Stellenbosch, 2010. / Bibliography / ENGLISH ABSTRACT: South African courts seem to be adopting a new approach to the problem of building
encroachments. For pragmatic and policy reasons courts are now inclined to
exercise its discretion in favour of leaving building encroachments in place, against
compensation, despite the common law right to demand removal. It has been widely
accepted that courts indeed have the discretion to award damages instead of
removal of the building encroachment. However, the circumstances involved and the
consequences of these orders are uncertain and hence these orders result in
confusion. It is unclear how this discretion is exercised. Furthermore, it is uncertain
whether this discretion includes the power to order transfer of the encroached-upon
land to the encroacher. There are doctrinal and constitutional implications that may
be triggered by these court orders that leave building encroachments in place. The
doctrinal issues centre on what happens when an encroachment is not removed and
nothing is said about the rights of the respective parties after the order is made.
Possible solutions are investigated to provide a doctrinally sound outcome in
encroachment disputes. It is clear that the encroacher is allowed to continue
occupying the portion of property on which the encroachment is erected. It seems as
though a use right is indirectly created when the encroachment remains in place.
The constitutional difficulty lies in the fact that the court orders may result in
infringements that conflict with section 25 of the Constitution. The focus is
specifically to determine whether these orders result in the compulsory loss of
property or property rights.
With reference to Germany, the Netherlands and Australia, a comparative
perspective is provided in order to support the doctrinal and policy arguments. The
comparative law provides a source of guidelines for what may work effectively and
informs the ultimate suggestion of this project, namely the need for legislation to
regulate building encroachments in South Africa. The legislation envisaged would
have to prescribe with at least some sort of certainty how and in which
circumstances the discretion should be exercised. It should also provide clarity with
regard to the right that is created when the encroachment is not removed and how
the compensation that is awarded in exchange for removal, should be determined. The unnecessary confusion and uncertainty that result from court orders made in the
context of building encroachments may be cleared up by legislation. / AFRIKAANSE OPSOMMING: Suid Afrikaanse howe begin al hoe meer om ‘n nuwe benadering te volg ten opsigte
van oorskrydende bouwerke. Dit lyk asof howe meer geneig is om hul diskresie uit te
oefen ten gunste daarvan om die oorskryding vir pragmatiese en beleidsredes teen
vergoeding in stand te hou, ten spyte van die gemeenregtelike reg om verwydering
te eis. Daar word algemeen aanvaar dat howe wel die diskresie het om in die
konteks van oorskrydende bouwerke skadevergoeding toe te ken in plaas van
verwydering. Die omstandighede betrokke by en die nagevolge van hierdie
beslissings is egter onseker en daarom lei dit tot verwarring. Dit is nie altyd duidelik
hoe hierdie diskresie uitgeoefen word nie. Daarbenewens is daar ook onsekerheid
oor of die diskresie die bevoegdheid insluit om oordrag van die grond waarop die
oorsrkryding staan, te gelas. Die beslissings kan ook doktrinêre en grondwetlike
implikasies hê. In terme van die doktrinêre probleem is daar vrae oor wat gebeur as
die oorskryding nie verwyder word nie en niks word gesê oor die regte van beide
partye in die dispuut nie. Oplossings word ondersoek om die beste moontlike
doktrinêre verduideliking te probeer vasstel. Die eienaar van die oorskrydende
bouwerk mag voortgaan om die grond waarop die oorskryding staan te okkupeer. Dit
lyk asof ‘n gebruiksreg indirek geskep word ten gunste van die oorskryder wanneer
die oorskryding nie verwyder word nie. ‘n Grondwetlike probleem mag veroorsaak
word deur die moontlike oortreding van artikel 25 van die Grondwet. Die beslissings
mag lei tot die gedwonge verlies van grond of regte, wat aan die vereistes van artikel
25 moet voldoen.
‘n Vergelykende perspektief met verwysing na Duitsland, Nederland en Australië
word verskaf om die doktrinêre en beleidsargumente te ondersteun. Die
vergelykende reg bied ‘n bron van riglyne vir wat effektief kan werk en het dus die
wetgewing wat in hierdie proefskrif voorgestel word geïnspireer. Die wetgewing wat
beoog word sal moet voorskryf hoe en onder watter omstanghede die diskresie
uitgeoefen moet word. Dit moet ook sekerheid gee ten opsigte van die reg wat
geskep word as die oorskryding nie verwyder word nie en hoe die skadevergoeding
bepaal moet word. Die onnodige verwaring en onsekerheid wat veroorsaak word deur hierdie hofbeslissings kan opgeklaar word deur die promulgering van
wetgewing om oorskrydende bouwerke te reguleer.
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Tenure security in urban rental housingMaass, Sue-Mari 12 1900 (has links)
Thesis (LLD (Public Law))--University of Stellenbosch, 2010. / Bibliography / ABSTRACT ENGLISH: The dissertation considers the tenure rights of urban residential tenants in the post-1994 constitutional dispensation. The 1996 Constitution mandates tenure reform in two instances. Firstly, section 25(6) (read with section 25(9)) mandates the legislature to enact legislation that would provide legally secure tenure rights for a person or community whose tenure of land is insecure as a result of past racially discriminatory laws or practices. This form of tenure reform is race-based. Secondly, section 26(3) mandates the courts to consider all relevant circumstances during eviction proceedings. In terms of this provision the court can refuse to grant the eviction order on the basis of the occupier's socio-economic weakness, which is a more general form of class-related tenure reform.
The Constitution also ensures the right to have access to adequate housing, while the legislature must introduce measures that would give effect to this right (sections 26(1) and 26(2)).
To determine whether the current landlord-tenant regime in South Africa is able to provide tenants with secure occupation rights and access to rental housing, it is compared to landlord-tenant regimes in pre-1994 South Africa, the United Kingdom, New York State and Germany. The landlord-tenant regimes are considered in light of changing socio-economic circumstances where the state had to assist households during housing shortages. The dissertation assesses the efficiency of landlord-tenant law, combined with regulatory measures that ensure substantive tenure rights and rent restrictions, as a form of tenure that could help alleviate housing shortages and initiate a new landlord-tenant regime for South Africa that would give effect to the Constitution.
The dissertation concludes that the current substantive tenure rights of urban residential tenants are largely based on the common law, which is associated with weak tenure security. The landlord-tenant laws, namely the Rental Housing Act 50 of 1999 and the Social Housing Act 16 of 2008, fail to provide urban residential tenants with substantive tenure rights. The legislature has failed to enact a law that gives effect to section 25(6) in the landlord-tenant framework. The legislature did enact the Prevention of Illegal Eviction from and Unlawful Occupation of Land Act 19 of 1998 (PIE) in order to give effect to section 26(3). Recently the courts interpreted PIE to provide marginalized tenants with substantive tenure protection during eviction proceedings. However, to give effect to section 25(6) legislation should grant residential tenants substantive tenure rights that are legally secure prior to eviction.
The legislature enacted the Rental Housing Act and the Social Housing Act to give effect to the right to housing (section 26 of the Constitution) in the landlord-tenant framework. These laws fail to promote access to rental housing as a form of tenure that could help alleviate housing shortages. / AFRIKAANSE OPSOMMING: Die proefskrif oorweeg die okkupasieregte van stedelike residensiële huurders in die post-1994 konstitusionele bedeling. Die 1996 Grondwet bepaal dat okkupasieregte in twee gevalle hervorm moet word. Eerstens gee artikel 25(6) (gelees met artikel 25(9)) opdrag aan die wetgewer om wetgewing te verorden wat okkupasieregte met verblyfsekerheid aan 'n person of gemeenskap sal verleen indien so 'n person of gemeenskap tans grond okkupeer met okkupasieregte wat onseker is as gevolg van vorige rasgebaseerde wetgewing. Hierdie tipe hervorming is rasgebaseer. Tweedens gee artikel 26(3) opdrag aan die howe om alle relevante faktore te oorweeg as deel van enige uitsettingsprosedure. In terme van hierdie bepaling is die howe gemagtig om 'n uitsettingsbevel te weier op die basis van die okkupeerder se sosio-ekonomiese kwesbaarheid. Hierdie tipe hervorming is 'n meer algemene klasgebaseerde hervorming.
Artikel 26(1) (gelees met artikel 26(2)) van die Grondwet bepaal dat elkeen die reg op toegang tot geskikte behuising het, terwyl die staat redelike wetgewende en ander maatreëls moet tref om hierdie reg te verwesenlik.
Ten einde te bepaal of die huidige huurbehuisingstelsel in Suid-Afrika voldoende is, met inagneming van die stelsel se vermoë om huurders te voorsien van okkupasieregte met verblyfsekerheid en van toegang tot huurbehuising, word dit vergelyk met die huurbehuisingstelsels in Suid Afrika voor 1994, die Verenigde Koninkryk, New York Staat en Duitsland. Hierdie huurbehuisingstelsels word bespreek met inagneming van veranderinge in die sosio-ekonomiese omstandighede waartydens die staat gedurende behuisingstekorte huishoudings moes ondersteun. Die doeltreffendheid van huurbehuising word beoordeel met verwysing na regulasies wat substantiewe okkupasieregte verseker en beperkings plaas op huurpryse om 'n vorm van verblyfreg daar te stel wat die behuisingstekort kan verminder ten einde 'n nuwe huurbehuisingstelsel vir Suid-Afrika te inisieër wat gevolg aan die Grondwet sal gee.
Die proefskrif lei tot die gevolgtrekking dat die huidige substantiewe okkupasieregte van stedelike residensiële huurders grotendeels op die gemenereg gebaseer is. Die gemenereg maak nie voorsiening vir sterk substantiewe okkupasieregte nie. Die huidige huurbehuisingswetgewing, naamlik die Wet op Huurbehuising 50 van 1999 en die Wet op Maatskaplike Behuising 16 van 2008, slaag nie daarin om substantiewe okkupasieregte vir stedelike residensiële huurders te voorsien nie. Die wetgewer het nie daarin geslaag om 'n wet te promulgeer wat in die huurbehuisingsraamwerk aan artikel 25(6) effek gee nie. Die wetgewer het wel die Wet op die Voorkoming van Onwettige Uitsetting en Onregmatige Besetting van Grond 19 van 1998 verorden om effek te gee aan artikel 26(3) van die Grondwet. Hierdie Wet is onlangs so deur die howe geïnterpreteer dat dit kwesbare huurders tydens uitsettingsprosedures met substantiewe okkupasieregte beskerm. Om aan artikel 25(6) te voldoen moet wetgewing egter substantiewe okkupasieregte met verblyfsekerheid aan residensiële huurders verskaf voordat hulle uitgesit word.
Die wetgewer het die Wet op Huurbehuising en die Wet op Maatskaplike Behuising verorden ten einde effek aan die reg op behuising (artikel 26 van die Grondwet) in die gebied van huurbehuising te gee. Geeneen van hierdie wette slaag daarin om toegang tot behuising, en veral huurbehuising as 'n vorm van okkupasie, te bevorder ten einde die behuisingtekort te verminder nie.
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The lessor’s tacit hypothec : a constitutional analysisSiphuma, Nzumbululo Silas 12 1900 (has links)
Thesis (LLM)--Stellenbosch University, 2013. / ENGLISH ABSTRACT: The lessor's tacit hypothec improves the chances of the lessor to recover rent in arrears. This real security right arises by operation of law and attaches to the lessee's movable property found on the leased premises when rent is due but not paid. The extension of the lessor‟s tacit hypothec to third parties' property is the remedy's most controversial feature. The extension is supposedly based on one of two theoretical justifications, namely implied consent and the doctrine of estoppel. According to the implied-consent theory, the extension is based on the premise that the third party consented (explicitly or by implication) that his property can serve as security for the payment of the lessee's arrear rent. The basis of the second theory, the doctrine of estoppel, operates as a limitation on the rei vindicatio of the third party. Over the years discourse has shown that there are uncertainties surrounding these justifications. Recent debate has also shown that if constitutionally challenged, the extension of the lessor's tacit hypothec could amount to arbitrary deprivation of third parties' property.
The aim of this thesis is to establish whether and how the existing common law principles that provide for the extension of the lessor's tacit hypothec over property belonging to third parties are affected by section 25(1) of the Constitution. Consequently, the thesis describes, analyses and scrutinises the general principles regulating the lessor's tacit hypothec, and more specifically the extension of the lessor's tacit hypothec to third parties' property, in view of section 25(1) of the Constitution.
Taking into considering the recent statutory protection of third parties' property, the thesis concludes that the extension of the lessor's tacit hypothec does not constitute an arbitrary deprivation of third parties' property because correct application of the common law principles that provide for the extension and the statutory protection that has been introduced to exclude a large number of cases from the reach of the extension adequately protect third parties' property interests. Therefore, the requirements of section 25(1) are satisfied. / AFRIKAANSE OPSOMMING: Die verhuurder se stilswyende hipoteek verbeter sy kanse om agterstallige huur van sy huurder in te vorder. Wanneer die huur opeisbaar word, maar die huurder versuim om tydig te betaal, kom hierdie saaklike sekerheidsreg deur regswerking tot stand en dit dek alle roerende sake wat op die verhuurde perseel gevind word. Die uitbreiding van die stilwyende hipoteek na eiendom wat aan derde partye behoort is die remedie se mees kontroversiële eienskap. Hierdie uitbreiding van die hipoteek se toepassingsveld berus na bewering op een van twee regverdigingsgronde, naamlik die derde se geïmpliseerde toestemming en die leerstuk van estoppel. Volgens die geïmpliseerde toestemming-teorie kan die hipoteek na derdes se bates uitgebrei word op die veronderstelling dat sodanige derde partye toegestem het (uitdruklik of by implikasie) dat hulle eiendom as sekuriteit vir betaling van die huurder se agterstallige huur mag dien. Die tweede teorie steun op die beperking wat die leerstuk van estoppel op die rei vindicatio van die derde party plaas. Oor die jare het debatte aangedui dat daar onsekerhede rondom hierdie regverdigingsgronde bestaan. Onlangse debatte het ook aangetoon dat, indien dit grondwetlik getoets word, die uitbreiding van die hipoteek moontlik mag neerkom op ‟n arbitrêre ontneming van die derdes se eiendom.
Die doel van hierdie tesis is om vas te stel of en hoe die bestaande gemeenregtelike beginsels wat die stilswyende hipoteek na bates van derdes uitbrei deur artikel 25(1) van die Grondwet beïnvloed word. Die tesis bespreek, analiseer en toets gevolglik die algemene beginsels van die verhuurder se stilswyende hipoteek, en meer spesifiek die uitbreiding van die hipoteek na bates wat aan derdes behoort, in die lig van artikel 25(1) van die Grondwet.
Met inagneming van die beskerming wat derde party se eiendom in terme van onlangse wetgewing geniet, bevind die tesis dat die uitgebreide toepassing van die stilswyende hipoteek nie op ʼn arbitrêre ontneming van derde partye se eiendom neerkom nie omdat korrekte toepassing van die gemeenregtelike beginsels wat vir die uitbreiding voorsiening maak, in kombinasie met die wetgewende uitsluiting van ‟n groot aantal sake wat aan derdes behoort, voldoende beskerming aan die belange van derdes verleen. Die vereistes van artikel 25(1) word dus bevredig.
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Nájem bytu / Residential LeaseKrejčířová, Šárka January 2012 (has links)
The dissertation is focused on the analysis of the institute of residential lease. At the beginning a brief historical progress of the legal regulations of the lease of the apartment is described with the reference to social circumstances which influenced it. Subsequently, attention is paid to the lease agreement as the legal reason for using an apartment. The dissertation deals also with the object of the lease agreement, i.e. with the apartment and its definition in the legal regulations, and also with the subjects of the lease agreement, i.e. with the landlord and the tenant. In the next part the dissertation describes rights and obligations of the contracting parties. A special chapter is dedicated to the rent, as one of the essential requirements of the lease agreement. Also the institutes of the subtenancy, passage of the lease of flat and exchange of the apartments are mentioned. Furthermore, the issue of the termination of the lease is elaborated in detail. The whole dissertation contains also important rulings of the courts and presents changes that will come into effect with new civil code.
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Bostadskooperativ eller blockad? : En komparativ studie av Stockholms Hyresgästförening och Hyresgästernas Centralförsamling i Göteborg 1923–1939 / Housing Co-op or Conflict? : A Comparative Study of Tenants´ Associations in Stockholm and Gothenburg 1923–1939Rolf, Hannes January 2015 (has links)
This thesis examines the formative years of the Swedish tenants´ associations in Gothenburg and Stockholm and the strategies used by these organizations to alter the housing market, both on a local and on a national level. It is both a transfer analysis, examining how strategies from the labor market came to be applied to the rental market and a comparative study, comparing tenants´ associations in two Swedish cities. Hyresgästernas Centralförsamling (HCF) in Gothenburg had a more conflict-oriented approach toward both individual and collectively organized landlords. The organizational structure of HCF was similar to that of a trade union federation. This differed from Stockholms Hyresgästförening (SHG). Resembling more a political association than a militant union, SHG adopted strategies more focused on gaining legislative protection for tenants and increasing the supply of available housing. This was partly achieved through the co-operative housing society Hyresgästernas Sparkasse- och Byggnadsförening (HSB). This thesis argues that the common denominator for all these strategies was to reduce the internal competition between tenants and thus strengthening them as a collective force on the rental market. The main conclusion of the thesis is that the tenants´ associations cannot be easily categorized by standard organizational models. Shaped by local, organizational and ideological factors the tenants´ associations were hybrid organizations resembling both trade unions, cooperative societies
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Catálogo de padrões para o desenvolvimento de software como um serviço multi-tenantLeite, Bruno Dias 20 October 2014 (has links)
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Previous issue date: 2014-10-20 / Software as a Service (SaaS) represent a form of software distribution on demand and accessible via the Internet. The development of SaaS enables service users (tenants) to benefit from the low cost of deployment and maintenance. The Multi-Tenant (MT) architecture is often used in the development of SaaS, it allows the sharing of software and hardware resources, providing cost savings to the costumers and the service provider. A challenge that the SaaS developer has is to keep sharing the instance of the software in scenarios with tenants who have differing needs. In this project, to address the variability of tenants in SaaS MT were set some patterns, based on Software Product Lines techniques for customizing user interfaces, data, processes and permissions. A framework called FoSaaS (Framework of Software as a Service) has also been developed to support the use of patterns, providing support to developers in SaaS MT coding. In addition to allowing the customization of SaaS MT, experiments in this project indicated that patterns improve reuse, quality and productivity in developed SaaS MT. The applicability of the patterns was evidenced through real projects in developing commercial applications. / Softwares como um Serviço (SaaS) representam uma forma de distribuição de software sob demanda e acessíveis via Internet. O desenvolvimento de SaaS possibilita aos consumidores do serviço (tenants) se beneficiarem do baixo custo de implantação e manutenção. A arquitetura Multi-Tenant (MT) é frequentemente utilizada no desenvolvimento de SaaS, pois permite o compartilhamento de recursos de software e hardware, proporcionando a redução de custos ao consumidor e ao fornecedor do serviço. Um desafio que o desenvolvedor de SaaS tem é o de manter o compartilhamento da instância do software em cenários com tenants que possuem necessidades divergentes. Neste projeto, para tratar a variabilidade dos tenants em SaaS MT foram criados alguns padrões, com base em técnicas de linhas de produtos de software, para customização de interfaces de usuários, dados, processos e permissões. Um framework denominado FoSaaS (Framework of Software as a Service) também foi desenvolvido para apoiar o uso dos padrões criados fornecendo apoio aos desenvolvedores na codificação de SaaS MT. Além de permitir a customização de SaaS MT, experimentos realizados neste projeto indicaram que os padrões melhoram o reúso, a qualidade e a produtividade dos SaaS MT desenvolvidos. A aplicabilidade dos padrões foi evidenciada por meio da realização de projetos reais no desenvolvimento de aplicações comerciais.
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