【復習用】ななみん Chap.5:不動産②

この記事は約7分で読めます。

(自分向けのメモ。既習者が復習用として読まない限りはあまり有用ではないかも。)

 オッス!オラアル中ピカチュウ!今日はななみん 5 章「不動産」から第 3 節「不動産に関する法令」を自分用にまとめておくチュウ!不動産(土地や建物)を貸し借りする際、あるいは維持していく際の決めごとと、建築基準法に関連する計算をマスターするチュウ!以下面倒なのでアル中ピカチュウのキャラは捨てます。

Sec.3: 不動産に関する法令

  1. 借地借家法

 土地を借りたり(借地)家を借りたり(借家)する際に関わってくる法律のこと。借地権借家権にはどちらも普通/定期の二種類がある。普通借地権(借家権)は、契約期間終了後も借主が希望すれば契約は続行される。一方、定期借地権(借家権)は、契約期間が過ぎると貸していた土地あるいは家が借りていた人間に戻る。

 定期借地権は一般定期借地権事業用定期借地権建物譲渡特約付借地権の三種類から成り、それぞれの特徴を持つ。たとえば、普通借地権の契約存続期間は 30 年以上と定められている。定期借地権を含めて基本的には更地で返却するが、最後の建物譲渡特約付借地権は、その名前の通り建物付きで返却する。

 普通借家権の契約存続期間は 1 年以上と定められているが、定期借家権にそのような規定はない。定期借家権に限っては、1 年以上の契約の場合、契約が切れる 6 ヶ月〜1 年前に借主に通知を出さなければならない。

 借りた建物の設備(エアコンや畳などーこれを造作というー)の買取を申し出ることができる権利を造作買取請求権と呼ぶ。ただし、買主はこの権利を除外する特約を設けることができる。

  1. 区分所有法と区分所有権

 家は何も一軒家ばかりではない。マンションをはじめとする集合住宅で生活する際のルール(規約)を定めた法律に区分所有法がある。集合住宅には、玄関より内側の専有部分と階段やエレベーターなどの共用部分があるが、このうち専有部分に関する所有権を区分所有権と呼ぶ。また専有部分の土地の使い方については敷地利用権と呼び、この 2 つは分離不可能である。

 規約は集会によって決定あるいは変更することができ、主な対象に一般的事項・規約の設定/変更/廃止・建て替えがある。それぞれは区分所有者と議決権の両方により決議され、順に(そして共に)1/2、3/4、4/5 以上の賛成を必要とする(厳密には 1/2 は「以上」ではなく「より多くの」(つまり過半数)である)。

  1. 都市計画法

 都市計画区域=線引き区域(市街化区域+市街化調整区域)+非線引き区域(その他)である。市街化区域については建築基準法によって用途地域の定めがあり、到底覚えられそうにない表が本に載っている。建築や土地の区画形質を一定以上変えるには、都道府県知事の許可を必要とする。

  1. 建築基準法

 直上に書いた建築基準法による用途制限では、区画を住居系・商業系・工業系の三つに分類した上で、さらに細かく 8+2+3=合計 13 種類に分類されている。一つの地域が二つ以上の用途地域に跨る場合は、面積の大きい方の制限を受ける

 道路には車幅が 4 m を境として通常の道路と 2 項道路の二種類があり、通常の道路には接道義務が、2 項道路にはセットバックと呼ばれる概念があり、そこに建物を建ててはいけないという決まりがある。

 建蔽率(FAR, floor area ratio)とは、敷地面積 \( x \) に対する建物の接地面積 \( y \) の比で定義される量である:

\[ r_{\mathrm{FAR}} = \frac{y}{x} \,\, . \]

建蔽率には緩和の例外があり、①防火地域内にある耐火建築物には+10 %、特定行政庁が指定する角地には+10 % の緩和が許される。この両者は併用可能である。さらに、元々の建ぺい率が 80 % であり、防火地域内にある耐火建築物に対しては、建蔽率は 100 % まで緩和される。

 建物密集地域には制限があり、建物が複数の地域に跨っている場合には防火地域>準防火地域>無指定地域の強さの順で、強い方の地域の制限を受ける

 容積率(BCR, building coverage ratio)とは、敷地面積 \( x \) に対する建物の床面積の和 \( \displaystyle \sum_{i} y_i \) の比で定義される量である(ここに \( i \) 階目の床面積を \( y_i \) とした):

\[ r_{\mathrm{BCR}} = \frac{ \displaystyle \sum_{i} y_i }{x} \,\, . \]

容積率は全面道路の幅が 12 m 以上あれば指定値でよいが、12 m 未満であれば(指定容積率、全面道路の幅×法定乗数)のうち小さい方が制限された容積率として採用される。法定乗数は住居系に対して 4/10、その他に対しては少し寛容で 6/10 と定められている。

 以上、建蔽率と容積率ともに、それらが異なる二つ以上の地域に建物が跨る場合には、重み付き平均(加重平均)で実効的な建蔽率が定義される。

  1. 農地法

 ここまでは人間がいそうな地域をしてきたので、最後に農業地帯に関する話を少しだけ。農地物を取引する際には許可が必要で、農地法によって第 3 条=権利移動農業委員会に申告)、第 4 条=転用第 5 条=転用目的の権利移動(以上二つは都道府県知事に申告)と決まっている。第 4 条と第 5 条は、市街化区域に限っては、事前に農業委員会に申告しておけば、都道府県知事には申告しなくてよい。

建蔽率と容積率の一般化(オマケ)

 建物が建蔽率や容積率の異なる複数の地域に跨る場合、実効的なそれらは重み付き平均(加重平均)で定義されるのだった。ここでは、最も一般的な場合について建蔽率および容積率の公式を与えておく。以下はアル中ピカチュウの自己満足による記述であり、実際の試験のみを念頭に置くのであれば汎用性は皆無であろう。

  • 建蔽率 FAR

 面積が \( x_1, x_2, \dots, x_n \) であり、それぞれの指定建蔽率が \( r_1, r_2, \dots, r_n \) である \( n \) 個の地域に跨って建築物を建てたい。建物の接地面積のうち、\( i \) 番目の地域に接している部分の面積を \( y_i \) とすると、\( i \) 番目の建蔽率は

\[ r_i = \frac{ y_i }{ x_i } \]

であり、実効的な建蔽率は

\[ r_{\mathrm{FAR}} = \frac{ \displaystyle \sum_{i} r_i x_i }{ \displaystyle \sum_i x_i } = \frac{ \displaystyle \sum_{i} y_i }{ \displaystyle \sum_i x_i } \]

となる。特に \( n=2 \) に対しては、見慣れた加重平均の式になり、

\[ r_{\mathrm{FAR}} = \frac{ r_1 x_1 + r_2 x_2 }{ x_1 + x_2 } \,\, \left( = \frac{ y_1 + y_2 }{ x_1 + x_2 } \right) \,\, . \]

  • 容積率 BCR

 面積が \( x_1, x_2, \dots, x_n \) であり、それぞれの指定容積率が \( r_1, r_2, \dots, r_n \) である \( n \) 個の地域に跨って建築物を建てたい。この建築物の地域 \( i \) 上に存在する第 \( j \) 階の面積は \( y_{ij}\) であるとする。このとき、\( i \) 番目の地域に関する容積率は

\[ r_i = \frac{ \displaystyle \sum_{j} y_{ij} }{ x_i } \]

であり、実効的な容積率は

\[ r_{\mathrm{BCR}} = \frac{ \displaystyle \sum_i r_i x_i }{ \displaystyle \sum_i x_i } = \frac{ \displaystyle \sum_{ij} y_{ij} }{ \displaystyle \sum_i x_i } \]

となる。特に \( n=2 \) に対して、地域 1、地域 2 共通に 2 階建てであるとすると

\[ r_{\mathrm{BCR}} = \frac{ r_1 x_1 + r_2 x_2 }{ x_1 + x_2 } \,\, \left( = \frac{ y_{11} + y_{12} + y_{21} + y_{22} }{ x_1 + x_2 } \right) \,\, . \]

まとめ!

 不動産に関する法令について、借地借家法を概観し、特に集合住宅に関する規定も見た。計画的な街づくりを行なうための法律である都市計画法では、都市計画区域という区分けの方法があった。建築基準法では、どこに建物を建てられてどこに建てられないかが定まっている。また定められた接地面積(FAR)・総床面積(BCR)に関する公式を与えた。農地法については三つの条項を確認した。

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