摘要： 业主共有权的性质素有争议，考察现行共有类型的历史沿革及制度意旨却发现，共有制度不足以调整业主对于公共物业财产的权利义务关系。原因在于大陆法系中的共有制度以个人法为基石，而业主对于公共物业财产的权利义务关系亟需从团体法的角度加以规范。总有制度是日尔曼历史上存在的团体物权关系的典型，考察其内涵、源起、衰落以及两大法系对其的扬弃，并结合我国现行立法体系及实践需要，可以得出的启示是：立法应当从团体的角度规范业主对于公共物业财产的权利义务关系，业主对于公共物业财产的权利并非个人法语境下的共有权，而应当是团体法语境下的成员权。成员权的属性体现在业主行使对公共物业财产的权利时，应当遵循团体法的规则。

关键词: 业主共有权, 个人法, 团体法, 业主成员权

Abstract: There is an everlasting controversy in the nature of the common property rights and obligations  in condominium. Observing its historical evolution and institutional objective, we can find the coowner system is not suitable to the relationship among owners. The co-owner system, originating  from the continental law system, is built on individualism, while the condominium owners have  formed an organization which should be regulated by private organization law. Gesamteigentum is a  German model of group property relationship. Exploring its connotation, origin and evolution in the  two major legal systems, and the enlightenments on China’s legislation and justice, what we can  draw from Gesamteigentum are as followings: common property rights and obligations in condominium should be redefined from the perspective of private organization law. The nature of owners’ right is not co-ownership in private individual law, but rather membership in private organization  law. The owners should follow rules of private organization law when exercising property rights  and obligations.

Key words: Co-ownership in Condominium, Individual Law, Private Organization Law, Coowner Membership