NGHIENCiru- TRAOBdl
NHONG VAN OE PHAP li VA THirc T I I N VE KINH DOANH CONDOTEL
6 VIET NAM HIEN NAY
NCUViNTHlNCA*
Tom tdt: Condotel Id hinh thuc kinh doanh khd soi ddng tren thi trudng bdt dgng sdn a Viet Nam trong nhimg ndm gdn ddy. Hinh thuc kinh doanh ndy phdt trien mgnh a cdc tinh, thdnh pho co tiim ndng vd thi mgnh ve du Iich, nghi duang vd thuang tap trung a nhihig v/ tri dep, thien nhien ini ddi hodc o cdc do thi Idn. Tuy nhien, de hieu dung bdn chdt cua mo hinh kinh doanh nay vd tic do xdy dung, hodn thi^n hdnh Iang phdp li dua thi trudng condotel vgn hdnh theo quy dao chung, dam bdo su qudn li vd kiem sodt ciia Nhd nude; phiic ddp nhu cdu vd thi bieu cua thi trudng, cung nhu quyin t\t do kinh doanh ciia cdc nhd ddu tu thi cdn phdi dugc phdn tich, ddnh gid mat cdch todn dien thuc trgng phdp ludt hien hdnh dieu chinh mo hinh kmh doanh ndy vd nhung vdn de dd va dang phdt smh tren thuc te de co su sira doi, bo sung hgp li trong thai gian tai. •
Tie khod: Phdp li; thuc tien; Viet Nam; kinh doanh Codotel
Nhgn bdi: 16/10/2019 Hodn thdnh bien tap: 05/02/2020 Duyet ddng: 20/02/2020 LEGAL AND PRACTICAL ISSUES ON CONDOTEL BUSINESS IN VIETNAM AT PRESENT Abstract: In recent years, condotel has been rather thriving in the real estate market in Vietnam. This form of business is strongly developed in provinces and cities which are potential and strong for tourism and relaxation vacation, especially in the areas of attractive locations and favourable nature or in big urban areas. However, it is not easy to correctly perceive the nature of this model of business and thereby developing and improving the legal corridor for navigating the codotel market to meet the requirements of the State management, the market and the business freedom of investors. Thus, it is necessrary to comprehensively analyse and assess the status quo of the law on this business model and the related practical issues for amendment and supplementation of the law in the coming time.
Keywords: legal; practical; Vietnam; condotel business
Received: Oct W, 2020; Editing completed: Feb 5'\ 2020; Accepted for publication: Feb 20^, 2020
1. Khai quat ve condotel va kinh doanh dang ndi len hdng loat cdc logi bat ddng san condote! mdi nhu: Condotel, Officetel, Shophouse,
Trong thdi gian gdn ddy, ngoai cac hang Homestay, Co-working, Hometel, Service hod bdt ddng sdn t m y i n thdng dugc phdp apartment, nha phd... vdi su phdt ttien kha luat chinh thGc ghi nhdn va dieu chinh nhu: soi dgng, mang nhGng phong each kinh quyin su dyng dat, nha d, cdc cdng trinh xay doanh hien dai vd da dang. Trong cdc logi dyng, thj tradng bdt dpng sdn Viet Nam bat dpng san mdi neu Gen, condotel la hdng hod phat triln vugt trdi tai cdc do thj, nhQng
*Gidngvi«n cao cip, TririlTigD?! hpc Luat HdN§i ^inh, thdnh phd cd thi mgnh trong ITnh vuc E-mail: [email protected]
55 TAP CHi LUAT HQC SO 9/2019
NGHIEN CUU-TRAO DOI
du ijch, nghi dudng vd chung dang thu hut dau tu cua ca nhd dau tu trong va ngodi nude.
Vay ban chat cua Condotel la gi? Condotel chinh Id sy ket hgp cua hai tG "Condominium"
(cdn hg chung cu) vd "Hotel" (khdch san), djch sang tieng Vigt Id can hp khach san hoac khdch sgn cdn hO- Cd y kiln cho rdng, condotel la sdn phdm bat dpng sdn trung gian hay sdn phdm lai giGa can hd vdi khdch san.*'' Condotel dd xudt hien d chdu Au nhieu nam ve trade dudi ten gpi "apartahotel".'^* Tuy nhien, cd sy phat trien ndi trdi vd lam gidi kinh doanh chu ttgng nhieu hon tdi logi hinh kinh doanh nay thi Hoa Ky Igi dugc nhdc den dau tien bdi condotel lan ddu xuat hien tgi bai biem Miami, Florida, Su hinh thdnh md hinh kinh doanh ndy ban dau chi nham myc dich kinh doanh nhQng edn hd nghi dudng cho khdch du Ijch. Theo dd, condotel cd thi do chinh nhd ddu tu bd vdn ddu tu xdy dung dl cho thue phuc vu cho khdch nghi dudng cd nhu cdu; hodc cd the nha dau tu thu cdp bd ra mgt khodn tien de duge sd hGu can hd, sau dd ket hgp nghi dudng gia dinh vdi viec cho khdch hdng thue ldm noi nghi duong dl thu Igi nhudn. Tuy nhien, cuoi thdp ki 70 cua thi ki XX, dudi tac. dgng cua su thay ddi chinh sach vl thue tgi Hoa Ky, hinh thGc kinh doanh ndy bi "biln tudng vd trd
(I). Nguyin Hiiu Tri, Condotel da phdt trim nhu the ndo tgi Viet Nam, http://www.baoxaydung.com.vn/
news/vn/bat-dong-san/condotel-da-phat-trien-nhu- the-nao-tai-viet-nam .html, truy cgp 11/3/2019.
(2). Lizaiza Abogados, Condo Hotel/Condolel: Introdution;
its comercial and legal beginnings - the vacation industry blog https://mixed-use-resorts.com/2013/ll/
20/introduction-its-comercial-and-legal-begimiings-i/, truy cap ngdy H/3/2019.
hinh" de phyc vu eho myc dich trdn thul vd nia tign. Theo do, cdc can hp nghi dudng dugc tgo ra trade het la dl kinh doanh mua ban kiem Idi va sau nua mdi kit hgp vdi myc dich khai thdc nghi dudng ma khdng cdn don thuan phyc vy cho du khdch nghi dudng nhu trade day. Viec nup dudi hinh thGc "hai trong mdt" nay da giup cho nhd ddu tu d My giai doan ndy tr6n thul thu nhdp tG giao dich bat ddng sdn vd thue sd hGu bat ddng sdn rat Idn. Vdo nam 1986, chinh sdch vg thue cua Chinh phu Hoa Ky thay ddi theo hudng sigt chat hon, theo dd, condotel khdng cdn CO hpi dg tdn tgi vd dan mat vj the trgn thj trudng bat ddng sdn. Tdi cudi thap ki 90 eua the ki XX, khi nen kinh te cd nhung chuyin biln tich eye vd thi tradng bat dgng sdn phdt triln soi ddng, condotel quay Gd lai vd chinh thuc trd thanh md hinh kinh doanh bdt dgng san theo phuang thGc kit hgp giGa sd hQu can hg vdi kinh doanh nghi duang d MjP'* Md hinh kinh doanh ndy ve sau lan rgng sang Tdy Ban Nha, cdc nude chdu Au, cac khu vyc khac nhu Caribbean, Canada, Dubai d khu vuc Trung Ddng vdi ten gpi
"condotels" hoac "aparthotels". O khu vyc chdu A, logi hinh kinh doanh nay ciing da cd mat d Thai Lan, Singapore, Han Qudc. Tai thj tradng nhd d Hdn Qudc, Condotel dugc xep vao mdt trong ba logi nhd dugc phep kinh doanh trong thj tradng bdt dOng sdn eua qu6c gia ndy, bao gom: 1) Nhiing logi danh rieng cho khdng gian vdn phdng (cd tG trade nam 1995); 2) NhGng logi cd sy kit hgp thyc
(3). Richard Evans, The Definitive Study of Condo Hotels, Independently published, April 16, 2019, Chapter 1.1, p. 10-12.
TAP CHI LUAT HQC SO 9/2019 57
NGHIEN CVV - TRA O Ddi
sy giGa cdc hogt dpng kinh doanh vd cu tru;
3) NhQng logi gdn nhu chi Id nhd d, chu y l u dugc xay dyng trong 10 ndm qua. Cho din nay, condotel dd cd mdt tren 100 qudc gia vd chu yeu tgp trung d cdc thdnh phd Idn, d nhiing vimg biln dpp - la cdc thdng cdnh vd phu hgp vdi nghi dudng.
O Viet Nam, du chua xuat hipn vd tdn tai chinh thuc trong quan li nhd nude bdng phdp ludt, song condotel la ten gpi khd quen thugc vdi gidi kmh doanh bdt dgng sdn nghi dudng vd ddi vdi ngudi dan do thi ua chuOng logi hinh vua k i t hgp kinh doanh, vGa kit hgp nghi duong. Ddi vdi cac sdn phdm condotel xudt hien vd tdn tgi tren thi trudng thdi gian qua, nhdn dipn mdt cdch co bdn cho thdy, condotel trade het dugc nha ddu tu thiet kg theo kigu can h0 dugc tich hgp nhiing dich vy, tipn ich cua khdch sgn nhdm dap ung va phyc vu cho muc dich co ban Id luu tni Gong mdt thdi gian de nghi duong. Bdi thiet ke theo dang nhGng cdn hp ngn ngudi sd hiiu va sG dyng nd thudng cd "cdm gidc" nhu nha d dugc thiet ke d nhiing vj tri dac dja - noi cd phong cdnh dpp, ddp irng nhu cdu vGa d, vGa nghi ngoi. Day dugc ddnh gid Id uu dilm vugt Gdi cua Condotel vi cd mgt cdn hp vGa cd thi dugc sG dyng d l d nhung dugc hudng nhirng tien ieh nhu khdch sgn, Igi vua sinh Idi khi ngudi sd hiiu nd "uy thdc" cho chu thi trung gian thyc hien vipc kinh doanh.
Dilu dd cung li giai vi sao logi hinh ndy thu hut lugng Idn khdch hang ddu tu trong thdi gian vGa qua. Tuy nhien, cimg cdn phdi khdng djnh rdng, vdi muc dich chinh Id phyc vy cho du ijch nghi dudng, condotel khdng phai Id noi cu tni thudng xuyen, lau ddi ma
chi Id luu Gii ngdn hgn danh cho khdch du Ijch nghi dudng vd myc dich chinh Id kinh doanh chG khdng phdi d l d. Chinh ddc dilm ndy cho thdy sy khdc biet v l tieu chudn, quy chudn vd thigt kg cua md hinh condotel so vdi edc cdn hg chung cu vdi muc dich dk d.
Sy khac bipt nay ciing dugc nhdn thdy d phuong thuc su dyng. Theo dd, condotel c6 the dugc su dyng cho myc dich de d, de nghi dudng cua chinh chu sd hQu song cung c6 thg cho thue vdi muc dich nghi dudng cho khach du Ijch Gong thdi gian chu sd hiiu cdn hd khdng cd nhu cau.
Nghien cuu thj trudng condotel d mpt s6 qudc gia tren t h i gidi vd thyc Ggng kinh doanh loai hinh ndy tgi Viet Nam trong thdi gian qua cho thay, chiing chu yeu dugc bieu hign d cac md hinh kinh doanh co bdn sau day;
Thu nhdt, md hinh cam ket Igi nhudn CI hinh thGc ndy, edc chu ddu tu kinh doanh bat dgng san d mdng khdch san, du Ijch va nghi dudng thyc hipn cac dy dn la nhiing tod nhd dugc thiet ke bdi nhieu cdn hp vdi day du cdc tipn ich nhu khach sgn nhdm myc dich eho thug d6i vdi khdch hdng c6 nhu cdu du Ijch nghi dudng. Neu dung Igi d muc dich kinh doanh ndy, nhd ddu tu chi thu dugc tign cho thue tG cdc can hg rieng le cho khdch hdng, khodn tign ndy tuy Id khodn thu chinh song cd the khong thudng xuygn neu khdng vdo mua du Iich hodc chi la khodn thu rieng le, thyc hipn trong sudt cd qud trinh van hdnh dy an. Xet d khia cgnh myc dich ciia nhd ddu tu cho thdy, hp bd ra "tiln cue"
nhung Igi thu "tiln rdi", bd vdn mgt Idn cho vipc ddu tu dy an nhung phai thu nhilu Idn, viec hodn von ton nhieu thdi gian vd phy
58 TAP CHI LUAT HQC S 6 9/2019
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thugc vdo viec khai thde khach du Ijch hipu qua hay khdng. D i l u ndy dudng nhu khdng phai la sy mong dgi ddi vdi bdt ki nhd ddu tu nao. Chinh vi t h i , mpt phuong thGc kinh doanh kit hgp khd Hnh hoat dugc nhd ddu tu dp dyng dd la vGa de d, vua ddu tu nghi dudng. Theo do, cdc khach hang vdi tu cdch Id nha ddu tu thG cap va ngay ed nhiing khdch hang cd nhu cau du Iich nghi dudng cd t h i sd hGu nhQng can hg khdch sgn nay nhdm myc dich ket hgp d l d trong thdi gian nghi dudng cho minh va ngudi than, vGa kit hgp kinh doanh khi khdng ed nhu cdu nghi dudng. Vipc kinh doanh ket hgp eua nhd ddu tu thG cdp sau khi mua cdc can hd khdch sgn ciia nhd ddu tu cd thg dugc thyc hien thdng qua hai hinh thGc:
Mgt Id cam ket phan chia Igi nhudn giGa ngudi sd hGu cdn hp vdi chu ddu tu thdng qua vipc u^ quygn cho chG ddu tu khai thdc khdch du Ijch thug cdc edn hd do. Chu ddu tu vd nhd dau tu thG cdp se chia se loi nhudn tren co sd ket qud kinh doanh thuc te tG boat dpng kinh doanh cho thug can hd. Day Id md hinh cam k i t Igi nhudn dugc phdn Idn cdc chu dau tu lya chgn ke tG khi xuat hien md hinh condotel tgi Vipt Nam;
Hai id cam ket phan chia Igi nhudn giGa chu sd him cdn hg vdi mdt td chGc trung gian chuyen cung cdp dich vy cho thue can hg nghi dudng. Td chGc trung gian nay cd thi la cdc sdn giao djch bat ddng san, cdc cdng ty du Ijch IG hdnh ldm trung gian mdi gidi v l vipc cho thue bat ddng sdn nghi dudng bode cdc tihd diiu tu bat dpng sdn thG cap. Theo dd, chu sd hiiu cdn h^ ki giri can hg cua minh cho td chuc nay d l hg khai thdc
khdch du Ijch thug nhd. Tiln thu dugc tG viec cho thue dugc phan chia theo ti le thod thugn giGa td chuc trung gian cung cap djch vy vdi chu sd hiiu can hd. Cac dy dn tieu bilu cho mo hinh cam k i t Igi nhudn trgn thi tradng bdt dpng sdn thdi gian qua nhu:
Cocobay Da Ndng, Vinpearl Le Thdnh Tdng, Vinpearl Trdn Phu, Viet N a m . . .
Thu hai, md hinh khdng cam kit Igi nhugn Cdc chu sd hGu cdn hp tu minh khai thdc ngudn khdch cd nhu cdu nghi dudng va cho khdch hdng thug trong thdi gian mmh khdng sG dyng. Day la md hinh tgo dieu kign dg khdch hdng ed the linh hogt vd tan dung khai thac, su dyng can hg cua minh: de d, ty van hdnh kinh doanh, ki gui chu ddu tu vd chia se Igi nhudn theo Igi nhudn kinh doanh thyc te cGa cdn hp. Khdch hdng se ki giri condotel cho chu dau tu de khai thdc, quan li vd chia se Igi nhudn theo doanh thu thyc te. Trgn thj tradng condotel, mGc chia se loi nhudn ndy thudng dao dpng d mGc 80/20 hoac 85/15 (chu sd hiiu nhdn 80% hogc 85% Igi nhuan, chu ddu tu nhgn 20% hogc 15% Igi nhudn).
Dgc bipt, vdi cdc du dn khdng cam kit nhu The Arena Cam Ranh, khach hang hoan todn cd the tu khai thdc can hg bang each ket hgp vdi edc don vj du Ijch hoac cd thg sG dyng de d nhu cdn hd chung cu binh thudng.
Thyc chdt eua md hinh kinh doanh nay, nhd ddu tu chi quan tdm den viec ban cdc cdn hg condotel cho nha ddu tu thG cap hoac cho cdc khdch hdng ca nhdn. Sau dd, ngudi mua sd huu cho mye dich de d, nghi dudng hay d l ty khai thde kinh doanh Id quyen cua hp. Trong tradng hgp ndy, nhd dau tu thyc chdt dd hudng Igi nhuan tG hoat dgng bdn condotel. Cdn sau nay, viec nhd dau tu cd
TAP CHI LUAT HQC SO 9/2019 59
NGHIENCtJV - TRA P Ddl
thiet lap quan hp tilp theo (lam dai li, nhgn kl gui cdc condotel cua nhd dau tu thu cdp va ciia khdch hdng rieng le) hay khdng Id hoan todn tuy thugc vd chu ddu tu vd trong tradng hgp ndy, chu ddu tu da tilp tyc hudng Igi nhudn tilp theo du khdng cdn Id chu sd hiiu ddi vdi nhung condotel do.
Vdi cdc phdn tich tren cho thdy, dilu khdng thg phu nhdn Id condotel da va dang ton tgi, phdt trign trong thj tradng bdt dpng sdn tai Viet Nam. Vi vay, su can thilt khdch quan la phdi xay dung hdnh Iang, khung phap li de thj ttudng ndy van hdnh mdt each chinh quy, hgp phap; quyen vd nghia vy cua cdc chu t h i tham gia giao dich ddi vdi hdng hoa ndy dugc minh djnh cy the, ro rdng vd dugc phdp ludt bdo ve; kigm sodt quyen lye nha nude ddi vdi thj tradng ndy can phdi dugc minh bach vd cdng khai hod.
2. S y vgn d u n g p h a p luat doi voi md hinh condotel, n h u n g v a n de phdt sinh vd de xuat xdy d y n g k h u n g p h a p li cho thj tru-dng condotel & Vipt Nam
2.1. Su van dung phdp ludt doi vdi mo hinh condotel vd nhimg vdn di phdt sinh
Nghign cGu he thdng phdp lugt dieu chinh thi tradng bat ddng sdn d Viet Nam hipn hanh cho thay, Viet Nam chua cd khung phap lugt chinh thuc digu chinh ddi vdi loai hinh kinh doanh condotel. Sy vgn hdnh va phdt triln cua thj tradng condotel thdi gian qua tren thuc t l dugc thuc hien tren co sd su thod thuan ciia cdc bgn, van dung mgt cdch linh hogt cdc quy djnh cua cac lugt chuyen ngdnh de hipn thuc hod giao dich. Cd thg khdng djnh rdng, cdc giao djch dd cdn thieu vdng qud nhilu quy djnh cu the, rd rdng vd n l u Nha nude siet chat ddi vdi thi hudng
condotel da vd dang giao djch hipn nay thi si gdy ra khd nhieu hp luy, nguy eo cua nhGng tranh chap, bat dong chdc chan se xdy ra, quyin Igi cGa khdch hdng vd nhd ddu tu thu cap se khdng dugc ddm bdo. Cd the nhan dipn d mpt sd minh chiing sau day:
Thu nhdt, chua cd bat ki van bdn phap li ndo dinh danh chinh thuc ve condotel
Nhu da ndi, thudt ngu condotel la tu ngoai lai, dugc du nhap nguygn bdn tu nude ngodi vdo thj tradng bdt dpng sdn Viet Nam vd dugc gidi kinh doanh, khdch hdng quan tdm tdi mang thi trudng nay su dyng, lau dan chung trd thdnh loai san phdm hdng hod bdt ddng sdn du Ijch quen thugc ddi vdi ngudi dan. Tuy nhign, he thdng hod tdt cd cac van bdn phdp ludt Hgn quan dgn bat dgng sdn thi chua cd van ban ndo cd khai niem hay djnh nghia ve logi hinh ndy. Vdi ten gpi condotel d cdc quoc gia khdc se khdng cd gi dang phdi ban cdi vd quan nggi, bdi chiing don gidn chi Id loai bdt dgng san dugc dau tu kinh doanh nhdm phyc vy khach du Iich luu tni, nghi dudng vd nhiing ngudi cd nhu cau ddu tu trong ITnh vuc ndy dgu cd quygn thuc hien hoat dgng ddu tu va cd quygn sd hOu nd. Tuy nhien, d Viet Nam, quy che phap li hien hdnh dang thg hien su khde biet giua qudn li, khai thdc vd su dung ddi vdi condotel. Cu thg, ngu coi condotel Id can hp dugc xay vdi muc dich de d thi hodn todn khdng phu hgp vdi quy djnh cua phdp lugt hien hanh. Chdng hgn, Luat ddt dai ndm 2013 cd cdc quy djnh v l "ddt d tgi ndng thdn" vd "ddt d tgi dd thj", "ddt xay dyng khu chung cu"... (khodn 3 Dieu 10); cdn Ludt nhd d ndm 2014 chi cd cdc khdi niem
"nhd d", "nhd d rieng le", "nhd chung cu",
60 TAP CHI LUAT HQC SO 9/2019
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"nha d thuong mgi", "nha d cdng vy", "nhd d xa hgi" (Dilu 3). Diem chung cua cdc khdi nipm lign quan den dat d hay nhd d nay la deu cd myc dich phyc vy cugc sdng, Sn d thudng xuyen ciia ngudi dan. N h u v^y, condotel hipn nay khdng thg coi Id nhd d dugc bdi myc dich chu y l u Id khai thdc khach du Ijch nghi dudng thue luu tni trong thdi gian ngdn ban. Neu coi condotel la dang can hg khach san hay khdch sgn cdn hO thi thi plidp lugt hien hdnh cua Vi^t Nam hien chua cd bat ki quy djnh ndo vg loai hinh ndy.
Theo dd, ciing chua cd bat ki ohi dinh phdp ludt ndo digu chinh doi vdi logi hinh kinh doanh bat ddng sdn "lai" ndy. Vi vdy, dg thGa nhan thyc t l thj trudng dang hogt ddng doi vdi logi hinh condotel ndy, can thiet phdi dinh danh vd thGa nhdn chinh thGc condotel trong phdp ludt Vipt Nam. Theo dd, cdn phdi ldm rd d^c tinh cua condotel, mye dich sG dyng vd quy c h i phdp H doi vdi logi bdt dpng san ndy. Day Id c o sd tiln d l d l xay dyng quy c h i phdp U cho sy qudn li, vdn hdnh vd kinh doanh ddi vdi condotel mOt each chinh thGc tgi Viet Nam.
Thu hai, chua ro rdng trong viec xdc djnh hinh thGc su dyng ddt d l xdy dyng condotel
Hien nay cd nhilu y k i l n trdi nguge nhau ve kmh doanh condotel v\ giGa nhd va cdng trinh xay dyng phap lugt hipn hdnh dang cd nhiing quy che phdp li khd khdc bipt trong quan li nhd nude, v l quyen vd nghTa vy ciia chG t h i ddu tu, cung nhu logi hinh giao djch ddi vdi edc bdt dgng sdn ndy. Chdng ban, n l u xdc djnh condotel Id mpt dgng nha d thi phuong thGc tilp cdn ddt dai tG Nhd nude de xay dung nhd chi cd t h i la giao ddt cd thu
tien de trd tien mdt lan cho todn bd thdi gian sG dung ngay tG khi nhan ddt n l u myc dich cua nhd ddu tu Id de bdn hogc k i t hgp bdn vdi cho thue; cdn neu xdy dung nhd d chi vdi muc dich cho thue thi nha ddu tu chi cd the lya chgn hinh thGc thue ddt. trd tiln hdng ndm hodc thue ddt trd tiln mgt Idn cho todn bg thdi gian thue.''*^ N l u xdc djnh condotel Id logi cdng trinh xdy dyng thi phuong thGc tigp can ddt dai tG Nhd nude de ddu tu xdy dyng chi cd the Id thue dat ma khdng cd d hinh thuc giao d d t . ' ' Dieu de ddng nhdn ra la phuong thGc tiep cgn ddt dai khdc nhau thi quyen va nghTa vy cua chu ddu tu Gong hogt dOng kinh doanh bdt ddng sdn ciing hodn todn khac nhau. Do vdy, can phdi quy djnh cy thg hinh thuc su dung ddt cho logi hinh condotel d l cd che dO phdp li rd rdng ddi vdi cdc chu the trong qua trinh ddu tu.
Thu ba, khd xdc djnh quyen cua chu ddu tu trong viec xdc lap cdc logi hinh giao dich
TG sy khdc nhau trong quan niem the ndo la condotel - cdn hg hay cdng trinh xay dyng (khdch san) cung keo theo qua Ginh vdn hanh vd kinh doanh bat ddng sdn ndy cung rat khdc nhau. He luy Id cdc co quan nhd nude cd thdm auygn khd lung tung trong vipc xem xet tinh hgp phap eua cdc giao djch mua bdn can hd khdch san dien ra trong thdi gian qua. Bdi theo phdp ludt hien hdnh, ngu nhd ddu t u dugc cdp phep xay dyng nhd d de cho thue thi du nhd ddu t u thue ddt txh tien hdng ndm hay thug ddt trd tiln mdt Idn cho todn bg thdi gian thue ciing chi cd quyen eho thue nhd d md khdng cd quyin ban nhd d bdi (4). IChodn 2 vd khodn 3 Dilu 55; khoan 1 Dilu 56 Ludtdatdaindm2013.
(5). Khoan 1 Dilu 56 Luat ddt dai ndm 2013.
TAP CHI LUAT HQC SO 9/2019 61
NGHIEN CW - TRAP DPI
muc dich dd dugc xdc dinh ngay tG ban ddu.
Theo do, ngudi thug nhd se khdng dugc quyen cdp gidy chGng nhdn quyin sd hQu nhd di thug ndy. Trong khi do, n l u nhd dau tu dugc cap phep Id xdy dyng cong trinh 6.k, kinh doanh thi khdng phy thupc vao phuong thGc trd tien thue hang nam hay thue ddt Gd tien mgt Idn cho todn bO thdi gian thug, nhd dau tu hodn todn dugc quyin lya chgn phuang thuc kinh doanh hogc bdn hodc cho thue cdng trinh xdy dung dd. DT nhign, n l u nha ddu tu vd khach hdng ki kit hgp ddng bdn cdng trinh xay dyng thi duong nhien khdch hang mua cdng trinh xdy dyng nay se dugc cap gidy chGng nhan quygn sd hihi cdng trinh xay dung. Tuy nhieUi can phai luu y rang, cdng trinh xdy dyng vdi myc dich kinh doanh chG khdng phdi Id cdng trinh xdy dyng Id nhd vol myc dich d l d va sinh sdng lau ddi nen nhd ddu tu so cap hay nhd ddu tu thG cdp khi cd quyen sd hiiu thi hodn todn khdng dugc phep sinh song dn djnh lau ddi nhu nha d cho myc dich de d ma phdp ludt hipn hdnh da quy djnh, ma chi cd the cu tni ngdn hgn hodc cho khdch hdng thue luu tni ngdn ban vdi myc dich du Iich, nghi dudng.
Day chinh la thyc t l dang chGa dyng nhilu mau thudn Gong viec giai quyet cac van de phdp \i v l condotel hien nay.
Thu tu, cdn lung tiing trong viec xdc Igp quyin sd hQu cdn hp condotel
Vdi edc hgp ddng mua can hd condotel, khdch hang va nhd ddu tu thG cdp dgu eho rdng, hg cd quyen sd hiiu, cd quygn sG dung lau ddi vd ed quyen cho ngudi khac thue.
Tuy nhign, n l u theo phdp ludt hipn hanh dd phan h'ch d tren thi cd hai van de cdn lung tiing d day, cu thg la:
Mot Id neu coi condotel Id mdt dgng cdn hd vdi myc dich d l d, cdn kinh doanh cho thug ddi vdi khdch hdng du Ijch, nghi dudng Id ygu td ket hgp nham khai thdc linh hogt va hipu qud eua chG sd hQu cdn hd ddi vdi tdi sdn cua minh thi dieu nay Igi hodn todn khdng diing vdi mye dich phe duyet ban ddu cua du dn Id xdy dung nha d. Bdi vi dd la nha d thi phai dap Gng ddy du cac dilu kien, yeu cdu ciia viec thiet kg quy chudn v l nhd d theo phdp luat vg xdy dyng. Theo dd, yeu td xdy dyng ddng bp vg ha tdng ky thudt nhu:
he thdng cap thodt nude, hp thdng thdng tin lien Igc, he thong dien chieu sang, he thong giao thdng ndi bd... vd ha tang vdn hod nhu:
he thdng trudng hgc, benh vien, khu vui choi... phdi dugc hoan thipn ddng bp ciing vdi vipc xdy dyng khu nhd d. Mdt khdc, sy tuan thu ve mat dp xdy dyng ciing la yeu to vd cimg quan Ggng vd Id yeu cau bat huge phai chap hdnh khi cap phep ddu tu xdy dyng nhd d. Ro rang cdc cdng Ginh xay dung md cdc chd ddu tu dang kinh doanh dudi hinh thGc condotel hien nay khdng ddp Gng dugc cdc ygu cdu ndy. Theo dd, khdng the quan niem condotel thudn tuy la can hp de d va vi vdy khdng thg xdc Igp quyen sd hGu can hd vdi muc dich de d dn djnh, lau ddi.
Hai la neu coi condotel la dang cdn hp khdch sgn de nhd dau tu xay dyng vdi myc dich cho thue ddi vdi khdch du Iich nghi dudng thi cdn phai xdc djnh tinh phap li mOt each rd rdng giGa chu dau tu vd ngudi mua.
Theo do, ngay tG ban ddu, myc dich ddu tu cua du dn Id khach san cho thug du Ijeh nghi dudng thi vipc xdc lap quyin sG dung ddt vd quyin sd hQu cdng Ginh xay dung ddu tu Gen ddt (khdch sgn dugc tich hgp bdi nhigu
62 TAP CHI LUAT HOC SO 9/2019
NGHIEN C&V - TRA O DPI edn hd h-ong cung mdt dy an) cho chu ddu tu
Id cdp chung cho todn bg dy dn, md khdng cdp cho timg cdn hp khdch sgn rigng le cGa dy dn do. Vi vgy, khi chu dau tu ki hgp d6ng bdn cac cdn hg khdch san nay sg khdng cd ca sd de ca quan nhd nude cd tham quyen cdp gidy chiing nhan quyen sd hiiu rieng le cho timg can hg khdch sgn cho khdch hang mua.
Ddy khdng phdi Id dieu mong dgi ddi vdi cdc khdch hdng mua cac condotel.
Thu ndm, vipc dp dung phdp lugt khdng thdng nhdt giiia cdc dia phuong
Hipn nay, edc dia phuong cd md hinh kinh doanh condotel dang cho phep edc chu ddu tu tilp can ddt dai theo ba phuong thGc khdc nhau Id ddt thuong mgi, djch vy; ddt d vd "ddt d khdng hinh thdnh don vj d". Viec khdng thdng nhdt trong phap lugt dieu chinh ve cimg mpt md hinh kinh doanh Id bat cap rat Idn cua tiii tradng bdt ddng sdn nghi dudng tgi Viet Nam hign nay, gay ra tdm H hoang mang, e nggi cua cd chu ddu tu vd nhd dau tu thG cdp. Hon thi, nhilu dja phuang hipn nay cdn hilu sai bdn chat cGa condotel khi cho rdng condotel Id cdn hg chung cu, gay ra nhiing rGi ro tilm an cho cdc chu thg kinh doanh logi hinh ndy. Mot sd dja phuong nhu: Nha Trang - Khanh Hod, Quy Nhon - Binh Dinh... su dung khdi niem "giao dat d khdng hinh thdnh don vi d" dg giao dat cho nha ddu tu kinh doanh md hinh condotel thdi gian qua. Tuy nhien, theo sy phdn loai ddt cua phdp luat ddt dai hipn hdnh thi trong cac nhdm ddt ndng nghipp vd nhdm ddt phi ndng nghiep khdng cd loai dat ndo dugc gpi Id ddt d khdng hinh thdnh don vj d.*^* Cd le, dyng y
(6). Dieu 10 Luat d^t dai ndm 2013.
cGa cdc nhd dau tu cQng nhu clu'nh quyen dja phuong Id nhdm hgp phdp hod hogt ddng mua bdn condotel ciia cac nha dau tu diin ra trong thdi gian qua ma khdng phy thugc vdo sy rdng bugc bdi quy dinh doi vdi cdc dy dn ve nhd d. Cu the, khdi niem "don vi d" theo Quy chudn xdy dung Viet Nam quy hoach xdy dyng sd 01/2008 ban hdnh kem Quyet djnh sd 682/BXD-CSXD cGa Bd xdy dung . Id: "Khu chuc nang bao gom cdc nhom nhd a; cdc cong trinh dich vu cdp dan vi a nhu trudng mdm non, trudng tieu hgc, trudng trung hgc ca sd; trgm y te, chg, trung tdm thi due thi thao, diim sinh hogt van hod vd cdc trung tdm dfch vu cdp dan vi d khdc phuc Vl/ cho nhu cdu thudng xuyen cua cong ddng ddn cu trong dan vi d..." (muc 4 Phan 1.2 Chuong 1). Hon thi, quy md ddn sd tdi da cua mdt don vj d ciing dugc xdc dinh Id 20.000 ngudi, quy md toi thilu Id 4.000 ngudi. Nhu vdy, nlu dp dyng khdi niem "ddt d khdng hinh thdnh dan vj d" cd nghia Id logi ddt dugc sG dung dl kinh doanh condotel Id ddt d nhung Igi khdng bdt buOc phdi bao gdm cdc quy djnh ve dan cu vd ha tdng CO sd dl cdu thdnh mdt khu dan cu, phuong xd nhu tren. Vi vay, Nhd nude cdn sdm cd chinh sdch ro rang vd cy thg dl digu chinh trong tradng hgp nay.
Thu sdu, bdt cap vl hgp ddng mua bdn vd hgp ddng thug condotel
Khi kinh doanh md hinh condotel, chu ddu tu so cdp phdi ki kgt hgp ddng mua bdn condotel vdi khdch hdng (nha ddu tu thG cdp), sau do lai lap hgp ddng thug dg thue Igi condotel tG khdch hang. Tren thyc tl cung cd Gudng hgp chu dau tu ggp hai hgp ddng ndy thanh mpt hgp ddng chung. Do khdng cd
TAP CHi LUAT HQC SO 9/2019 63
NGHIEN CUV - TRA P Ddi
quy djnh phdp lugt cu thi dilu chinh hogt dpng nay ngn chu dau tu cd thi lya chgn cd hai phuang thGc ndy ma khdng vi phgm phdp ludt. Tuy nhien, do nhd ddu hi thu cdp ludn la chu thg yeu the hon trong cdc giao djch nay nen vipc khdng thong nhdt quy djnh vd cdch vgn dung nhu tren se din den sy thipt hgi vl quyin vd Igi ich cua hp khi xdy ra tranh chdp vl hgp ddng."*
Tu nhihig ddn chGng tren cho thdy, nhihig lung tiing tu phia co quan chGc nang ve djnh danh condotel quy vl dgng ndo, vl tinh hgp phdp ciia giao djch condotel va vdn de xdc lap quyen sd hiiu cho ngudi mua condotel trong thdi gian vua qua chua cd dugc each giai quylt thdng nhdt va thod dang. Cdc van de dang mdi dimg lai d viec dua ra y kien, quan diem dg ban thao md chua cd cau Gd loi. TG gdc dO nhd ddu tu, hp mong mudn dugc Nhd nude thGa nhgn logi hinh giao djch ndy vd sdm cd hdnh Iang phdp li rd rdng de thi tradng condotel van hanh dugc chinh quy vd cdng khai ho. Vg vdn de nay, cd doanh nghiep da dua ra gidi phdp ngan hgn la cdc bg, ngdnh dua ra hudng dan cho cdc tinh, trong do hudng dan can hp condotel Id cdn hp giao dat d (khdng hinh thdnh don vj d) de "vica chdc cho tinh vica chdc cho chu ddu tu vd cho nhd ddu tu dugc cdp sd do lau ddi md truac mdt khong sai lugt".^^^ Cdc chuyen gia ciing ddnh gid (7). Butler, Jim and Maisnik, Guy, Condo Hotels:
Making them work involves challenges and rewards.
Urban Land, Urban Land Institute (L)L1), February 2005, p. 33.
(8). Chii tjch H^i d5ng qudn trj T^p dodn FLC Trjnh van Quy^t chia se t?i Hpi thdo "Ddu tu Condotel:
Thuc te, trien vpng vd gidi phdp", Quy Nhan, 16/3/2018, https://bizlive.vn/thi-truong/chu-tich-flc-
chinh sy thieu vdng cac quy djnh cGa phdp ludt da khien vipc huy d^ng vdn, gdp von ddu tu, dgt cgc giG chS tgi cdc dy dn condotel tiem an rGi ro rdt Idn ddi vdi khdch hdng. Trong tradng hgp chu ddu tu su dung von sai myc dich, dy dn chdm tiln do, chG dau tu khdng cd nang lye phdt trien dy dn, ngudi mua cdn hd se phdi gdnh chju todn bd thiet hai.'^* Nhiing trdn trd vd dg xudt cua cdc nhd ddu tu la hodn todn chinh dang.
NhGng van de ddt ra d tren rat can thiet phdi dugc lam sdng td thdng qua vi^c bd sung, sGa ddi Lugt kinh doanh bat dgng sdn trong thdi gian tdi.
2.2. Di xudt xdy dimg khung phdp li cho thi trudng condotel a Viit Nam
Ngdy 23/4/2019 Thu hrdng Chhih phu da ban hdnh Chi thj sd 11/CT-TTg ve mdt so gidi phdp Ihuc ddy thj trudng bat dgng san phat trien ldnh mgnh, dn dinh; gdn ddy nhat, ngdy 21/10/2019, Thu tudng Chinh phu ygu cdu Bg xay dyng hodn thipn khung phdp li cho condotel trong ndm 2019.^'"' Dieu ndy cho thdy, day la van de quan trgng, ddnh dugc sy quan tdm Idn va sy ehi dgo sat sao cua Nhd nude. Theo dd, khung phdp li ve condotel d Vipt Nam can tgp trung hudng tdi mdt sd ndi dung nhu sau:
neu-2-kien-nghi-go-vuong-cho-can-ho-condotel-344 0143.html, truy c^p 11/3/2019.
(9). Ng6 Trung H6a, "Phdt trien vd quan li condotel - Co so phdp li vd thuc tiln", Tgp chi nghien ciru Igp /7/iap, so 13/2018, tr. 48.
(10). Ngpc Mai, Thu tudng gia hgn chdt cho bp xdy dirng vi phdp li condotel trong ndm 2019, https://dant^i.com.vn^at-do^g-san/thu-tuong-gia-han- chot-cho-bo-xay-dung-ve-phap-ly-condotel-trong- nam-2019-20191023061814073 .htm, truy cdp 11/3/2019.
64 TAP CHI LUAT HQC SO 9/2019
NGHIEN CUV- TRAPDdl
Mgt Id phdp lugt can cd quy djnh chinh thGc Gong Luat kinh doanh bat dpng sdn vl logi hdng hoa bat dpng sdn Id cac condotel.
Theo dd, can dinh danh ro ban chdt eita togi hang hod ndy. Can chinh thuc thua nhgn bdng phdp ludt ddi vdi logi hinh kinh doanh nay vdi nhihig quy djnh cy thg ve dilu kipn de condotel dugc phep kinh doanh trgn thj Gudng, cdc hinh thGc kinh doanh, hinh thGc vd hipu lye cua giao djch, quygn vd nghia vy cua cac bgn trong giao djch condotel.
Hai Id can xdc dinh ro logi ddt dugc sG dung trong kinh doanh condotel la logi ddt
^ , ddt d hay ddt phuc vy myc dich kinh doanh thuong mgi, tG dd xdc djnh loai hinh kinh doanh ndy Id kinh doanh phyc vy du Ijch hay kinh doanh nha d. Day la van de Idn nhat, quyet dinh ban chat ciia md hinh condotel va cdc quy djnh lien quan den md hinh ndy.
Ba Id xdc djnh thdi hgn giao ddt trong kinh doanh condotel. Phdp ludt Viet Nam cdn cdn nhdc, ddnh gia cdc phuong dn ve thdi hgn giao dat de cd the tgo dieu kien tot nhat cho cdc chu dau tu kinh doanh condotel nhung van khdng lam dnh hudng den van de quy hoach, kl hoach vd cdc Igi ich khdc. Thdi Lan hipn dang quy djnh thdi hgn giao dat ddi vdi kinh doanh condotel Id 30 ndm, trong khi Singapore, Hongkong xdc djnh thdi hgn nam la 99 ndm. Cd hai phuang dn deu cd diem tich eye vd hgn che, phu hgp vdi digu kipn kinh tg-xd hpi rieng ciia moi qudc gia.*'''
Bon Id phap ludt Viet Nam cung can xdc djnh rd cdc van dl quan trgng khdc nhu chu (II). D$ng Hung VQ, Vugt qua khodng Idng Condotel, https://vietnamnet.vn/vn/kinh-doanh/vuot- qua-ldioang-lang-condoteI-581840.html, truy c^p 11/3/2019,
the kmh doanh, doi tugng kinh doanh, cdc phuong thGc dau tu, kinh doanh; hgp ddng gjao dich vd ddc bipt Id hogt ddng qudn li cua nhd nude ddi vdi md bmh kinh doanh condotel.
Ndm Id thdng nhdt tieu chudn - quy chudn thilt ke condotel. De ban ehi nhQng van dg cd the ndy sinh tG bdt cap trong thilt ke condotel, cdn sdm ban hanh mpt hp thdng quy chudn xdy dyng vd tieu chuan Viet Nam thdng nlidt vd dong bp trong thdi gian tdi./.
TAI LIEU THAM KHAO 1. Butler, Jim and Maisnik, Guy, Condo
Hotels: Making them work involves challenges and rewards. Urban Land, Urban Land Instihite (ULI), Febraary 2005.
2. Ngd Trung Hod, "Phdt trien vd qudn li condotel - Co sd phdp li vd thyc tien", TgpchinghiincicuIgpphdp, sd 13/2018.
3. Lizarza Abogados, Condo Hotel/Condotel:
Introdution; its comercial arui legal beginnings - the vacation industry blog, https://mixed-use-resorts.eom/2013/l 1/
20/introducrion-its-comercial-and-legal- beginnings-i/
4. Richard Evans, The Definitive Study of Condo Hotels, Independently published, April 16, 2019.
5. Nguyen HGu Tri, Condotel dd phdt triin nhu thi ndo tgi Viet Nam, http://www.bao xaydung.com. vn/news/vn/bat-dong-san/
condotel-da-phat-trien-nhu-the-nao-tai- viet-nam.html
6. Dang Hung Vd, Vugt qua khodng Iang Condotel, https://vietnamnet.vn/vn/kinh- doanli/vuot-qua-khoang-lang-eondotel- 58l840.hGnl
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