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我国分时度假和产权酒店业发展研究
国家旅游局政策法规司 刘赵平

一、分时度假的定义
分时度假（Timeshare，又称Vacation ownership或Holiday ownership），最初是指人们在度假地购买房产时，只购买部分时段的产权，几户人家共同拥有一处房产，共同维护、分时使用的度假形式，后来逐渐演变成每户人家在每年只拥有某一时间段的度假地房产使用权，并且可以通过交换系统对不同房产的使用权进行交换。国际上一度通行的惯例是：将一处住宿设施（如饭店、公寓、度假别墅等）的住宿单元每年的使用期分为52周，将52周中的51周分时销售给顾客。每个单位的分时度假产品，就是在约定的时期内（一般为20年－40年）每年在这一住宿单元中住宿一周的权利。
（一）法律定义
1、对分时度假进行定义的难度
分时度假具有很强的专业性，多数业内人士对分时度假也仅限于轮廓性的了解。由于对分时度假的认识角度不同，产生了对其概念的不同说法。分时度假产品的复杂性又进一步加大了对其进行定义的困难。分时度假产品的以下特点决定了对它进行规范化定义有较大的难度：
l 产品种类丰富
分时度假产品具有种类丰富的构建方式，无论从时间长短、客房面积，还是付款方式、度假地类型等方面，种类复杂多样，进行定义需要将这些星罗万象的产品包含在里面。
l 各国法律制度的差异
分时度假作为全球性的产品，在各国不同的法律制度下，也具有了不同的含义。较为典型的是欧洲和美国之间的差异。美国多数地区把分时度假产品视作共同拥有房产产权的法律模式，而欧洲则更多地把分时度假产品当作购买者拥有使用权的形式。
l 发展变化迅速
以住宿业中创新产品的面貌出现的分时度假，自从产生之日起就一直处于发展变化当中，不同阶段的产品，其性质和特点都有很大差异，目前新老产品并存，要把这些产品全部包容在一个定义当中，难度增大。
2、国际上流传较广的两个定义
尽管世界各国从法律角度对分时度假给出的定义五花八门，但实践中还是形成了一些被广泛接受的定义。在美国佛罗里达州《分时度假房产法案》（Real Estate Timesharing Act CH721 Florida）中对分时度假的定义是："所有以会员制、协议、租契、销售、出租合同、使用许可证、使用权合同或其它方式做出的交易设计和项目安排，交易中，购买者获得了对于住宿和其它设施在某些特定年度中低于一年的使用权，并且这一协约有效期在3年以上"，即称之为分时度假项目。
近期对于分时度假的权威定义来自《欧盟分时度假指令》（European Union Timeshare Directive）。《指令》主要为了保护消费者购买以分时度假产品时的权益。关于分时度假交易合同，在《指令》中被定义为："所有的有效期在3年以上、规定消费者在按某一价格付款之后，将直接或间接获得在一年的某些特定时段（这一期限要在1周之上）使用某项房产的权利的合同，住宿设施必须是已经建成使用、即将交付使用或即将建成的项目"。
3、定义的核心要素
在这些定义中包含的核心要素有以下几个：
一是对于合同有效期的规定。通过这种合同安排，消费者所购买到的是3年以上的使用某处房产或某项设施的权利。
二是预付款项。消费者为了获得未来的住宿权利，需要按照协约的安排提前支付所需的款项。
三是有每年住宿天数的要求（欧盟）。规定每年在某处设施住宿的权利不能低于7天。
随着点数制俱乐部和短期包价旅游等各种新产品形式的不断涌现，原有的各种定义都面临着来自各方面的挑战。尤其是一些经营商为了回避分时度假法规的管制，绕开法规给出的明确定义，专门设计出不受法律规制的各种新产品。这些产品尽管在形式上具有了分时度假产品的基本特征，但却从法律上不属于其规制的范围之内，迫使政府和国际组织不得不根据新形势不断调整分时度假的规范定义。

（二）分时度假的实质
从本质上而言，分时度假实际上是介于房地产产品和饭店产品之间的一种中间产品。对于某个住宿设施的制度安排中，一个极端就是房地产产品，开发商直接把房产的所有权和使用权一次性销售给消费者，消费者取得了对于房产的终身处置权。另外一个极端是饭店产品，以饭店建筑物的寿命为40年计算，它相当于把某间客房的使用权分割成为14600份（40×365）来销售，消费者每购买一天的产品，就购买了对于房间一天的使用权。分时度假产品介于两者之间，以每年使用1周的标准分时度假产品来说，它相当于将房产的使用权分割为52份销售给不同的消费者。也就是说，与房地产项目相比，它将产品分割后销售，没有房地产那么完整；与饭店产品相比，它分割的份数没有饭店那么零碎。分时度假就是将房产住宿权按一定程度分割出售的一种住宿产品。

TIMESHARE

1. Definition of the timeshare
Arrangement in which a holiday home is owned jointly by several people who agree to share it each at different times of the year. The common regulations are: divide the full year into the 52 weeks of using period, then sell its 51 weeks to the clients. So every timeshare unit product is to have the right to stay a week in it within the contracted period (20-40 years usual).
1).Law definition
A. Difficulties in defining. Timeshare is professional, and acknowledged vaguely. The different understanding points lead to different conception of it .And the timeshare products' complexity ;added up to it, the following features will prove its difficulties for definition.
*Plenty of product categories .
The timeshare products are plenty of numbers to form from the period of time, house area, terms of payment, resort place types etc., when defining,all the aspects should be contained it .
*The international law systems' differences.
As the global product timeshare withholds different meaning under different countries' system.Especially the difference between Europe and America.
The America considered it a law system as co-owned the house property ,but the European as co-used it.
*Easily developed and changed./
Rising from the lodging business, timeshare has been developing and changing without cessesion,the products in different stage had the different characters and features.At present, the old or new melt together,which underlies the difficulty to define it.
2).Two popuplar definitions in world
All kinds of definitions have come into being in the countries of world for the law aspects,and in practice some popular accepted definitions have been formed .As the Real Estate Timesharing Act C.H.721.Florida US."All such trade designs and item arrangements conducted by the membership system, contract, rent, sales, rent contract, special allowance, right-contract.etc.,or rather trade design and itemarrangement,and in trading,the buyer got the right jto stay or live within one year,and valid in 3 years.
And recently the authoritative definition is what European Union Timeshare Directive has described ,which is aimed at protecting the consumer's profits. As for the timeshare contract, it was defined as "contract which are valid above 3 years, and have the right to use the housing facilities in/directly within certain period (above a week) after paid a certain amount of fun at certain price, and the facilities must have been built and about to use, or to be built shortly.
3). The key elements of definition
A.The validity period. According to the arrangement of such contract, the right of using the facilities or building hve a valid period of over 3 years.
B. Pre-paid fund.To obtain the living right in future, the needed fund should be pre-paid according the contract.
C. The requirement of living couple of days yearly.(E.U.). The right of living at certain facilities must be over 7days.
With more new tourism products recommended , such points-club and short term package,the former definitions are challenged by them.Especially some businessmen have designed some beyond law new products to avoid the controlling of rules of timeshare or its definitions.These new products behold the features concerning ,but they are beyond the text of rule,all these lead to adjust the timeshare conception to its normal by the government or international organizations.
2. Essence of timeshare
In essence, the timeshare is the middle product between real estate and hotel products.As a extreme product in the housing facilities the real estate products has always sold the using and ownership right to the buyers at one time, then the buyer got the full right of it. Another one is the hotel product,which divided the using right into 14600 pieces(40*365) presumably the hotel will be used for 40 years, the consumer buys the timeshare is in the middle of them, its using standard is a week a year,which means divide the using right into 52 pieces for different consumers.That is to say ,compared with the real estate items,the timeshare is mot complete,and hotel product, not that piece meat. And timeshare is the product which divide the lodging right to sell.

More detail divisions, there are some transitions or interium forms period rights, points clubs etc..
Real Estate , Period Right Classic Period Right Points Club Hotel
　　
Figure 2.Transition form Property to using right
Points club and period right are both arrangement of lodging facilities. The period rights are more longer in time than the timeshare, such as dividing the estate into 2 pieces, or 4 pieces, or 8 pieces, or 10 pieces, or 12 pieces etc..(common within 15 pieces),in order to sell the individual consumers, there are much flexibility than timeshare.