房地產仲介業在國內行之有年，其業務主要為從事房地產買賣、互易、租賃之居間或代理業務。在居間之過程中，為求順利達成買賣雙方接訂契約之目的，仲介業者進行車斡旋之工作，乃為其業務範圍之一部分。故仲介業者向買方收取斡旋金，名之為「代買方與賣方協商價錢之用」。斡旋金制度係業者所自創，為規避民法有關定金規定之適用，無明確定義，且無相關法令足資規範，以致爭議不斷。為解決有關斡旋金之問題，內政部地政司研擬「要約書」範本以供不動產消費者選擇使用，期希能解決斡旋金之糾紛。行政院公平會亦針對房屋仲介業者收取斡旋金問題，做出兩起決議。 在私法自治及契約自由原則底下，人民有締約自由，即當事人可以選擇締約與否及締約內容。房地產仲介業者為降低本身之業務風險，避免付出的勞費無能獲得相當之報酬，而使用斡旋金制度來限制買方某程度的締約自由，「斡旋金」之收取是否恰當？「幹旋金」之性質及其法律效力究竟為何？此為本文擬以研析之緣起。 關於房地產仲介業者收取「斡旋金」問題，首先應釐清業者與買賣雙方之法律關係，故本文第二部份先就房地產仲介之法律關係為討論； 第三部份方就本文所擬探討之斡旋金問題論其意義及其作用； 第四部份以斡旋金與定金特徵類似，分析幹旋金之性質及其與定金之關係； 第五部份試述斡旋金之法律效力； 第六部份針對消費者是否交付仲介業者斡旋金或採用內政部所擬定之「要約書」範本，有擇一行使之自由，論述「要約書」範本之內容及斡旋金與「要約書」之利弊； 最後第七部份作結論。

Real estate agency exists in Taiwan for many years. It mainly be the broker or agent about sale, exchange and lease of real estate. In process of procurement, real estate agency tries its best in order to make a contract between the buyer and seller. For the purpose, real estate agency invents the “earnest money” system. When the buyer wants to buy a specific house but feels the purchase price is too high, the agent will take a sum of “earnest money” from the buyer. Then the agent negotiates with the seller for decreasing price. Our civil law does not provide about “earnest money”, and it differs from bargain money. The legal effect of “earnest money” is uncertain so that there are many disputes in our society. To dissolve the problem, the Department of Domestic Affairs designs “offer papers” to replace the “earnest money” system. Consumers have the right to choose each one of both. The principles of autonomy of private law and freedom of contract indicate that people have freedom to decide whether or not make a contract. “Earnest money” restrains somewhat buyer’s freedom. Is it properly? What are the nature and legal effect of “earnest money”? The second part of this article discusses about the legal status of real estate agency. The third part explains the meaning and function of “earnest money”. The fourth part analyzes the differences between “earnest money” and bargain money. The fifth part elucidates the legal effect of “earnest money”. The sixth part explicates the content of “offer papers” and its advantages and disadvantages. The seventh part will be a conclusion of this article.