Interpretation of the Supreme People's Court on Issues Concerning the Specific Application

　　of Law in the Hearing of Cases Involving Disputes over Property Services

　　最高人民法院關(guān)于審理物業(yè)服務(wù)糾紛案件具體應(yīng)用法律若干問題的解釋

　　For the purposes of correctly hearing cases involving disputes over property services, and safeguarding the legitimate rights and interests of the parties concerned, in combination with civil hearing practices, this Interpretation is formulated in accordance with the General Principles of the Civil Law of the People's Republic of China, the Property Law of the People's Republic of China (the "Property Law") and the Contract Law of the People's Republic of China and other applicable laws.

　　為正確審理物業(yè)服務(wù)糾紛案件，依法保護(hù)當(dāng)事人的合法權(quán)益，根據(jù)《中華人民共和國民法通則》、《中華人民共和國物權(quán)法》、《中華人民共和國合同法》等法律規(guī)定，結(jié)合民事審判實(shí)踐，制定本解釋。

　　Article 1 The property service contract entered into by and between the developer and the property service provider for the preparatory phase in accordance with the law, as well as the property service contract entered into by and between the owners' committee and the property service provider selected by the owners' general meeting in accordance with the law shall be binding on the property owners. Where a property owner raises a plea on the ground that it is not a party to the above mentioned contracts, the people's court shall not uphold such a plea.

　　第一條 建設(shè)單位依法與物業(yè)服務(wù)企業(yè)簽訂的前期物業(yè)服務(wù)合同,以及業(yè)主委員會(huì)與業(yè)主大會(huì)依法選聘的物業(yè)服務(wù)企業(yè)簽訂的物業(yè)服務(wù)合同,對業(yè)主具有約束力。業(yè)主以其并非合同當(dāng)事人為由提出抗辯的,人民法院不予支持。

　　Article 2 Where the owners' committee or a property owner applies for the annulment of the contract or relevant terms and conditions thereof under any of the following circumstances, the people's court shall uphold such applications:

　　(1) an entrustment contract through which the property service provider entrusts all the property services within the property service area to a third party altogether; or

　　(2) terms and conditions in the property service contract that relieve the property service provider of responsibilities, increase the responsibilities of the owners' committee or the property owners, or that exclude major rights and interests of the owners' committee or the property owners.

　　The property service contract mentioned in the preceding paragraph shall also include the property service contract for the preparatory phase.

　　第二條 符合下列情形之一,業(yè)主委員會(huì)或者業(yè)主請求確認(rèn)合同或者合同相關(guān)條款無效的,人民法院應(yīng)予支持:

　　(一)物業(yè)服務(wù)企業(yè)將物業(yè)服務(wù)區(qū)域內(nèi)的全部物業(yè)服務(wù)業(yè)務(wù)一并委托他人而簽訂的委托合同;

　　(二)物業(yè)服務(wù)合同中免除物業(yè)服務(wù)企業(yè)責(zé)任、加重業(yè)主委員會(huì)或者業(yè)主責(zé)任、排除業(yè)主委員會(huì)或者業(yè)主主要權(quán)利的條款。

　　前款所稱物業(yè)服務(wù)合同包括前期物業(yè)服務(wù)合同。

　　Article 3 Where property owners request a property service provider to assume such liabilities for breach of contract as specific performance, adopting remedial measures or compensating the losses suffered by the property owners because the property service provider fails to perform or fails to fully perform the repair, maintenance, management and conservation obligations as provided for in the property service contract or as required by applicable laws, regulations and relevant industrial rules, the people's court shall uphold such requests by the property owners.

　　Service commitments openly made and service specifications formulated by the property service provider shall be deemed as integral parts of the property service contract.

　　第三條 物業(yè)服務(wù)企業(yè)不履行或者不完全履行物業(yè)服務(wù)合同約定的或者法律、法規(guī)規(guī)定以及相關(guān)行業(yè)規(guī)范確定的維修、養(yǎng)護(hù)、管理和維護(hù)義務(wù),業(yè)主請求物業(yè)服務(wù)企業(yè)承擔(dān)繼續(xù)履行、采取補(bǔ)救措施或者賠償損失等違約責(zé)任的,人民法院應(yīng)予支持。

　　物業(yè)服務(wù)企業(yè)公開作出的服務(wù)承諾及制定的服務(wù)細(xì)則,應(yīng)當(dāng)認(rèn)定為物業(yè)服務(wù)合同的組成部分。

　　Article 4 Where a property service provider requests a property owner to assume such civil liabilities as restitution, cessation of infringement, abatement of nuisance, etc. because the property owner commits any conduct that impairs the property management and services in breach of the property service contract or in violation of applicable laws, regulations, management rules, the people's court shall support such requests by the service provider.

　　第四條 業(yè)主違反物業(yè)服務(wù)合同或者法律、法規(guī)、管理規(guī)約,實(shí)施妨害物業(yè)服務(wù)與管理的行為,物業(yè)服務(wù)企業(yè)請求業(yè)主承擔(dān)恢復(fù)原狀、停止侵害、排除妨害等相應(yīng)民事責(zé)任的,人民法院應(yīng)予支持。

　　Article 5 Where a property owner raises a plea on the ground of illicit charges because the property service provider, in breach of the property service contract or in violation of laws, regulations or departmental rules, extends the scope of charging, raises the charging rate, or makes repeated charging on its own accord, the people's court shall uphold such a plea.

　　Where a property owner requests the property service provider to refund the illicit charges already taken by the said property service provider, the people's court shall uphold such requests.

　　第五條 物業(yè)服務(wù)企業(yè)違反物業(yè)服務(wù)合同約定或者法律、法規(guī)、部門規(guī)章規(guī)定,擅自擴(kuò)大收費(fèi)范圍、提高收費(fèi)標(biāo)準(zhǔn)或者重復(fù)收費(fèi),業(yè)主以違規(guī)收費(fèi)為由提出抗辯的,人民法院應(yīng)予支持。

　　業(yè)主請求物業(yè)服務(wù)企業(yè)退還其已收取的違規(guī)費(fèi)用的,人民法院應(yīng)予支持。

　　Article 6 Where a property service provider requests a property owner to pay the property service fees because the property owner refuses to pay the same without due cause, or the property owner fails to pay the same within the reasonable grace period after having been urged in writing, the people's court shall uphold such requests. Where the property service provider has provided the service in accordance with the contract and applicable provisions, and yet the property owner raises a plea that it does not enjoy such services or that it does not need such property services, the people's court shall not uphold such a plea.

　　第六條 經(jīng)書面催交,業(yè)主無正當(dāng)理由拒絕交納或者在催告的合理期限內(nèi)仍未交納物業(yè)費(fèi),物業(yè)服務(wù)企業(yè)請求業(yè)主支付物業(yè)費(fèi)的,人民法院應(yīng)予支持。物業(yè)服務(wù)企業(yè)已經(jīng)按照合同約定以及相關(guān)規(guī)定提供服務(wù),業(yè)主僅以未享受或者無需接受相關(guān)物業(yè)服務(wù)為抗辯理由的,人民法院不予支持。

　　Article 7 Where a property owner enters into an agreement with the tenant, borrower or other users of such a property that the property users shall pay the property service fee, and the property service provider requests the property owner to bear joint and several liabilities, the people's court shall support such requests.

　　第七條 業(yè)主與物業(yè)的承租人、借用人或者其他物業(yè)使用人約定由物業(yè)使用人交納物業(yè)費(fèi),物業(yè)服務(wù)企業(yè)請求業(yè)主承擔(dān)連帶責(zé)任的,人民法院應(yīng)予支持。

　　Article 8 Where after the owners' general meeting has adopted the resolution on dismissing the property service provider in accordance with the procedures provided for in Article 76 of the Property Law, the owners' committee applies for the rescission of the property service contract, the people's court shall uphold such an application.

　　Where a property service provider claims property service fees against the owners' committee, the people's court shall notify such a provider to separately claim against the property owner responsible for the overdue property service fees.

　　第八條 業(yè)主大會(huì)按照物權(quán)法第七十六條規(guī)定的程序作出解聘物業(yè)服務(wù)企業(yè)的決定后,業(yè)主委員會(huì)請求解除物業(yè)服務(wù)合同的,人民法院應(yīng)予支持。

　　物業(yè)服務(wù)企業(yè)向業(yè)主委員會(huì)提出物業(yè)費(fèi)主張的,人民法院應(yīng)當(dāng)告知其向拖欠物業(yè)費(fèi)的業(yè)主另行主張權(quán)利。

　　Article 9 Where after the termination of the rights and obligations in the property service contract, a property owner requests the property service provider to refund the part of property service fees that have been advanced to the service provider for the unperformed part of the term of the property service, the people's court shall uphold such requests by the property owner.

　　Where a property service provider requests a property owner to pay overdue property service fees, Article 6 of this Interpretation shall apply.

　　第九條 物業(yè)服務(wù)合同的權(quán)利義務(wù)終止后,業(yè)主請求物業(yè)服務(wù)企業(yè)退還已經(jīng)預(yù)收,但尚未提供物業(yè)服務(wù)期間的物業(yè)費(fèi)的,人民法院應(yīng)予支持。

　　物業(yè)服務(wù)企業(yè)請求業(yè)主支付拖欠的物業(yè)費(fèi)的,按照本解釋第六條規(guī)定處理。

　　Article 10 Where after the termination of the rights and obligations in the property service contract, the owners' committee requests the property service provider to withdraw from the property service area and hand over the housing and relevant facilities used for the property service, the materials necessary for the property service and the special maintenance fund managed by the service provider on behalf of the property owners, the people's court shall uphold such requests by the owners' committee.

　　Where a property service provider refuses to withdraw from the service areas or hand over the abovementioned housings, facilities, materials or fund and requests the property owners to pay property service fees for the period after the termination of the rights and obligations in the property service contract on the ground that there exists de facto property service relation therebetween, the people's court shall not uphold such requests by the service provider.

　　第十條 物業(yè)服務(wù)合同的權(quán)利義務(wù)終止后,業(yè)主委員會(huì)請求物業(yè)服務(wù)企業(yè)退出物業(yè)服務(wù)區(qū)域、移交物業(yè)服務(wù)用房和相關(guān)設(shè)施,以及物業(yè)服務(wù)所必需的相關(guān)資料和由其代管的專項(xiàng)維修資金的,人民法院應(yīng)予支持。

　　物業(yè)服務(wù)企業(yè)拒絕退出、移交,并以存在事實(shí)上的物業(yè)服務(wù)關(guān)系為由,請求業(yè)主支付物業(yè)服務(wù)合同權(quán)利義務(wù)終止后的物業(yè)費(fèi)的,人民法院不予支持。

　　Article 11 The provisions in this Interpretation that involve the property service provider shall also apply to other managers as specified in Articles 76, 81 and 82 of the Property Law.

　　第十一條 本解釋涉及物業(yè)服務(wù)企業(yè)的規(guī)定,適用于物權(quán)法第七十六條、第八十一條、第八十二條所稱其他管理人。

　　Article 12 Where disputes over property services arise due to breaches of the property service contract or violations of applicable laws, regulations or management rules by tenants, borrowers or other users of a property, the people's court shall handle such disputes with reference to the provisions in this Interpretation on property owners.

　　第十二條 因物業(yè)的承租人、借用人或者其他物業(yè)使用人實(shí)施違反物業(yè)服務(wù)合同,以及法律、法規(guī)或者管理規(guī)約的行為引起的物業(yè)服務(wù)糾紛,人民法院應(yīng)當(dāng)參照本解釋關(guān)于業(yè)主的規(guī)定處理。

　　Article 13 This Interpretation shall come into effect as of October 1, 2009.

　　This Interpretation shall not apply to cases which have been closed before this Interpretation comes into effect and which yet are to be retried upon the application by the parties thereto or subject to the procedures of judicial supervision as from the implementation hereof.

　　第十三條 本解釋自2009年10月1日起施行。

　　本解釋施行前已經(jīng)終審,本解釋施行后當(dāng)事人申請?jiān)賹徎蛘甙凑諏徟斜O(jiān)督程序決定再審的案件,不適用本解釋。