【线上云德】疫情期间律师说（十九）|房地产项目建设阶段受疫情防控影响的法律问题分析

2020年初，这场始料未及的新型冠状病毒感染的肺炎疫情给社会各行各业都带来了不同的影响，房地产领域中房屋建设、房屋销售、物业管理阶段亦面临着因疫情而引发的多种法律问题，今天本律师从房地产项目建设阶段中影响较广的法律问题跟大家进行分析。

In early 2020, The unexpected pneumonia epidemic in Novel Coronavirus has brought different impacts to all walks of life. In the real estate field, the stages of housing construction, housing sales and property management are also facing various legal problems caused by the epidemic situation. Today, this lawyer will analyze with you the legal problems that have a wide impact in the construction stage of real estate projects.

PART1:工期延误问题

根据对影响西安市企业复工复产相关文件的梳理可以看出，建设工程项目被严令禁止开工、复工，而且由于使用施工人员基本上属于外来人员，就造成施工人员可能无法立即返岗，更甚至可能存在工地因发生疫情被关闭等情况，那么，必然会导致工期的延误。

According to the combing of relevant documents affecting Xi'an enterprises to resume work and production, Construction projects are strictly prohibited from starting or resuming work, and since the construction personnel used are basically foreign personnel, the construction personnel may not be able to return to their posts immediately, and even the construction site may be closed due to the epidemic situation, which will inevitably lead to the delay of the construction period.

《中华人民共和国民法总则》以及《中华人民共和国合同法》种明确规定，不可抗力是指不能预见、不能避免且不能克服的客观情况。并且已经确定本次爆发的新型冠状病毒感染的肺炎归属于不可抗力。根据《民法总则》第一百八十条的规定：“因不可抗力不能履行民事义务的，不承担民事责任。法律另有规定的，依照其规定。”那么，如延误工期是由不可抗力所导致的，根据以上法律规定，施工方就不用承担工期延误的责任，工期可以顺延至疫情结束或者相关部门发文可以复工复产为止。

The General Provisions of the Civil Law of the People's Republic of China and the Contract Law of the People's Republic of China clearly stipulate that force majeure refers to objective situations that cannot be foreseen, avoided and overcome. And it has been confirmed that the pneumonia infected by Novel Coronavirus in this outbreak belongs to force majeure. According to the provisions of Article 180 of the General Provisions of the Civil Law: "If a person cannot perform his civil obligations due to force majeure, he shall not bear civil liability. If the law provides otherwise, such provisions shall prevail." Then, if the delay in the construction period is caused by force majeure, according to the above laws and regulations, the construction party does not have to bear the responsibility for the delay in the construction period, and the construction period can be postponed until the end of the epidemic situation or the relevant departments can resume work and production.

因此，工期延误与疫情存在因果关系，工期延误必须是由疫情导致的才可以主张工期顺延。陈律师认为，根据目前的疫情情况，限制外地人员输入，而导致施工单位可能需要重新招用施工人员、租赁设施设备及材料的准备等，而疫情结束后，可以给予该施工单位合理的准备期间，该准备期间应当顺延工期。如若顺延工期后仍然逾期完成工程，则仍需承担工期延误的违约责任。

Therefore, there is a causal relationship between the construction period delay and the epidemic situation. Only when the construction period delay is caused by the epidemic situation can the construction period be postponed. Lawyer Chen believes that according to the current epidemic situation, the import of foreign personnel is restricted, resulting in the construction unit may need to re-recruit construction personnel, lease facilities, equipment and materials for preparation, etc. After the epidemic situation is over, the construction unit can be given a reasonable preparation period, which should be postponed. If the project is still overdue after the construction period is postponed, it will still have to bear the liability for breach of contract for the construction period delay.

PART2:停工损失承担问题

工程因受到疫情影响而停工，停工人员人工费、机械设备窝工费、设备租赁费、材料都可能增加费用，提高成本，造成损失，承包人就面临增加损失和实际产生费用的情况。而发包人因工程停工、工期顺延，不能及时接受并使用建设工程，可能会造成其工程管理费用、投资成本增加，而且还导致其不能按计划实现投资目的，失去盈利机会，损失交易利润。

The project is shut down due to the impact of the epidemic situation. The labor cost of the shut-down personnel, the slowdown cost of mechanical equipment, the rental cost of equipment and materials may all increase the cost, raise the cost and cause losses. The Contractor will face the situation of increasing the losses and actually generating the costs. However, due to the shutdown of the project and the delay of the construction period, the Employer cannot accept and use the construction project in time, which may increase its project management cost and investment cost, and also lead to its failure to realize the investment purpose as planned, loss of profit opportunities and loss of transaction profits.

因疫情导致建设工程停工，对于发包人的停工损失，若发包方、承包方之间签订的建设工程施工合同对于因不可抗力导致的工程损失已有具体约定，则双方应当按照合同的约定确定损失赔偿责任。若合同没有约定，根据我国《民法总则》第一百八十条的规定，承包人不能履行施工义务的，对于发包人的停工损失，不承担民事责任。

If the construction project is shut down due to the epidemic situation, for the shutdown loss of the Employer, if the construction contract signed between the Employer and the Contractor has specific agreement on the project loss caused by force majeure, both parties shall determine the liability for compensation for the loss according to the agreement in the contract. If there is no agreement in the contract, according to the provisions of Article 180 of the General Provisions of the Civil Law of our country, if the Contractor fails to perform his construction obligations, he shall not bear civil liability for the shutdown losses of the Employer.

停工必须是因疫情的影响造成的，由此产生的损失才适用上述规则。但若停工是在疫情发生之前，因承包人或发包人自身原因引起，且在疫情结束之前停工原因没有消除，则不能当然免除承包人、发包人的停工损失赔偿责任。

The shutdown must be caused by the impact of the epidemic, and the above rules apply to the losses arising therefrom. However, if the shutdown is caused by the Contractor or the Employer's own reasons before the outbreak of the epidemic, and the reasons for the shutdown are not eliminated before the end of the epidemic, the Contractor and the Employer cannot of course be exempted from the liability for compensation for shutdown losses.

PART3:若施工企业人工、材料、运输价格上涨，增加费用的承担问题

陈律师认为，若施工单位与建设单位在施工承包合同中对相关问题已有明确约定，则按照合同的约定分担费用；若没有相关约定，建设单位并不当然承担因人工、材料、运输费用的上涨所增加的施工单位成本费用。建议，施工单位可以积极收集有关疫情直接造成成本费用的增加、可能导致的施工单位工程项目亏损、以及可能造成资金链断裂从而影响工程进度等事实方面的证据，与建设单位进行沟通协商，尽量争取双方达成一致，签订新的协议或补充协议。

Lawyer Chen believes that if the construction unit and the construction unit have clearly agreed on relevant issues in the construction contract, the cost shall be shared according to the agreement in the contract. If there is no relevant agreement, the construction unit will not of course bear the increased construction unit cost due to the increase in labor, materials and transportation costs. It is suggested that the construction unit can actively collect evidence on the fact that the epidemic situation directly causes the increase of costs and expenses, the possible loss of the construction unit's project, and the possible breakage of the capital chain, thus affecting the progress of the project. Communicate and negotiate with the construction unit, try to strive for both parties to reach an agreement and sign new agreements or supplementary agreements.