【线上云德】疫情期间律师说（一百七十六）┃物业管理公司服务合同

什么是物业服务合同？物业服务合同是物业服务人在物业服务区域内,为业主提供建筑物及其附属设施的维修养护、环境卫生和相关秩序的管理维护等物业服务,业主支付物业费的合同。物业服务人包括物业服务企业和其他管理人。

What is a property service contract? The property service contract is a contract in which the property service person provides the property owner with the maintenance of the building and its auxiliary facilities, the management and maintenance of the environmental sanitation and related order in the property service area, and the owner pays the property fee. Property service providers include property service companies and other managers.

建设单位在将房屋建设完成时，会找一家物业服务企业签订一份物业合同，很多情形下，由于业主们未举行业主大会或者选举业主委员会，那么前期的物业服务合同就一直顺延着履行，对所有业主都有约束力，直到合同履行期满。那么如果不满意建设单位所聘请的物业公司时，业主们需要怎么办呢？又或者说怎么样才能解除建设单位与物业服务企业的合同呢？

依据《民法典》第九百四十条的规定：建设单位依法与物业服务人订立的前期物业服务合同约定的服务期限届满前,业主委员会或者业主与新物业服务人订立的物业服务合同生效的,前期物业服务合同终止。我们可以看出只要业主委员会或业主重新聘用其他物业服务企业，那前期的物业服务合同也就遂告终止。同时在《民法典》第九百四十六条也同样规定了业主的任意解除合同权业主依照法定程序共同决定解聘物业服务人的,可以解除物业服务合同。决定解聘的,应当提前六十日书面通知物业服务人,但是合同对通知期限另有约定的除外。

When the construction unit completes the construction of the house, it will find a property service company to sign a property contract. In many cases, since the owners did not hold the owners’ meeting or elect the owners’ committee, the previous property service contracts have been implemented continuously. All owners are binding until the expiry of the contract. So what should the owners do if they are not satisfied with the property company hired by the construction unit? Or how can we terminate the contract between the construction unit and the property service company?

According to the provisions of Article 940 of the Civil Code: Before the expiry of the service period stipulated in the preliminary property service contract between the construction unit and the property service provider, the property service contract between the owner committee or the owner and the new property service provider becomes effective. , The previous property service contract was terminated. We can see that as long as the owners' committee or owners re-employ other property service companies, the previous property service contract will be terminated. At the same time, Article 946 of the Civil Code also stipulates that the owners have the right to terminate the contract arbitrarily. If the owners jointly decide to dismiss the property service person in accordance with legal procedures, they can terminate the property service contract. If a decision is made to dismiss, the real estate service provider shall be notified in writing 60 days in advance, unless the contract stipulates otherwise.

而《民法典》同时也考虑到了解除合同后的事务，依据第九百四十九条之规定物业服务合同终止的,原物业服务人应当在约定期限或者合理期限内退出物业服务区域,将物业服务用房、相关设施、物业服务所必需的相关资料等交还给业主委员会、决定自行管理的业主或者其指定的人,配合新物业服务人做好交接工作,并如实告知物业的使用和管理状况。原物业服务人违反前款规定的,不得请求业主支付物业服务合同终止后的物业费;造成业主损失的,应当赔偿损失。物业服务合同终止后,在业主或者业主大会选聘的新物业服务人或者决定自行管理的业主接管之前,原物业服务人应当继续处理物业服务事项,并可以请求业主支付该期间的物业费。

The Civil Code also takes into account the matters after the contract is terminated. If the property service contract is terminated in accordance with the provisions of Article 949, the original property service provider shall withdraw from the property service area within the agreed period or within a reasonable period of time and remove the property Return the service room, related facilities, relevant materials necessary for property services, etc. to the owner committee, the owner who decides to manage itself or its designated person, cooperate with the new property service person to complete the handover work, and truthfully inform the use and management of the property . If the original real estate service person violates the provisions of the preceding paragraph, he shall not request the owner to pay the property fee after the termination of the real estate service contract; if the owner loses, he shall compensate for the loss. After the termination of the property service contract, the original property service provider shall continue to deal with the property service matters and may request the owner to pay the property fees during the period before the new property service person selected by the owners or the owners' assembly or the owner who decides to manage it by themselves takes over.