【线上云德】疫情期间律师说（一百八十八）┃《民法典》之合同编修改亮点有哪些（二）

民法典合同编的修改亮点，我们分了两次进行分享，2020年7月17日下午2:30周丹律师继续在在云德律师事务所直播间与大家共同探讨了民法典之合同编修改亮点的第二部分。

We shared the highlights of the revision of the Civil Code contract in two times. At 2:30 pm on July 17, 2020, Lawyer Zhou Dan continued to discuss the highlights of the revision of the Civil Code with you in the live broadcast of Yunde Law Firm. The second part.

一、民法典合同编增加规定情势变更制度。

真是千呼万唤“情势变更”始出来。情势变更，在司法实践中早已适用。二十世纪九十年代初期，价格波动较大，若继续按照合同约定的价格履行，明显对一方当事人不公平。为此，最高法院通过对个案的批复阐释了情势变更的适用。合同法制定时，情势变更是否入法，争议很大。2008年全球金融危机，造成许多合同不能履行，为此最高法院制定司法解释也就是《合同法解释（二）》第 26条确立了情势变更的适用。

今年以来，遭受新冠肺炎疫情的影响，诸多合同难以履行，既属于不可抗力，也有因情势变更导致合同不能履行。

民法典合同编：第五百三十三条规定合同成立后，合同的基础条件发生了当事人在订立合同时无法预见的、不属于   商业风险的重大变化，继续履行合同对于当事人一方明显不公平的，受不利影响的当事人可以与对方重新协商；在合理期限内协商不成的，当事人可以请求人民法院或者仲裁机构变更或者解除合同。人民法院或者仲裁机构应当结合案件的实际情况，根据公平原则变更或者解除合同。该条规定为处理合同履行过程中的情势变更情形，提供了新的指引。

1. The Civil Code Contract Edition adds a system for changing circumstances.

It is true that the "changed situation" has come out. Changes in circumstances have long been applicable in judicial practice. In the early 1990s, prices fluctuated greatly, and it was obviously unfair to one party to continue to perform at the price agreed in the contract. For this reason, the Supreme Court clarified the application of the change of circumstances through its reply to the case. When the contract law was enacted, whether the change of circumstances entered the law was very controversial. The 2008 global financial crisis caused many contracts to be unfulfilled. For this reason, the Supreme Court’s judicial interpretation is that Article 26 of the "Contract Law Interpretation (2)" established the application of changes in circumstances.

Since the beginning of this year, due to the impact of the new crown pneumonia epidemic, many contracts have been difficult to perform. They are force majeure and some contracts cannot be performed due to changes in circumstances.

Civil Code Contracts: Article 533 stipulates that after the establishment of the contract, the basic conditions of the contract have undergone major changes that were not foreseeable by the parties when the contract was concluded and are not a commercial risk. The continued performance of the contract is obviously unfair to one of the parties. , The parties that are adversely affected may renegotiate with the other party; if the negotiation fails within a reasonable time limit, the parties may request the people's court or arbitration institution to change or terminate the contract. The people's court or arbitration institution shall, in light of the actual situation of the case, modify or terminate the contract in accordance with the principle of fairness. This provision provides new guidelines for handling changes in circumstances in the course of contract performance.

二、针对物业服务领域的突出问题，民法典增加规定物业服务合同，为老百姓解决物业纠纷提供法律依据。

1、民法典合同编规定了物业服务合同，让其“名正言顺”。

第九百三十七条 对物业服务合同予以定义：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。

第九百三十八条规定了物业服务合同合同的内容：物业服务合同的内容一般包括服务事项、服务质量、服务费用的标准和收取办法、维修资金的使用、服务用房的管理和使用、服务期限、服务交接等条款。 物业服务人公开作出的有利于业主的服务承诺，为物业服务   合同的组成部分。物业服务合同应当采用书面形式。

2、近年来，业主和物业公司之间发生的各类纠纷屡见不鲜。针对物业服务领域存在的突出问题，为了更好保护业主的知情权，便于业主对物业服务事项予以监督，合同编明确规定，物业服务人应当定期公布服务信息。

第九百四十三条 物业服务人应当定期将服务的事项、负责人员、质量要求、收费项目、收费标准、履行情况，以及维修资金使用情况、业主共有部分的经营与收益情况等以合理方式向业主公开并向业主大会、业主委员会报告。

3、明确了物业服务人不得采取停止供电、供水、供热、供燃气等非法方式催交物业费。

第九百四十四条 业主应当按照约定向物业服务人支付物业。物业服务人已经按照约定和有关规定提供服务的，业主不得以未接受或者无需接受相关物业服务为由拒绝支付物业费。

业主违反约定逾期不支付物业费的，物业服务人可以催告其在合理期限内支付；合理期限届满仍不支付的，物业服务人可以提起诉讼或者申请仲裁。

物业服务人不得采取停止供电、供水、供热、供燃气等方式催交物业费。

2. In response to outstanding problems in the real estate service field, the Civil Code adds provisions for real estate service contracts to provide a legal basis for the common people to resolve property disputes.

1. The Civil Code Contract Edition stipulates the property service contract, so that it is "justified."

Article 937 defines the property service contract: a property service contract is a property service person who provides the property owner with the maintenance of the building and its auxiliary facilities, environmental sanitation and related order management and maintenance within the property service area. For services, the owner pays the contract of property fees.

Article 938 stipulates the content of the property service contract: the content of the property service contract generally includes service items, service quality, service fee standards and collection methods, use of maintenance funds, management and use of service houses, Terms of service period, service handover, etc. The service promises made publicly by the property service provider that are beneficial to the owner are an integral part of the property service contract. The property service contract shall be in written form.

2. In recent years, various disputes between owners and property companies are not uncommon. In view of the outstanding problems in the real estate service field, in order to better protect the owner’s right to know and facilitate the owner’s supervision of real estate service matters, the contract clearly stipulates that the real estate service provider shall regularly publish service information.

Article 943 The real estate service provider shall regularly report service matters, responsible personnel, quality requirements, charging items, charging standards, performance status, as well as the use of maintenance funds, the operation and income of the owner’s common part, etc. in a reasonable manner Open to the owners and report to the owners’ assembly and the owners’ committee.

3. It is clarified that the property service person shall not use illegal methods such as stopping power supply, water supply, heating, and gas supply to urge the payment of property fees.

Article 944 The owner shall pay the property service provider to the property service provider in accordance with the contract. Where the real estate service provider has provided services in accordance with the agreement and relevant regulations, the owner shall not refuse to pay the real estate fee on the grounds that it has not accepted or does not need to accept the relevant real estate service.

If the owner violates the agreement and fails to pay the property fee within the time limit, the property service provider may urge him to pay within a reasonable time limit; if the reasonable period expires, the property service provider may file a lawsuit or apply for arbitration.

The real estate service person shall not urge the payment of real estate fees by stopping power supply, water supply, heating, gas supply, etc.