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

　　最高人民法院关于审理物业服务纠纷案件具体应用法律若干问题的解释

　　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.

　　为正确审理物业服务纠纷案件，依法保护当事人的合法权益，根据《中华人民共和国民法通则》、《中华人民共和国物权法》、《中华人民共和国合同法》等法律规定，结合民事审判实践，制定本解释。

　　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.

　　第一条 建设单位依法与物业服务企业签订的前期物业服务合同,以及业主委员会与业主大会依法选聘的物业服务企业签订的物业服务合同,对业主具有约束力。业主以其并非合同当事人为由提出抗辩的,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.

　　第二条 符合下列情形之一,业主委员会或者业主请求确认合同或者合同相关条款无效的,人民法院应予支持:

　　(一)物业服务企业将物业服务区域内的全部物业服务业务一并委托他人而签订的委托合同;

　　(二)物业服务合同中免除物业服务企业责任、加重业主委员会或者业主责任、排除业主委员会或者业主主要权利的条款。

　　前款所称物业服务合同包括前期物业服务合同。

　　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.

　　第三条 物业服务企业不履行或者不完全履行物业服务合同约定的或者法律、法规规定以及相关行业规范确定的维修、养护、管理和维护义务,业主请求物业服务企业承担继续履行、采取补救措施或者赔偿损失等违约责任的,人民法院应予支持。

　　物业服务企业公开作出的服务承诺及制定的服务细则,应当认定为物业服务合同的组成部分。

　　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.

　　第四条 业主违反物业服务合同或者法律、法规、管理规约,实施妨害物业服务与管理的行为,物业服务企业请求业主承担恢复原状、停止侵害、排除妨害等相应民事责任的,人民法院应予支持。

　　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.

　　第五条 物业服务企业违反物业服务合同约定或者法律、法规、部门规章规定,擅自扩大收费范围、提高收费标准或者重复收费,业主以违规收费为由提出抗辩的,人民法院应予支持。

　　业主请求物业服务企业退还其已收取的违规费用的,人民法院应予支持。

　　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.

　　第六条 经书面催交,业主无正当理由拒绝交纳或者在催告的合理期限内仍未交纳物业费,物业服务企业请求业主支付物业费的,人民法院应予支持。物业服务企业已经按照合同约定以及相关规定提供服务,业主仅以未享受或者无需接受相关物业服务为抗辩理由的,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.

　　第七条 业主与物业的承租人、借用人或者其他物业使用人约定由物业使用人交纳物业费,物业服务企业请求业主承担连带责任的,人民法院应予支持。

　　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.

　　第八条 业主大会按照物权法第七十六条规定的程序作出解聘物业服务企业的决定后,业主委员会请求解除物业服务合同的,人民法院应予支持。

　　物业服务企业向业主委员会提出物业费主张的,人民法院应当告知其向拖欠物业费的业主另行主张权利。

　　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.

　　第九条 物业服务合同的权利义务终止后,业主请求物业服务企业退还已经预收,但尚未提供物业服务期间的物业费的,人民法院应予支持。

　　物业服务企业请求业主支付拖欠的物业费的,按照本解释第六条规定处理。

　　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.

　　第十条 物业服务合同的权利义务终止后,业主委员会请求物业服务企业退出物业服务区域、移交物业服务用房和相关设施,以及物业服务所必需的相关资料和由其代管的专项维修资金的,人民法院应予支持。

　　物业服务企业拒绝退出、移交,并以存在事实上的物业服务关系为由,请求业主支付物业服务合同权利义务终止后的物业费的,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.

　　第十一条 本解释涉及物业服务企业的规定,适用于物权法第七十六条、第八十一条、第八十二条所称其他管理人。

　　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.

　　第十二条 因物业的承租人、借用人或者其他物业使用人实施违反物业服务合同,以及法律、法规或者管理规约的行为引起的物业服务纠纷,人民法院应当参照本解释关于业主的规定处理。

　　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.

　　第十三条 本解释自2009年10月1日起施行。

　　本解释施行前已经终审,本解释施行后当事人申请再审或者按照审判监督程序决定再审的案件,不适用本解释。