论物业服务合同履行中的抗辩权

发布时间：2018-04-03 04:29

本文选题：物业服务合同　切入点：抗辩权　出处：《西南政法大学》2012年硕士论文

【摘要】：物业服务合同，是指由业主委员会代表全体业主与物业服务企业签订的，由物业服企业提供物业服务，业主支付物业服务费的一种新型合同。它属于双务有偿合同，其核心权利义务就是交纳物业服务费用和提供物业服务，这一对权利和义务为合同双方行使抗辩权提供了法律基础。物业服务合同有其特殊性，在物业服务合同的履行过程中抗辩权行使引起的纠纷在实践中大量增加，所以如何在物业服务合同履行过程中正确行使抗辩权值得我们探讨。除导言以外，本文由五个部分组成。第一部分是物业服务合同履行中抗辩权的法理分析。首先，从物业服务合同的性质、合同主体和合同标的三个方面分析了物业服务合同的特殊性。物业服务合同它既不属于合同法分则规定的委托合同，也不是一般的无名合同，而是一种新型合同；物业服务合同包括业主、业主委员会和物业服务企业三方主体；物业服务合同标的具有公共产品属性，具有不易计量和持续性的特点。其次，对物业服务合同履行抗辩权法理进行分析。在阐述合同抗辩权的相关原理的基础上，阐述了在物业服务合同抗辩权的行使过程中应遵循诚实信用原则和禁止权利滥用原则，并分析了行使物业服务合同抗辩权的主体。第二部分着重对物业服务合同抗辩权的类型进行论述。在简要分析合同法中规定的三种类型的基础上，着重论述物业服务合同中抗辩权的类型。首先阐述实践中关于物业服务合同抗辩权的类型几种观点。其次对几种观点其进行对比分析。最后确定物业服务合同的抗辩权属于同时履行抗辩权，这更有利于保护广大业主的权益。第三部分是文章的主体部分，分析了物业服务合同中抗辩权行使的具体情形。在对物业服务合同中抗辩理由进行系统分析的基础上，分析了业主、物业服务企业的抗辩权。其中业主抗辩权是本文分析的重点，特别是业主对物业服务企业服务瑕疵的抗辩。首先，本文对物业服务合同的抗辩理由进行分类，分为前期物业服务合同履行中的抗辩理由与物业服务合同履行中存在的抗辩理由。其次，分析业主对物业服务企业的抗辩，包括业主对违规、违约收取物业费的抗辩，对不满小区安保义务的抗辩，对物业费请求超过诉讼时效的抗辩，物业继受人对积欠物业费的抗辩。再次，着重阐述了业主对物业服务企业提供的服务存在瑕疵以拒交、少交物业费抗辩。最后，阐述物业服务企业对欠费业主拒绝提供服务的抗辩。第四部分分析了物业服务合同中抗辩权行使的限制。不当抗辩权包括业主以建设单位遗留的问题为由进行抗辩，对前期物业合同的抗辩，自己没有签订物业服务合同进行抗辩，应由物业使用人履行义务抗辩，对协助义务的抗辩和以未享受或无需服务进行抗辩，物业服务企业对欠费业主采取断电、水、气进行抗辩。在此基础之上对各个不成立抗辩的理由进行评述。第五部分，完善我国物业服务合同履行中抗辩权的建议。首先着重阐述完善我国物业服务企业的服务标准，，主要结合我国对物业服务标准的规定，在具体操作中如何认定服务的标准。其次论述完善我国的物业费收交程序。最后从列明抗辩理由与合理分配举证责任两方面完善物业服务合同双方行使抗辩权的方式。
[Abstract]:Property service contract refers to the owners committee on behalf of all the owners and the realty service enterprise signed by the property service enterprises, the provision of property services, a new contract for property owners to pay the service charge. It belongs to the remunerative contract, the rights and obligations of the core is to pay the cost of property services and property management services, the rights and the obligation to provide the legal basis for the parties to exercise the right of defense. The property service contract has its particularity, in the process of performing the right of defense exercise caused a lot of disputes in practice to increase the property services contract, so how in the property service contract in the course of the exercise of the right of defense right is worth discussing.
In addition to the introduction, this paper consists of five parts. The first part is the legal analysis of the realty service contract to fulfill the right of defense. First of all, from the nature of the property service contract, the three aspects of the subject of the contract and the contract of property service contract contract. It does not belong to the contract law provisions of property service contract, contract is not in general, but a new type of contract; property services contract includes three main owners, owners committee and the property services business; property service contract has the property of public goods, is not easy to measure and persistent. Secondly, to fulfill the right of defense of property services contract legal analysis based on the principle described the contractual right of defense on the described should follow the principle of honesty and credit and the prohibition of abuse of rights in the process of the original exercise of right of defense in the property service contract Then, it analyzes the main body of exercising the right of defense in the property service contract.
The second part focuses on the type of property service contract defenses are discussed. A brief analysis of provisions in the contract law in the three types on the basis of the type of defense focuses on the property services contract right. Firstly, several types of views on the property service contract right of defense in practice. Secondly, some viewpoints on the comparative analysis. Finally determine the right of defense of property services contract belongs to the defense right of simultaneous performance, which is more conducive to the protection of the interests of owners.
The third part is the main part of the article, analysis of the specific circumstances of the defense of property services contract to exercise the right. On the basis of systematic analysis of the defense of the realty service contract on the grounds that the owners of property services companies, the owners of the right of defense. The right of defense is the focus of this analysis, especially for the owners of property services Enterprise Service flaw counterplea. Firstly, the justification of the property services contract classification, divided into existing defense defense property services contracts in the performance and the performance of property service contract. Secondly, analyzes the owner defense of property services companies, including the owners of illegal fees charged property, breach of defense, dissatisfaction with the community security obligations on defense, property fee request exceeds the limitation of action against the property of arrears of property charges following the people's defense. Once again, focuses on the owners of the Property service enterprise service flawed refused to pay, less pay property expenses defense. Finally, elaborated the realty service enterprise of delinquent owners refused to provide the service of defense.
The fourth part analyzes the defense of property services contract to exercise the right of defense including improper restrictions. The owners of the construction unit the remaining problems on the grounds of defense, the defense of the previous property contract, he did not sign the contract of property service in relation to the use of the property should perform obligations of defense, defense and assistance obligations to enjoy or not no service in relation to the property service enterprises to take off, delinquent owners to water, gas and defense. On the basis of each not established defense is reviewed.
The fifth part, perfecting the property service contract to fulfill the right of defense advice. The first focused on to improve our country's property service enterprise service standards, mainly with China's property services standards, how to identify the standard of service in the specific operation. Secondly, perfecting the property fee collection program. Finally, from list the reasons and reasonable allocation of the burden of proof of two aspects of property service contract parties exercising the right of defense.

【学位授予单位】：西南政法大学
【学位级别】：硕士
【学位授予年份】：2012
【分类号】：D923.6

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