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                                    未经过招投标的《前期物业服务合同》无效问题探析

                                    时间:2019-01-02 来源:法制博览 作者:邢诚 本文字数:3311字

                                      摘    要:星云棋牌官网下载 物业服务是房地产市场重要的一个环节,随着房地产市场的持续火爆,物业服务也越来越普遍,与物业服务相关的纠纷也越来越多,法院受理的物业服务纠纷案件也逐年上升。在本文中笔者针对司法实践中存在的《前期物业服务合同》未经过招投标的效力问题结合法律法规及司法实践进行了自己的分析,希望对我国现行的物业服务纠纷处理能够有一定的借鉴意义。

                                      关键词: 物业服务; 强制规定; 效力;

                                      一、现行关于《前期物业服务合同》效力的规定

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                                    星云棋牌官网下载   BIZHERENWEI,ZHENDUISHANGSHULIANGGECHANGJIANDEKANGBIAN,QIZHONGDIYIDIANYIZIJIBINGWEIZAIHETONGSHANGQIANZIBINGFEISHIHETONGDANGSHIRENWEIYOUJINXINGKANGBIAN,ZAIRENMINFAYUANFABUDEWUYEFUWUHETONGJIUFENSIFAJIESHIZHONGYIJINGYUYILEMINGQUE。GENJUGAISIFAJIESHIDIYITIAODEGUIDING,FANGDICHANKAIFADANWEIXUANPINQIANQIWUYEFUWUQIYEBINGQIANDINGQIANQIWUYEFUWUHETONGDE,YIJIYEZHUWEIYUANHUICHENGLIYIHOUYIFAXUANPINWUYEFUWUQIYEBINGQIANDINGWUYEFUWUHETONGDE,SHANGSHUHETONGDUIXIAOQUNEIJUZHUDESUOYOUYEZHUDOUJUYOUYUESHULI。JINYIBULAIJIANG,YIFACHENGLIDEWUYEFUWUHETONG,CHUDUIJIANSHEDANWEI,YEZHUWEIYUANHUI、WUYEFUWUQIYEYOUYUESHULIZHIWAI,DUIYEZHUYEJUYOUFALVYIYISHANGDEYUESHULI。(1)SUOYIDUIYUGAIKANGBIANLIYOU,BIZHEBUZAILUNSHU。DUIYUDIERDIAN,GUANYUSHIFOUJINGGUOZHAOTOUBIAOCHENGXUDEKANGBIAN,GENJU《WUYEGUANLITIAOLI》DIERSHISITIAODIERKUANDEGUIDING,ZHUZHAIFANGDICHANDEKAIFADANWEIZAIXUANPINQIANQIWUYEFUWUQIYESHI,YINGDANGTONGGUOZHAOTOUBIAODEFANGSHIXUANPINJUBEIXIANGYINGZIZHIDEWUYEFUWUQIYE;DANGRANDUIYUTOUBIAORENSHUSHAOYUSANGEHUOZHEFANGDICHANKAIFADEZHUZHAIMIANJIGUIMOJIAOXIAODE,JINGWUYESUOZAIDIQU、XIANRENMINZHENGFUFANGDICHANXINGZHENGZHUGUANBUMENPIZHUN,KEYICAIYONGHETONGFANGSHIXUANPINJUYOUXIANGYINGZIZHIDEWUYEFUWUQIYE。JIEHESHANGSHUDETIAOLIGUIDING,QIANQIWUYEFUWUQIYEDEXUANPINSHIBIXUJINXINGDE,CHULEGUIMOJIAOXIAODEXIAOQUBINGJINGGUOPIZHUNYIWAI,QITADEDOUSHIBIXUJINGGUOZHAOTOUBIAOCHENGXUDE,NEIMEDUIYUMEIYOUJINGGUOZHAOTOUBIAOCHENGXUERQIANDINGDE《QIANQIWUYEFUWUHETONG》SHIFOUYOUXIAONI?

                                      二、司法实践对未经招投标的《前期物业服务合同》效力认定

                                      关于未经过招投标签订前期物业服务合同效力的问题在最高人民法院颁布的司法解释中并没有予以明确,结合目前的司法实践,主要有两种观点。第一种观点认为,虽然没有经过招投标程序,但是并不影响《前期物业服务合同》的效力。第二种观点认为,《前期物业管理服务合同》没有经过招投标程序依法属于无效。在(2016)粤04民终第291号物业服务合同纠纷上诉一案的二审判决中,承办该案件的广东省珠海市中级人民法院经过审理后认为,当事人订立前期物业服务协议的行为违反了国务院《物业管理条例》第二十四条第二款规定,在选聘前期物业服务企业的时候并没有进行招投标选聘,同时也没有经过相关部门批准可以不采用招投标的方式选聘物业服务企业,所以当事人选聘前期物业服务企业的行为违法。最终认定本案中《前期物业服务合同》未经上述行政法规规定的程序,违反了行政法规的强制性规定,为无效合同。
                                     

                                    未经过招投标的《前期物业服务合同》无效问题探析
                                     

                                      三、对未经招投标《前期物业服务合同》效力的分析

                                      ZAICIWENTISHANG,BIZHEQINGXIANGYUDIERZHONGGUANDIAN,JIMEIYOUJINGGUOZHAOTOUBIAOCHENGXUERQIANDINGDE《QIANQIWUYEFUWUHETONG》SHUYUWUXIAO。《ZHONGHUARENMINGONGHEGUOHETONGFA》DIWUSHIERTIAODI(WU)XIANGGUIDINGWEIFANFALV、XINGZHENGFAGUIDEQIANGZHIXINGGUIDINGDEHETONGWUXIAO。SUIHOUZAI1999NIAN12YUE29RISHIXINGDEHETONGFASIFAJIESHI(YI)ZHONGDUIYUHETONGWUXIAODEGUIDINGJINXINGLEJINYIBUDEMINGQUE,ZAIGAISIFAJIESHIDISIZHONGMINGQUEZHICHU,FAYUANZAISHENLIANJIANGUOCHENGZHONGQUERENHETONGSHUYUWUXIAOHETONGDE,YINGDANGYIQUANGUORENDAJIQICHANGWEIHUIZHIDINGDEFALVHEGUOWUYUANZHIDINGDEXINGZHENGFAGUIWEIYIJU。JINYIBULAIJIANG,BUDELANYONGRENDINGHETONGWUXIAODEQUANLI,QIZHONGDIFANGXINGFAGUI、XINGZHENGGUIZHANGJUNBUNENGGOUZUOWEIRENDINGHETONGWUXIAODEYIJU,ZHEIYANGFUHELEHETONGFAGUANYUHETONGJINLIANGSHIZHIYOUXIAO,BAOZHENGJINGJISHEHUIGUANXIWENDINGDEJIBENYUANZE。2009NIAN5YUE13RIHETONGFASIFAJIESHI(ER)KAISHISHIXING,GAISIFAJIESHIDISHISITIAOZHONGYOUDUIHETONGFAZHONGDAODISHENMEYANGDEQIANGZHITIAOKUANCAINENGGOUDAOZHIHETONGWUXIAOJINXINGLEGUIDING。GAITIAOZHICHUHETONGFADIWUSHIERTIAODI(WU)XIANGGUIDINGDE“QIANGZHIXINGGUIDING”,SHIZHIXIAOLIXINGQIANGZHIXINGGUIDING。CONGYISHANGHETONGFAJIHETONGFASIFAJIESHIDENEIRONGSHANG,BIZHERENWEI,ZAIXIANJIEDUANYIHETONGWEIFANFALVQIANGZHIXINGGUIDINGERDAOZHIWUXIAODEXUYAOMANZUYIXIATIAOJIAN,SHOUXIANWEIFANDEBIXUSHIQUANGUORENDAJICHANGWEIHUIZHIDINGDEFALV、YIJIGUOWUYUANZHIDINGDEXINGZHENGFAGUIDEQIANGZHIXINGGUIDING,JINYIBULAIJIANGGUOWUYUANDEBUMENGUIZHANGYIJIDIFANGZHENGFUGUIZHANGJUNBUNENGGOUCHENGWEIHETONGWUXIAODEYIJU。QICI,GAIQIANGZHIXINGGUIDINGBIXUSHUYUXIAOLIXINGQIANGZHIGUIDING,FOUZEYEBUHUIDAOZHIHETONGWUXIAO。XIAOLIXINGQIANGZHIGUIDINGHEJINZHIXINGQIANGZHIGUIDINGDEQUBIEZAIYU,SUOWEIXIAOLIXINGQIANGZHIGUIDING,JIWEIFANGAIGUIDINGQIXINGWEIYINGDANGYUYIQUDI,JIGAIXINGWEIYINWEIFANERWUXIAO。ERJINZHIXINGFALVGUIDINGDEBUTONGZAIYU,WEIFANGAIGUIDING,JINJINSHIYINGDANGSHOUDAOXIANGGUANBUMENDECHUFA,DUIYUWEIFANGAIGUIDINGDEXINGWEIBINGBUSHUYUWUXIAO。

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                                      四、对于《前期物业服务合同》无效的处理建议

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                                      五、结语

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                                      注释

                                      1最高人民法院民事审判第一庭.最高人民法院建筑物区分所有权,物业服务司法解释理解与适用[M].人民法院出版社,2017:255.
                                      2程磊.案评未经招投标签订前期物业管理合同的效力[J].城市开发,2010(7).

                                      邢诚.未经招投标签订的前期物业服务合同是否有效[J].法制博览,2019(34):139-140.
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