物业服务合同抗辩权的行使与限制——兼评《审理物业服务纠纷案件的解释》第5、6条

Defense Right in Residential Property Management Contracts:Sections 5-6 of the Judicial Interpretations of Cases of Residential Property Services Disputes

物业服务合同中,业主动辄以物业服务不符合要求为由行使抗辩权,拒交物业费。因物业服务合同的特殊性,抗辩权的行使存在许多弊端,如妨害小区业主的正常生活、妨害物业公司的正常经营、损害小区环境等。最高人民法院的《解释》第5、6条对业主抗辩权的行使与限制作了规定,对于平衡业主与物业公司的利益关系具有积极意义。但仍有必要适当强化对业主行使抗辩权的限制,如对合同主体抗辩的限制、业主单个行使抗辩权的限制,应当规定只有达到一定数量的业主同意才能行使抗辩权;通过业主委员会来行使抗辩权,将业主行使抗辩权的行为作为业主团体共同决定的事项。同时,物业公司对欠费业主行使抗辩权时,必须确保已交物业费业主的利益不受损害,不得对欠费业主停水、断电或停止小区公共服务。应当通过完善物业费收取公示制度、完善欠费催缴程序、发挥业主委员会的催缴作用、引入督促程序等,来进一步完善物业费收缴制度。

In terms of residential property management contracts, it may well be that owners, in excuse of unsatisfactory services, frivolously exercise defense right and refuse to pay the services. For the specific features of the contracts, such defense right exercises may yield many adverse effects ： life in the residential area may be disturbed, operation of the company will be hindered and the environment of the area may suffer. In the Sections 5-6 of the Interpretation, the Supreme People＇s Court has laid down the exercises and limits of the right of defense, which is of positive meaning to balance the interests of the property management company and the owners. However, it seems necessary to rigidify the owners＇ exercise of their defense right so as to ensure the smooth execution of the management contract.