物业服务合同法律构造之中国模式

Chinese Model of the Legal Structure of Property Management Service Contract

我国物业服务合同适用非常态缔约规则,与民法典中的其他典型合同有本质区别。物业服务合同与集体合同在法律构造上并无二致,在规范目的上更是殊途同归,即以团体缔约的构造实现当事人双方的"势均力敌",同时赋予合同规范性效力,以促成小区管理中的强制自治与和谐物业服务关系。物业服务合同"入典"没有改变其特别法规范模式。包括物业服务合同在内的建筑物区分所有制度这一微观体系,构成民法典所有权制度的特别法。在理解和适用物业服务合同规则时,必须将其置于这一微观体系下予以解释。

In China,property management service contracts are subject to abnormal contracting rules and inherently different from other typical contracts in Chinese Civil Code.As to legal construction,property management service contracts are of the nature of collective contracts and have the same normative goal as collective contracts,i.e.,to achieve the"balance of power"between the parties by creating a structure of collective contracting and giving it normative force.Incorporating property management service contracts into the Civil Code does not change its normative model of special rules.Owners’separate ownership system in a building,including property management service contracts,is a micro-system and constitutes a body of special rules in the ownership system in the Civil Code.Property management service contracts should be interpreted within this micro-system when understanding and applying rules on property management service contracts.