商品房买卖合同中排除前期物业服务合同约定的效力研究——基于“恒丰银行青岛分行案”

Research on Excluding the Validity of Agreements Stipulated in Preliminary Property Service Contracts in Commercial Housing Sales Contracts—Based on the “Case of Hengfeng Bank Qingdao Branch”

摘要: 前期物业服务合同之所以对业主具有法律拘束力，其解释路径宜秉持“框架合同论”之观点，依据业主的真实意思表示，通过合同概括承受而产生。在认定排除前期物业服务合同约定的法律效力时，应当依据合同主体之间的意思表示分情形予以探讨：当单个业主与开发商双方在商品房买卖合同中约定排除前期物业服务合同时，因该约定未经物业服务企业同意，损害其合法权益，应当认定该约定无效。当单个业主、开发商与物业服务企业三方共同达成合意，约定排除前期物业服务合同时，表明物业服务企业自愿为单个业主提供无偿物业服务，此时应认定该约定合法有效。

Abstract: The legitimate legal basis for preliminary property service contracts to bind property owners shall be interpreted in accordance with the framework contract theory, whereby such binding force arises from the general assignment of contractual rights and obligations based on the true intent of property owners. When determining the legal validity of clauses excluding preliminary property service contracts, differentiated judgments shall be made in light of the declarations of intent of contracting parties. Where individual owners and developers agree in commercial housing sales contracts to exclude the preliminary property service contract without the consent of the property service enterprise, such clauses shall be deemed void for infringing upon the legitimate rights and interests of the property service enterprise. By contrast, where individual owners, developers and property service enterprises reach a tripartite consensus to exclude the preliminary property service contract, which manifests the voluntary willingness of the property service enterprise to provide free property services for individual owners, such consensus shall be confirmed as legally valid.