**海南省第一中级人民法院**
****
**民 事判决书**
**** **（ 2016）琼96民终1628号**
**上诉人（原审被告）：凌文娟，女， 1980年8月5日出生，汉族，四川省成都市人，现住四川省成都市。**
**委托诉讼代理人：吴敏，男， 1958年2月12日出生，汉族，四川省成都市人，现住四川省成都市，系凌文娟丈夫。**
**被上诉人（原审原告）：海南雅居乐物业服务有限公司，住所地海南省陵水黎族自治县英州镇清水湾蔚蓝海岸商业街 D1-1。**
**法定代表人：张彦玲，该公司总经理。**
**委托诉讼代理人：王华锋，男， 1990年4月2日出生，汉族，海南雅居乐物业服务有限公司法务。**
**上诉人** **凌文娟因与被上诉人海南雅居乐物业服务有限公司（以下简称雅居乐物业公司）物业服务合同纠纷一案，不服海南省陵水黎族自治县人民法院（
2015）陵民初第1667号民事判决，向本院提起上诉。本院于2016年10月30日立案受理后，依法组成合议庭进行了审理。本案现已审理终结。**
**上诉人** **凌文娟上诉请求：
1.撤销海南省陵水黎族自治县人民法院（2015）陵民初第1667号民事判决；1.驳回被上诉人的全部诉讼请求。其事实和理由如下：**
**一、被上诉人收取的物业服务费不符合法律、法规及部门规定。根据国家发展和改革委员会、建设部颁布的《物业服务收费管理办法》第十条、国家发展计划委员会颁布的《城市住宅小区物业管理服务收费暂行办法》第六条、《海南经济特区物业管理条例》第三十九条、海南省物价局、省住房与城乡建设厅颁布的《海南物业服务收费管理办法》第四条、海南省发改厅颁布的《海南省物业服务收费管理办法》第十五条、海南物价局、海南建设厅《关于海南省物业管理等级收费标准的通知》第二条的规定，涉及物业管理服务内容、服务标准、收费标准、计费方式及计费起始时间等内容，均应在建设单位与物业买受人签订的买卖合同中明确约定。对未成立业主委员会的，物业服务收费标准不得超过政府指导价的基准价标准。应当按照规定报价格主管部门备案后方可实施收费。被上诉人收取的物业服务管理费完全违反上述规定。**
**二、被上诉人没有依法公开物业管理费收费标准。根据国家发展和改革委员会、建设部颁布的《物业服务收费管理办法》第八条、国家发展计划委员会颁布的《城市住宅小区物业管理服务收费暂行办法》第十条、《海南经济特区物业管理条例》第三十九条、海南省物价局、省住房与城乡建设厅颁布的《海南物业服务收费管理办法》第二十条、海南省发改厅颁布的《海南省物业服务收费管理办法》第十九条的规定，被上诉人并未按照上述规定，在物业管理区域内的显著位置，将服务内容、服务标准以及收费项目、收费标准等有关情况进行公布，而是利用垄断地位，采取任意定价及暗箱操作方式欺诈业主。被上诉人收取的物业服务管理费完全违反上述规定。**
**三、被上诉人并未向上诉人提供与收费相适应的优质物业服务。根据国务院《物业管理条例》第四十一条、国家发展和改革委员会、建设部颁布的《物业服务收费管理办法》第五条、国家发展和改革委员会、建设部颁布的《物业服务定价成本监审办法（试行）》第五条、海南省物价局、省住房与城乡建设厅颁布的《海南物业服务收费管理办法》第四条、海南省发改厅颁布的《海南省物业服务收费管理办法》第五条、海南物价局、海南建设厅《关于海南省物业管理等级收费标准的通知》第一条、《海南省物业管理费中准价标准表》（附件一、附件二）的规定，上诉人所购买房屋属单栋别墅，按照上述规定，其收费标准应为每月
1.2元/** **㎡ ，而被上诉人则每月收取** **5.8** **元 /㎡**
**，高出法定标准五倍。上诉人一家入住后，经常停电、停水，导致上诉人无法正常生活。**
**四、上诉人有权拒交物业管理费。根据《最高人民法院关于审理物业服务纠纷案件具体应用法律若干问题的解释》第三条、**
**国务院《物业管理条例》第三十六条的规定，物业服务企业应当按照物业服务合同约定，提供相应的服务。物业服务企业未能履行物业服务合同约定，导致业主人身、财产安全受到损害的，应担依法承担相应的法律责任。被上诉人没有按照上述规定，提供服务相应服务，上诉人有权拒绝交物业管理费。**
**综上所述，由于被上诉人违反法律、法规、部门规章的规定，擅自提高收费标准，而且所提供的物业服务与其所收取得物业服务费严重不符，并造成上诉人的重大经济损失。因此，被上诉人的诉讼请求，不应得到支持，请求法院支持上诉人的上诉请求。**
**被上诉人雅居乐物业公司辩称，一审认定事实清楚，适用法律正确，应予维持。上诉人上诉请求理由不成立，请求二审驳回上诉人的上诉请求，维持一审判决。**
**原告雅居乐物业公司向一审法院起诉请求：
1.被告自2014年10月起按每月1718.48元的标准向原告支付物业管理费至本案判决生效之日止。暂计至2015年9月，应付物业管理费为20621.78元；2.被告自逾期付款之日起至全部欠费付清之日止，按每日千分之三的标准支付逾期付款滞纳金。暂计至2015年9月3日，滞纳金金额为5717.39元。以上二项合计26339.17元；3.本案诉讼费用由被告承担。**
**一审法院认定事实：被告凌文娟系“碧海帆影说”
A09-2B-E-102房的业主，房屋建筑面积为296.29平米，系别墅。原告现为被告所购房屋提供物业管理服务。2013年12月18日，被告办理了收楼手续并与原告签订《海南清水湾前期物业服务协议》，主要约定：1.由原告为被告所购买的涉案房屋提供物业管理服务，并按月向被告收取物业管理费用；2.收费为每月每平米5.8元；公共用水、用电费用另外分摊；3.被告首次交纳费用的时间按《商品房买卖合同》的约定执行，以后每月10日、20日分两次划扣当月管理费用；4.被告如未按时交纳物业管理费的，从逾期之日起处以每日千分之三的滞纳金。原、被告签订《海南清水湾前期物业服务协议》后，被告向原告缴纳2013年12月18日至2014年9月30日的物业费用。“碧海帆影”小区至今未成立业主委员会。2015年11月5日原告雅居乐物业公司按照被告留下的地址向被告快递方式邮寄《物业服务费催缴函》，要求被告缴纳拖欠的物业费。另查明，开发商与业主签订的《商品房买卖合同》约定：“若买受人逾期未收房，在出卖人指定的交房期限届满当天，视为房屋已实际交付买受人使用。交付日（含实际交付日和视为交付日）之后发生的该商品房物业管理费由买受人承担。”**
**一审法院认为，原、被告签订《海南清水湾前期物业服务协议》合法有效，双方均应恪守履行。原告为被告所购房屋提供了物业服务，被告理应履行交纳物业管理费的义务。双方协议约定，被告首次交纳物业管理费的时间按开发商指定的交房期间届满之日起计。现开发商发出的《收楼通知书》中明确约定了交楼时间，故原告据此计收物业管理费，并无不当。原告确认被告已交纳了
2014年9月30日之前的物业管理费，故对原告要求被告支付2014年10月至2015年9月拖欠的物业管理费共计20621.78元的诉讼请求，本院予以支持。被告未按约交纳物业管理费构成违约，但协议约定按每日千分之三交纳滞纳金明显过高，故本院酌定调整为每日万分之三点五，并于2014年10月1日起计。综上，依据《中华人民共和国合同法》第六十条第一款、第一百零七条、《物业管理条例》第四十二条第一款、《中华人民共和国民事诉讼法》第一百四十四条之规定，判决：被告凌文娟于本判决生效之日起十日内，向原告海南雅居乐物业服务有限公司支付拖欠的物业管理费20621.78元及滞纳金（滞纳金以当月所欠物业管理费为本金，按每日万分之三点五标准自2014年10月1日起计至上述物业管理费付清之日止）。如果未按照本判决指定的期间履行给付金钱义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条之规定，加倍支付迟延履行期间的债务利息。案件受理费458元，由被告凌文娟负担。**
**本院对一审查明的事实予以确认。在二审中，当事人没有提交新证据。**
**本院认为，上诉人凌文娟与被上诉人雅居乐物业公司签订《海南清水湾前期物业服务协议》是当事人真实意思表示，没有违反法律法规的强制性规定，应属有效合同，**
**当事人应当按照约定履行自己的义务**
**。被上诉人雅居乐物业公司为上诉人凌文娟所购房屋提供了物业服务，上诉人凌文娟应依合同约定履行交纳物业管理费的义务。根据合同约定，上诉人凌文娟首次交纳物业管理费的时间按开发商指定的交房期间届满之日起计算。开发商发出的《收楼通知书》明确约定了交楼时间，被上诉人雅居乐物业公司据此计收物业管理费，符合约定。上诉人凌文娟已交纳了
2014年9月30日之前的物业管理费，拖欠2014年10月至2015年9月的物业管理费。被上诉人雅居乐物业公司请求上诉人凌文娟支付2014年10月至2015年9月拖欠的物业管理费共计20621.78元及拖欠物业管理费的滞纳金，有事实根据和合同依据，本院予以支持。**
**综上所述，**
**上诉人凌文娟的上诉请求，不能成立，应予驳回；一审判决认定事实清楚，适用法律正确，应予维持。依照《中华人民共和国民事诉讼法》第一百七十条第一款第一项之规定，判决如下：**
**驳回上诉，维持原判。**
**一审案件受理费按一审判决执行，二审案件受理费人民币 458元，由上诉人** **凌文娟负担。**
**本判决为终审判决。**
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pveve2i5qia0trvgti
案件唯一码
**审判长 黄声泽**
**** **审判员梁振文**
**审判员 白
玉琳**
**二 〇一六年十一月八日** ****
**书记员洪学雪**
**附适用的法律条文**
**《中华人民共和国民事诉讼法》**
**第一百七十条 第二审人民法院对上诉案件，经过审理，按照下列情形，分别处理：**
**（一）原判决、裁定认定事实清楚，适用法律正确的，以判决、裁定方式驳回上诉，维持原判决、裁定；**
**（二）原判决、裁定认定事实错误或者适用法律错误的，以判决、裁定方式依法改判、撤销或者变更；**
**（三）原判决认定基本事实不清的，裁定撤销原判决，发回原审人民法院重审，或者查清事实后改判；**
**（四）原判决遗漏当事人或者违法缺席判决等严重违反法定程序的，裁定撤销原判决，发回原审人民法院重审。**
**原审人民法院对发回重审的案件作出判决后，当事人提起上诉的，第二审人民法院不得再次发回重审。**
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**审核：黄声泽 撰稿：黄声泽校对：洪学雪印刷：林珊**
**海南省第一中级人民法院
2016年11月8日印制**
**** **（共印 20份）**
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