海南省五指山市人民法院（原稿）
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（2016）琼9001民初520号
原告五指山华安物业管理有限公司，住所地五指山市水岸别墅6号楼101房。
法定代表人高叶，该公司经理。
委托代理人罗以平，海南金裕律师事务所律师。
被告陈力斌，女，1976年8月28日出生，汉族，住江苏省江阴市虹桥四村**幢***室。系五指山市翡翠花园水云山庄小区7幢203房业主。
原告五指山华安物业管理有限公司（以下简称华安物业）与被告陈力斌物业服务合同纠纷一案，本院于2016年7月25日立案受理后，依法适用简易程序，于2016年9月21日公开开庭进行审理。原告华安物业委托代理人罗以平到庭参加诉讼，被告陈力斌经本院合法传唤，无正当理由，拒不到庭。本案现已审理终结。
原告华安物业诉称，原告从2010年1月1日其至2012年4月1日止，负责五指山市水云山庄小区的物业管理服务工作，被告为该小区7幢203房业主，住房面积84.58平方米，理应向原告支付物业管理费，但至今仍拖欠27个月的物业管理费。按照政府物业管理费定价，2010年1至8月，每平方米0.4元；2010年9月至2011年2月每平方米0.5元；2011年3月至2012年3月每平方米1元，电梯从2012年1月起收费，二层楼每平方米0.08元，以此方法计算被告拖欠的物业管理费共计1635元。为维护原告合法权益，现特向法院起诉要求判令被告向原告支付物业管理费1635元。
被告陈力斌未到庭，亦未提交书面答辩意见。
原告为证明其主张，向本院提交如下证据：
1、分户验收交房流程表，证明被告已经接收涉案房产；
2、琼价费管[2014]487号，证明原告向被告收取物业费的依据；
3、关于物业管理费的说明，证明原告向被告收取物业管理费的事实依据；
4、买卖合同，证明被告系适格主体以及在分户验收流程标准签名接收房屋；
5、前期物业合同，证明2010年1月1日至2012年3月31日期间负责涉案小区物业管理；
6、物业管理资质证书，证明原告具有三级物业管理资质；
7、通知，证明电梯费收费依据。
被告未到庭，无法进行质证，亦未提交证据。
原告提交的证据1、4，经核对与原件无异，证据2系政府文件，证据3系原告单方陈述，证据5、6与原件核对一致，证据7系原告单方制作，且无证据证明已向被告送达，综上，对证据1、2、4、5、6真实性本院予以认定，但证据2政府文件是在2014年颁布生效的，不能作为原告2010年至2012年4月份期间收费的依据，对证据2关联性及证明内容不予认定，对证据3、7不予认定。
经审理查明，2008年12月18日被告购买了五指山市水云山庄小区7栋203房，该房屋建筑面积84.45平方米，该房屋所在楼房共九层，带电梯。2009年9月25日被告接收涉案房产。原告从2010年1月1日至2012年4月1日止负责该小区物业管理服务工作，其具备3级物业管理资质。
另查明，根据1999年12月13日海南省物价局及海南省建设厅联合发布的琼价营字[1999]413号《关于海南省物业管理等级收费标准的通知》（以下简称琼价营字[1999]413号）及琼价费管[2011]155《关于印发海南省普通住宅物业服务分等收费标准的通知》（以下简称琼价费管[2011]155）的规定。2010年1月1日至2011年4月30日期间三级带电梯多层（九层以下含九层）物业管理费标准参照高层住宅楼标准第一个等级议定，服务标准不变，高层住宅四级物业管理费收费标准为1元/平方米。2011年5月1日至2012年4月1日期间三级带电梯多层（九层以下含九层）物业管理费收费指导价均为每月1元/平方米，该价格可上下浮动20%。同时，琼价费管[2011]155号第一条规定”物业服务收费标准确定。海南省普通住宅物业服务分等收费标准书政府指导价，有物业服务企业与业主依据分等收费标准基准价及浮动幅度，遵循合理、公开，质价相符的原则协商确定具体收费标准。成立业主大会的，由物业服务企业与业主委员会根据物业服务内容、服务等级，在相应的指导价范围内商定物业服务具体收费标准。未成立业主大会的，物业服务企业应当召开业主（使用人）会议集体商议，其收费标准不得高于政府指导价的基准价标准。”
本院认为，被告陈力斌于2008年12月20日购买了五指山市翡翠花园水云山庄7栋203房，房屋面积为84.45平方米。2009年9月25日被告接收了该房产。该小区于2010年1月1日起至2012年4月1日止，由原告负责物业管理服务工作，原、被告之间存在物业服务合同关系，系双方真实意思表示，且已实际履行，属有效合同。原告已依约向被告提供了物业服务，被告应支付相应的物业服务费用。《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》第六条规定”经书面催交，业主无正当理由拒绝交纳或者在催告的合理期限内仍未交纳物业费，物业服务企业请求业主支付物业费的，人民法院应予支持。物业服务企业已经按照合同约定以及相关规定提供服务，业主仅以未享受或者无需接受相关物业服务为抗辩理由的，人民法院不予支持。”虽原告无证据证明其已向被告进行了书面催收，但时至今日被告仍未缴纳物业费用，原告有权向起诉要求被告支付。本案中，原告诉请的物业费按照2010年1月-8月每平方米0.4元；2010年9月-2011年2月每平方米0.5元;2011年3月至2012年3月每平方米1.00元，2012年1月起额外加收电梯费，二层为0.08元/平方米，每增加一层加收0.1元的标准向被告收取。而根据2010年1月1日至2011年4月30日的物业收费标准应遵循琼价营字[1999]413号文件规定，2010年5月1日至2012年4月1日的收费标准应遵循琼价费管[2011]155号文件规定，按照该两份文件规定2010年1月1日至2011年4月30日期间三级带电梯多层（九层以下含九层）物业管理费标准参照高层住宅楼标准第一个等级议定，服务标准不变，高层住宅四级物业管理费收费标准为1元/平方米。2011年5月1日至2012年4月1日期间三级带电梯多层（九层以下含九层）物业管理费收费指导价为每月1元/平方米，从2010年1月至8月原告的收费标准为0.4元/平方米未超过政府指导价，对原告诉请该期间按照0.4元/平方米收取物业费本院予以照准。2010年9月至2011年2月原告的收费标准为0.5元/平方米未超过政府指导价，对原告诉请该期间按照0.5元/平方米收取物业费本院予以照准。2011年3月至2012年3月原告的收费标准为1元/平方米未超过政府指导价，本院予以支持。从2012年1月起，原告对被告加收0.08元/平方米的电梯费，而原告无证据证明其已就该价格与业主委员会协商或召集业主（使用人）大会进行商议，虽原告提供了一份通知，但该通知为原告单方制作，未说明收费依据，也无法证明该证据已向原告送达，因此对于该部分电梯费的请求本院不予支持。被告系2009年9月25日接收的房产，故被告应从2010年1月起向原告缴纳物业费，从2010年1月至2012年3月，被告共欠缴物业费27个月，原告诉请要求被告支付27个月的物业管理费，本院予以支持。根据上述标准及被告的房屋面积84.45平方米，被告应缴纳的物业管理费为：2010年1月至8月拖欠的物业管理费为：84.45平方米×0.4元/平方米×8个月=270.24元；2010年9月至2011年2月拖欠的物业管理费为：84.45平方米×0.5元/平方米×6个月=253.35元，2011年3月至2012年3月拖欠的物业管理费为：84.45平方米×1元/平方米×13月=1097.85元，合计1621.44元。原告诉请的物业费为1635元，其中包括了2012年1月至3月的电梯费20.27元，该电梯费本院不予支持，应从原告诉请的物业费中予以扣除，即物业管理费为1614.73元，该数额未超出1621.44元的范围，本院予以支持。根据《中华人民共和国合同法》第八条、第四十四条、第六十条、第一百零七条，《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》第六条，《中华人民共和国民事诉讼法》第一百四十四条，最高人民法院关于适用<中华人民共和国民事诉讼法>的解释》第九十条之规定判决如下：
一、被告陈力斌于本判决生效之日起十日内向原告五指山华安物业管理有限公司支付物业管理费1614.73元；
如不按判决书指定的期间履行给付金钱义务，则应按照《中华人民共和国民事诉讼法》第二百五十三条规定加倍支付履行期间的债务利息。
二、驳回原告五指山华安物业管理有限公司其他诉讼请求。
案件受理费50元，由被告陈力斌担。
如不服本判决，可以在判决书送达之日起十五日内，向本院递交上诉状，并按对方当事人的人数或者代表人的人数提出副本，上诉于海南省第一中级人民法院。
审判员梁丽梅
二〇一六年十月十四日
法官助理陈虹
书记员万芬
附法律条文：
《中华人民共和国合同法》
第八条依法成立的合同，对当事人具有法律约束力。当事人应当按照约定履行自己的义务，不得擅自变更或者解除合同。
依法成立的合同，受法律保护。
第四十四条依法成立的合同，自成立时生效。
法律、行政法规规定应当办理批准、登记等手续生效的，依照其规定。
第六十条当事人应当按照约定全面履行自己的义务。
当事人应当遵循诚实信用原则，根据合同的性质、目的和交易习惯履行通知、协助、保密等义务。
第一百零七条当事人一方不履行合同义务或者履行合同义务不符合约定的，应当承担继续履行、采取补救措施或者赔偿损失等违约责任。
《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》
第六条经书面催交，业主无正当理由拒绝交纳或者在催告的合理期限内仍未交纳物业费，物业服务企业请求业主支付物业费的，人民法院应予支持。物业服务企业已经按照合同约定以及相关规定提供服务，业主仅以未享受或者无需接受相关物业服务为抗辩理由的，人民法院不予支持。
《中华人民共和国民事诉讼法》
第一百四十四条被告经传票传唤，无正当理由拒不到庭的，或者未经法庭许可中途退庭的，可以缺席判决。
《最高人民法院关于适用<中华人民共和国民事诉讼法>的解释》
第九十条当事人对自己提出的诉讼请求所依据的事实或者反驳对方诉讼请求所依据的事实，应当提供证据加以证明，但法律另有规定的除外。在作出判决前，当事人未能提供证据或者证据不足以证明其事实主张的，由负有举证证明责任的当事人承担不利的后果。
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