海南省海口市秀英区人民法院
p t ; ” > 民 事 判 决 书
(2017)琼0105民初2567号
原告：云霞，女，1978年9月8日出生，汉族，住海南省海口市。
委托诉讼代理人：李湘峰，海南商汇律师事务所律师。
被告：海口投源实业开发有限公司，住所地：海南省海口巿秀英区和谐路16号。
法定代表人：王之明，董事长。
委托诉讼代理人：李琳，海南问源律师事务所律师。
原告云霞与被告海口投源实业开发有限公司（以下简称”投源公司”）房屋买卖合同纠纷一案，本院于2017年5月2日立案受理后，依法适用简易程序，公开开庭进行了审理。原告云霞的委托诉讼代理人李湘峰、被告投源公司的委托诉讼代理人李琳到庭参加诉讼，本案现已审理终结。
原告云霞向本院提出诉讼请求：1.判令被告向原告支付逾期交房违约金（自2015年5月1曰起暂计算至2017年5月31曰为36422.38元，应计算至被告取得永秀花园北一区经济适用房、限价房项目的建筑工程竣工验收备案文件并通知原告收房之日止）;2.本案诉讼费由被告承担。事实和理由：2014年2月20曰，原告与被告签订了《海南省保障性住房预售合同》，合同约定原告购买被告开发的经济适用房项目1#住宅楼24层2408号房，××区。合同签订后，原告即按约向被告支付了所有房价款，但被告并未按照合同约定在2015年4月30曰前向原告交付该房屋，逾期交房长达两年。合同第14条约定，被告逾期交房超过180日后，原告有权退房，但原告要求继续履行合同的，合同继续履行，被告应按日计算向原告支付全部已付款万分之二的违约金。请求法院判如所请。
被告投源公司辩称，1.被告逾期交房是由于政府原因，根据商品房合同第12条约定，由于政府及相关部门的原因致使被告不能按合同约定交房的，被告可以延期交房，由于建设工程涉及征地拆迁问题，拆迁是政府及相关部门的义务，由于拆迁不到位，致使被告建设工程延误，被告有权按照合同第12条约定延期交房；2.本案涉案的房产是海口市安居工程项目，有别于正常的商品房开发项目，无法享有正常的商品房开发的高额利润，在实际施工过程中，还要不断和有关部门协调拆迁问题，还有台风多重因素的影响，仅仅从时间上判断被告逾期交房，要求被告承担高额的违约金，对被告不公平，势必引发更多的问题；3.关于交房时间，虽然合同第12条第一款约定2015年4月30日交房，但在第2款第5项补充约定中，房屋交付时间为银行放款及海口市房屋维修资金管理中心办理完住宅专项维修资金备案之日起一个月内，原告主张违约金的起始日错误；4.关于违约金计算的标准，合同第14条约定日违约金的标准是万分之一，而合同附件九第4条约定了违约金的上限。基于上述理由，原告的诉讼请求没有事实和法律依据，请求法庭查明事实，并依法驳回原告的诉讼请求原告要求被告支付逾期违约金的诉讼请求没有事实和法律依据，请求法院依法驳回其全部诉讼请求。
当事人围绕诉讼请求依法提交了证据，本院组织当事人进行了证据交换和质证。对当事人无异议的证据，本院予以确认并在卷佐证，对有争议的证据和事实，本院认定如下：对原告提交的证据5.社区证明；证据6.公安厅交警总队明细，被告提出异议，本院认为该两组证据与本案争议焦点并无关联性，对该两组证据不予采纳。被告提交的证据4、收楼入伙通知书、通知短信以及配售签收表，原告虽对其真实性不予认可，但在庭审阶段承认收到被告的收房通知，但认为被告提供的房屋未达到收房条件不同意收房，故本院对该组证据的真实性予以认可。证据5、海口巿国土资源局关于巿投源公司申请临时用地的复函；证据6、关于紧急协调永秀花园征地拆迁等相关问题的函；证据7、四个村民小组联合发出的《通知》；证据8、关于解决永秀花园片区项目附属物拆迁等问题的函；证据9、关于紧急协调永秀花园项目建设工程征地拆迁事宜的函；证据10、关于永秀花园项目征地拆迁等问题调查报告的复函；证据11、关于紧急协调永秀花园项目征地拆迁问题的申请；证据12、关于解决永秀花园片区项目附属物拆迁等问题的函；证据13、关于解决永秀花园片区项目附属物拆迁问题的函；证据14、关于解决永秀花园片区项目附属物拆迁问题的请示，该10租证据虽原告对其真实性不予认可，但被告提供了原告，证据内容与案件事实高度相关，本院对其真实性予以认可。证据15-19、公告及照片，该组证据为小区张贴公告的情况，无法证明张贴内容已为原告所知，因此该组证据与本案不具关联性，本院不予采纳。根据当事人陈述和经审查确认的证据，本院认定事实如下：2014年2月20日，原被告签订《保障性住房预售合同》，合同约定原告购买被告开发的××区房，房屋面积为61.28平方米，价格为238992元。合同第十二条约定，（一）被告应当在2015年4月30日前向原告交付该房屋；（二）约定该房屋交付时应当符合第1.2.5项所列条件。补充约定：本合同第十二条交付条件仅选择第5项所列条件（第5项约定为：该商品房经海口市建设工程质量安全监督站验收合格）。在满足该条款条件下一次性付款付完全款并在海口市房屋维修资金管理中心办理完住宅专项维修资金备案之日起一个月内，银行按揭贷款或公积金贷款办理完相关手续，银行放款并在海口市房屋维修资金管理中心办理完住宅专项维修资金备案之日起一个月内，被告向原告交付该房屋。但如遇到下列特殊原因，除双方协商同意解除合同或变更合同外，被告可据实予以延期：1.因不可抗力且被告在事实发生之日起30日内告知原告的；2.上述不可抗力是指自然灾害、意外事故及政府及其相关部门的行政行为。合同第十四条约定，被告未按照第十二条约定的期限和条件将房屋交付给原告，原告要求继续履行合同的，自合同约定的交付期限届满之次日起至实际交付之日止，被告按日计算向原告支付全部已付款万分之一的违约金。合同第二十六条规定，原告应当在房屋交付之日起30日内按照有关规定缴纳物业专项维修资金，维修资金应存入由市房地产行政主管部门在银行设立的专用账户。合同补充协议附件九第四条约定：因违反本合同或本补充协议约定而产生的利息、赔偿款及违约金数额合计最高不得超过该商品房总价款的5%。合同签订后，原告于2014年4月29日向被告支付购房首付款90992元，办理银行贷款后剩余购房款14800元于2015年8月20日汇入被告账户。2017年1月13日，海口市建设工程质量安全监督站做出《关于永秀花园北一区经济适用房、限价房施工二标施工质量监督的意见》，内容为:永秀花园北一区经济适用房、限价房施工二标工程，建设规模4栋29-32/1层，总建筑面积：54767.91平方米，经建设单位组织勘察、设计、监理、施工等单位组成验收组，对施工单位完成设计和合同约定的初装饰工程质量进行了竣工验收，验收组结论为：该工程的施工质量合格，同意验收。经我站监督，该工程竣工验收的组织形式、验收程序、执行验收标准符合建设工程质量管理有关规定。2017年1月13日，被告制作入伙通知书，载明原告需办理房屋交付手续并交纳维修资金3676.8元，并于1月19日短信通知原告收房。原告收到通知后认为房屋不符合收房条件，故未办理收房手续，也未到海口市住房和城乡建设局缴纳住宅专项维修资金和办理备案。
本院认为，原被告签订的《保障性住房预售合同》合法有效，原被告双方应严格按照合同约定履行相关权利义务，并承担相应的违约责任。合同第十二条约定的交付条件中，存在一般规定和补充约定，补充约定可视为双方当事人对合同进行的修改、变更，故应优先使用补充约定。一、实际交房时间。根据补充约定，被告仅需要满足该款第5项要求即”该商品房经海口市建设工程质量安全监督站验收合格”时即达到交付房屋的条件。2017年1月13日，海口市建设工程质量安全监督站通过对涉案房产项目的验收，被告于2017年1月19日通知原告收房，此时房屋已符合收房条件，故通知行为有效。原告无故拒绝收房，无权主张被告支付2017年1月19日之后的逾期交房违约金。二、应交房时间。补充约定的交房时间为”银行按揭贷款或公积金贷款办理完相关手续，银行放款并在海口市房屋维修自己管理中心办理完住宅专项维修资金备案之日起一个月内”。但合同第二十六条约定，原告应在房屋交付之后一个月内缴纳维修资金。可见，关于先交房还是先缴纳维修资金，合同的不同条款有互相矛盾的约定。按照商品房买卖市场的习惯，一般由开发商在收房时通知业主，业主方才缴纳维修资金。因此若按照补充协议的约定确定应交房时间，则很可能完全排除了开发商的逾期交房责任。根据《中华人民共和国合同法》第四十条的规定：”提供格式条款一方免除其责任、加重对方责任、排除对方主要权利的，该条款无效。”因此该补充约定所确定的应交房时间无效。双方应按合同第十二条第（一）项确定的2015年4月30日作为应交房时间。三、是否存在不可抗力。被告提供的《海口市国土资源局关于市投源公司申请临时用地的复函》内容显示，2011年4月，被告即可以提前开展项目用地规划报建等前期工作，海口市国土资源局也已经开始办理相关工地清场工作，而康安村委会相关村民小组要求被告配合解决征地补偿费问题的《通知》，也是在2011年5月3日发出。2014年2月20日，原被告才签订合同，合同约定的交房日期亦在合同签订后一年多。即便永秀花园相关拆迁问题长期存在，也不属于不可预料的不可抗力。被告作为地产开发企业，在签订合同前应对履约的商业风险有所把控，政府拆迁问题不能成为被告逾期交房的理由。被告主张因不可抗力免除其违约责任，本院不予采纳。四、逾期交房违约金的计算。被告应于2015年4月30日交房，实际通知交房日期为2017年1月19日。按照合同约定，被告应向原告支付2015年5月1日至2017年1月19日期间的逾期交房违约金，结合原告的付款时间和合同约定的违约金标准，违约金为13399元（90992元×0.0001×112天+238992元×0.0001×518=13399元）。原告主张超过上述金额的部分，本院不予支持。综上，依照《中华人民共和国合同法》第八条、第四十条、第一百零七条、第一百一十四条第一款之规定，判决如下：
一、被告海口投源实业开发有限公司于本判决生效之日起十日内支付原告云霞逾期违约金13399元；
二、驳回原告云霞的其他诉讼请求。
如果未按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》第二百五十三条规定，加倍支付迟延履行期间的债务利息。
案件受理费710元，减半收取355元，由被告海口投源实业开发有限公司负担130元，原告云霞负担225元。
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，并按照对方当事人或者代表人的人数提出副本，上诉于海口市中级人民法院。
审判员符晓瓛
二〇一七年七月二十七日
书记员王彦源
附相关法律条文
《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。
第四十条格式条款具有本法第五十二条和第五十三条规定情形的，或者提供格式条款一方免除其责任、加重对方责任、排除对方主要权利的，该条款无效。
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。
第一百一十四条第一款当事人可以约定一方违约时应当根据违约情况向对方支付一定数额的违约金，也可以约定因违约产生的损失赔偿额的计算方法。
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caseinfo=JSON.stringify({\"法院ID\":\"1251\",\"案件基本情况段原文\":\"\",\"附加原文\":\"附法律条文：\\\u0026#xA;《中华人民共和国合同法》\\\u0026#xA;第九十四条有下列情形之一的，当事人可以解除合同：\\\u0026#xA;（一）因不可抗力致使不能实现合同目的；\\\u0026#xA;（二）在履行期限届满之前，当事人一方明确表示或者以自己的行为表明不履行主要债务；\\\u0026#xA;（三）当事人一方迟延履行主要债务，经催告后在合理期限内仍未履行；\\\u0026#xA;（四）当事人一方迟延履行债务或者有其他违约行为致使不能实现合同目的；\\\u0026#xA;（五）法律规定的其他情形。\\\u0026#xA;第九十七条合同解除后，尚未履行的，终止履行；已经履行的，根据履行情况和合同性质，当事人可以要求恢复原状、采取其他补救措施，并有权要求赔偿损失\",\"审判程序\":\"一审\",\"案号\":\"（2015）宣民一初字第03708号\",\"法院地市\":\"宣城市\",\"法院省份\":\"安徽\",\"文本首部段落原文\":\"\",\"法院区域\":\"\",\"文书ID\":\"763f25c0-91c4-4773-b196-b20a2f4b42b3\",\"案件名称\":\"邵媛与宣城威玛仕健身管理有限公司、宣城市宣州区天雅超市娱乐服务合同纠纷一审民事判决书\",\"法院名称\":\"宣城市宣州区人民法院\",\"裁判要旨段原文\":\"\",\"法院区县\":\"宣州区\",\"补正文书\":\"2\",\"DocContent\":\"\",\"文书全文类型\":\"1\",\"诉讼记录段原文\":\"原告邵媛诉被告宣城威玛仕健身管理有限公司（简称威玛仕公司）、宣城市宣州区天雅超市（简称天雅超市）娱乐服务合同纠纷一案，本院于2015年9月16日立案受理后，依法组成合议庭于2016年2月17日公开开庭进行了审理。原告邵媛、被告威玛仕公司的法定代表人胡进超、被告天雅超市的经营者张志龙及委托代理人毛可明到庭参加诉讼。本案现已审理终结\",\"判决结果段原文\":\"\",\"文本尾部原文\":\"\",\"上传日期\":\"\\\/Date(1477843200000)\\\/\",\"案件类型\":\"2\",\"诉讼参与人信息部分原文\":\"\",\"文书类型\":null,\"裁判日期\":null,\"结案方式\":null,\"效力层级\":null,\"不公开理由\":null});$(document).attr(\"title\",\"邵媛与宣城威玛仕健身管理有限公司、宣城市宣州区天雅超市娱乐服务合同纠纷一审民事判决书\");$(\"#tdSource\").html(\"邵媛与宣城威玛仕健身管理有限公司、宣城市宣州区天雅超市娱乐服务合同纠纷一审民事判决书
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[{法规名称:\'《中华人民共和国合同法》\',Items:[{法条名称:\'第九十四条\',法条内容:\' 第九十四条
有下列情形之一的，当事人可以解除合同：
（一）因不可抗力致使不能实现合同目的；
（二）在履行期限届满之前，当事人一方明确表示或者以自己的行为表明不履行主要债务；
（三）当事人一方迟延履行主要债务，经催告后在合理期限内仍未履行；
（四）当事人一方迟延履行债务或者有其他违约行为致使不能实现合同目的；
（五）法律规定的其他情形。
\'},{法条名称:\'第九十七条\',法条内容:\' 第九十七条
合同解除后，尚未履行的，终止履行；已经履行的，根据履行情况和合同性质，当事人可以要求恢复原状、采取其他补救措施、并有权要求赔偿损失。
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