海南省第二中级人民法院
p t ; ” > 民 事 裁 定 书
(2017)琼97民终974号
海南省第二中级人民法院
民事裁定书
(2017)琼97民终974号
上诉人（原审原告）：覃建超，男，1971年9月22日出生，汉族，住海南省儋州市。
委托诉讼代理人：金晓，儋州市为民众法律事务所法律工作者。
被上诉人（原审被告）：海南名都物业服务有限公司，住所地海南省儋州市那大镇金岭花苑住宅2号楼3单元201号。
法定代表人：石维经。
原审第三人：儋州市水岸名都第一区域业主委员会，住所地海南省儋州市那大镇文化北路水岸名都一期物业中心。
负责人：钟洪波，该委员会主任。
上诉人覃建超因与被上诉人海南名都物业服务有限公司（以下简称名都物业）及原审第三人儋州市水岸名都第一区域业主委员会（以下简称业主委员会）确认合同无效纠纷一案，不服海南省儋州市人民法院（2017）琼9003民初1075号民事裁定，向本院提起上诉。本院受理后，依法组成合议庭审理了本案。本案现已审理终结。
覃建超上诉请求：撤销一审裁定，指令海南省儋州市人民法院审理本案。事实和理由如下：一、一审裁定适用法律错误。本案审理的诉讼请求是名都物业与业主委员会签订的《物业管理服务协议》是否有效或者可撤销，是否对覃建超有法律约束力。《物业管理服务协议》涉及选聘物业服务企业的事项，依据《中华人民共和国物权法》、《物业管理条例》及《海南经济特区物业管理条例》的相关规定，选聘物业服务企业应当由小区业主共同表决决定并经过半数的业主同意通过。同时，《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》第一条规定，只有依法选聘的物业服务企业与业主委员会签订的物业服务合同才对业主有约束力。选聘物业服务企业是否依照法定的程序进行是审查本案的先决条件，但是客观事实是：业主委员会与名都物业签订《物业管理服务协议》未经业主表决，双方在恶意串通的情况下擅自选聘物业服务企业，明显剥夺包括覃建超在内的第三人业主的法定权利，违背法律法规的强制性规定，名都物业凭该协议向业主收取物业管理费显然有损第三人业主的合法权益，业主当然有权利抗辩该合同对业主没有拘束力。因此，业主与本案的处理有法律上的利害关系，是本案适格原告。二、业主以个人名义诉请《物业管理服务协议》无效或者撤销，是寻求司法救济。一审裁定认定业主个人起诉不能代表大多数业主的真实意思表示，但是非法签订的《物业管理服务协议》并不能代表大多数业主的真实意思。既然如此，名都物业凭借《物业管理服务协议》向覃建超等业主主张权利，覃建超却无法向人民法院请求司法救济，究竟何以救济？综上，覃建超认为一审裁定适用法律错误，请求二审法院予以纠正，指令审理。
名都物业、业主委员会经合法传唤，无正当理由拒不到庭参加诉讼亦未提交书面答辩意见。
覃建超向一审法院起诉请求判令：依法确定《物业管理服务协议》无效。
一审法院认为：根据《中华人民共和国物权法》第七十六条的规定，选聘和解聘物业服务企业或者其他管理人由业主共同决定。覃建超要求确认物业服务合同无效，属于选聘和解聘物业服务企业或者其他管理人的事项，涉及整个小区全体业主的共同利益，而本案覃建超仅以业主个人名义提起诉讼，不能代表大多数业主的真实意思表示，亦不符合《中华人民共和国物权法》第七十六条的规定，显然不是适格的原告。综上，覃建超的起诉不具备受理条件，其起诉应予驳回。依照《中华人民共和国物权法》第七十六条第一款第四项、第二款，《中华人民共和国民事诉讼法》第一百五十四条第一款第三项及《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》第二百零八条第三款规定，裁定：驳回覃建超的起诉。案件受理费50元，退回覃建超。
根据一审、二审情况，本院归纳本案二审争议焦点为覃建超是否为本案纠纷适格原告。
本院认为，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》第一条关于业主委员会与业主大会依法选聘的物业服务企业而签订的物业服务合同对业主具有约束力，及第二条关于业主在特定情况下可请求确认物业服务合同或者合同相关条款无效的规定，物业服务合同的成立、履行等与业主个人有法律上的直接利害关系，业主不得以其并非合同当事人为由对抗依法成立的物业服务合同项下权利义务。业主委员会处理选聘物业服务企业等事项须得到业主大会合法授权，而业主大会由业主组成，即业主委员会的权利源于业主。从履行情况来看，业主委员会所签订的物业服务合同项下的权利义务实际由各业主承担，业主方为物业服务合同的主体，业主个人与物业服务合同具有法律上的直接利害关系。故虽选聘物业服务企业为大多数业主共同决定事项，但不成为阻却业主个人请求确认物业服务合同无效的理由，业主个人可以作为原告诉请确认物业服务合同无效以保障切身合法权益，同时监督业主委员会依法履行小区管理职责。本案中，覃建超为水岸名都的业主，与业主委员会、名都物业之间签订的《物业管理服务协议》有法律上的直接利害关系，系符合《中华人民共和国民事诉讼法》第一百一十九条第一项规定的适格原告，有权请求确认合同无效，其起诉于理、于法有据。综上，一审裁定适用法律错误，处理结果不当，依照《中华人民共和国民事诉讼法》第一百七十一条，《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》第三百三十二条之规定，裁定如下：
一、撤销海南省儋州市人民法院（2017）琼9003民初1075号民事裁定；
二、本案指令海南省儋州市人民法院审理。
本裁定为终审裁定。
审判长黄心宇
审判员王永政
审判员郭冬燕
二○一七年九月二十一日
书记员符莲菲
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[{法规名称:\'《中华人民共和国合同法》\',Items:[{法条名称:\'第八条第一款\',法条内容:\' 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。[ly]
依法成立的合同，受法律保护。[ly]\'},{法条名称:\'第五十四条第一款\',法条内容:\' 第五十四条
下列合同，当事人一方有权请求人民法院或者仲裁机构变更或者撤销： [ly] （一）因重大误解订立的；[ly] （二）在订立合同时显失公平的。[ly]
一方以欺诈、胁迫的手段或者乘人之危，使对方在违背真实意思的情况下订立的合同，受损害方有权请求人民法院或者仲裁机构变更或者撤销。[ly]
当事人请求变更的，人民法院或者仲裁机构不得撤销。[ly]\'},{法条名称:\'第六十条第一款\',法条内容:\' 第六十条
当事��应当按照约定全面履行自己的义务。[ly]
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。[ly]\'},{法条名称:\'第一百零七条\',法条内容:\'
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。[ly]\'},{法条名称:\'第一百一十四条第一款\',法条内容:\'
第一百一十四条 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。[ly]
约定的违约金低于造成的损失的，当事人可以请求人民法院或者仲裁机构予以增加；约定的违约金过分高于造成的损失的，当事人可以请求人民法院或者仲裁机构予以适当减少。[ly]
当事人就迟延履行约定违约金的，违约方支付违约金后，还应当履行债务。[ly]\'}]},{法规名称:\'《中华人民共和国担保法》\',Items:[{法条名称:\'第十八条第一款\',法条内容:\'
第十八条 当事人在保证合同中约定保证人与债务人对债务承担连带责任的，为连带责任保证。[ly]
连带责任保证的债务人在主合同规定的债务履行期届满没有履行债务的，债权人可以要求债务人履行债务，也可以要求保证人在其保证范围内承担保证责任。[ly]\'}]},{法规名称:\'《中华人民共和国民事诉讼法（2013年）》\',Items:[{法条名称:\'第六十四条第一款\',法条内容:\'
第六十四条当事人对自己提出的主张，有责任提供证据。[ly]
当事人及其诉讼代理人因客观原因不能自行收集的证据，或者人民法院认为审理案件需要的证据，人民法院应当调查收集。[ly]
人民法院应当按照法定程序，全面地、客观地审查核实证据。[ly]\'},{法条名称:\'第一百四十四条\',法条内容:\' 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。[ly]\'}]}]};if
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