海南省海口市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼01民终3244号
上诉人（原审被告）：海口投源实业开发有限公司，住所地海口市秀英区和谐路16号。
法定代表人：王之明，总经理。
委托诉讼代理人：李琳，海南问源律师事务所律师。
委托诉讼代理人：蔡秦波，海南问源律师事务所律师。
被上诉人（原审原告）：云霞，女，1978年9月8日出生，汉族，住海口市。
委托诉讼代理人：李湘峰，海南商汇律师事务所律师。
上诉人海口投源实业开发有限公司（以下简称投源公司）因与被上诉人云霞房屋买卖合同纠纷一案，不服海口市秀英区人民法院（2017）琼0105民初2567号民事判决，向本院提起上诉。本院于2017年9月13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。
投源公司上诉请求：撤销一审判决第一项，改判驳回云霞的诉讼请求。事实和理由：一、一审法院认定事实和适用法律错误。因政府及相关部门的行政行为影响，投源公司可依照合同第十二条的约定予以延期交房。本案涉及的永秀花园北一区项目系海口市保障性安居工程项目，建设场地的清场工作由国土部门及相关政府部门负责。项目开工以来，因场地清场问题，致使项目在艰难和障碍中建设。投源公司多次向政府及相关部门去函，请求政府协调解决项目场地内附属物的拆迁问题，并尽快启动拆除工作，但政府及相关部门一直未能彻底解决该问题，因此严重影响了涉案项目的建设、验收及交付工作。既然政府及相关部门的行政行为的影响真实存在，并且投源公司也通过张贴《公告》的方式向业主告知了相关的情况，故投源公司依约可以延期交房。一审法院不予认可投源公司提交相关证据的证明效力于法无据，请二审法院依法予以纠正。二、投源公司与云霞订立的《海南省保障性住房预售合同》明确约定”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”向云霞交付房屋，这是双方充分协商一致的真实意思表示，双方应严格遵照上述约定履行。一审法院认为”若按照补充协议的约定确定应交房时间，则很有可能完全排除了开发商的逾期交房责任”没有事实和法律依据。有鉴于此，一审法院按照2015年4月30日作为交房时间来计算违约金属于认定事实错误，应依法予以纠正。
云霞辩称，双方合同约定的交房时间为2015年4月30日之前，根据投源公司提交的证据，在2017年1月13日涉案房屋才经过海口市建设工程质量安全监督站（以下简称市质监站）验收，在此时，涉案房屋才达到合同约定的交房条件，其后投源公司在2017年1月19日通知了云霞收房，因此，一审法院认定自2015年5月1日起至2017年1月19日期间存在逾期交房行为正确。根据《海南省保障性住房预售合同》第十四条，投源公司应当承担合同约定的逾期交房违约金责任。因此，一审法院认定事实清楚，适用法律正确，二审法院应当驳回投源公司的上诉，维持原判。
云霞向一审法院起诉请求：1.投源公司向云霞支付逾期交房违约金（自2015年5月1日起暂计算至2017年5月31日为36422.38元，应计算至投源公司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云霞收房之日止）;2.本案诉讼费由投源公司承担。
一审法院认定事实：2014年2月20日，云霞、投源公司签订《保障性住房预售合同》，合同约定云霞购买投源公司开发的××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）投源公司应当在2015年4月30日前向云霞交付该房屋；（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：该商品房经市质监站验收合格）。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，投源公司向云霞交付该房屋。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，投源公司可据实予以延期：1.因不可抗力且投源公司在事实发生之日起30日内告知云霞的；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，投源公司未按照第十二条约定的期限和条件将房屋交付给云霞，云霞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，投源公司按日计算向云霞支付全部已付款万分之一的违约金。合同第二十六条规定，云霞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，云霞于2014年4月29日向投源公司支付购房首付款90992元，办理银行贷款后剩余购房款148000元于2015年8月20日汇入投源公司账户。2017年1月13日，市质监站做出《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，投源公司制作入伙通知书，载明云霞需办理房屋交付手续并交纳维修资金3676.8元，并于1月19日短信通知云霞收房。云霞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。
一审法院认为，云霞、投源公司签订的《保障性住房预售合同》合法有效，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，投源公司仅需要满足该款第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，市质监站通过对涉案房产项目的验收，投源公司于2017年1月19日通知云霞收房，此时房屋已符合收房条件，故通知行为有效。云霞无故拒绝收房，无权主张投源公司支付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”。但合同第二十六条约定，云霞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。投源公司提供的《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，投源公司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投源公司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，云霞、投源公司才签订合同，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。投源公司作为房地产开发企业，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投源公司逾期交房的理由。投源公司主张因不可抗力免除其违约责任，不予采纳。四、逾期交房违约金的计算。投源公司应于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，投源公司应向云霞支付2015年5月1日至2017年1月19日期间的逾期交房违约金，结合云霞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）。云霞主张超过上述金额的部分，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，一审法院判决：一、投源公司于本判决生效之日起十日内支付云霞逾期违约金13399元；二、驳回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，由投源公司负担130元，云霞负担225元。
二审中，当事人没有提交新证据。
二审查明事实与一审一致。
本院认为，双方当事人签订的《保障性住房预售合同》，意思表示真实，内容未违反法律、行政法规的强制性规定，合法有效，双方均应依约履行。合同约定投源公司应于2015年4月30日前交房，而投源公司2017年1月19日才通知云霞收房，应承担逾期交房违约责任。投源公司上诉称因政府及相关部门的行政行为影响，其可依照合同第十二条的约定延期交房。对此，永秀花园相关拆迁问题长期存在，不属于不可预料的不可抗力，投源公司作为房地产开发企业，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投源公司逾期交房的理由。投源公司的该上诉理由不能成立。投源公司上诉称一审判决以2015年4月30日作为交房时间计算违约金错误。对此，因双方合同补充约定的交房时间与合同第二十六条约定的交房时间在条款内容上互相矛盾，一审判决按照商品房买卖市场的习惯，认定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并无不当，本院予以确认。一审判决按照双方合同第十二条第（一）项约定的2015年4月30日作为投源公司应交房时间正确。投源公司的该上诉理由不能成立。
综上，投源公司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规定，判决如下：
驳回上诉，维持原判。
二审案件受理费710元，由海口投源实业开发有限公司负担。
本判决为终审判决。
审判长谭晓梅
审判员符汉平
审判员陈杰林
二Ｏ一七年十一月六日
法官助理汪园圆
书记员张晨曲
速录员黄晓霞
附相关法律条文：
《中华人民共和国民事诉讼法》
第一百七十条第一款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；
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风险提示
1.根据《中华人民共和国民事诉讼法》第二百三十九条之规定，人民法院作出的裁判文书发生法律效力后，申请执行的期间为二年。如果权利人怠于申请执行，超过申请执行期间，就丧失了请求人民法院强制执行的权利。
2.根据《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》第四百八十七条之规定，人民法院冻结银行存款的期限不得超过一年，查封、扣押动产的期限不得超过两年，查封不动产、冻结其他财产权的期限不得超过三年。权利人在诉前或诉讼中申请财产保全的，应在查封或冻结的期限届满前申请人民法院继续查封或冻结，以避免保全财产自行解封或解冻，给权利人造成不必要的损失。
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