“物业先驻”与“业主迟来”——居民小区物业合约中的畸形权利结构是如何产生的  

"Property Company Earlier" and "Property Owners Later"——the Cause of the Property Service Contract 's Abnormal Structure of Rights

作　　者：王勇[1] 

机构地区：[1]西北师范大学法学院,甘肃兰州730070

出　　处：《江汉大学学报（社会科学版）》2017年第4期70-76,共7页Journal of Jianghan University(Social Science Edition)

基　　金：国家社科基金项目"西北民族地区公民参与社会管理研究"(13BZZ026)

摘　　要："物业先驻"与"业主迟来"这个被大部分研究者所忽视的时间因素,其实正是导致近年来我国新建居民小区或安居工程中物业合约畸形权利结构的重要成因。绝大部分新建居民小区或安居工程之所以出现"前期物业"或"物业先驻"的现象,归根到底是由大规模高速城镇化背景下房地产开发商为了降低商品房楼盘销售交易成本的策略性选择所决定的。"物业先驻"限定了后来业主在物业合约中交涉的被动地位。正本清源,对于由时间因素塑造的不平等的畸形权利结构,若要重塑至平等或正常的权利结构,必然也离不开时间因素。这也正是近年来居民小区业主针对物业公司采用激进式"维权抗争模式"不遂人意,采用渐进式"倒逼复权模式"却较为成功的原因所在。而"维权抗争"和"倒逼复权"这两种维权模式所面临的前提条件或合约结构是根本不同的。The time difference of 'property company earlier' and 'owners later' is ignored by most researchers,but in fact,it is just this time factor that has caused the property service contract's abnormal structure of rights that appear in the new residential quarters or the 'housing projects for low-income residents'. This phenomenon is common in most residential areas because real estate developers intend to reduce the transaction cost. It is their strategic choice in the backdrop of large-scale high-speed urbanization. 'Property company earlier' has placed property owners in a passive position in negotiations on the property service contract. The time factor that causes the abnormal structure with unequal rights must be considered when building a normal structure with equal rights. This is also why the owners' radical 'fight for rights' actions are often less successful than the mild 'reverse pressure to regain rights' in their rivalries with property companies in recent years. The preconditions or contract structures that the two modes of right-protection actions have are fundamentally different.

关 键 词：物业先驻 业主迟来 畸形合约 权利结构 倒逼复权 

分 类 号：C913.31[经济管理]