业委会花钱无节制，业主如何维护合法权益
业委会花钱无节制，业主如何维护合法权益
How to Protect the Legitimate Rights and Interests of Owners
一、问题的提出
1. Introduction
随着城镇化进程的发展，一个个商品房小区被交付使用。业主为保护小区正常运营缴纳的费用以及小区的各类经营性受益，比如维修基金、物业费、广告费、车位管理费等大额公共服务收益应放在何处，由谁支配使用，如何使用等，这些都是现实要解决的问题。
With the development of urbanization, commercial housing communities have been delivered for use, where should the fees paid by the owners to protect the normal operation of the community, as well as the various operational benefits of the community, such as maintenance funds, property fees, advertising fees, parking management fees and other large public service income be kept? who should control the use of the fees? how to use these fees? These are the problems to be solved in reality.
我国《物业管理条例》第10条规定“同一个物业管理区域内的业主，应当在物业所在地的区、县人民政府房地产行政主管部门的指导下成立业主大会，并选举产生业主委员会。”据此，各个小区成立了业主委员会，在监督物业服务公司的同时，妥善管理小区经营性收支。实践中，当小区经营性收入较大时，有些业主会反应经营性收入得不到妥当的管理和使用，业委会存在使用经营性收入账面不清晰、不对业主公开的情况。如何管好业委会，如何防止业委会乱作为，考验着业主们的智慧。
Article 10 of China's "Property Management Regulations" stipulates that "the owners in the same property management area shall establish the owners' meeting and elect the owners' committee under the guidance of the real estate administrative department of the district or county people's Government where the property is located." Accordingly, the owners committee has been set up in each community to supervise the property service company and properly manage the operating income and expenditure of the community. In practice, when the operating income of the community is large, some owners will reflect that the operating income can not be properly managed and used, and the property committee has the situation that the books of account are not clear and not disclosed to the owners. How to manage the owners’ committee, how to prevent the owners’ committee from disorderly acts, tests the owners.
二、相关法律规定
2. Relevant Laws and Regulations
根据《业主大会和业主委员会指导规则》第29条规定“业主大会会议决定筹集和使用专项维修资金以及改造、重建建筑物及其附属设施的，应当经专有部分占建筑物总面积三分之二以上的业主且占总人数三分之二以上的业主同意；决定本规则第十七条规定的其他共有和共同管理权利事项的，应当经专有部分占建筑物总面积过半数且占总人数过半数的业主同意。”第17条规定“业主大会决定以下事项：（一）制定和修改业主大会议事规则；（二）制定和修改管理规约；（三）选举业主委员会或者更换业主委员会委员；（四）制定物业服务内容、标准以及物业服务收费方案；（五）选聘和解聘物业服务企业；（六）筹集和使用专项维修资金；（七）改建、重建建筑物及其附属设施；（八）改变共有部分的用途；（九）利用共有部分进行经营以及所得收益的分配与使用；（十）法律法规或者管理规约确定应由业主共同决定的事项。”任何一项支出需经业主专有部分占建筑物总面积过半数且占总人数过半数的业主同意方可实行。
According to Article 29 of the Guiding Rules for the Owners' Congress and the Owners' Committee, "If the owners' meeting decides to raise and use special maintenance funds and reconstruct or rebuild buildings and their ancillary facilities, it shall be approved by the owners whose exclusive part accounts for more than two-thirds of the total area of the building and more than two-thirds of the total number of the owners. If there are matters with joint management rights, it shall be approved by the owners whose exclusive parts account for more than half of the total area of the building and more than half of the total number of people. " Article 17 stipulates that "The owners' Congress shall decide on the following matters: (1) to formulate and amend the rules of procedure of the owners' Congress; (2) to formulate and amend the management regulations; (3) to elect or replace the members of the owners' Committee; (4) to formulate the contents and standards of property services and the charging scheme for property services; (5) to select and dismiss property service enterprises; and (6) to raise and make use of special maintenance funds; (7) rebuilding buildings and their ancillary facilities; (8) changing the use of the common parts; (9) using the common parts for operation and the distribution and use of the income obtained; (10) matters determined by laws and regulations or management regulations that should be jointly decided by the owners. " Any expenditure can only be carried out with the consent of the owners whose exclusive part accounts for more than half of the total area of the building and more than half of the total number of people.
当业主委员会的行为侵害了业主的合法权益时，根据《物权法》第78条规定：“业主大会或者业主委员会的决定，对业主具有约束力。业主大会或者业主委员会作出的决定侵害业主合法权益的，受侵害的业主可以请求人民法院予以撤销。”及新修订的《物业管理条例》第12条：“业主大会或者业主委员会作出的决定侵害业主合法权益的，受侵害的业主可以请求人民法院予以撤销。”明确赋予了被侵害权益业主获得司法救济的权利，当业主委员会作出的决定侵害业主合法权益时，受侵害的业主可以请求法院予以撤销。也就是说，业主对业主委员会的监督权有法律保障，并可以强制执行。
When the behavior of the owners committee infringe upon the legitimate rights and interests of the owners, according to Article 78 of the Property Law, "The decisions of the owners' meeting or the owners' committee shall be binding on the owners. If a decision made by the owners' assembly or the owners' committee infringes upon the legitimate rights and interests of the owners, the infringed owner may request the people's court to cancel it. " And the newly revised Article 12 of the Property Management Ordinance: "If a decision made by the owners' assembly or the owners' committee infringes upon the legitimate rights and interests of the owners, the aggrieved owner may request the people's court to cancel it." When the decision made by the owners committee infringes upon the legitimate rights and interests of the owners, the infringed owners can ask the court to cancel the decision. In other words, the supervision right of owners' committee is guaranteed by law and can be enforced.
但上述撤销行为的实施的前提是业主的知情权能得到保障的情况下，若业主的知情权都得不到保障，怎么能要求业主用公权力救济。
But the premise of the implementation of the above revocation is that the owner's right to know can be protected. If the owner's right to know is not protected, how can the owner protects himself/herself by using public power?
立法者正是考虑到这一点，故在《物权法》第79条规定：“建筑物及其附属设施的维修资金，属于业主共有。经业主共同决定，可以用于电梯、水箱等共有部分的维修。维修资金的筹集、使用情况应当公布。”《最高人民法院关于审理建筑物区分所有权纠纷案件具体应用法律若干问题的解释》第13条规定：“业主请求公布、查阅下列应当向业主公开的情况和资料的，人民法院应予支持：（一）建筑物及其附属设施的维修资金的筹集、使用情况；（二）管理规约、业主大会议事规则，以及业主大会或者业主委员会的决定及会议记录；（三）物业服务合同、共有部分的使用和收益情况；（四）建筑区划内规划用于停放汽车的车位、车库的处分情况；（五）其他应当向业主公开的情况和资料。”充分保障了业主的知情权。业主知情权得不到满足的情况下，业主有权向法院提起业主知情权纠纷诉讼。
In view of this, the legislator stipulates in Article 79 of the Property Law that the maintenance funds for buildings and their ancillary facilities belong to the common ownership of the owners. It can be used for the maintenance of elevator, water tank and other common parts. The collection and use of maintenance funds shall be made public. " Article 13 of the Interpretation of the Supreme People's Court on Several Issues Concerning the Specific Application of Law in the Trial of Disputes over Condominium Ownership stipulates that the people's court shall support the owner's request for publication and access to the following information and materials that should be disclosed to the owner: (1) the collection and use of the maintenance funds for the building and its ancillary facilities; (2) the management regulations, the rules of procedure of the owners’ meeting, as well as the decisions and minutes of the owners' meeting or the owners' Committee; (3) the property service contract, the use and income of the common parts; (4) the disposition of parking spaces and garages planned for parking cars in the building area; (5) other information and materials that should be disclosed to the owners. " The owner's right to know is fully protected. If the owner's right to know is not satisfied, the owner has the right to file a lawsuit to the court.
三、司法判例——业委会需要向业主公布各年度财务收支账目、收支凭证
3. Judicial Precedent: the Owners’ Committee needs to publish the annual financial revenue and expenditure account to the owner
在（2018）冀0104民初1374号案件中，原告张某系某小区的业主，该小区业主委员会自2016年7月成立以来，管理混乱，财务收支不透明，从不公开依法应公开的信息，致原告等广大业主合法权益受到损害。故起诉至石家庄市桥西区人民法院要求业委会在小区公告栏中张贴该届业主委员会任期内的各年度财务收支账目、收支凭证。石家庄市桥西区人民法院认为，业主对小区公共事务和物业管理的相关事项享有知情权，可以向业委会要求公布、查阅应当向业主公开的，且确由业委会和物业公司掌握的情况和资料。根据《最高人民法院关于审理建筑物区分所有权纠纷案件具体应用法律若干问题的解释》第13条之规定，案涉小区业委会理应向原告张某公布由其掌握的各年度财务收支账目、收支凭证。
In the (2018) Ji0104 early Republic of China case No. 1374, the plaintiff Zhang is the owner of a community. Since its establishment in July 2016, the owner committee of the community has been in chaos in management, opaque in financial revenue and expenditure, and has never disclosed the information that should be disclosed according to law, thus damaging the legitimate rights and interests of the plaintiff and other owners. Therefore, the people's Court of Qiaoxi District, Shijiazhuang City, requested the owners’ committee to post the annual financial revenue and expenditure account and income in the community bulletin board. The people's Court of Qiaoxi District, Shijiazhuang City, holds that the owners have the right to know about the public affairs and property management of the community, and can ask the owners’ committee to publish and consult the information and materials that should be disclosed to the owners which are really in the hands of the property management committee and the owners’ committee. According to Article 13 of the Interpretation of the Supreme People's Court on the Specific Application of Law in the Trial of Disputes over the Partitioned Ownership of Buildings, the owners’ Committee of the community involved in the case should disclose to the plaintiff Zhang the annual financial revenue and expenditure accounts held by him.
四、业主需积极作为，采购专业法律服务和审计服务
4. The owners should actively act and purchase professional legal services and audit services.
为预防产生此等业主委员会侵权的现象发生，建议业主们采购专业的法律服务和审计服务，由专业人士制定章程及内部合同约定，合理确定权责；对于涉及公众财产的使用问题均需经过专业审计人员进行审计，并且要定期公开审计结果。正所谓，阳光是最好的防腐剂。
In order to prevent such infringement, it is suggested that the owners purchase professional legal services and audit services, and the professional shall formulate the articles of internal contracts, and reasonably determine the rights and responsibilities. For the use of public property, the professional auditors shall audit the problems, and shall regularly disclose the audit results. It is called that sunlight is the best preservative.
城市民生的改善离不开社区治理的优化，业主委员会的运作如何做到公开透明，如何谨防业委会滥用职权，我们一直在努力解决。
The improvement of urban people's livelihood cannot be separated from the optimization of community governance. We are trying our best to make the operation of the owners' committee open and transparent and to guard against the abuse of power by the Owners’ Commission.
