专业团队

　　上海市虹口区人民法院民事判决书(2004)虹民三(民)初字第83号

　　原告甲，男，1945年7月29日出生，汉族，住上海市×××路732弄37号302室。

　　原告乙，女，1951年8月20日出生，汉族，住上海市×××路732弄37号302室。

　　原告丙，男，2001年1月19出生，汉族，住上海市×××路732弄37号302室。

　　法定代理人戊(丙之父)，汉族，住上海市×××路715弄42号202室。

　　委托代理人丁曙光，***律师事务所上海分所律师。

　　×被告上海××置业有限公司，住所地上海市××路173号301室。

　　法定代表人己，上海××置业有限公司董事长。

　　委托代理人庚，上海××置业有限公司工作人员。

　　委托代理人辛。上海市××律师事务所律师。

　　原告甲、乙、丙与被告上海××置业有限公司商品房预售合同纠纷一案，本院受理后，依法组成合议庭公开开庭进行了审理。原告甲、乙、丙的委托代理人丁曙光，被告上海××置业有限公司的委托代理人辛到庭参加诉讼。本案现已审理终结。原告甲、乙、丙诉称：2002年10月25日，原、被告签订了商品房预售合同，自己向被告购买本市××路750弄《××××公寓》5号203室房屋，合同约定被告应于2003年9月30日前将房屋交付原告。被告交付的房屋底层门厅装修标准为花岗岩地面、仿大理石墙面砖、美观装饰吊顶。如装修、设备标准达不到本合同附件三约定的标准，原告有权要求被告按实际的装修、设备与约定的装修、设备差价壹倍给予补偿。合同的第十二条约定：被告如未在本合同第十一条约定期限内将该房屋交付原告，应当向原告支付违约金，违约金按原告已支付的房价款日万分之二计算，违约金自本合同第十一条约定的最后交付期限之第二天起算至实际交付之日止。逾期超过90天，被告还应当按房价款的l.5%支付违约金。另外合同还约定被告不得擅自变更已经与原告约定的小区平面布局(见附件四〕，确需变更的应当征得原告书面同意。

　　被告未征得原告同意变更小区平面布局，原告有权要求被告恢复，如不能恢复，被告应当向原告支付总房价款的1.5%违约金。2003年12月20日，被告向原告发出入户通知书，要求原告于2003年12月25日办理交付该房屋的手续。但被告交付的房屋未按合同附件三约定的标准对该房屋的底层门厅进行装修，并且被告还擅自变更了配电站的安装位置并且在小区空地上增加了两个变压箱。

　　2004年1月13日原、被告签署了《房屋交接书》。但在交房过程中被告要求自己补足不应由原告承担的公摊面积增加部分的房款，不按照实际收房日期填写房屋交接日期。为维护原告的合法权益，现起诉要求被告返还向原告收取的公摊面积房款4，393元;要求被告支付逾期交房90天的违约金人民币11，160元，要求被告支付超过90天以外的逾期交房违约金9，300元;要求被告支付底层门厅装修差价款1，000元;要求被告支付因变更小区平面布局的违约金7，000元。

　　被告上海××置业有限公司辩称，双方签订合同的时间、原告向自己购买房屋的座落地点以及该房屋交付的时间属实。原告要求被告返还向其收取的公摊面积房款4，393元的诉讼请求是不成立的，因为商品房的买卖是根据建筑面积计价的，合同约定的暂测建筑面积与实测建筑面积不一致时，应当根据合同约定来处理，合同第五条约定，面积以测绘机构实测面积为准，超过2%的，不向原告收取超过2%的房款，现本案暂测面积与实测面积的误差未超过2%，故不同意原告的诉讼请求。另外延期交房有其特殊性：首先，施工队在施工期间遇到“非典”，施工人员无法正常施工;其次，2003年有持续40天的高温日，根据规定野外作业要避开高温;因此受“非典”和高温影响，延期交房的天数也应当酌情扣除，根据上述事实，延期交房的天数至少扣除40天。原告诉称的超过90天以外的逾期违约是不存在的，自己于2003年12月20日向原告发出入户通知，要求原告于同月25日办理入户手续。

　　原告是在12月21日收到入户通知书的，但原告实际签署《房屋交接书》的日期是在2004年1月13日，故被告只应当承担逾期交房86天的违约责任。不同意原告要求自己支付超过90天以外的逾期交房违约金的诉讼请求。由于小区业主在入住时要进行装修，为了避免门厅装修被损坏;故暂缓底层门厅的装修，目前装修施工队已经在小区内对各底层门厅进行了装修。现认为实际装修标准与约定的装修标准之间不存在差价。不同意原告要求自己支付底层门厅装修差价款的诉讼请求。因原来设计的配电站用电量不符合供电部门的要求，经过规划局的批准和同意将配电站建造在目前的位置上。为确保小区居民的用电，根据供电部门的要求，在小区内设置了两个变压箱，故被告不存在擅自变更小区平面布局的行为，现不同意原告以变更小区平面布局为由，要求自己支付违约金的诉讼请求。

　　经审理查明：2002年10月25日，原、被告签订了商品房预售合同，合同约定：原告向被告购买座落本市××路780弄《××××公寓》5号2层03室。该房暂测建筑面积135.48平方米，其中套内建筑面积为113.14平方米、公用分摊建筑面积为22.34平方米。该房总房价款为620，000元。合同的第五条约定：在该房屋交付时,房屋建筑面积以上海市房屋土地管理局认定的测绘机构实测面积为准，如被告暂测面积与实测面积不一致时，除法律法规、规章另有规定外按下列约定处理：

　　1、按该房屋每平方米建筑面积单价计算多退少补;

　　2、被告同意当暂测面积与实测面积的误差超过﹢2%(包括2%;不向原告收取超过部分的房价款;

　　被告同意当暂测面积与实测面积的误差超过﹣3%(包括﹣3%)，原告有权单方面解除本合同。原告行使单方解除权时，必须在双方签署《房屋交接书》之时或之前提出，否则视为放弃该项权利。

　　合同的第十条约定该房屋的交付必须符合第贰种方案所列条件即取得了《住宅交付使用许可证》;被告对该房屋设定的抵押已注销;被告已按规定缴纳了物业维修基金;被告承诺在2003年12月30日前办理房地产初始登记手续，取得新建商品房房地产权证(大产证)，如到时不能取得商品房房地产权证(大产证)，原告有权单方面解除本合同。

　　合同的第十一条约定：被告定于2003年9月30日前将该房屋交付给原告。合同的第十二条约定：被告如未在本合同第十一条约定期限内将该房屋交付原告，应当向原告支付违约金，违约金按原告已支付的房价款日万分之二计算，违约金自本合同第十一条约定的最后交付期限之第二天起算至实际交付之日止。逾期超过90天，原告有权选择第贰种方案追究被告责任：被告除按原告已支付房价款的日万分之二承担违约金至实际交付之日外，还同意再按房价款的1.5%承担违约金，合同继续履行。

　　合同签订后，原告按约支付了房款。合同的第十三条约定：该房屋符合本合同第十条约定的交付条件后，被告应在交付之日前15天书面通知原告办理交付该房屋的手续。被告应在收到该通知之日起15天内，会同被告对该房屋进行验收交接。房屋交付的标志为发出《物业交付通知书》。合同的第十七条约定：被告交付的该房屋系验收合格的房屋。如该房屋装修、设备标准达不到本合同附件三约定的标准，原告有权要求被告按实际的装修、设备与约定的装修、设备差价壹倍给予补偿。在合同的附件三中双方对底层门厅约定为：花岗岩地面、仿大理石墙面砖、美观装饰吊顶。2003年11月20日，被告取得了虹口区××路780弄1—3、5—8号的上海市新建住宅交付使用许可证。2003年12月19日，本市××路780弄1—8号、782号、782-1～782—9号房屋进行了初始登记，被告取得了上海市房地产权证。2003年12月20日，被告向原告发出入户通知书，通知原告于当月25日办理入户手续。2004年1月13日原、被告签订了房屋交接书，按房屋的实测建筑面积对该房屋总价款进行了结算。该房实测建筑面积为137.09平方米，其中套内建筑面积为113.79平方米，公用分摊建筑面积为23.30平方米。2004年2月11日原告诉至法院，要求被告返还向原告收取的公摊面积房款4，393元;并且要求被告支付逾期交房90天的违约金人民币11，160元;要求被告支付超过90天以外的逾期交房违约金9，300元;要求被告支付底层门厅装修差价款1，000元.

Civil Judgment of Hongkou District People's Court in Shanghai (2004) Hongmin San (Min) Chu Zi No. 83

Plaintiff A, male, born on July 29, 1945, of Han ethnicity, residing at Room 302, No. 37, Lane 732, XX Road, Shanghai.

Plaintiff B, female, born on August 20, 1951, of Han ethnicity, residing at Room 302, No. 37, Lane 732, XX Road, Shanghai.

Plaintiff C, male, born on January 19, 2001, of Han ethnicity, residing at Room 302, No. 37, Lane 732, XX Road, Shanghai.

Legal representative Wu (father of Bing), Han ethnicity, residing at Room 202, No. 42, Lane 715, XX Road, Shanghai.

Entrusted agent Ding Shuguang, lawyer from the Shanghai branch of * * * Law Firm.

Defendant Shanghai XX Real Estate Co., Ltd., with its registered address at Room 301, No. 173 XX Road, Shanghai.

The legal representative is Ji, the Chairman of Shanghai XX Real Estate Co., Ltd.

Entrusted agent Geng, a staff member of Shanghai XX Real Estate Co., Ltd.

Entrusted agent Xin. Lawyer from XX Law Firm in Shanghai.

The plaintiff A, B, C and the defendant Shanghai XX Real Estate Co., Ltd. engaged in a dispute over the pre-sale contract for commercial housing. After being accepted by this court, a collegiate bench was formed in accordance with the law to conduct a public hearing. The authorized agents of plaintiffs A, B, and C, Ding Shuguang, and the authorized agent of defendant Shanghai XX Real Estate Co., Ltd., Xin, appeared in court to participate in the lawsuit. The trial of this case has now been concluded. Plaintiffs A, B, and C claim that on October 25, 2002, the plaintiff and defendant signed a pre-sale contract for commercial housing and purchased the property at Room 203, No. 5, Apartment No. 750, XX Road, from the defendant. The contract stipulated that the defendant should deliver the property to the plaintiff before September 30, 2003. The decoration standards for the basement lobby of the house delivered by the defendant are granite flooring, imitation marble wall tiles, and aesthetically pleasing decorative ceilings. If the decoration and equipment standards do not meet the standards stipulated in Annex 3 of this contract, the plaintiff has the right to demand that the defendant compensate twice the price difference between the actual decoration and equipment and the agreed decoration and equipment. Article 12 of the contract stipulates that if the defendant fails to deliver the house to the plaintiff within the time limit stipulated in Article 11 of this contract, they shall pay a penalty to the plaintiff. The penalty shall be calculated at a rate of 0.2% per day of the house price already paid by the plaintiff. The penalty shall be calculated from the second day after the final payment deadline stipulated in Article 11 of this contract to the actual delivery date. If the delay exceeds 90 days, the defendant shall also pay a penalty of 1.5% of the house price. In addition, the contract also stipulates that the defendant shall not change the layout of the community that has already been agreed with the plaintiff without authorization (see Annex 4). If changes are necessary, written consent from the plaintiff shall be obtained.

The defendant did not obtain the plaintiff's consent to change the layout of the residential area. The plaintiff has the right to demand that the defendant restore it. If it cannot be restored, the defendant shall pay a penalty of 1.5% of the total house price to the plaintiff. On December 20, 2003, the defendant issued a notice of entry to the plaintiff, requesting that the plaintiff complete the procedures for delivering the house on December 25, 2003. But the house delivered by the defendant did not decorate the ground floor lobby of the house according to the standards stipulated in Annex 3 of the contract, and the defendant also changed the installation location of the power distribution station without authorization and added two transformer boxes on the vacant land in the community.

On January 13, 2004, the plaintiff and defendant signed the "House Handover Certificate". However, during the handover process, the defendant requested to make up for the increased shared area that should not be borne by the plaintiff, and did not fill in the handover date of the house based on the actual receipt date. In order to protect the legitimate rights and interests of the plaintiff, we hereby sue and demand that the defendant return the shared area housing payment of 4393 yuan collected from the plaintiff; Require the defendant to pay a penalty of RMB 11160 for 90 days of overdue delivery, and a penalty of RMB 9300 for overdue delivery beyond 90 days; Request the defendant to pay a price difference of 1000 yuan for the decoration of the lower floor lobby; Request the defendant to pay a penalty of 7000 yuan for changing the layout of the community.

The defendant Shanghai XX Real Estate Co., Ltd. argues that the time when both parties signed the contract, the location where the plaintiff purchased the house from themselves, and the time when the house was delivered are true. The plaintiff's request for the defendant to return the shared area housing payment of 4393 yuan collected from it is unfounded, because the sale of commercial housing is priced based on the construction area. If the temporary measured construction area stipulated in the contract is inconsistent with the measured construction area, it should be handled according to the contract. Article 5 of the contract stipulates that the area shall be based on the measured area by the surveying and mapping agency. If it exceeds 2%, no more than 2% of the housing payment shall be charged to the plaintiff, The error between the temporarily measured area and the measured area in this case does not exceed 2%, therefore we do not agree with the plaintiff's lawsuit request. In addition, delaying the delivery of the house has its particularity: firstly, the construction team encountered SARS during the construction period, and the construction personnel were unable to carry out normal construction; Secondly, there were 40 consecutive days of high temperatures in 2003, and according to regulations, outdoor operations should avoid high temperatures; Therefore, due to the impact of SARS and high temperatures, the days of delayed delivery should also be deducted as appropriate. Based on the above facts, at least 40 days of delayed delivery should be deducted. The plaintiff's claim of overdue breach beyond 90 days does not exist. On December 20, 2003, the plaintiff issued a notice of entry to the household, requesting the plaintiff to complete the entry procedures on the 25th of the same month.

The plaintiff received the notice of entry on December 21, but the actual date on which the plaintiff signed the "House Handover Certificate" was January 13, 2004. Therefore, the defendant should only bear the breach of contract liability for overdue delivery of the house for 86 days. I disagree with the plaintiff's request to pay a penalty for overdue delivery exceeding 90 days. Due to the fact that residents of the community need to renovate during their stay, in order to avoid damage to the lobby decoration; Therefore, the decoration of the lower level foyer is temporarily suspended. Currently, the decoration construction team has carried out decoration on each lower level foyer in the community. It is now believed that there is no price difference between the actual decoration standard and the agreed decoration standard. Disagree with the plaintiff's request to pay the price difference for the decoration of the lower floor lobby. Due to the original design of the power distribution station not meeting the requirements of the power supply department, with the approval and consent of the planning bureau, the distribution station will be built at its current location. In order to ensure the electricity consumption of residents in the community, two transformer boxes were installed in the community according to the requirements of the power supply department. Therefore, the defendant did not engage in unauthorized changes to the layout of the community. We do not agree with the plaintiff's lawsuit to demand payment of liquidated damages on the grounds of changing the layout of the community.

After trial and investigation, it was found that on October 25, 2002, the plaintiff and defendant signed a pre-sale contract for commercial housing, which stipulated that the plaintiff would purchase Room 03, 2nd floor, No. 5, No. 780, XX Road, from the defendant. The temporary construction area of the room is 135.48 square meters, of which the interior construction area is 113.14 square meters and the shared construction area is 22.34 square meters. The total price of the house is 620000 yuan. Article 5 of the contract stipulates that at the time of delivery of the house, the construction area of the house shall be based on the measured area by the surveying and mapping agency recognized by the Shanghai Housing and Land Administration Bureau. If the defendant's temporary measured area is inconsistent with the measured area, unless otherwise provided by laws, regulations, and rules, the following provisions shall be applied:

1. Calculate based on the unit price per square meter of the building area of the house, any excess or deficiency will be refunded or supplemented;

2. The defendant agrees that when the error between the temporary measured area and the actual measured area exceeds+2% (including 2%), the plaintiff shall not be charged for the excess housing price;

The defendant agrees that if the error between the temporarily measured area and the measured area exceeds -3% (including -3%), the plaintiff has the right to unilaterally terminate this contract. When the plaintiff exercises the unilateral right of termination, it must be raised at or before the signing of the House Handover Agreement by both parties, otherwise it shall be deemed as a waiver of this right.

Article 10 of the contract stipulates that the delivery of the house must meet the conditions listed in the second plan, which means obtaining the Residential Delivery and Use License; The defendant's mortgage on the property has been cancelled; The defendant has paid the property maintenance fund as required; The defendant promises to complete the initial registration procedures for real estate before December 30, 2003, and obtain the certificate of ownership (major property certificate) for the newly built commercial real estate. If the certificate of ownership (major property certificate) cannot be obtained by then, the plaintiff has the right to unilaterally terminate this contract.

Article 11 of the contract stipulates that the defendant shall deliver the house to the plaintiff before September 30, 2003. Article 12 of the contract stipulates that if the defendant fails to deliver the house to the plaintiff within the time limit stipulated in Article 11 of this contract, they shall pay a penalty to the plaintiff. The penalty shall be calculated at a rate of 0.2% per day of the house price already paid by the plaintiff. The penalty shall be calculated from the second day after the final payment deadline stipulated in Article 11 of this contract to the actual delivery date. If the delay exceeds 90 days, the plaintiff has the right to choose the second option to pursue the defendant's responsibility: the defendant shall not only bear a penalty of 0.2% of the daily house price paid by the plaintiff until the actual delivery date, but also agree to bear a penalty of 1.5% of the house price, and the contract shall continue to be performed.

After the contract was signed, the plaintiff paid the house price as agreed. Article 13 of the contract stipulates that after the house meets the delivery conditions stipulated in Article 10 of this contract, the defendant shall notify the plaintiff in writing 15 days before the delivery date to complete the procedures for delivering the house. The defendant shall, within 15 days from the date of receipt of this notice, jointly inspect and hand over the house to the defendant. The sign of house delivery is the issuance of the Property Delivery Notice. Article 17 of the contract stipulates that the house delivered by the defendant is a house that has passed the acceptance inspection. If the decoration and equipment standards of the house do not meet the standards stipulated in Annex 3 of this contract, the plaintiff has the right to demand that the defendant compensate twice the price difference between the actual decoration and equipment and the agreed decoration and equipment. In Annex 3 of the contract, both parties agree on the following terms for the lower level lobby: granite floor, imitation marble wall tiles, and aesthetically pleasing decorative ceiling. On November 20, 2003, the defendant obtained the Shanghai New Residential Delivery and Use Permit for No. 1-3 and 5-8, Lane 780, XX Road, Hongkou District. On December 19, 2003, the initial registration of houses 1-8, 782, and 782-1-782-9, Lane 780, XX Road, this city was carried out, and the defendant obtained the Shanghai real estate ownership certificate. On December 20, 2003, the defendant issued a notice of entry to the plaintiff, notifying them to complete the entry procedures on the 25th of the same month. On January 13, 2004, the plaintiff and defendant signed a house handover agreement and settled the total price of the house based on the measured construction area of the house. The measured building area of the house is 137.09 square meters, of which the interior building area is 113.79 square meters and the shared building area is 23.30 square meters. On February 11, 2004, the plaintiff filed a lawsuit with the court requesting the defendant to return the shared area housing payment of 4393 yuan collected from the plaintiff; And require the defendant to pay a penalty of RMB 11160 for overdue delivery of the house for 90 days; Require the defendant to pay a penalty of 9300 yuan for overdue delivery exceeding 90 days; Requesting the defendant to pay a price difference of 1000 yuan for the decoration of the lower floor lobby