专业团队

    房屋的交付不仅要求房屋建成，还必须要符合法律规定和购房合同的约定条件。房屋的建设又比较特殊，很容易受自然因素、政策因素的影响，这种种条件以及变化的因素都给开发商按期交房造成了重重障碍，许多购买期房的朋友都受到开发商逾期交房的困扰，现探讨逾期交房的种种原因。

    一、法定免责事由(因不可抗力)

    所谓不可抗力，在我国《民法通则》和《合同法》上是指合同订立时不能预见、不能避免并不能克服的客观情况。不可抗力主要包括以下几种情形：(1)自然灾害、如台风、洪水、冰雹;(2)政府行为，如征收、征用;(3)社会异常事件，如罢工、骚乱。

    深圳市《关于处理房地产买卖逾期交房纠纷案件的实施意见》规定的不可抗力包括以下几种情况，在实践中可以借鉴：

    (一)地震，以地震局出具的证明文件据实计算。比如5.12地震灾区的开发商因地震迟延了工期和交房是可以免责的。

    (二)水灾，以气象部门出具的证明文件据实计算。

    (三)火灾，以消防部门出具的证明文件据实计算。(如果事实上是因为开发商管理问题而造成的火灾，开发商是否承担逾期交房的违约责任，笔者认为值得商榷)

    (四)台风、暴雨，以气象部门出具的气象资料据实计算;

    (五)其它不可抗力因素还包括社会事件等客观情况，可按《合同法》进行认定和处理。同时发生的不可抗力因素，不得重复计算。

    在不可抗力的适用上，有以下问题值得注意：(1)合同中是否约定不可抗力条款，不影响直接援用法律规定;(2)不可抗力条款是法定免责条款，约定不可抗力条款如小于法定范围，当事人仍可援用法律规定主张免责;如大于法定范围，超出部分应视为另外成立了免责条款;(3)不可抗力作为免责条款具有强制性，当事人不得约定将不可抗力排除在免责事由之外。

    二、未经政府验收合格

    购房合同一般还会约定交付的商品房要具有以下证书：《商品房取得面积实测技术报告书》、《商品房经分期综合验收合格》、《商品房取得商品住宅交付使用批准文件》等

    深圳市《关于处理房地产买卖逾期交房纠纷案件的实施意见》规定交付的房屋必须具备《工程竣工核验证书》、《消防验收合格证书》、《电梯准用证》(房屋有电梯时必备)、《燃气管道工程验收合格证书》(房屋有燃气管道时必备)。即使购房方已入住房屋，如开发商在诉讼期间仍未能取得上述证书的，购房方关于解除合同的请求应予支持。在购房方已入住房屋的情况下，开发商在诉讼期间已取得上述证书的，购房方关于解除合同的请求不予支持。

    上述多个验收证书是交房必要条件，任何一个环节出问题耽误时间都会影响交房的时间。

    三、施工中遇到异常困难及重大技术问题不能及时解决

    通常在免责事由中开发商会写入，施工中遇到异常困难及重大技术问题不能按时交房的开发商可以免责。这样的约定对购房者很不利。购房者并不了解房屋的建设过程，即使是专家也很难对于“异常困难”“重大技术问题”等概念给出准确的定义。重大技术问题”每个工程都会出现，这是房地产商应事先估计到的。如果如此约定了免责条款，无疑使“异常困难”、“重大技术问题”成为开发商逾期交房的灵丹妙药，屡试不爽。

    四、政府修改或增加法例而影响工期延误

    这种情况以具体的修改的法例与施工进程的因果关系为准。

    五、市政配套工程的批准与安装的延误

    作为建房单位,在事先应了解市政配套工程等情况,确保新建房屋供电供水等问题,才能将房屋预售出去。应视合同约定和具体情况来确定责任。

    六、天气原因

    这里说说的天气原因要与自然灾害区分开来。普通的天气变化并非不可预见，不能说不知道哪天下雨下雪就是不可预见的因素。举个例子来说，开发商以下暴雨或下大雪为由，迟延工期而主张不可抗力是不应该得到支持的，但是如果遇到98年或08年那样百年一遇的洪水或者雪灾而造成工程停工无法按期交房，开发商就可以主张不可抗力免责。一般的天气原因与自然灾害之间有一个从量变到质变的过程。尽可能不让房地产商在《示范文本》第八条“特殊情况”里加条款，如果房地产商一定要加，就一定要写详细。比如：天气影响以政府向社会正式公开发布为准，不然谁能保证天不下个雪、刮个风

    七、因供电供水部门停电或停水而逾期交房

    作为建房单位应确保新建房屋供电供水等问题,才能将房屋预售出去，这种情况开发商应该承担违约责任。

    八、贷款未办好

    房屋买卖合同和抵押贷款合同是两个相对独立的合同，是在各自当事人之间形成不同的法律关系。开发商逾期交楼是违反房屋买卖合同的行为，应按约定向购房人承担违约责任。如果因开发商开发条件不好或手续欠缺等原因，使银行对其保证能力丧失信心致使按揭申请未获批准，则购房人有权要求与开发商解除房屋买卖合同，退还已付购房款本金及利息，并可要求赔偿损失。所以贷款不能办理而逾期交房关键要看合同是怎么约定以及不能办理贷款是谁的责任。

    九、开发商以买方拒不签预告登记委托书为由拒绝交房

    如果《商品房预售合同》约定了交房日期，并没有约定以办理预告登记为交付房屋的前提，而且预告登记制度的本意在于保护相关预告登记权利人的利益，开发商并不因为预告登记的完成与否对其自身利益构成影响，办理预告登记也并非只能由开发商完成，开发商未能按照约定的日期交付房屋，在实际交接中又以购房人未按其要求填写预告登记委托书为由拒绝交付，没有合法依据。

    十、建设工期内，由于下大雨，自来水公司不能及时供水

    自来水公司不能及时供水，也不属于不可抗力的范围内，开发商可以通过合法的途径要求自来水公司承担过错责任，因而不能成为开发商的免责理由。

    十一、约定交付精装修房屋室内空气检测等装修质量不合格

    开发商有保证住宅质量的责任，不能交付合格的房屋当然要承担违约责任。主要看合同的有关约定。

    十二、开发商称“因为政府部门未验收房子”

    一种情况是，如果其购买的房屋已经完工,并且和房屋有关的土地、规划、建筑、施工等手续均已完备，开发商已经及时申请验收，而政府无正当理由不验收，开发商没有过错。如果所有情形符合购房合同约定的“因政府原因导致延期交房”，那么开发商不必承担责任。

    另一种情况是，开发商未将有关房屋建设的手续准备完全，只是政府有关部门不予验收房屋，也就是说房屋不能通过验收的根本原因在于开发商的过错行为。此种情形不符合购房合同约定的“因政府原因导致延期交房”，房地商对未按时交房给出的解释不能成立，其应当根据合同约定承担违约责任。如果双方当初在合同没有约定逾期交房的违约责任，则房地产商也要根据最高人民法院《关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》规定，承担相应的违约责任。

    十三、开发商资金跟不上

    十四、开发商没有提供房屋建筑面积的实测数据

    约定交付时要提供房屋建筑面积的实测数据，如果没有，按逾期处理，直到够提供为止。

The delivery of a house not only requires the completion of the house, but also must comply with legal provisions and the conditions stipulated in the purchase contract. The construction of houses is quite unique and easily influenced by natural and policy factors. These conditions and changing factors have created numerous obstacles for developers to deliver their properties on time. Many friends who purchase properties on time have been troubled by developers' delayed delivery. This article explores various reasons for delayed delivery.

1、 Legal exemption reasons (due to force majeure)

The so-called force majeure refers to objective circumstances that cannot be foreseen, avoided, and overcome at the time of contract formation in the General Principles of Civil Law and Contract Law of China. Force majeure mainly includes the following situations: (1) natural disasters, such as typhoons, floods, hail; (2) Government actions, such as expropriation and requisition; (3) Social abnormal events, such as strikes and riots.

The Implementation Opinions on Handling Disputes over Late Delivery of Real Estate Sales in Shenzhen stipulate that force majeure includes the following situations, which can be referenced in practice:

（1） Earthquakes are calculated based on the proof documents issued by the Seismological Bureau. For example, developers in the 5.12 earthquake stricken area can be exempted from liability for delayed construction and delivery of properties due to the earthquake.

（2） Floods are calculated based on the actual situation using proof documents issued by the meteorological department.

（3） Fire, calculated based on the actual situation using a certificate issued by the fire department. (If the fire is actually caused by management issues of the developer, the author believes that it is debatable whether the developer bears the liability for breach of contract for overdue delivery of the house.)

（4） Typhoon and rainstorm shall be calculated according to the meteorological data issued by the meteorological department;

（5） Other force majeure factors, including objective circumstances such as social events, can be identified and dealt with in accordance with the Contract Law. Force majeure factors that occur simultaneously shall not be recalculated.

In the application of force majeure, the following issues are worth noting: (1) whether force majeure clauses are stipulated in the contract, which does not affect the direct use of legal provisions; (2) The force majeure clause is a statutory exemption clause, which stipulates that if the force majeure clause is less than the statutory scope, the parties can still use legal provisions to claim exemption; If it exceeds the statutory scope, the excess shall be deemed as the establishment of a separate exemption clause; (3) Force majeure as an exemption clause is mandatory, and the parties may not agree to exclude force majeure from the exemption clause.

2、 Unqualified by government acceptance

The purchase contract generally stipulates that the delivered commercial housing must have the following certificates: "Technical Report on Actual Measurement of the Acquiring Area of Commercial Housing", "Qualified Comprehensive Acceptance of Commercial Housing by Stages", "Approval Document for Delivery and Use of Commercial Housing Obtained from Commercial Housing", etc

The Implementation Opinions on Dealing with Disputes over Late Delivery of Real Estate Sales in Shenzhen stipulate that the delivered houses must possess the Certificate of Completion of the Project, the Certificate of Fire Inspection, the Certificate of Elevator Use (necessary when the house has an elevator), and the Certificate of Acceptance of Gas Pipeline Engineering (necessary when the house has a gas pipeline). Even if the buyer has moved into the property, if the developer still fails to obtain the above-mentioned certificate during the litigation period, the buyer's request to terminate the contract should be supported. If the developer has obtained the above-mentioned certificate during the litigation period and the buyer has already moved into the house, the buyer's request for termination of the contract will not be supported.

The above multiple acceptance certificates are necessary conditions for the delivery of the house, and any delay in any stage will affect the delivery time.

3、 Difficulties and major technical issues encountered during construction that cannot be resolved in a timely manner

Developers are usually exempted from liability for encountering abnormal difficulties and major technical problems during construction that cannot be delivered on time. This kind of agreement is very unfavorable for homebuyers. Homebuyers are not familiar with the construction process of the house, and even experts find it difficult to provide accurate definitions of concepts such as "exceptional difficulties" and "major technical problems". Major technical issues arise in every project, which real estate developers should anticipate in advance. If such an exemption clause is agreed upon, it will undoubtedly make "exceptional difficulties" and "major technical problems" a panacea for developers to delay delivery, which has been proven to be effective.

4、 Government modifications or additions to legislation that affect project delays

This situation is subject to the causal relationship between the specific amended legislation and the construction process.

5、 Delay in approval and installation of municipal supporting projects

As a construction unit, it is necessary to understand the municipal supporting engineering and other conditions in advance to ensure the power and water supply issues of the newly built house before pre-sale the house. Responsibility should be determined based on the contract agreement and specific circumstances.

6、 Weather reasons

The weather reasons mentioned here should be distinguished from natural disasters. Ordinary weather changes are not unforeseeable, and it cannot be said that not knowing which day it will rain or snow is an unforeseeable factor. For example, the developer should not be supported to claim force majeure due to the delay of the construction period on the ground of rainstorm or heavy snow. However, if the project is suspended due to the flood or snow disaster that happened once in a hundred years in 1998 or 2008 and the house cannot be delivered on time, the developer can claim exemption from liability for force majeure. There is a process from quantitative to qualitative change between general weather conditions and natural disasters. Try not to let real estate developers add clauses in Article 8 "Special Situations" of the Model Text as much as possible. If real estate developers must add clauses, they must write them in detail. For example, the impact of weather is subject to the official public announcement by the government to society, otherwise who can guarantee that there will be no snow or wind on the day

7、 Late delivery due to power or water outage by the power and water supply department

As a construction unit, it is necessary to ensure the power and water supply of newly built houses before pre-sale them. In such cases, developers should bear the responsibility for breach of contract.

8、 Loan not completed

The housing sales contract and mortgage loan contract are two relatively independent contracts that form different legal relationships between the parties involved. The developer's overdue delivery of the property is a violation of the property purchase and sale contract, and should bear the breach of contract liability to the buyer according to the agreement. If the mortgage application is not approved due to poor development conditions or insufficient procedures of the developer, causing the bank to lose confidence in its guarantee ability, the buyer has the right to demand the termination of the housing purchase and sale contract with the developer, refund of the principal and interest of the paid purchase price, and may also demand compensation for losses. So the key to not being able to apply for a loan and failing to deliver the house on time depends on how the contract stipulates and who is responsible for not being able to apply for the loan.

9、 The developer refused to deliver the house on the grounds that the buyer refused to sign the pre notice registration authorization letter

If the pre-sale contract for commercial housing stipulates the delivery date and does not stipulate that the prerequisite for delivering the house is to handle the notice registration, and the original intention of the notice registration system is to protect the interests of the relevant notice registration rights holders, the developer does not have an impact on their own interests due to the completion of the notice registration, and the handling of the notice registration is not only completed by the developer. The developer fails to deliver the house on the agreed date, In the actual handover, there is no legal basis for refusing delivery on the grounds that the buyer did not fill out the pre registration authorization letter as required.

10，The inability of the water supply company to provide timely water supply is not within the scope of force majeure. Developers can demand that the water supply company bear fault liability through legal means, and therefore cannot be exempted from liability by the developer.

11、 Agree to deliver the decoration quality of the house with fine decoration, such as indoor air testing, which is not up to standard

Developers have the responsibility to ensure the quality of residential properties, and if they cannot deliver qualified properties, they will naturally bear the responsibility for breach of contract. Mainly based on the relevant provisions of the contract.

12、 The developer claimed that "because the government did not inspect the house"

One scenario is that if the purchased house has been completed and all relevant land, planning, construction, and other procedures related to the house have been completed, the developer has timely applied for acceptance, and the government has no legitimate reason to refuse acceptance, the developer is not at fault. If all circumstances comply with the provisions of the purchase contract, which stipulate that the delay in delivery due to government reasons is not the responsibility of the developer.

Another situation is that the developer has not fully prepared the procedures related to housing construction, and only the relevant government departments do not accept the house. This means that the fundamental reason why the house cannot pass the acceptance is due to the developer's fault behavior. This situation does not comply with the "delayed delivery due to government reasons" stipulated in the purchase contract. The explanation given by the real estate developer for not delivering the house on time cannot be established, and they should bear the liability for breach of contract according to the contract. If both parties did not agree on the liability for breach of contract for delayed delivery of the property in the contract, the real estate developer shall also bear the corresponding liability for breach of contract in accordance with the Interpretation of the Supreme People's Court on Several Issues Concerning the Application of Law in the Trial of Disputes over Commercial Housing Sales Contracts.

13、 Developer funds cannot keep up

14、 The developer did not provide measured data on the building area of the house

It is agreed that the actual measured data of the building area of the house should be provided upon delivery. If not, it will be treated as overdue until it is sufficient to provide.