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Nanjing Branch Office of Qingdao Zhongnan Realty Management Co., Ltd. V. Xu Xiantai & Lu Suxia (Case of Dispute over Realty Management Contract)
青岛中南物业管理有限公司南京分公司诉徐献太、陆素侠物业管理合同纠纷案
【法宝引证码】

Nanjing Branch Office of Qingdao Zhongnan Realty Management Co., Ltd. V. Xu Xiantai & Lu Suxia (Case of Dispute over Realty Management Contract)
(Case of Dispute over Realty Management Contract)
青岛中南物业管理有限公司南京分公司诉徐献太、陆素侠物业管理合同纠纷案

Nanjing Branch Office of Qingdao Zhongnan Realty Management Co., Ltd. V. Xu Xiantai & Lu Suxia
(Case of Dispute over Realty Management Contract)

 

青岛中南物业管理有限公司南京分公司诉徐献太、陆素侠物业管理合同纠纷案哎哟不错哦

[Judgment Abstract] 【裁判摘要】
1. A property management and service contractual relationship is established between the owners and the property management company after they entered into a property management and service agreement.  The property management company, as a party to the agreement, is obligated under the agreement to conduct the property management, to require owners to abide by the owners' covenant and the property management rules, and is entitled to correct violations of the owners' covenant and the property management rules to protect the property management order in the residential quarter and the common interest of all owners in the quarter.  Where an owner fails to rectify the misconduct in violation of the owners' covenant and the property management rules as required, the property management company, as a party to the agreement, is entitled to file a lawsuit under the law. 一、业主与所在小区的物业管理公司签订物业管理服务协议后,即与物业管理公司之间建立了物业管理服务合同关系。物业管理公司作为提供物业管理服务的合同一方当事人,有义务依约进行物业管理,要求业主遵守业主公约及小区物业管理规定,有权对于违反业主公约及物业管理规定的行为加以纠正,以维护小区正常的物业管理秩序,维护小区全体业主的共同利益。当业主不按照整改要求纠正违反业主公约和物业管理规定的行为时,物业管理公司作为合同一方当事人,有权依法提起诉讼。
2. With respect to the ownership in a courtyard adjacent to the property purchased, the owner's exclusive right to the occupation and use of the courtyard cannot be established merely because of the oral presentation by a sales person of the real estate developer to the owner that the courtyard will be free attachment to a ground floor property and the actual occupation and use of the courtyard by the owner.  The ownership of the right to use of the courtyard as real estate shall be determined in accordance with the commercial housing sales agreement and the real right registration. 二、对于与业主所购房屋毗邻庭院绿地的权属问题,不能仅仅依据房地产开发商的售楼人员曾向业主口头承诺“买一楼房屋送花园”,以及该庭院绿地实际为业主占有、使用的事实,即认定业主对该庭院绿地享有独占使用权。该庭院绿地作为不动产,其使用权的归属必须根据房屋买卖双方正式签订的商品房买卖协议及物权登记情况加以确定。
3. An owner may not violate the owners' covenant and the property management rules and destroy and remold the courtyard adjacent to its property out of his own interest.  Even if an owner has exclusive right to the occupation and use of the courtyard, where the courtyard is an integral part of the common green of the residential quarter, the owner shall comply with the owners' covenant and the property management rules when using it and may not destroy it at will and damage the legitimate interest of other owners in the residential quarter. 三、业主不得违反业主公约及物业管理规定,基于个人利益擅自破坏、改造与其房屋毗邻的庭院绿地。即使业主对于该庭院绿地具有独占使用权,如果该庭院绿地属于小区绿地的组成部分,业主在使用该庭院绿地时亦应遵守业主公约、物业管理规定关于小区绿地的管理规定,不得擅自破坏该庭院绿地,损害小区其他业主的合法权益。
BASIC FACTS 
Plaintiff: Nanjing Branch Office of Qingdao Zhongnan Realty Management Co., Ltd., located at South of Yuemin Road and West of Kaicheng Road of Tangshan Street of Jiangning District, Nanjing City. 原告:青岛中南物业管理有限公司南京分公司,住所地:南京市江宁区汤山街道悦民路南开城路西。
Representative: Chen Xingwu, manager of the Branch Office. 代表人:陈兴无,该分公司经理。
Defendant: Xu Xiantai, male, 52-year-old, resides at Qilinjincheng, No. 188, Yuemin Road and Kaicheng Road of Tangshan Street of Jiangning District, Nanjing City. 被告:徐献太,男,52岁,住南京市江宁区汤山街道悦民路开城路188号麒麟锦城。
Defendant: Lu Suxia, female, 39-year-old, resides at the same place as Xu Xiantai. 被告:陆素侠,女,39岁,住址同徐献太。
For the dispute over realty management contract, Nanjing Branch Office of Qingdao Zhongnan Realty Management Co., Ltd. (hereinafter referred to as Nanjing Branch Office) filed a lawsuit with Jiangning District People's Court of Nanjing City, Jiangsu Province against Xu Xiantai and Lu Suxia. 原告青岛中南物业管理有限公司南京分公司(以下简称中南物业南京公司)因与被告徐献太、陆素侠发生物业管理合同纠纷,向江苏省南京市江宁区人民法院提起诉讼。
Nanjing Branch Office claimed that: on March 10th, 2005, Xu Xiantai and Lu Suxia purchased a house located in the residential district of Jinlinjincheng, which was under the management of the plaintiff, and the house was handed over to the defendants on October 1st, 2005. In December 2005, the two defendants started redecorating the house and, without permit, rebuilt the public green space outside the south balcony of their house into cement floor with a fish pond. The defendants' act has seriously violated the related stipulations of the Qilinjincheng Owners' Pledge and the Qilinjincheng Realty Management Service Agreement and has infringed upon the legitimate rights and interests of other owners of the residential district. So the plaintiff requests the court to order the two defendants to dismantle the illegally rebuilt cement floor and fish pond and restore the original green land. 原告中南物业南京公司诉称:2005年 3月10日,被告徐献太、陆素侠购买了由原告管理的麒麟锦城小区房屋一套,同年 10月1日办理了房屋交付手续。同年12月,二被告对该房屋进行装修,并擅自将该房屋南阳台外的公共绿地破坏,改建为水泥地坪和鱼池。二被告的上述行为已严重违反了《中南麒麟锦城业主公约》和《中南麒麟锦城物业管理服务协议》的相关规定,侵犯了小区其他业主的合法权益。请求判令二被告拆除违法改建的水泥地坪和鱼池,恢复为原有的绿地。
Xu Xiantai and Lu Suxia defended that: 1. Nanjing Branch Office has no right to bring this lawsuit; 2. Nanjing Changjin Real Estate Development Co., Ltd. (hereinafter referred to as Changjin Company) which built Qilinjincheng District promised when selling houses that the defendants would get a garden if they bought the first floor house, and the courtyard outside the south balcony of the house purchased by the defendants was exactly the garden mentioned by Changjin Company, so the defendants own the right to use the green space outside the south balcony and no other people has the right to intervene in their act of rebuilding the green land; 3. when the defendants were rebuilding the green land, the management personnel of Nanjing Branch Office was aware of their act, but they did not stop the act, which means that Nanjing Branch Office was consented to the rebuilding act of the defendants. So the defendants do not think that they shall be ordered to restore the green land, and request the court to dismiss the plaintiff's claim. 被告徐献太、陆素侠辩称:1.原告中南物业南京公司无权作为本案原告起诉;2.开发建设麒麟锦城小区的南京常锦房地产开发有限公司(以下简称常锦公司)在销售房屋时向被告方承诺买一楼送花园,被告方所购房屋南阳台外的庭院即为常锦公司所送,故被告方对南阳台外的庭院绿地具有使用权,其改造该庭院绿地的行为他人无权干涉;3.被告方改造庭院绿地时中南物业南京公司的管理人员是知晓的,但并未阻止被告方的改建行为,说明中南物业南京公司同意被告方改造。故被告方不同意将该庭院绿地恢复原状,请求法院判决驳回中南物业南京公司的诉讼请求。
Jiangning District People's Court of Nanjing City verified in the first instance that: 南京市江宁区人民法院一审查明:
On March 10th, 2005, Xu Xiantai and Lu Suxia concluded a Sales Contract of Commercial House with Changjin Company, which stipulated Xu Xiantai and Lu Suxia purchase a house located at Qilinjincheng District developed by Changjin Company at a total price of 323,470 yuan. After the contract was concluded, Xu Xiantai and Lu Suxia paid off the price once and for all. 2005年3月10日,被告徐献太、陆素侠与常锦公司签订《商品房买卖契约》1份,约定徐献太、陆素侠购买常锦公司开发的麒麟锦城小区房屋1套,总价款为 323 470元。合同签订后,徐献太、陆素侠一次性付清了房款。
Nanjing Branch Office was entrusted by Changjin Company to provide prophase realty management service for Qilinjincheng District. On October 1st, 2005, Xu Xiantai and Lu Suxia handled the handing-over formalities. On the same day, they signed on the Qilinjincheng Owners' Pledge, and concluded the Qilinjincheng Realty Management Service Agreement with Nanjing Branch Office. It is stipulated in Article 2 (5) of Chapter III of the Qilinjincheng Owners' Pledge that owners shall abide by the provisions of the related governmental departments on use and redecoration of houses, and may not change the purpose of any houses or common facilities without permit. It is stipulated in Article 2 (8) of Chapter III that owners shall self-consciously maintain the public order and environmental sanitation of the district, and may not illicitly make reconstructions, randomly park vehicles, occupy or destroy green land at will, pollute environment or make noise to disturb other people. It is stipulated in Article 2 (6) of Chapter V of the Owners' Pledge that realty management service covers the maintenance and management of green land in courtyards and other facilities. It is stipulated in Article 2 (3) of Chapter VI of the Owners' Pledge that owners may not build structures or fixtures in patios, courts, terraces, roofs, green land, roads and other public places. It is stipulated in Article 2 (4) of Chapter VI that owners may not occupy or damage roads, green land, flowers, trees, artistic landscape and recreational and sports establishments. It is stipulated in Article 2 (9) of the Qilinjincheng Realty Management Service Agreement that the realty management services provided by Nanjing Branch Office for owners cover the maintenance and management of public green land, flowers, trees and buildings. 原告中南物业南京公司受常锦公司委托对麒麟锦城小区进行前期物业管理。 2005年10月1日,被告徐献太、陆素侠办理了房屋交付手续。当日,徐献太、陆素侠签署了《中南麒麟锦城业主公约》,并与中南物业南京公司签订《中南麒麟锦城物业管理服务协议》。《中南麒麟锦城业主公约》第三章第二条第5项规定,业主应当遵守政府有关部门关于房屋使用及装修的规定,不得擅自改变使用房屋及公共设施的用途、外观、结构。该条第8项规定,业主应当自觉维护区城内的公共秩序和环境卫生,不得私搭乱建、乱停放车辆、随意占用绿地或破坏绿地,污染环境及制造噪音扰民。《中南麒麟锦城业主公约》第五章第二条第6项规定,物业管理服务的内容包括庭院绿地及其他设施的养护管理。《中南麒麟锦城业主公约》第六章第二条第3项规定,业主不得在天井、庭院、平台、房顶、绿地、道路或其他公用部位、场地搭建建筑物、构筑物。该条第4项规定,业主不得侵占或损害道路、绿地、花卉树木、艺术景观和文娱、体育及休闲设施。《中南麒麟锦城物业管理服务协议》第二条第9项约定,中南物业南京公司向业主提供的物业管理服务内容包括对公共绿地、花木、建筑小品的养护与管理。
There is a green land courtyard outside the south balcony of the house purchased by the defendants, which was enclosed by board fences about 50cm high. Changjin Company set up an entrance to the courtyard at the south balcony. When Xu Xiantai and Lu Suxia concluded the purchase contract with Changjin Company, they did not make clear stipulations on the ownership of the right to use the courtyard. Xu Xiantai and Lu Suxia have not obtained the housing ownership certificate and the state-owned land use right certificate yet. In December 2005, when redecorating the house, Xu Xiantai and Lu Suxia rebuilt the green land courtyard, destroyed the green land and laid cement floor, a flower stand and a fish pond. For this reason, Nanjing Branch Office issued two notices of rectification to the defendants on November 1st, 2005 and March 21st, 2006, respectively, asking them to stop rebuilding the green land and restore it to the original state. Xu Xiantai signed for the two notices. As the defendants did not make rectifications in accordance with the requirements of the realty management entity, in November 2006, Nanjing Branch Office brought a lawsuit to the court. 被告徐献太、陆素侠所购麒麟锦城小区的房屋南阳台外有一庭院绿地,该庭院绿地周边有高50厘米左右的木栅栏围档,常锦公司建设该房屋时在南阳台上预留了出入门。徐献太、陆素侠与常锦公司签订的购房合同中并未就该庭院绿地的使用权归属问题作出明确约定。徐献太、陆素侠亦尚未领取房屋所有权证及国有土地使用权证。2005年12月,徐献太、陆素侠在对所购麒麟锦城小区房屋进行装修时,将该房屋南阳台外的庭院绿地进行了改造,破坏原有绿地后在庭院里铺设水泥地、砌花台、建鱼池。为此,原告中南物业南京公司分别于2005年11月1日、2006年3月21日向徐献太、陆素侠发出整改通知,要求徐献太、陆素侠停止对该庭院绿地的改建,恢复原状。徐献太两次签收了中南物业南京公司出具的整改通知单。因徐献太、陆素侠未按物业管理要求加以整改,2006年11月,中南物业南京公司就本案纠纷向法院提起诉讼。
During the first instance period, Xu Xiantai and Lu Suxia petitioned for allowing a witness to appear in court to testify that the salesperson once promised that a garden would be presented to them if they bought the house of 1st floor. Xu Xiantai also said that he only signed for one notice of rectification sent by Nanjing Branch Office and he did not look over the content of the notice before he signed. 一审期间,被告徐献太、陆素侠申请证人出庭作证,以证明其在常锦公司售楼处购房时,售楼人员曾口头承诺买一楼送花园。徐献太并提出其仅签收过一次中南物业南京公司出具的整改通知,而且在签收时并未查阅整改通知的具体内容。
The above-mentioned facts can be sufficiently proved by the sales contract of commercial house concluded by the defendants and Changjin Company, the Qilinjincheng Owners' Pledge, the Qilinjincheng Realty Management Service Agreement, photos taken in on-the-spot investigation, the notices produced by Nanjing Branch Office and signed by Xu Xiantai for acceptance, witness' testimony and the statements of both parties, etc. 上述事实,有被告徐献太、陆素侠与常锦公司签订的商品房买卖契约、《中南麒麟锦城业主公约》、《中南麒麟锦城物业管理服务协议》、现场勘验照片、原告中南物业南京公司出具并经徐献太签收的整改通知单、证人证言及双方当事人的陈述等证据证实,足以认定。
The focuses of this case are: 1. whether Nanjing Branch Office is a competent subject of litigation of this case and whether it can bring this lawsuit; 2. whether Xu Xiantai and Lu Suxia have exclusive right to use the green land courtyard outside the south balcony of their house in Qilinjincheng District; and 3. whether Xu Xiantai and Lu Suxia have the right to rebuild the green land. 本案的争议焦点是:一、原告中南物业南京公司是否本案适格诉讼主体,能否作为原告提起本案诉讼;二、被告徐献太、陆素侠对所购麒麟锦城小区的房屋南阳台外的庭院绿地是否具有独占使用权;三、被告徐献太、陆素侠是否有权对上述庭院绿地实施改建。
JUDGMENT'S REASONING请你喝茶 
Jiangning District People's Court of Nanjing City held in the first instance that: 南京市江宁区人民法院一审认为:
1. Nanjing Branch Office is a competent subject of litigation of this case and has the right to bring this lawsuit. 一、原告中南物业南京公司是本案适格诉讼主体,有权提起本案诉讼。
According to the facts of this case, Nanjing Branch Office was entrusted by Changjin Company to provide prophase realty management services for Qilinjincheng District. After purchasing a house in Qilinjincheng District, on October 1st, 2005, Xu Xiantai and Lu Suxia handled the handing-over formalities, signed on the Qilinjincheng Owners' Pledge and concluded the Qilinjincheng Realty Management Service Agreement with Nanjing Branch Office, through which, the defendants and Nanjing Branch Company established a realty management service contractual relationship. As a party concerned to the realty management service contract as a party providing realty management services, Nanjing Branch Office has the obligation to provide realty management services in accordance with the contractual stipulations and has the right to ask owners to observe the owners' pledge and the realty management provisions of this district and correct behaviors violating such pledge or provisions so as to maintain the normal realty management order of the district and safeguard the common interests of all owners of the district. Where any owner refuses to correct his behavior violating the owners' pledge or the realty management provisions, Nanjing Branch Office has the right to bring a lawsuit against the owner according to law. 根据本案事实,原告中南物业南京公司受常锦公司委托对麒麟锦城小区进行前期物业管理。被告徐献太、陆素侠购买麒麟锦城小区房屋后,于2005年10月1日办理了房屋交付手续,并于当日签署了《中南麒麟锦城业主公约》,并与中南物业南京公司签订了《中南麒麟锦城物业管理服务协议》。因此,徐献太、陆素侠与中南物业南京公司之间建立了物业管理服务合同关系。中南物业南京公司作为提供物业管理服务的合同一方当事人,有义务依约进行物业管理,要求业主遵守业主公约及小区物业管理规定,有权对于违反业主公约及物业管理规定的行为加以纠正,以维护小区正常的物业管理秩序,维护小区全体业主的共同利益。当业主不按照整改要求纠正违反业主公约和物业管理规定的行为时,中南物业南京公司作为合同一方当事人,有权依法提起诉讼。
2. Based on the facts of this case, we can't determine that Xu Xiantai and Lu Suxia have exclusive right to use the green land courtyard outside the south balcony of their house in Qilinjincheng District. 二、根据本案事实,不能认定被告徐献太、陆素侠对所购麒麟锦城小区的房屋南阳台外的庭院绿地享有独占使用权。
The defendants claim that the salesperson of Changjin Company once orally promised that a garden would be presented to them if they purchased a 1st floor house, and there is witness who can prove that oral promise. According to the on-the-spot investigation, the green land courtyard outside the south balcony of the defendants' house in Qilinjincheng District is enclosed by fences, and Changjin Company has set up an entrance at the south balcony, through which, Xu Xiantai's family can enter into the courtyard while other owners can't, so judging from the design of the green land courtyard, it seems that the green land is designed to be exclusively for Xu Xiantai's. However, the aforesaid facts are not enough to determine that Xu Xiantai and Lu Suxia have exclusive right to use the green land courtyard outside the south balcony of their house in Qilinjincheng District. The green land courtyard is immovable property, the ownership of the right to use it can not be determined only on the basis of who is actually occupying or using it, but must be determined on the content of the sales contract and the ownership registration information. 被告徐献太、陆素侠主张常锦公司的售楼人员曾口头承诺买一楼送花园,并有证人证实常锦公司的售楼人员确实做出过上述口头承诺。根据现场勘查情况,徐献太、陆素侠所购麒麟锦城小区房屋的南阳台外的庭院绿地设有栅栏围档,常锦公司建设该房屋时在南阳台上预留了出入门。据此,徐献太、陆素侠一家可以进入该庭院绿地,而小区其他业主则不能进入,即从该庭院绿地的建造设计情况看,似乎该庭院绿地仅供徐献太、陆素侠一家使用。但是,根据上述事实,尚不能认定徐献太、陆素侠对所购麒麟锦城小区房屋南阳台外的庭院绿地享有独占使用权。该庭院绿地作为不动产,其使用权的归属不能仅仅依据现实占有、使用的情况进行判断,必须根据房屋买卖双方的协议内容及物权登记情况加以确定。
First, even if the salesperson of Changjin Company once orally promised that a garden would be presented to them if they purchased a 1st floor house, in the sales contract of commercial house concluded by the defendants and Changjin Company, there is no specific stipulation on the right to use the green land courtyard outside the south balcony of the defendants' house in Qilinjincheng District. The sales contract of commercial house was concluded after the oral promise and is a written document, so the ownership of the right to use the green land courtyard shall be determined according to the content of the sales contract of commercial house officially concluded by the defendants and Changjin Company. But according to the sales contract, we can't determine that the defendants have obtained the right to use the green land courtyard outside the south balcony of their house when purchasing the house. 首先,即使常锦公司的售楼人员曾向被告徐献太、陆素侠口头承诺买一楼送花园,但在常锦公司与徐献太、陆素侠正式签订的商品房买卖契约中,并未对徐献太、陆素侠所购麒麟锦城小区房屋南阳台外的庭院绿地的使用权作出明确约定。常锦公司的售楼人员做出口头承诺在先,徐献太、陆素侠签订商品房买卖契约在后,且商品房买卖契约系书面合同,故房屋买卖双方关于该庭院绿地使用权归属问题的约定,应当依据常锦公司与徐献太、陆素侠正式签订的商品房买卖契约的内容加以确定,而根据该商品房买卖契约,不能认定徐献太、陆素侠在购买麒麟锦城小区房屋的同时取得了该房屋南阳台外庭院绿地的使用权。
Second, if the defendants have the have exclusive right to use the green land courtyard outside the south balcony of their house in Qilinjincheng District, this fact shall be clearly stated in the housing ownership certificate and the state-owned land use right certificate. Given that the defendants have not obtained either of the two certificates, the document of title is not enough to prove that they have exclusive right to use the green land courtyard. Therefore, the defendants' claim that they have exclusive right to use the green land courtyard lacks factual basis. 其次,如果被告徐献太、陆素侠对其所购麒麟锦城小区房屋南阳台外的庭院绿地具有独占使用权,则该项事实应当在房屋所有权证、国有土地使用权证书中加以明确记载。鉴于徐献太、陆素侠尚未领取房屋所有权证及国有土地使用权证,不能以物权证书证明其对该庭院绿地享有独占使用权,因此,徐献太、陆素侠关于其对该庭院绿地享有独占使用权的主张,缺乏事实根据。
In conclusion, based on the facts of this case, we can only determine that the defendants only have the general right to use the green land courtyard outside the south balcony of their house in Qilinjincheng District. The current basis is not enough to determine that they have exclusive right. 综上,根据本案事实,只能认定被告徐献太、陆素侠对其所购麒麟锦城小区房屋南阳台外的庭院绿地享有一般使用权,不能认定徐献太、陆素侠对该庭院绿地享有独占使用权。
3. The defendants have no right to rebuild the green land courtyard outside the south balcony of their house in Qilinjincheng District. 三、被告徐献太、陆素侠无权擅自对所购麒麟锦城小区房屋南阳台外的庭院绿地实施改建。
First, considering that we can't determine that the defendants have exclusive right to use the green land courtyard outside the south balcony of their house in Qilinjincheng District, the defendants' claim that other people have no right to intervene in their rebuilding the green land courtyard. 首先,鉴于不能认定被告徐献太、陆素侠对其所购麒麟锦城小区房屋南阳台外的庭院绿地享有独占使用权,徐献太、陆素侠关于他人无权干涉其改建该庭院绿地的抗辩主张不能成立。
Second, according to the facts of this case, Nanjing Branch Office, after finding out that the defendants were rebuilding the green land courtyar, sent two notices of rectification to them on November 1st, 2005 and March 21st, 2006, respectively, asking them to stop rebuilding it and restore the original state. Xu Xiantai signed for the two notices. In court trial, Xu Xiantai claimed he only signed for one notice and that he did not look over the whole content of the notice before signing for it, but there is no evidence to support his claim, in addition, the claim that he did not look over the whole content of the notice before signing for it lacks reasonability, so such claim shall not be upheld. Based on Nanjing Branch Office's act of bringing a lawsuit to the people's court after sending two notices of rectification to the defendants and the latter still refused to make rectification, we can verify that Nanjing Branch Office did not agree with the defendants' act of rebuilding the green land courtyard. The defendants rebuilt the green land courtyard without permit, so their claim that Nanjing Branch Office shall be deemed agreeing with the rebuilding activity as it was aware of the activity but took no action to stop it shall not be upheld. 其次,根据本案事实,原告中南物业南京公司在发现被告徐献太、陆素侠对所购麒麟锦城小区房屋南阳台外的庭院绿地实施改建后,分别于2005年11月1日、2006年3月21日向徐献太、陆素侠发出整改通知,要求徐献太、陆素侠停止对该庭院绿地的改建,恢复原状。徐献太两次签收了中南物业南京公司出具的整改通知单。庭审中,徐献太虽然主张其仅签收过一次中南物业南京公司出具的整改通知单,而且在签收时并未查阅整改通知单的具体内容,但未能举证加以证明,且其关于未查阅整改通知单的具体内容即予以签收的主张有悖常理,故不予支持。根据中南物业南京公司向徐献太、陆素侠两次送达整改通知,在徐献太、陆素侠拒不整改后即向法院起诉的行为,可以认定中南物业南京公司不同意徐献太、陆素侠改建庭院绿地的行为,徐献太、陆素侠系擅自改建庭院绿地,其关于中南物业南京公司明知其改造庭院绿地而未予阻止,应当视为同意改造的抗辩主张不能成立。
Third, the Qilinjincheng Owners' Pledge and the Qilinjincheng Realty Management Service Agreement were concluded by the defendants on their true will and were not against any compulsory provision of laws and administrative regulations, they shall be determined as legal and valid. The defendants shall be bound by them. So the defendants shall fulfill corresponding obligation specified in the two agreements. According to the provisions of the two agreements, the defendants may not destroy or rebuild the green land courtyard outside the south balcony of their house in Qilinjincheng District. Even if the defendants have exclusive right to use the green land courtyard, as this courtyard is a component part of the District, according to the principle that property right shall be in public interests, the defendants shall abide by the administrative provisions on green land in the Qilinjincheng Owners' Pledge and the Qilinjincheng Realty Management Service Agreement when using the green land courtyard, and may not destroy the courtyard without permit or damage the legitimate rights and interests of other owners of the district. Therefore, the defendants' act of rebuilding the green land courtyard without permit has violated the Qilinjincheng Owners' Pledge and the Qilinjincheng Realty Management Service Agreement, thus Nanjing Branch Office's claim asking the defendants to stop rebuilding the green land courtyard, dismantling the cement floor, the fish pond and the flower stand and restoring the original state of the courtyard shall be upheld. 第三,被告徐献太、陆素侠签署的《中南麒麟锦城业主公约》及其与原告中南物业南京公司签订的《中南麒麟锦城物业管理服务协议》,系其真实意思表示,且不违反法律、行政法规的强制性规定,应认定为合法有效。故《中南麒麟锦城业主公约》、《中南麒麟锦城物业管理服务协议》均对徐献太、陆素侠具有约束力,二被告应当依据《中南麒麟锦城业主公约》、《中南麒麟锦城物业管理服务协议》履行相应义务。根据《中南麒麟锦城业主公约》、《中南麒麟锦城物业管理服务协议》的规定,徐献太、陆素侠不能破坏其所购麒麟锦城小区房屋南阳台外的庭院绿地,不能擅自对该庭院绿地进行改造。退一步讲,即使徐献太、陆素侠对于该庭院绿地具有独占使用权,鉴于该庭院绿地属于小区绿地的组成部分,根据物权的公益性原则,徐献太、陆素侠在使用该庭院绿地时亦应遵守《中南麒麟锦城业主公约》、《中南麒麟锦城物业管理服务协议》关于小区绿地的管理规定,不得擅自破坏该庭院绿地,损害小区其他业主的合法权益。因此,徐献太、陆素侠擅自改造该庭院绿地的行为已违反了《中南麒麟锦城业主公约》、《中南麒麟锦城物业管理服务协议》的规定,中南物业南京公司要求徐献太、陆素侠停止对该庭院绿地的改建,拆除水泥地、鱼池、花台,恢复该庭院绿地原状的诉讼请求,应予支持。
JUDGMENT画风不对,如何相爱 
Therefore, in accordance with the provisions of Article 106 (1) and Article 111 of the General Rules on the Civil Law of the People's Republic of China, Jiangning District People's Court of Nanjing City decided on November 30th, 2006 that: 据此,南京市江宁区人民法院依照《中华人民共和国民法通则》第一百零六条第一款、第一百一十一条之规定,于2006年 11月30日判决:
Xu Xiantai and Lu Suxia shall dismantle the cement floor, fish pond and flower stand built on the green land outside the south balcony of their house in Qilinjincheng District and restore the original state of the green land within 60 days after this judgment comes into force. 被告徐献太、陆素侠于本判决发生法律效力之日起60日内拆除在其所购麒麟锦城小区房屋南阳台外庭院绿地内改建的水泥地、鱼池、花台,恢复该庭院绿地原状。
After the judgment of the first instance was announces, neither party appealed, the judgment of the first instance has come into legal force.

 一审宣判后,双方当事人在法定期间内均未提出上诉,一审判决已经发生法律效力。
 

     
     
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