契约不足和干预缺位：小区物业治理困境的思考

摘要

The community property management in many cities is in lose-lose dilemma between contract fulfillment inability and lower guarantee of contractual parties' interests and rights. Reasons for the situation lies in lower contractual spirit and lacking of effective interventions which lead to revengeful breach and antagonism, deteriorating right/duty balance and finally the collapse of community property management system. Hence it is a key approach for proper community property management to reconstruct the contracts and realize effective intervention, rebalance the interest relationship between the management company and the proprietors, and promote the shaping the community neighborhood orders.%城市小区物业管理面临着合同难以履行，双方权益难得保障的双重困境，结果造成物业管理公司和小区业主“双输”的局面。究其缘由，核心问题是契约精神不足和有效干预缺位造成报复性的违约与对抗，加剧权利与义务的失衡，引致小区物业管理系统崩溃。重构契约和实现有效的干预，平衡物业公司与小区业主间的利益关系，促进小区业主间邻里秩序的形成，实现共同治理，是城镇化中实现小区物业管理良性发展的重要途径。