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<p><strong>　　物權法解釋?zhuān)旱诎耸粭l[建筑物及其附屬設施的管理]</strong></p><p>　　第八十一條　業(yè)主可以自行管理建筑物及其附屬設施，也可以委托物業(yè)服務(wù)企業(yè)或者其他管理人管理。</p><p>　　對建設單位聘請的物業(yè)服務(wù)企業(yè)或者其他管理人，業(yè)主有權依法更換。</p><p>　　[解釋]本條是對建筑物及其附屬設施管理的規定。</p><p>　　實(shí)踐中，對建筑物及其附屬設施進(jìn)行管理主要有兩種形式：一是業(yè)主委托物業(yè)服務(wù)企業(yè)或者其他管理人管理；二是業(yè)主自行管理。故本條規定，業(yè)主可以自行管理建筑物及其附屬設施，也可以委托物業(yè)服務(wù)企業(yè)或者其他管理人管理。</p><p>　　物業(yè)服務(wù)企業(yè)通常是指符合法律規定，依法向業(yè)主提供物業(yè)服務(wù)的民事主體（市場(chǎng)主體），包括物業(yè)公司以及向業(yè)主提供服務(wù)的其他組織。物業(yè)公司，是指依法設立、具有獨立法人資格，從事物業(yè)管理服務(wù)活動(dòng)的企業(yè)?！段飿I(yè)管理條例》第三十二條規定，從事物業(yè)管理活動(dòng)的企業(yè)應當具有獨立的法人資格。國家對從事物業(yè)管理活動(dòng)的企業(yè)實(shí)行資質(zhì)管理制度。具體辦法由國務(wù)院建設行政主管部門(mén)制定?！冻鞘行陆ㄗ≌^管理辦法》第八條規定，物業(yè)管理公司需向工商行政管理部門(mén)申請注冊登記，領(lǐng)取營(yíng)業(yè)執照后，方可開(kāi)業(yè)。</p><p>　　我國對物業(yè)管理企業(yè)實(shí)施資質(zhì)管理，有關(guān)部門(mén)對符合不同條件的企業(yè)授予不同的資質(zhì)等級。不同資質(zhì)等級的物業(yè)管理企業(yè)只能依據自己的資質(zhì)水平承接不同的物業(yè)管理項目，例如，《物業(yè)管理企業(yè)資質(zhì)管理辦法》第八條規定，一級資質(zhì)物業(yè)管理企業(yè)可以承接各種物業(yè)管理項目。二級資質(zhì)物業(yè)管理企業(yè)可以承接30萬(wàn)平方米以下的住宅項目和8萬(wàn)平方米以下的非住宅項目的物業(yè)管理業(yè)務(wù)。三級資質(zhì)物業(yè)管理企業(yè)可以承接20萬(wàn)平方米以下住宅項目和5萬(wàn)平方米以下的非住宅項目的物業(yè)管理業(yè)務(wù)。同時(shí)，國家有關(guān)主管部門(mén)還制定了一系列的規章制度，規范物業(yè)公司的行為，如國務(wù)院頒布的《物業(yè)管理條例》、建筑部頒布的《物業(yè)管理企業(yè)資質(zhì)管理辦法》、《城市新建住宅小區管理辦法》、《物業(yè)管理企業(yè)財務(wù)管理規定》、《前期物業(yè)管理招標投標管理暫行辦法》等，因此，目前業(yè)主多選擇委托物業(yè)公司管理建筑物及其附屬設施。</p><p>　　對建筑物及其附屬設施進(jìn)行管理，除委托物業(yè)公司外，也有業(yè)主自行管理的。這主要發(fā)生在只有一個(gè)業(yè)主或者業(yè)主人數較少的建筑區劃。隨著(zhù)經(jīng)濟的發(fā)展、科技的進(jìn)步，建筑領(lǐng)域不斷出現新技術(shù)、新產(chǎn)品，建筑物及其附屬設施的科技含量也越來(lái)越高，管理更為復雜，業(yè)主自行管理有一定難度，所以還是提倡選擇專(zhuān)業(yè)化、市場(chǎng)化、社會(huì )化的物業(yè)管理公司對建筑物及其附屬設施進(jìn)行管理為好?！冻鞘行陆ㄗ≌^管理辦法》第四條規定，住宅小區應當逐步推行社會(huì )化、專(zhuān)業(yè)化的管理模式。由物業(yè)管理公司統一實(shí)施專(zhuān)業(yè)化管理?！段飿I(yè)管理條例》第四條規定，國家鼓勵物業(yè)管理采用新技術(shù)、新方法，依靠科技進(jìn)步提高管理和服務(wù)水平。</p><p>　　通常情況下，一棟樓或者一個(gè)住宅小區建好后，就要對建筑物及其附屬設施進(jìn)行管理，但業(yè)主們是陸陸續續遷人居住的，業(yè)主大會(huì )尚未成立，不能及時(shí)委托物業(yè)管理公司。在這種情況下，只能由建設單位選聘物業(yè)管理公司對建筑物及其附屬設施進(jìn)行管理?！冻鞘行陆ㄗ≌^管理辦法》第五條規定，房地產(chǎn)開(kāi)發(fā)企業(yè)在出售住宅小區房屋前，應當選聘物業(yè)管理公司承擔住宅小區的管理，并與其簽訂物業(yè)管理合同。住宅小區在物業(yè)管理公司負責管理前，由房地產(chǎn)開(kāi)發(fā)企業(yè)負責管理?！段飿I(yè)管理條例》規定，國家提倡建設單位按照房地產(chǎn)開(kāi)發(fā)與物業(yè)管理相分離的原則，通過(guò)招投標的方式選聘具有相應資質(zhì)的物業(yè)管理企業(yè)。在業(yè)主、業(yè)主大會(huì )選聘物業(yè)管理企業(yè)之前，建設單位選聘物業(yè)管理企業(yè)的，應當簽訂書(shū)面的前期物業(yè)服務(wù)合同?！冻鞘行陆ㄗ≌^管理辦法》規定，物業(yè)管理合同應當明確：（1）管理項目；（2）管理內容；（3）管理費用；（4）雙方權利和義務(wù)；（5）合同期限；（6）違約責任等。物業(yè)管理合同，應當報房地產(chǎn)行政主管部門(mén)備案。建設單位與業(yè)主簽訂的買(mǎi)賣(mài)合同應當包含前期物業(yè)服務(wù)合同約定的內容。建設單位在銷(xiāo)售住宅或者經(jīng)營(yíng)性用房時(shí)，應當向業(yè)主明示前期物業(yè)服務(wù)合同。業(yè)主應當履行與建設單位簽訂的前期物業(yè)服務(wù)合同，服從物業(yè)公司的管理。業(yè)主大會(huì )成立后，可以對建設單位選聘的物業(yè)管理企業(yè)予以更換。故本條第二款規定，對建設單位聘請的物業(yè)服務(wù)企業(yè)或者其他管理人，業(yè)主有權依法更換。同，服從物業(yè)公司的管理。業(yè)主大會(huì )成立后，可以對建設單位選聘的物業(yè)管理企業(yè)予以更換。故本條第二款規定，對建設單位聘請的物業(yè)服務(wù)企業(yè)或者其他管理人，業(yè)主有權依法更換。同，服從物業(yè)公司的管理。業(yè)主大會(huì )成立后，可以對建設單位選聘的物業(yè)管理企業(yè)予以更換。故本條第二款規定，對建設單位聘請的物業(yè)服務(wù)企業(yè)或者其他管理人，業(yè)主有權依法更換。同，服從物業(yè)公司的管理。業(yè)主大會(huì )成立后，可以對建設單位選聘的物業(yè)管理企業(yè)予以更換。故本條第二款規定，對建設單位聘請的物業(yè)服務(wù)企業(yè)或者其他管理人，業(yè)主有權依法更換。同，服從物業(yè)公司的管理。業(yè)主大會(huì )成立后，可以對建設單位選聘的物業(yè)管理企業(yè)予以更換。故本條第二款規定，對建設單位聘請的物業(yè)服務(wù)企業(yè)或者其他管理人，業(yè)主有權依法更換。同，服從物業(yè)公司的管理。業(yè)主大會(huì 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