Notice by the Supreme People's Procuratorate of Issuing the Model Cases of Civil Procuratorial Supervision Involving Real Estate Disputes

Notice by the Supreme People's Procuratorate of Issuing the Model Cases of Civil Procuratorial Supervision Involving Real Estate Disputes [Effective]

最高人民检察院关于印发涉房地产纠纷民事检察监督典型案例的通知 [现行有效]

【法宝引证码】

Issuing authority： Supreme People's Procuratorate
Date issued： 04-11-2024
Effective date: 04-11-2024
Level of Authority: Working Documents of the Supreme People's Court and the Supreme People's Procuratorate
Area of Law:Prosecutorial Affairs,Real Estate


Notice by the Supreme People's Procuratorate of Issuing the Model Cases of Civil Procuratorial Supervision Involving Real Estate Disputes		最高人民检察院关于印发涉房地产纠纷民事检察监督典型案例的通知
The people's procuratorates of all provinces, autonomous regions, and municipalities directly under the Central Government; the Military Procuratorate of the People's Liberation Army; and the People's Procuratorate of Xinjiang Production and Construction Corps:		各省、自治区、直辖市人民检察院，解放军军事检察院，新疆生产建设兵团人民检察院：
The real estate industry concerns the vital interests of the people and the overall situation of economic and social development. The Central Economic Work Conference held at the end of 2023 specifically stressed that “the work of ensuring delivery of housing, ensuring people's well-being, and ensuring stability shall be effectively completed.” At present, cases of real estate disputes occur frequently, mainly involving “selling one house to two buyers,” late delivery, delay in handling property ownership certificates and other circumstances, showing mass, contradiction and fierce opposition characteristics. For the purposes of further studying and implementing the Xi Jinping Thought on the Rule of Law, fully maximizing the procuratorial function, assisting in substantive resolution of conflicts and disputes in the real estate field, deepening the effect of the special action of “procuratorial protection of people's livelihood,” and continuously and effectively making the procuratorial work which the people may feel, experience, and benefit from, the Supreme People's Procuratorate has organized and selected six model cases of civil procuratorial supervision related to real estate disputes, as a series of model cases of special action of “procuratorial protection of people's livelihood.” They are hereby issued for your reference.		房地产产业事关人民群众切身利益，事关经济社会发展大局。2023年底召开的中央经济工作会议专门强调，“做好保交楼、保民生、保稳定工作”。当前，涉房地产纠纷案件易发高发，主要涉及“一房二卖”、逾期交房、迟延办理产权证等情形，呈现出群体性、矛盾对立激烈等特征。为深入学习贯彻习近平法治思想，充分发挥检察职能，助力实质性化解房地产领域矛盾纠纷，深化“检护民生”专项行动效果，持续做实人民群众可感受、能体验、得实惠的检察为民，最高人民检察院组织选编了6件涉房地产纠纷民事检察监督典型案例，作为“检护民生”专项行动系列典型案例。现印发你们，供各地参考借鉴。
Supreme People's Procuratorate		最高人民检察院
April 11, 2024		2024年4月11日
Zhang [REDACTED] and Other 70 Property Owners v. [REDACTED] Real Estate Development Co., Ltd. in Anshun City, Guizhou Province		张某等71户业主与贵州省安顺市某房地产开发有限责任公司
(series cases of procuratorial settlement of disputes over pre-sale contracts of commodity houses)		商品房预售合同纠纷检察和解系列案
[Key Words]		【关键词】
Pre-sale contracts of commodity houses, liquidated damages for overdue handling of property certificates, procuratorial settlement, and procuratorial protection of people's livelihood		商品房预售合同逾期办证违约金检察和解检护民生
[Basic Facts]		【基本案情】
On June 30, 2015, Zhang [REDACTED] entered into a pre-sale contract of a commodity house with [REDACTED] Real Estate Development Co., Ltd. (hereinafter referred to as “[REDACTED] Real Estate Development Company”) in Anshun City, Guizhou Province, to purchase a commodity house developed by the company. As agreed in the contract, the seller undertook to obtain the initial ownership registration for the commodity house before December 31, 2015, and deliver the relevant documents for the transfer registration of the commodity house to the buyer, and for failure to deliver the aforesaid documents within the prescribed time limit, the seller should assume liability for breach of contract for the buyer at 1/10,000 of the house price paid. After the contract was signed, Zhang [REDACTED] paid 336,757 yuan of house payment as agreed, and [REDACTED] Real Estate Development Company delivered the house on August 1, 2016, but had not handled registration of property rights. On December 25, 2018, Zhang [REDACTED] instituted a litigation with the Xixiu District People's Court of Anshun City, Guizhou Province, requesting a ruling to order [REDACTED] Real Estate Development Company to deliver the relevant documents for the transfer registration of the commodity house, cooperate with it in handling the housing ownership certificate, and pay a total of 36,706.51 yuan of liquidated damages for overdue handling of the certificate from January 2016 to December 25, 2018 at the rate of 1/10,000 per day with the house payment as the base, and continuously pay liquidated damages at the rate of 1/10,000 per day with the house payment as the base thereafter, until the date of obtaining the housing ownership certificate.		2015年6月30日，张某与贵州省安顺市某房地产开发有限责任公司（以下简称某房开公司）签订商品房预售合同，购买该公司开发的商品房。合同约定：出卖人承诺于2015年12月31日前，取得该商品房所有权初始登记，并将办理商品房转移登记的有关文书交付买受人，逾期不能交付的，出卖人按已付房价款的万分之一向买受人承担违约责任。合同签订后，张某依约支付了购房款336757元，某房开公司于2016年8月1日交付房屋，但一直未办理产权登记。2018年12月25日，张某诉至贵州省安顺市西秀区人民法院，请求判令某房开公司交付办理商品房转移登记的有关文书，配合其办理房屋所有权证，并以购房款为基数，按日万分之一的标准支付2016年1月至2018年12月25日期间的逾期办证违约金共计36706.51元，此后继续按日万分之一的标准以购房款为基数支付违约金，直至办妥房屋所有权证之日止。
After the first and second trials, the Intermediate People's Court of Anshun City, Guizhou Province rendered a final judgment on May 29, 2019, rejected the claim for handling the real estate ownership certificate on the grounds that the recordation formalities for ready commodity house had not been undergone for the house involved in the case and the conditions for handling a real estate ownership certificate has not been handled. For liquidated damages for overdue handling of a certificate, the court held that Zhang [REDACTED] was negligent in finding that the house involved in the case did not meet the conditions for handling a real estate ownership certificate when accepting the house, and gave up the right to refuse to accept the house, which was also a fault, so it ordered [REDACTED] Real Estate Development Company to pay liquidated damages of 3,980 yuan for overdue handling of a certificate from January 1, 2016 to January 7, 2019. Zhang [REDACTED]'s other claims were rejected.		该案经一审、二审，贵州省安顺市中级人民法院于2019年5月29日作出终审判决，以案涉房屋尚未申请办理商品房现房备案手续，达不到办理不动产权证书的条件为由，对办理不动产权证书的诉讼请求未予支持。对于逾期办证违约金，认为张某在接收房屋时怠于发现案涉房屋不具备办理不动产权证书的条件，并放弃了拒绝接收该房屋的权利，本身也存在过错，故酌情判令某房开公司支付2016年1月1日至2019年1月7日期间的逾期办证违约金3980元。驳回张某的其他诉讼请求。
Zhang [REDACTED] refused to accept the ruling and applied to the High People's Court of Guizhou Province for a retrial, and the Guizhou High People's Court ordered the Anshun Intermediate People's Court to retry the case. Anshun Intermediate People's Court held after retrial that Zhang [REDACTED] could not prove the loss caused by the overdue handling of a certificate, and ordered [REDACTED] Real Estate Development Company to pay 5,500.93 yuan of liquidated damages for overdue handling of a certificate from January 1, 2016 to December 25, 2018 at the rate of 0.15/10,000 per day in consideration of the subjective and objective fault of the real estate company's breach of contract, actual performance of the contract and other factors, and in comprehensive consideration of the economic development, prices and income levels in the area; and the liquidated damages for overdue handling of a certificate from December 26, 2018 to the date on which [REDACTED] Real Estate Development Company delivered the real estate ownership certificate for the house involved in the case should be calculated and paid at the rate of 0.15/10,000 per day on the basis of the house payment paid by Zhang [REDACTED]; therefore the court rejected other claims of Zhang [REDACTED].		张某不服，向贵州省高级人民法院申请再审，该院指令安顺市中级人民法院再审。安顺市中级人民法院再审认为，张某不能举证证实逾期办证对其造成的损失，结合房开公司违约的主客观过错、合同实际履行情况等因素，综合辖区经济发展、物价及收入水平等情况，酌情判令某房开公司按日万分之零点一五为标准，支付2016年1月1日至2018年12月25日期间的逾期办证违约金共计5500.93元；2018年12月26日起至某房开公司交付案涉房屋不动产权证之日期间的逾期办证违约金，以张某已交付购房款为基数，按日万分之零点一五进行计付；驳回张某的其他诉讼请求。
At the same period, other 70 property owners also instituted actions against [REDACTED] Real Estate Development Company, requesting the court to order [REDACTED] Real Estate Development Company to handle the property ownership certificates and pay liquidated damages for overdue handling of certificates, and the Anshun Intermediate People's Court rendered similar judgments after retrial.		同时期，另有70户业主也对某房开公司提起诉讼，请求判令办理房产证并支付逾期办证违约金，安顺市中级人民法院经再审作出类似判决。
[Performance of Duties by the Procuratorial Organ]		【检察机关履职情况】
Acceptance and review Zhang [REDACTED] and other 70 property owners refused to accept the retrial judgments and applied for supervision to the People's Procuratorate of Anshun City, Guizhou Province, which accepted the case on May 25, 2021. The court held through review that the evidence for calculating liquidated damages for overdue handling of a certificate as agreed in the contract of the parties was insufficient, and there was error in application of law. Therefore, it submitted a request to the People's Procuratorate of Guizhou Province for protest. For the purpose of appropriately handling this series of disputes, the People's Procuratorate of Guizhou Province fully assessed the legality and necessity of case supervision from the respects of case facts, law application, and the capacity of [REDACTED] Real Estate Development Company to perform. First, through communication with the people's court, it was learned that in recent years, due to the downward impact of the real estate market, the number of disputes over commodity houses caused by delayed delivery of houses and overdue handling of certificates had increased. If a judgment is rendered in accordance with the contract agreement, it will not only not be implemented, but also may lead to bankruptcy of an enterprise, which will make it harder to protect the rights and interests of house buyers. Taking into account the actual operating difficulties of real estate enterprises and the problems of subsequent implementation, the people's court has reduced the liquidated damages agreed upon in the contract. Second, through retrieval of similar cases, it was found that for the liquidated damages for overdue handling of certificates of commodity houses, the rules of courts across the province on adjustment and reduction were not consistent. Mutatis mutandis to, the provisions of Article 14 of the Interpretation of the Supreme People's Court on Several Issues Concerning the Application of Law in the Trial of Cases of Disputes over Contracts on Sale of Commodity Houses, liquidated damages in this series of cases was relatively significantly reduced, which was not compatible with the local economic development level, and could not achieve the effect of urging the parties to contracts to perform their contractual obligations under the principle of honesty and credibility. Third, [REDACTED] Real Estate Development Company had been complained for many times due to disputes involved in the case, its normal operation had been seriously affected, and it had other debt disputes, so there was a risk of bankruptcy, and it did not have the ability to pay liquidated damages at the rate of 1/10,000 per day. However, its project quality deposit in a commercial bank was over 500,000 yuan, and there was rental fee income of parking lots, therefore its actual affordability was higher than the standard confirmed in the effective judgment. Fourth, for the house development project involved in the case, the recordation formalities for ready commodity house had not been undergone, resulting in the inability to handle the property ownership certificate. However, after communication, the housing and urban-rural development, real estate registration and other departments said that with complete relevant materials, they would give priority to assisting enterprises in handling property ownership certificates.		受理及审查情况张某等71户业主不服再审判决，向贵州省安顺市人民检察院申请监督，该院于2021年5月25日受理该案。该院审查认为，再审判决未按当事人合同约定计算逾期办证违约金理据不足，适用法律错误，并据此提请贵州省人民检察院抗诉。为妥善处理该系列纠纷，贵州省人民检察院从案件事实、法律适用、某房开公司履行能力等方面充分评估案件监督的法定性和必要性。一是经与人民法院沟通了解到，近年来受房地产市场下行影响，因延迟交房、逾期办证等引发的商品房纠纷增多，若按照合同约定裁判，不但得不到执行，还可能导致企业破产，从而出现购房户权益更难保障的后果。考虑到房开企业实际经营困难及后期执行问题，人民法院对合同约定的违约金多有调减。二是经类案检索发现，对于涉商品房逾期办证违约金，全省各地法院调减规则不尽统一。参照《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》第十四条的规定，该系列案件违约金调减幅度较大，与当地的经济发展水平不相适应，达不到督促合同各方当事人秉持诚实信用原则履行合同义务的效果。三是某房开公司因案涉纠纷被多次投诉，正常运转遭受严重影响，且尚有其他债务纠纷，存在破产风险，不具备按照日万分之一标准支付违约金的能力。但其在某商业银行缴存的工程质量保证金尚余50万元，且有车位租赁费收益，实际承受能力高于生效判决确认的标准。四是虽然案涉房开项目因未申请办理商品房现房备案，导致无法办理房产证。但经沟通，住建、不动产登记等部门表示在完善相关资料的情况下，将优先协助企业办理产权证。
Procuratorial settlement In consideration of the complex and severe situation facing the real estate economy and the follow-up implementation problems, the People's Procuratorate of Guizhou Province held that simply filing protests could not resolve the actual problems of Zhang [REDACTED] and other property owners, and it was difficult to completely resolve the contradiction from the source, therefore procuratorial settlement might be a better way to deal with the cases. By focusing on the contradiction, the provincial and municipal procuratorates took the initiative to strengthen communication with the people's courts, relevant administrative departments, banks and other departments, and carried out the settlement work in a coordinated manner. First, through active coordination with the housing and urban-rural development and the real estate registration center, and through improving the relevant materials, the property ownership certificates for 71 property owners had been handled, having resolved the property rights issue that Zhang [REDACTED] and others were most concerned about and most worried about, and laid the foundation for comprehensive settlement. Second, through the coordination with the relevant bank, the measures for sealing up 500,000 yuan of project quality deposit of [REDACTED] Real Estate Development Company for a project that had been accepted had been removed, having created conditions for the real estate development company to pay liquidated damages to property owners. Third, effectively completing the law interpretation and reasoning work for Zhang [REDACTED] and others. The current economic situation and the operating difficulties of house development enterprises were patiently explained and introduced, the problem that it might be difficult to be implemented after increase in liquidated damages was analyzed, Zhang [REDACTED] and other 70 property owners finally agreed to accept liquidated damages at the rate of 0.3/10000 per day. Under the joint efforts of the procuratorates, courts, administrative organs and other parties, the two parties finally reached a settlement that [REDACTED] Real Estate Development Company should pay liquidated damages for overdue handling of a certificate with the project quality deposit of 500,000 yuan and deduct the rental fee of the parking space for the insufficient part, and 71 property owners withdrew their applications for supervision filed with the procuratorial organ.		检察和解考虑到房地产经济面临的复杂严峻形势和后续执行问题，贵州省人民检察院认为，简单提出抗诉并不能解决张某等业主的实际问题，难以从源头上彻底化解矛盾，检察和解可能是处理案件比较好的方式。省、市两级检察院围绕矛盾症结，主动加强与人民法院、相关行政主管部门、银行等部门沟通，协同开展和解工作。一是积极协调住建部门、不动产登记中心，通过完善相关资料，为71户业主办理了产权证，解决了张某等人最关心、最担忧的产权问题，为全面和解奠定基础。二是通过协调有关银行，对某房开公司已经验收合格的项目预存的50万元工程质量保证金解除查封，为房开企业清偿业主违约金提供条件。三是做好对张某等人的释法析理工作，耐心解释介绍当前经济形势和房开企业经营困难情况，分析违约金增加后可能面临的难以执行到位问题，张某等71户业主最终同意按照日万分之零点三支付违约金。在检、法、行政机关等多方共同努力下，双方当事人最终达成和解，由某房开公司用工程质量保证金50万元支付逾期办证违约金，不足部分用车位租赁费抵扣，71户业主向检察机关撤回监督申请。
[Significance]		【典型意义】
1. When handling cases involving real estate supervision, the procuratorial organs should focus on substantive solutions to the difficulties of house buyers, actively perform their duties according to the law, and effectively safeguard people's livelihood and interests. Housing issues involve the vital interests of the people. Therefore, appropriately handling real estate disputes according to the law is an important content of “procuratorial protection of people's livelihood.” When handling cases involving real estate disputes, procuratorial organs should, in consideration of the real estate regulation policies and market operation status, fully evaluate the possibility of realizing the demands of house buyers, and choose the best way to handle them. In this series of cases, the court had insufficient basis for reducing liquidated damages, which violated the principle of honesty and credibility in the contract. However, “simply filing protests” could not resolve the problem of handling certificates, and would also lead to inability to execute the contract judgment after retrial. Given that, on the basis of comprehensive investigation and verification, the procuratorial organ fully evaluated the possibility of substantively resolving disputes, actively carried out procuratorial settlement, guided the two parties to reasonably resolve contradictions and disputes according to the law, and comprehensively resolved the problem of certificate handling and liquidated damages, which were frequently reflected by house buyers, had protected the legitimate rights and interests of house buyers at a maximum, and had highlighted the feelings and responsibility of civil procuratorial justice for the people.		（一）检察机关在办理涉房地产监督案件中，应着眼实质性解决购房者困难问题，依法能动履职，切实维护民生民利。住房问题涉及人民群众的切身利益，依法妥善处理房地产纠纷是“检护民生”的重要内容。检察机关在办理涉房地产纠纷案件中，要结合房地产调控政策和市场经营现状，充分评估购房者诉求实现的可能性，并以此为导向，选择最优处理方式。本系列案中，法院调减违约金依据不足，违背合同诚实信用原则，但“一抗了之”既无法解决办证问题，也将面临再审后按照合同判决无法执行的情况。鉴于此，检察机关在全面调查核实的基础上，充分评估实质化解争议的可能性，能动开展检察和解，引导双方当事人依法合理解决矛盾纠纷，一揽子解决购房者反映强烈的办证问题及违约金问题，最大限度保障了购房者的合法权益，彰显了民事检察为民司法的情怀和担当。
2. To resolve contradictions of real estate-related supervision cases, the procuratorial organ should strengthen the integrated, comprehensive, active performance of duties, form a joint force with multiple parties in an interactive manner, and improve the effectiveness of procuratorial settlement. In recent years, with the increasing downward pressure on the economy, a large number of disputes over sale of commodity houses had entered civil litigation, which were dominated by disputes over overdue delivery of houses and overdue handling of certificates, showing the characteristics of a large number of people involved in litigation, large subjects involved in litigation, and sharp conflicts between the parties, and making it difficult to resolve the problem. In carrying out procuratorial settlement, the procuratorial organ should make full use of the rule of law thinking and methods, form a diversified dispute resolution pattern featuring multi-directional force, hierarchical progress, connection and support, actively promote integrated and comprehensive performance of duties, and cooperate in promoting administrative approval, searching property of house enterprises, and strengthening law interpretation, reasoning and risk prevention and control, to enhance the effect of procuratorial settlement.		（二）检察机关对涉房地产监督案件开展矛盾化解，应强化一体、综合、能动履职，多方联动形成合力，提升检察和解实效。近年来，随着经济下行压力增大，大量商品房买卖纠纷进入民事诉讼，其中以逾期交房、逾期办证纠纷居多，呈现出涉诉人数多、涉诉标的大、当事人矛盾尖锐的特点，化解难度大。检察机关在开展检察和解中，要充分运用法治思维和法治方式，通过上下一体、检法联调、府院联动，形成多向发力、分层递进、衔接配套多元解纷格局，积极推进一体综合能动履职，在促进行政审批、查找房企财产、加强释法说理和风险防控等方面协作配合，提升检察和解效果。
Sun [REDACTED] v. Hengshui [REDACTED] Real Estate Development Co., Ltd. (case of civil prosecutorial settlement of dispute over confirming invalidity of a contract)		孙某与衡水某房地产开发有限公司确认合同无效纠纷民事检察和解案
[Key Words]		【关键词】
Contract on Sale of Commodity Houses, format clause, procuratorial settlement, and governance of litigation source		商品房买卖合同格式条款检察和解诉源治理
[Basic Facts]		【基本案情】
On September 22, 2017, Sun [REDACTED] entered into a contract on sale of a commodity house with Hengshui [REDACTED] Real Estate Development Co., Ltd. (hereinafter referred to as “[REDACTED] Real Estate Company”), agreeing that Sun [REDACTED] purchased a shop located in the west side of Meilin Shui'an, Jinghang Street, Zhengkou Town, Gucheng County, Hengshui City. As agreed in Article 7 of Annex 3 Decoration and Equipment Standards to the Contract on Sale of a Commodity House: the rooftop platform of the second floor should be used by residents on the third floor, and the specific use area was specified in the design drawing. After moving in, the resident on the third floor residents privately built fences, courtyards, vegetable gardens, etc. on the rooftop platform of the second floor, and seriously damaged the roof structure, resulting in perennial rain leakage of the shop purchased by Sun [REDACTED]; and because of the aforesaid contract agreement, the resident on the third floor prohibited Sun [REDACTED] from maintaining on the roof, the problem of rain leakage had always existed, have affected Sun [REDACTED]'s routine business life. On February 25, 2021, Sun [REDACTED] instituted an action against [REDACTED] Real Estate Company with the Gucheng County People's Court of Hebei Province, requesting the court to confirm the invalidity of the format clause of Article 7 in Annex 3 to the Contract on Sale of a Commodity House, “the rooftop platform on the second floor should be used by the resident on the third floor.”		2017年9月22日，孙某与衡水某房地产开发有限公司（以下简称某房地产公司）签订了商品房买卖合同一份，合同约定孙某购买位于衡水市故城县郑口镇京杭大街西侧美林水岸某号商铺。商品房买卖合同中附件三《装饰、设备标准》第七条约定：二楼楼顶平台归三楼住户使用，具体使用面积详见设计图纸。入住之后，因三楼住户在二楼楼顶平台私自搭建围栏、庭院、菜园等，严重破坏了楼顶结构，导致孙某所购的商铺常年漏雨；且因上述合同内容约定，三楼住户禁止孙某到楼顶进行维修，漏雨问题一直存在，影响了孙某的日常经营生活。2021年2月25日，孙某起诉某房地产公司至河北省故城县人民法院，请求法院判决确认商品房买卖合同附件三第七条“二楼楼顶平台归三楼住户使用”的格式条款无效。
．．．．．．		故城县人民法院于2021年4月7日作出民事判决。该院认为某房地产公司不认可其与孙某签订的商品房买卖合同附件三中的第七条是其为了重复使用而预先拟定的，且孙某仅提交了一份商品房买卖合同也不足以证明该条款系格式条款，且该条款也不存在法律规定的无效情形。故该院判决驳回孙某的诉讼请求。
		孙某不服一审判决，上诉至衡水市中级人民法院，衡水市中级人民法院于2021年6月29日作出民事判决。该院认为，格式条款只有存在法律规定的无效情形时，才能被宣告无效，并非只要是格式条款就一定无效。本案中，孙某购买案涉商铺时，该商铺系现房，孙某接收商铺时对商铺进行了验收，在《商住楼交接确认单》上注明案涉商铺存在的问题并签字确认。孙某签字确认的该确认单中所列明的问题未包含案涉商铺楼顶平台，且案涉商铺的楼顶平台并非属于孙某所购商铺的专有部分，孙某主张附件三第七项“二楼楼顶平台归三楼住户使用”的条款限制了其作为所有权人的权利，缺乏事实和法律依据，该院不予支持。孙某虽主张案涉商铺验收时并未对楼顶进行验收，但未提供相应的证据证明其主张。同时，双方签订的《商品房买卖合同》约定，本合同及附件共13页，合同附件与本合同具有同等法律效力。因《商品房买卖合同》双方已经签字生效，并已经备案，应视为孙某对《商品房买卖合同》附件三的内容系明知，合同附件三的内容亦是双方真实意思表示，合法有效。故该院判决驳回上诉，维持原判。
		孙某不服二审判决，向河北省高级人民法院申请再审。河北省高级人民法院于2021年11月9日裁定驳回孙某的再审申请。
		【检察机关履职情况】
		受理及审查情况 2022年2月21日，孙某不服，向衡水市人民检察院申请监督。衡水市人民检察院受理该案后，依法运用调查核实权，经查阅法院卷宗，询问孙某提供的多名证人，向住建部门发出协助调查函，调查设计图纸及三楼住户与某房地产公司签订并备案的《商品房买卖合同》，全面了解案件基本事实和发生背景。检察机关调查发现，三楼住户与某房地产公司签订的《商品房买卖合同》中并未约定其享有二楼楼顶的使用权，规划设计图纸将二楼楼顶分为两部分，北一半为三楼的观景平台，南一半为放置二楼住户太阳能储电设施等空间。某房地产公司在向三楼住户销售房屋时，口头承诺按照图纸使用二楼楼顶平台。三楼住户在使用二楼楼顶平台时，私自搭建围栏、庭院、菜园，破坏了楼顶结构，导致孙某所购的商铺常年漏雨，影响孙某的日常经营生活。
		检察和解检察机关经审查认为，案涉条款虽是开发商为了重复使用而预先拟定的条款，但根据有关法律规定，除一般无效情形外，格式条款只有存在涉及损害主要权利的情形才无效。本案中，案涉商铺的楼顶平台并非属于孙某所购商铺的专有部分，孙某主张该条款限制了其作为所有权人的权利，缺乏事实和法律依据，因此案涉条款虽为格式条款，但不存在无效情形。但考虑到本案矛盾纠纷的实质是相邻关系纠纷，孙某在与三楼住户多次交涉无效后以某房地产公司为被告提起确认合同无效之诉，意图通过否定《商品房买卖合同》中格式条款效力，以维护所购买房屋正常居住使用的合法权益。检察机关简单作出不支持监督申请决定，案了事未了，某房地产公司在销售过程中不规范行为以及三楼业主使用楼顶平台不当引发的矛盾依然存在。为减轻当事人诉累，检察机关邀请人民监督员、区人大代表、律师等五名听证员就该案举行公开听证会。听证会上，承办检察官详细介绍了案情，双方当事人充分发表了意见，听证员从法理情的角度对开发商售房过程中不当承诺、放任三楼住户私搭乱建以及造成业主损失等问题进行了评析，帮助双方当事人梳理民事权利义务。在检察官与听证员的共同释法说理下，双方达成和解协议，某房地产公司对楼顶进行防水维修，并协助相关部门拆除二楼楼顶私搭乱建，孙某主动向检察机关撤回监督申请。
		延伸工作衡水市人民检察院在依法开展监督工作的同时，通过一体履职与故城县人民检察院组建诉源治理办案专班，依法能动履职，对于办案中发现的辖区部分商品房小区业主私搭乱建监管不力等社会治理问题，依法向故城县住房和城乡建设局、故城县社区建设和物业监督管理筹建工作领导小组办公室等单位制发检察建议书，督促其履行监管职责，及时处理违建问题。检察建议制发后，各职能部门高度重视，第一时间加强排查，进行内部整顿、建章立制、多措并举整改问题。
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