房屋优先承租权行使问题研究

发布时间：2018-04-11 14:19

本文选题：房屋承租人 + 优先承租权　；参考：《湖南师范大学》2015年硕士论文

【摘要】：房屋优先承租权,是指当租赁期限届满时,承租人享有的在同等条件下优先于他人承租原租赁房屋的权利。优先承租权作为房屋承租人的一项实体权利,既可以满足承租人对租赁房屋的持续使用,又能实现出租人对租赁房屋的处分权。从商法视角上看,对承租人的优先承租权予以特别保护,体现了经济利益至上的商法价值取向。从我国民法的基本原则上看,保护承租人的优先承租权,是贯彻意思自治原则以及诚实信用原则的体现。承租人在租赁期限届满前向出租人提出优先承租的要求,但出租人容易基于各种原因拒绝承租人的请求。由于我国《民法通则》、《合同法》等现行法并没有关于房屋承租人优先承租权的直接规定,而当事人对于行使房屋优先承租权的规定又颇为简单,房屋优先承租权往往会流于形式。鉴于此,房屋优先承租权作为一种基于出租人与承租人合同约定产生的债权,司法实践在处理相关纠纷时,需要在出租人的自由处分权与承租人的优先承租权之间进行权衡,从而作出合理认定。房屋优先承租权以合法有效的长期租赁合同为前提,租赁期限届满,出租人愿意继续租赁房屋时,承租人必须在合理期限内以同等条件行使优先承租权。其中,同等条件应包括租金及其支付方式、租赁期限、承租人的支付能力等。同时,对于承租人违约、出租人对租赁房屋进行招标招租以及对房屋整体出租时,应排除适用房屋优先承租权。而侵害房屋承租人行使优先承租权的司法救济只能是要求出租人承担赔偿责任,而不能要求确认出租人与第三人的合同无效或者强制缔约,赔偿责任的范围则可引入法国民法典的迁移性赔偿金制度。在与部分共有人、第三人、次承租人之间的承租权产生权利冲突时,应区分不同的情况分别处理。
[Abstract]:The preemptive tenancy right refers to the right of lessee to rent the original rental house prior to others under the same conditions when the lease term expires.As a substantial right of the lessee, the priority tenancy right can not only satisfy the lessee's continuous use of the leased house, but also realize the lessor's right to dispose of the leased house.From the point of view of commercial law, the preferential tenancy right of lessee is specially protected, which embodies the value orientation of commercial law in which economic interests are paramount.From the basic principle of the civil law of our country, protecting the lessee's preferential lease right is the embodiment of the principle of autonomy of will and the principle of good faith.The lessee asks the lessor for preferential lease before the expiration of the lease term, but the lessor can refuse the lessee's request for various reasons.Because of the fact that there is no direct stipulation about the priority of the house lessee in the current laws, such as "General principles of Civil Law" and "contract Law", it is quite simple for the parties concerned to exercise the right of preferential lease of the house.The preemptive right to rent a house is often a mere formality.In view of this, as a kind of creditor's rights arising from the contract agreement between the lessor and the lessee, the judicial practice needs to balance the leasor's right of free disposition with the lessee's prior lease right when dealing with related disputes.In order to make a reasonable determination.If the lease term expires and the lessor is willing to continue to lease the house, the lessee must exercise the priority lease right under the same conditions within a reasonable period of time.Among them, the same condition should include rent and its payment method, lease term, lessee's ability to pay and so on.At the same time, when the lessee breaks the contract, the lessor invites for the lease of the leased house and the whole house is leased, the right of preemptive lease of the house should be excluded.The judicial remedy that infringes upon the lessee's right of preferential lease can only be to require the lessor to bear the liability for compensation, but not to confirm the invalidity of the contract between the lessor and the third party or the compulsory conclusion of the contract.The scope of liability can be introduced into the displacement compensation system of the French Civil Code.When the right to lease conflicts with some co-owners, third parties and sub-lessees, different situations should be dealt with separately.
【学位授予单位】：湖南师范大学
【学位级别】：硕士
【学位授予年份】：2015
【分类号】：D923.6

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