论未经出租人同意之转租的效力
发布时间：2018-08-08 13:35
【摘要】：在当前租赁市场,未经出租人许可的转租现象较为普遍,尤其是在房屋租赁中,“二房东”、甚至“三房东”极为普遍。对于此种现象,我国《合同法》仅仅规定了出租人解除合同的权利,但对于转租合同效力、转租行为效力、次承租人利益保护问题均未涉及。 本文拟对未经出租人许可的转租合同效力如何,转租行为效力如何以及次承租人利益保护问题做一分析。本文除引言和结论外,共分为四个部分: 第一部分,转租行为的基本概念界定。本章首先对转租行为进行概念上的分析,并将转租与一般租赁行为相比较归纳出转租行为的特征;在此基础上对转租与相关概念比如租赁权转让、群租进行一个比较,进一步确定转租行为的范围。 第二部分,我国目前关于转租行为效力的立法和司法现状考察。在此部分首先简单介绍我国对于经过出租人同意的转租行为的效力;其次按照《合同法》及相关部委的规定、《海商法》的规定和最高人民法院的规定进行分类分析,并就每一类型与世界其它国家(地区)的规定进行对比分析。 第三部分,讨论了转租行为的相关理论基础,为本文的立论提供理论依据。在本部分,先对转租行为究竟是属于处分行为还是负担行为进行分析,进而确立未经许可的转租行为是否属于无权处分行为;其次对租赁权的权源进行分析,得出租赁权的权源是合法占有而非所有权,为承租人是否有权转租确立依据。 第四部分,未经出租人同意的转租行为的效力问题。在本部分,首先先结合学界的观点,对未经出租人同意的转租合同效力进行分析并得出未经出租人同意的转租合同应为有效的结论;其次,在以上分析基础上,对未经出租人同意的转租对出租人的效力进行分析,认为未经出租人同意并未给出租人带来实际损害,而从拓宽物之流转、增强物之使用来看,认可未经出租人同意的转租对出租人的效力可达到物之使用的帕累托最优,接着分析此种转租对出租人不产生效力的例外情形以及此时出租人利益保护问题;再次,对此种转租行为对承租人的效力进行分析,指出承租人因转租而产生的两大义务;最后,分析此种转租行为对次承租人的效力,主要从房屋转租中次承租人的优先购买权问题、次承租人能否主张买卖不破租赁问题以及次承租人在出租人与承租人的租赁合同发生变更时的利益保护问题。
[Abstract]:In the current rental market, the phenomenon of sublease without the lessor's permission is more common, especially in the housing lease, "two landlords" and even "three landlords" are very common. To this kind of phenomenon, the contract Law of our country only stipulates the lessor's right to terminate the contract, but the validity of the sublease contract, the effect of the sublease act and the protection of the interests of the sub-lessee are not involved. This paper analyzes the effectiveness of the sublease contract without the lessor's permission, the effectiveness of the sublease act and the protection of the interests of the sub-lessee. In addition to the introduction and conclusion, this paper is divided into four parts: the first part, the definition of the basic concept of sublease behavior. This chapter firstly analyzes the concept of sublease behavior, and summarizes the characteristics of sublease behavior by comparing sublease behavior with general lease behavior, on the basis of which a comparison is made between sublease and related concepts such as transfer of lease right, group rent, and so on. Further determine the scope of sublease behavior. The second part, the current legislative and judicial investigation on the effect of sublease act in China. In this part, we briefly introduce the effectiveness of the sublease behavior agreed by the lessor in our country. Secondly, according to the provisions of the contract Law and the relevant ministries, the provisions of the Maritime Law and the provisions of the Supreme people's Court are classified and analyzed. And to each type and the other countries (regions) of the world to carry out a comparative analysis of the provisions. In the third part, the theoretical basis of sublease behavior is discussed, which provides theoretical basis for this thesis. In this part, the author first analyzes whether the sublease behavior is a disciplinary act or a burden act, and then determines whether the unauthorized sublease act is an unauthorized disposition act; secondly, it analyzes the right source of the lease right. It is concluded that the right source of lease right is legal possession rather than ownership, which establishes the basis for whether the lessee has the right to sublet. The fourth part, the validity of the sublease without the consent of the lessor. In this part, first of all, combined with the academic point of view, the validity of the sublease contract without the consent of the lessor is analyzed and the conclusion is drawn that the sublease contract without the consent of the lessor should be effective; secondly, on the basis of the above analysis, By analyzing the effectiveness of the sublease without the consent of the lessor to the lessor, it is considered that the sublease without the consent of the lessor does not cause actual harm to the lessor, but from the perspective of the circulation of the broadened property and the use of the enhancement, The Pareto optimum of the sublease which is effective to the lessor without the consent of the lessor is recognized, and then the exception of the non-effectiveness of the sublease to the lessor and the protection of the lessor's interests are analyzed. This paper analyzes the effect of this sublease on the lessee, points out the two obligations of the lessee because of the sublease, and finally, analyzes the effect of the sublease on the sub-lessee, mainly from the sub-lessee 's preemptive right. Whether the sub-lessee can claim the issue of buying and selling the lease and the protection of the sub-lessee 's interests when the lease contract between the lessor and the lessee changes.
【学位授予单位】：中国政法大学
【学位级别】：硕士
【学位授予年份】：2010
【分类号】：D923
本文编号：2171941
[Abstract]:In the current rental market, the phenomenon of sublease without the lessor's permission is more common, especially in the housing lease, "two landlords" and even "three landlords" are very common. To this kind of phenomenon, the contract Law of our country only stipulates the lessor's right to terminate the contract, but the validity of the sublease contract, the effect of the sublease act and the protection of the interests of the sub-lessee are not involved. This paper analyzes the effectiveness of the sublease contract without the lessor's permission, the effectiveness of the sublease act and the protection of the interests of the sub-lessee. In addition to the introduction and conclusion, this paper is divided into four parts: the first part, the definition of the basic concept of sublease behavior. This chapter firstly analyzes the concept of sublease behavior, and summarizes the characteristics of sublease behavior by comparing sublease behavior with general lease behavior, on the basis of which a comparison is made between sublease and related concepts such as transfer of lease right, group rent, and so on. Further determine the scope of sublease behavior. The second part, the current legislative and judicial investigation on the effect of sublease act in China. In this part, we briefly introduce the effectiveness of the sublease behavior agreed by the lessor in our country. Secondly, according to the provisions of the contract Law and the relevant ministries, the provisions of the Maritime Law and the provisions of the Supreme people's Court are classified and analyzed. And to each type and the other countries (regions) of the world to carry out a comparative analysis of the provisions. In the third part, the theoretical basis of sublease behavior is discussed, which provides theoretical basis for this thesis. In this part, the author first analyzes whether the sublease behavior is a disciplinary act or a burden act, and then determines whether the unauthorized sublease act is an unauthorized disposition act; secondly, it analyzes the right source of the lease right. It is concluded that the right source of lease right is legal possession rather than ownership, which establishes the basis for whether the lessee has the right to sublet. The fourth part, the validity of the sublease without the consent of the lessor. In this part, first of all, combined with the academic point of view, the validity of the sublease contract without the consent of the lessor is analyzed and the conclusion is drawn that the sublease contract without the consent of the lessor should be effective; secondly, on the basis of the above analysis, By analyzing the effectiveness of the sublease without the consent of the lessor to the lessor, it is considered that the sublease without the consent of the lessor does not cause actual harm to the lessor, but from the perspective of the circulation of the broadened property and the use of the enhancement, The Pareto optimum of the sublease which is effective to the lessor without the consent of the lessor is recognized, and then the exception of the non-effectiveness of the sublease to the lessor and the protection of the lessor's interests are analyzed. This paper analyzes the effect of this sublease on the lessee, points out the two obligations of the lessee because of the sublease, and finally, analyzes the effect of the sublease on the sub-lessee, mainly from the sub-lessee 's preemptive right. Whether the sub-lessee can claim the issue of buying and selling the lease and the protection of the sub-lessee 's interests when the lease contract between the lessor and the lessee changes.
【学位授予单位】：中国政法大学
【学位级别】：硕士
【学位授予年份】：2010
【分类号】：D923
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