民法典视域中的房屋次承租人优先承租权悖论
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摘要
房屋承租人与次承租人的承租权哪个更为优先存在二元悖论。中国法律并无保护房屋次承租人优先承租权的直接规定,司法实践中关于是否保护房屋次承租人优先承租权存在"同案不同判"的现象。民法典分则合同法编中应当基于诚信原则和公平原则,认定房屋次承租人优先承租权来源于转租合同的约定和次承租人对房屋的实际占有;在承认次承租人优先承租权构成合同相对性原则例外的同时,必须明确行使该权利的特定条件;应按照次承租人优先承租权更为优先的原则处理承租人和次承租人之间的优先承租权冲突;赋予次承租人在其优先承租权遭到侵害后司法救济的权利,在参照违约损害赔偿思路的同时,适当兼顾次承租人的信赖利益和可得利益。
There is a dual paradox about conflicting of priority to rent the house between the lessee and the sub-lessee. Under the existing law, there is not the direct rule of protecting the sub-lessee priority to rent the house. In judicial practice, the phenomenon of same situation with different sentences existed concerning whether to protect the sub-lessee priority to rent the house. According to the principles of good faith and fair principle, in the contract law chapter of Civil Code we should rule that the sub-lessee priority to rent the house is derived from back to back charter and the sub-lessee actual possession of the house; The sub-lessee priority to rent the house should be the exception of contract relativity principle; In dealing with the conflicts of priority to rent the house between the lessee and the sub-lessee, more preference processing priority of sub-lessee holds water; When the sub-lessee priority to rent the house is infringed, we should, in light of thinking of breach of contract damages, appropriately calculate the reliance interests and prospect interests of sub-lessee.
There is a dual paradox about conflicting of priority to rent the house between the lessee and the sub-lessee. Under the existing law, there is not the direct rule of protecting the sub-lessee priority to rent the house. In judicial practice, the phenomenon of same situation with different sentences existed concerning whether to protect the sub-lessee priority to rent the house. According to the principles of good faith and fair principle, in the contract law chapter of Civil Code we should rule that the sub-lessee priority to rent the house is derived from back to back charter and the sub-lessee actual possession of the house; The sub-lessee priority to rent the house should be the exception of contract relativity principle; In dealing with the conflicts of priority to rent the house between the lessee and the sub-lessee, more preference processing priority of sub-lessee holds water; When the sub-lessee priority to rent the house is infringed, we should, in light of thinking of breach of contract damages, appropriately calculate the reliance interests and prospect interests of sub-lessee.
引文
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[2][英]巴里·尼古拉斯.罗马法概论[M].黄风,译.北京:法律出版社,2001:195.
[3]王秋良,蔡东辉.合法转租之次承租人利益保护的若干问题[J].政治与法律,2003,(6):140-142.
[4]朱巍.论房屋转租——以关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释为视角[J].河北法学,2010,(5):32-38.
[5]冯桂,黄莹.房屋转租合同的法律思考[J].法学,2002,(9):52-55.
[6]戚兆岳.不动产租赁法律制度研究[M].北京:法律出版社,2009:50.
[7]孟勤国.物权二元结构论[M].北京:人民法院出版社,2001:36.
[8][德]沃尔夫.物权法[M].吴越,李大雪,译.北京:法律出版社,2002:74.
[9]Sophie Cat-tell Freedom to Leave[J].Estates GazetteI, August 28,2010.
[10]WILKIE M,COLE G. Landlord and Tenant Law (4th edition)[M]. London:Palgrave Publishers Ltd,2000.
[11]Mattew Bonye Meat on the Statutory Bones[J]. Estate Gazette l,December 4,2010.
[12]王泽鉴.民法物权用益物权占有[M].北京:中国政法大学出版社,2001:171-173.
[13]史尚宽.债法各论[M].北京:中国政法大学出版社,2000:183.
[14]王泽鉴.债法原理:第1册[M].北京:中国政法大学出版社,2001:135.
[15]任泰山,何文强.房屋租赁关系中承租人次承租人优先购买权顺位探讨[J].当代法学,2003,(7):96.