房屋租赁合同的诚信原则立法问题研究

发布时间：2018-05-09 13:14

本文选题：房屋租赁合同 + 诚实信用原则　；参考：《华中师范大学》2013年硕士论文

【摘要】：近8年来,随着房地产价格的突飞猛涨和居高不下,买房已经成为社会中低收入人群的一种奢望而难以实现；另一方面,那些“先富起来的人们”基于对自有货币保值增值的需要,利用法律政策漏洞而大量投资或投机房地产,囤积大量房屋以便出租或出卖。出卖受限于“新国五条”对二手房交易所得征收20%的高额所得税,而房屋租赁则显得非常红火。然而,租赁合同双方当事人因缺乏必要的诚信规制而滋生出大量的法律纠纷和经济纠纷。其实,诚实信用原则是房屋租赁合同立法的基本原则,也是房屋租赁合同双方当事人权利义务确立的依据。然而,虽然我国合同法对租赁合同的一般问题做了一些原则规定,但未对房屋租赁合同做出具体法律规定,更遑论将诚实信用原则大量引入房屋租赁合同具体法律条款设计中。诚实信用原则是各国民法的一项基本原则,也是解决公民居住障碍的重要手段。在我国房屋租赁合同立法尚不完善的情况下,诚实信用原则不失为一种解决房屋租赁冲突的有效方法。目前,社会诚信普遍存在着危机,房屋租赁市场秩序混乱,纠纷不断产生,房屋租赁合同当事人利益冲突已成为建立和谐社会的绊脚石。房屋租赁合同关乎那些无房弱势群体的基本生存权,有必要在房屋租赁合同立法中加强对诚信原则的研究,用诚信原则来设计具体的房屋租赁合同法律条款,这也是本文的一大创新点。国内许多学者对诚信原则做了大量研究,但都限于诚信原则理论的探讨,主要集中在诚信原则的概念、价值、功能、在民法中的地位以及在司法领域的适用等几大方面的问题。而本文选择了不同于以往的研究角度,即从立法角度来分析诚信原则的适用,将诚信原则运用到房屋租赁合同立法具体条款设计中。从合同协商到签订,再到合同生效、履行与解除,甚至在房屋租赁合同解除之后,都需要运用诚信原则。我国尚无专门的房屋租赁合同法,而是将房屋租赁和其他物的租赁一起纳入到合同法关于租赁合同的规定中,这些法律规范没有考虑到房屋租赁合同的特殊性,规定过于简单,许多条款都没有反映出诚信原则。诚信原则应当贯彻到房屋租赁合同的具体法条中,当房屋租赁合同当事人双方权利义务与诚实信用原则相抵触时统归无效。本文将诚信原则引入房屋租赁合同出租人和承租人的义务中,对房屋租赁合同当事人具体的义务条款进行修正和细化。房屋租赁合同订立之前、订立之后、解除之后的各个阶段出租人基于诚实信用原则而对房屋承租人承担的义务有保证房屋属性、位置、质量、附属设施与其承诺的房屋一致,按照租赁合同约定的期限将房屋交付给承租人占有、使用,保证出租房屋的安全、不得损害承租人的利益、不得任意解除合同、对房屋内的设施承担维修,以及最后帮助已解约的承租人的通知、协助、保管、保密的义务。根据诚实信用原则,承租人则必须履行在一般情况下不得变更租赁房屋的基本结构,除非征得房屋所有人的同意的义务,不得擅自转租房屋给其他人的义务,在房屋租赁合同生效期间承租人应继续按照合同订立时的目的和内容使用房屋,而不能将房屋用作商业经营或者饲养动物,更不能在房屋内从事非法活动。承租人在入住房屋后,应该以谨慎的态度来小心使用房屋,做到房屋善良管理人的注意义务。文章将诚信原则引入房屋租赁合同当事人法律责任规制中,用诚信原则补充和设计具体的责任条款。对房屋的出租人,应该对其违背诚信原则的行为要求多倍惩罚的严格责任,使得其不得毫无理由增加租金或任意变更、解除合同。对房屋承租人而言,诚信原则则要求其在租住房屋的期间内善待房屋的每一个角落,并且对邮寄给房屋出租人的物件尽到妥善的保管责任。除非遇到责任的除外情况：一是后来得到了房屋出租人的许可；二是遇到了不可抗力等情势变更事由。
[Abstract]:In the last 8 years, with the soaring and high prices of real estate, buying a house has become a luxury and difficult to realize in the low income population of the society; on the other hand, the "rich people" are based on the need of increasing the value of their own money, using legal policy loopholes to invest or speculate on real estate, and hoard a large amount of money. Housing is for rent or sale. The sale is limited to the "five new countries" on the second hand stock exchange with a high income tax of 20%, and the housing lease is very red. However, the parties to the lease contract have created a large number of legal disputes and economic disputes due to the lack of the necessary integrity regulation. In fact, the principle of honesty and credit is the house. The basic principle of the lease contract legislation is also the basis for the establishment of the rights and obligations of both parties in the lease contract. However, although the contract law of China has made some principles on the general problems of the lease contract, it does not make specific legal provisions on the housing lease contract, let alone introduce the principle of good faith to the housing lease contract. In the design of the legal provisions of the body.
The principle of honesty and credit is one of the basic principles of civil law in various countries. It is also an important means to solve the barrier of citizens' residence. Under the condition that the legislation of the lease contract of the house is not perfect, the principle of honesty and credit is an effective way to solve the conflict of the housing lease. The conflict of the litigants in the housing lease has become a stumbling block to the establishment of a harmonious society. The housing lease contract is related to the basic right to live without the vulnerable groups. It is necessary to strengthen the research on the principle of good faith in the legislation of the housing lease contract and to design the specific law of the housing lease contract with the principle of good faith. This is also a major innovation in this article.
Many scholars in China have done a lot of research on the principle of good faith, but they are limited to the theory of the principle of good faith, which mainly focus on the concepts, values, functions, status in civil law and the application of the law in the field of justice. This article chooses different from the previous research angle, that is to analyze the sincerity from the legislative point of view. The application of the principle of faith applies the principle of good faith to the specific provisions of the legislation of the housing lease contract. From the negotiation to the signing of the contract, then to the entry into force of the contract, the execution and dissolution of the contract, and even after the release of the lease contract of the house, the principle of good faith should be applied. These regulations do not take into account the particularity of the lease contract, and the provisions are too simple to reflect the principle of good faith. The principle of good faith should be carried out in the concrete law of the lease contract and the rights and obligations of the parties to the lease contract and the parties to the lease contract. When the principle of honesty and credit is inconsistent, it is invalid.
In this paper, the principle of honesty and credit is introduced to the lease contract lessor and the lessee's obligations to amend and refine the specific obligations of the parties involved in the lease contract. Before the conclusion of the lease contract, the lessor has insured the tenants' obligations on the basis of the principle of honest letter of use after the termination of the lease. The property, location, quality, ancillary facilities of the house are consistent with their promised houses, and the housing is delivered to the lessee in accordance with the term of the lease contract, used to ensure the safety of the rental housing, not to damage the interests of the lessee, to free the contract, to maintain the facilities in the house, and to last to help the contracted lease. According to the principle of honesty and credit, the lessee must not change the basic structure of the leased house in general, and shall not sublease the house to other people's obligations without the consent of the owner of the house. The lessee shall continue to comply with the lease contract during the entry into force of the lease contract. The purpose and content of the contract is to use the house, not to use the house as a commercial operation or to raise an animal, but not to engage in illegal activities in the house. After the tenant is staying in the house, the house should be careful to use the house in a cautious manner, so as to achieve the duty of attention of the good manager of the house.
The article introduces the principle of good faith to the legal responsibility of the litigants of the housing lease, and uses the principle of good faith to supplement and design the specific responsibility clause. The lessor of the house should require the strict liability of multiple penalties for its violation of the principle of good faith, so that it may not be unreasonable by increasing rent or arbitrarily changing the contract. In the case of the tenant, the principle of good faith requires that it treat every corner of the house during the tenancy of the house, and keep the responsibility for the goods mailed to the lessor of the house. Except for the exception of the responsibility, the first is the permit of the lessor of the house, and the two is the change of force majeure and so on. The cause.

【学位授予单位】：华中师范大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：D923.6

【参考文献】