无效房屋租赁合同的法律问题研究

发布时间：2018-07-05 16:59

本文选题：无效房屋租赁合同 + 房屋使用费　；参考：《大连海事大学》2012年硕士论文

【摘要】：由于目前我国的房屋租赁制度还不够完善,加之房屋出租人和承租人对于合同法以及房屋租赁合同的相关知识的欠缺,在签订房屋租赁合同时,合同双方更多关注的是租金、支付时间等事项,而忽视了一些诸如出租房屋是否为违法建筑物、出租人是否对房屋具有处分权等问题,往往签订一些不符合法律规定的合同,以致合同无效,从而给房屋租赁双方造成不便,甚至产生纠纷。房屋租赁合同被确定无效后,如何平衡合同双方当事人的利益一直是司法审判的热点和难点,主要涉及两方面问题值得探讨：一是承租人向出租人支付房屋使用费的方案问题；二是因装饰装修物引起的损失赔偿问题。本文首先对无效的房屋租赁合同进行了探讨。通过对房屋租赁合同被认定无效的因素进行分析,并根据法律法规的规定,对常见的无效房屋租赁合同进行阐述,同时还对效力存在争议的两类房屋租赁合同进行探讨。其次,本文对房屋租赁合同被认定无效后房屋使用费的标准进行研究。通过对房屋使用费的来源及本质的分析,结合目前存在的各种房屋使用费支付标准,借鉴其合理性,提出了一种新的房屋使用费支付方案。此方案的特点在于：确定房屋使用费的支付金额时,同时考虑了导致合同无效的不同因素以及导致合同无效的过错方的不同,即对于因不同因素以及不同的过错方导致的无效合同的房屋使用费进行分别处理。最后,本文对房屋租赁合同被认定无效后因装饰装修物引起的损失赔偿问题进行探讨。包括两方面问题：一是装饰装修物的所有权归属问题。通过对添附制度的分析,并结合其他国家法律对于装饰装修物所有权的规定,笔者认为对于未与房屋形成附和的装饰装修物,其所有权仍归承租人所有,承租人可将其拆除；对于已与房屋形成附和的装饰装修物的所有权应归属于出租人所有,这样可以更大限度内发挥装饰装修物的实用价值。二是出租人和承租人的利益平衡问题。本文分析了不当得利制度、缔约过失责任、侵权赔偿责任,同时考虑了承租人的善意装修和恶意装修以及引起合同无效的过错方的不同,将无效房屋租赁合同分为六种不同的情况,适用上述原则分别探讨了出租人与承租人的利益平衡问题。
[Abstract]:Because the current housing lease system in our country is not perfect, and the lessor and lessee lack of knowledge about the contract law and the housing lease contract, when signing the housing lease contract, both parties pay more attention to the rent. Such matters as payment time, and neglect of some issues such as whether the leased building is an illegal building, whether the lessor has the right to dispose of the building, and so on, often leads to the signing of contracts that do not conform to the provisions of the law, resulting in the contract being null and void. Thus causing inconvenience to both sides of the house lease, or even disputes. After the house lease contract is determined to be invalid, how to balance the interests of both parties to the contract has always been a hot and difficult point in the judicial trial. Second, the problem of compensation for damage caused by decoration and decoration. This paper first discusses the invalid house lease contract. Based on the analysis of the factors that the house lease contract is deemed invalid, and according to the provisions of laws and regulations, the common invalid house lease contract is expounded, and the validity of the two kinds of housing lease contract is also discussed. Secondly, this paper studies the standard of house use fee after the house lease contract is deemed invalid. Based on the analysis of the source and essence of the house usage fee and the existing standards for the payment of the house usage fee, a new scheme for the payment of the house usage fee is put forward. The characteristic of this scheme is that when determining the amount of house use fee, it takes into account the different factors that lead to the invalidation of the contract and the difference of the fault party that caused the contract to be invalid. That is, for different factors and different fault parties caused by the invalid contract of house use fees are treated separately. Finally, this paper probes into the compensation for the damage caused by the decoration after the house lease contract is found to be invalid. Including two aspects of the problem: one is the ownership of decorative decoration. Through the analysis of the appended system and the provisions of the law of other countries on the ownership of decoration and decoration, the author thinks that the ownership of the decoration and decoration which has not formed an echo with the house is still owned by the lessee, and the lessee can remove it. The ownership of the decoration and decoration which has formed an agreement with the house should belong to the lessor so that the practical value of the decoration can be brought into play to a greater extent. Second, the interest balance between lessor and lessee. This paper analyzes the system of improper enrichment, liability for fault in contracting, liability for tort compensation, and considers the differences of the lessee's bona fide decoration and malevolent decoration, as well as the fault parties that cause the contract to be invalidated. The invalid house lease contract is divided into six different situations, and the interests balance between the lessor and the lessee is discussed by applying the above principles.
【学位授予单位】：大连海事大学
【学位级别】：硕士
【学位授予年份】：2012
【分类号】：D923.6

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