法经济学视野下商铺优先承租权的司法困境与化解路径  

The Judicial Dilemma and the Solution of the Priority of Lease-holding of Commercial Shops from the Perspective of Law and Economics

作　　者：贾章范 Jia Zhangfan(Law School Tsinghua University,Beijing 100084,China)

机构地区：[1]清华大学法学院,北京100084

出　　处：《北京化工大学学报（社会科学版）》2021年第1期37-44,106,共9页Journal of Beijing University of Chemical Technology(Social Sciences Edition)

基　　金：重庆市2019年研究生科研创新项目“个人敏感信息保护制度研究”(CYB19138);西南政法大学民商法学院2019年度学生科研创新项目“电商模式演进下的信用保障机制异化与重塑”(MS-BS2019001)。

摘　　要：商铺租赁中优先承租权的司法困境主要源于出租人对租赁合同存续与否的直接决定权和"同等条件"在逻辑上无限延展的可能性,《民法典》对优先承租权的规定忽视了对出租人随意表达续租意愿的约束,也忽视了商事营业本身的持续性和稳定性。债权物权化理论只阐述了优先承租权的表面特征,其实质目的是为了约束出租人对专有性投资的攫取而导致社会资源配置效率低下,承租人对剩余价值控制权的争夺得到国家的认可和支持。在民商合一的立法体例下,司法裁判应重点关注出租人主观意思的客观化解释,将同等条件限定于租金和租赁期限,并在招投标等公开程序中对出租人的通知义务予以明确。The judicial dilemma of preferential tenancy rights in commercial shop leasing mainly originates from the direct decision of the lessor on the existence of the lease contract and the possibility of unlimited extension of"equal conditions"in logic.The provisions of Civil Code on preferential tenancy only emphasize the priority of lessee in the face of the competition of the third party with the same conditions,and ignore the restriction on the lessor in expressing his willingness to renew the lease at will.It also ignores the continuity and stability of commercial business itself.The theory of shifting creditor’s right to real right only expounds the superficial characteristics of the priority lease right.Its substantive purpose is to restrict the lessor’s grabbing of exclusive investment and lead to inefficient allocation of social resources.Meanwhile the fighting of the lessee for the control power of surplus value has been recognized and supported by law.Under the legislative system of the unity of civil and commercial affairs,the lease renewal interests of shop lessees have to be protected by the priority rental right of the house.That is,attention should be paid to the objective explanation of the subjective meaning of the lessor;the focus of the equivalent conditions should be limited to the rent and lease term;and the lessor’s notification obligation should be clarified in special procedures.

关 键 词：商铺租赁 优先承租权 专有性投资 同等条件 

分 类 号：D923.6[政治法律—民商法学]