论法定优先承租权  

On Legal Priority of Lease

作　　者：金绍奇 Jin Shaoqi

机构地区：[1]复旦大学法学院,上海200438

出　　处：《行政与法》2021年第10期65-74,共10页Administration and Law

摘　　要：《民法典》第七百三十四条第二款规定的承租人优先承租权性质上应为形成权。该权利主体为包括次承租人在内的承租人,客体为市场租赁房屋。承租人行使该权利的条件包括其与出租人存在合法有效的房屋租赁合同关系、出租人与第三人订立租赁合同、满足同等条件、且承租人未事先放弃优先承租权等四个方面。出租人应当于约定期限或者合理期限内通知承租人其与第三人订立租赁合同的情况,承租人应于知道或者应当知道之日起十五日内明确作出是否行使优先承租权的意思表示。优先承租权具有不可侵性,出租人违反通知义务或存在其他不当行为,影响承租人行使优先承租权的,承租人不得主张侵权责任,而仅能主张缔约过失责任或违约责任,且承租人不得单独主张损失赔偿,而不实际行使优先承租权。The legal priority of the lessee stipulated in the second paragraph of article 734 of the civil code should be the right of formation in nature.The subject of the right is the lessee including the sub lessee,and the object is the market rental house.The conditions for the lessee to exercise this right include that it has a legal and effective house lease contract relationship with the lessor,the lessor enters into a lease contract with a third party,meets the same conditions,and the lessee does not give up the priority of lease in advance.The lessor shall notify the lessee of the conclusion of the lease contract with a third party within the agreed time limit or a reasonable time limit,and the lessee shall make a clear indication of whether to exercise the priority lease right within 15 days from the date when it knows or should know.The priority lease right is inviolable.If the lessor violates the notification obligation or has other misconduct,which affects the lessee’s exercise of the priority lease right,the lessee shall not claim tort liability,but can only claim contracting fault liability or liability for breach of contract,and the lessee shall not claim loss compensation alone without actually exercising the priority lease right.

关 键 词：优先承租权 形成权 同等条件 通知义务 违约责任 

分 类 号：D923[政治法律—民商法学]