我国商品性住房租赁立法规制问题研究  

Research on Legislative Regulation of Commercial Housing Rental in China

作　　者：李燕 肖泽钰 Li Yan;Xiao Zeyu

机构地区：[1]西南政法大学民商法学院 [2]重庆市场交易法律制度研究基地

出　　处：《中国不动产法研究》2022年第1期153-166,共14页Research on Real Estate Law of China

摘　　要：租购同权是当下我国住房政策改革的主要方向,有助于住房租赁市场的可持续发展,从而为中低收入居民的住房提供政策与法制保障。但是法律规范的不足与缺失,导致住房租赁市场尤其是商品性住房租赁市场在实践运行中呈现众多机制困境和法律治理问题。基于此,应立足商品性住房租赁市场秩序规范,对签订住房租赁合同为主线衍生的合同主体地位考察、合同主体间权利义务解读、合同标的合法性审查三个方面的立法规制问题进行探讨。首先,应对住房租赁企业与房地产经纪机构进行区分监管;其次,应重构以承租人权益保护为导向的私法制度安排,包括在立法上限制出租人合同解除权,在政策法律考量上出台租金监管政策、承租人优先购买权物权化及推动租购同权,强化在租金贷纠纷中对承租人权益的司法保障;最后,应明确住房的适租性标准,明晰住房租赁与居住权的区别、确认出租人对房屋权利归属的审查义务,以保证住房安定性。Realizing equal rights for rental tenants and housing owners is the main direction of China’s housing policy reform,which contributes to the sustainable development of the housing rental market,so as to provide policy and legal guarantee for the housing of lowand middle-income residents.However,due to the deficiency of legal norms,an institutional dilemma and many problems arise in the practical operation level of housing rental market.Based on this,this article from the perspective of housing rental market and with the main line of contracts,analyses three problems systematically,which includes investigation of contract subject status,interpretation and obligations between contract subjects,and legality review of the object of contract.Firstly,housing rental enterprises and real estate brokers should be differentiated supervision.Secondly,we should reconstruct the private law system arrangement oriented to the protection of tenants’rights and interests.The first part is restricting lessor’s right to terminate the contract in legislation.The second part includes issuing rent supervision policy,making lessees preemptive right real prompting the same right of renting and purchasing in policy and legal consideration.The third part is strengthening the judicial protection of tenants’rights and interests in rent loan disputes.Finally,in order to ensure housing stability,it is necessary to clarify the standard of housing rentability,clarify the difference between housing leasing and right of habitation,and confirm the obligation of the lessor to examine the ownership of housing right.

关 键 词：住房租赁企业 房地产经纪机构 承租人权益保护 

分 类 号：D923.6[政治法律—民商法学] D922.29[政治法律—法学]