《民法典》房屋承租人优先承租权制度适用研究  

A Study on the Application of the Regime of TenantPriority in House Leasing of the Civil Code

作　　者：严桂珍[1] 陈丹霞 YAN Guizhen;CHEN Danxia(Law School,Tongji University,Shanghai 200092,China;The People’s Bank of China Qianxinan Buyi and Miao Autnomous Prefecture Branch,Xingyi 562400,China)

机构地区：[1]同济大学法学院,上海200092 [2]中国人民银行黔西南布依族苗族自治州分行,兴义562400

出　　处：《同济大学学报（社会科学版）》2023年第6期117-128,共12页Journal of Tongji University:Social Science Edition

摘　　要：《民法典》新增的房屋承租人优先承租权制度仅有一个原则性的条文,因而有必要从解释论的角度对该制度作进一步的细化。将承租人优先承租权界定为形成权更利于权利的实现;短期租赁的承租人也应享有优先承租权;以收回房屋不再出租为由阻断优先承租权的,再次出租应当有六个月的间隔期;“租期相同”一般应视为同等条件,但对居住用房租赁可规定除外情形;“租赁用途”原则上不作为同等条件,用途确实影响房屋价值的,可以借鉴《德国民法典》第四百六十六条“支付替代金钱”的方式处理;租期届满,出租人将房屋出租给一定范围内的亲属,或者承租人在租赁期间内存在对租赁关系影响较大的违约行为,或者承租人对租赁物的使用构成不能容忍的不爱惜租赁物的行为,或者存在不能容忍的不讲卫生、不讲公德的行为,承租人的优先承租权可以被排除;在出租人于间隔期内将房屋出租给第三人且第三人已经占有租赁房屋的情形下,承租人要求通过实际履行实现优先承租权的,其主张应否获得支持当根据第三人善意抑或恶意作区分。The tenant priority in house leasing of the Civil Code is only a principled provision, so it is necessary to further refine it from the interpretive theory. Defining the tenant priority in house leasing as a formative right is more beneficial to the realization of the right;The lessee of a short-term lease should also have the priority right;If the priority right to lease is blocked on the grounds that the house is no longer leased, there shall be a six-month interval before re-leasing;The “same lease term” should be regarded as the same condition in general, while there should be the provision of exceptions for the lease of a residential house;In principle, “lease use” is not regarded as the same condition, but if the use does affect the value of the house, it can be dealt with according to “Pay instead of Money” of Article 466 of the German Civil Code;At the end of the lease term, if the lessor leases the house to a relative within a certain range, or if the lessee commits a breach of contract during the lease term that has a great impact on the lease relationship, or if the lessee exhibits intolerable negligence or misuse of the leased property, or an intolerable unhygienic or immoral behavior, the lessee’s priority right to lease may be excluded;When the lessor leases the house to a third party during the interval and the third party has occupied the leased house, whether the lessee’s claim for priority right through actual performance should be supported depends on whether the third party acted in good faith or with malicious intent.

关 键 词：房屋承租人 优先承租权 形成权 间隔期 优先承租权排除 

分 类 号：D923[政治法律—民商法学]