走出“合同僵局”:以承租人的转租权为重点  

Breaking Out of the “Contract Deadlock”:Focusing on Tenants' Subletting Rights

作　　者：吴奕锋 Wu Yifeng

机构地区：[1]北京大学国际法学院

出　　处：《中外法学》2024年第6期1526-1544,共19页Peking University Law Journal

摘　　要：在定期租赁合同情形,如何回应无使用计划的承租人的退出需求?在理论层面,无论是法律上允许承租人向第三人转租(松动“锁人”),还是法律上允许承租人付出特定代价解除合同(松动“锁时间”),都能达到走出合同僵局的目标。但在现实层面,松动“锁时间”的解除方案有对出租人损害赔偿不充分、诱发新的租赁僵局、恶化承租人处境的重大缺陷。因此,松动“锁人”的转租方案才是妥当选择。我国法应充分考虑租赁合同特性,以合理转租规则为默认规则,将转租作为无使用计划的承租人的常规退出通道。而一旦选择转租作为租赁僵局的解决方案,则租赁僵局不再构成“合同僵局—违约方解除权”议题的重要例证。In the case of fixed-term lease contracts,how should we respond to a lessees'needs to exit a lease when they no longer have any need of it?Theoretically,whether the law allows the lessee to sublet to a third party(loosening the“person-lock”),or the law allows the lessee to pay a specific price to terminate the contract(loosening the“term-lock”),can achieve the goal of releasing the leased property and improving the situation of both parties to the lease.However,at the practical level,loosening the“term-lock”causes an inadequate remedy for damages in side of lessors;induces a new lease deadlock and worsens the lessee's situation.Instead,a proposed subletting option that loosens the“person-lock”is the better option.Chinese law should fully consider a reasonable sublet rule for lessees who no longer need to rent a property.If we adopt a default rule to allow a lessee to sublet the property to another subletter,then the issue of terminating the fixed-term contract early by the breaching party will no longer be the important problem that it has previously been.

关 键 词：合同僵局 违约方解除权 定期租赁 转租 

分 类 号：D923.6[政治法律—民商法学]