最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释中英文westlaw.docx
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最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释中英文westlaw.docx
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最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释中英文westlaw
InterpretationoftheSupremePeople'sCourtonCertainIssuesConcerningtheSpecificApplicationofLawintheTrialofContractualDisputesOvertheLeasingofUrbanHousing
最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释
PromulgatingInstitution:
SupremePeople'sCourt
DocumentNumber:
FaShi[2009]No.11
PromulgatingDate:
07/30/2009
EffectiveDate:
09/01/2009
ValidityStatus:
Valid
颁布机关:
最高人民法院
文号:
法释[2009]11号
颁布时间:
07/30/2009
实施时间:
09/01/2009
效力状态:
有效
Text
正文
(Adoptedatthe1469thmeetingoftheJudicialCommitteeoftheSupremePeople'sCourtonJune22,2009)
(2009年6月22日最高人民法院审判委员会第1469次会议通过)
ThisInterpretationhasbeenformulatedpursuanttotheGeneralPrinciplesoftheCivilLawofthePeople'sRepublicofChina,thePropertyLawofthePeople'sRepublicofChina,theContractLawofthePeople'sRepublicofChinaandotherrelevantlawswhiletakingintoconsiderationciviltrialpractice,toensuretherightfultrialofcontractualdisputesovertheleasingofurbanhousingandtoprotectinaccordancewiththelawthelegalrightsandinterestsofthepartiesinvolved.
为正确审理城镇房屋租赁合同纠纷案件,依法保护当事人的合法权益,根据《中华人民共和国民法通则》、《中华人民共和国物权法》、《中华人民共和国合同法》等法律规定,结合民事审判实践,制定本解释。
Article1"UrbanHousing"inthisInterpretationreferstohousinginplannedareasincitiesandtowns.
ContractualdisputesovertheleasingofhousinginplannedareasinatownshipsandvillagesmaybehandledinreferencetothisInterpretation,unlessotherwiseprovidedbythelawinwhichcasetheapplicableprovisionsshallprevail.
ThisInterpretationshallnotbeapplicabletodisputesarisingfromtheleasingofpublichousing,low-renthousingoraffordablehousingbythepartiesinvolvedinaccordancewithnationalwelfarepolicies.
第一条本解释所称城镇房屋,是指城市、镇规划区内的房屋。
乡、村庄规划区内的房屋租赁合同纠纷案件,可以参照本解释处理。
但法律另有规定的,适用其规定。
当事人依照国家福利政策租赁公有住房、廉租住房、经济适用住房产生的纠纷案件,不适用本解释。
Article2Ifalessorentersintoaleasecontractwithalesseeforhousingthathasnotbeenissuedwiththeplanningpermitonconstructionworksorforhousingthatwasnotbuiltinaccordancewiththeprovisionsoftheplanningpermitonconstructionworks,thecontractshallbeinvalid.However,ifsuchhousingobtainstheplanningpermitonconstructionworksoriftheconstructionofsuchhousingreceivestheapprovalofthecompetentauthoritiespriortotheclosingofargumentsinthecourtoffirstinstance,theleasecontractshallbedeemedvalidbythepeople'scourt.
第二条出租人就未取得建设工程规划许可证或者未按照建设工程规划许可证的规定建设的房屋,与承租人订立的租赁合同无效。
但在一审法庭辩论终结前取得建设工程规划许可证或者经主管部门批准建设的,人民法院应当认定有效。
Article3Ifalessorentersintoaleasecontractwithalesseeforanytemporarybuildingconstructedwithoutapprovalornotincompliancewiththecontentsoftheapproval,thecontractshallbeinvalid.However,iftheconstructionofsuchbuildingsreceivestheapprovalofthecompetentauthoritiespriortotheclosingofargumentsinthecourtoffirstinstance,theleasecontractshallbedeemedvalidbythepeople'scourt.
Iftheleaseperiodofthetemporarybuildingexceedsitsperiodofuse,theexceedingperiodshallbeinvalid.However,ifthecompetentauthoritiesapprovetheextensionoftheperiodofusepriortotheclosingofargumentsinthecourtoffirstinstance,theleaseperiodthatfallswithintheextendedperiodofuseshallbedeemedvalidbythepeople'scourt.
第三条出租人就未经批准或者未按照批准内容建设的临时建筑,与承租人订立的租赁合同无效。
但在一审法庭辩论终结前经主管部门批准建设的,人民法院应当认定有效。
租赁期限超过临时建筑的使用期限,超过部分无效。
但在一审法庭辩论终结前经主管部门批准延长使用期限的,人民法院应当认定延长使用期限内的租赁期间有效。
Article4Thepeople'scourtshallnotupholdanyrequestforinvalidatingahousingleasingcontractonthegroundsthatnoregistrationandrecord-filingproceduresarehandledforthecontractaccordingtothelawsandadministrativeregulations.
Ifthepartiesconcernedagreethatvalidityofthehousingleasingcontractshallbeconditionalonthehandlingofregistrationandrecord-filingprocedures,suchanagreementshallprevailunlesseitherpartyhasfulfilledhisorhermainobligationsthereunderwithacceptancefromtheotherparty.
第四条当事人以房屋租赁合同未按照法律、行政法规规定办理登记备案手续为由,请求确认合同无效的,人民法院不予支持。
当事人约定以办理登记备案手续为房屋租赁合同生效条件的,从其约定。
但当事人一方已经履行主要义务,对方接受的除外。
Article5Foranyinvalidhousingleasingcontract,thepeople'scourtshallingeneralupholdanyrequestfromthepartiesinvolvedforpaymentofoccupationchargesinreferencetotheagreedrentalratesinthecontract.
Thepeople'scourtshallhandleanyrequestbythepartiesinvolvedforcompensationagainstlossarisingfromtheinvalidityofcontractinaccordancewiththerelevantprovisionsoftheContractLawandArticles9,13and14herein.
第五条房屋租赁合同无效,当事人请求参照合同约定的租金标准支付房屋占有使用费的,人民法院一般应予支持。
当事人请求赔偿因合同无效受到的损失,人民法院依照合同法的有关规定和本司法解释第九条、第十三条、第十四条的规定处理。
Article6Ifthelessorentersintomorethanoneleasingcontractforthesamehousingandalllesseesinvolvedclaimtheperformanceofthesaidcontractsprovidedthesameareallvalid,thepeople'scourtshalldeterminethelesseeforcontractperformanceinthefollowingorder:
(1)thosewhoarelegallyoccupyingtherentedhousing;
(2)thosewhohavehandledtheregistrationandrecord-filingprocedures;
(3)thosewhohaveconcludedthecontractsantecedently.
Anyrequestbylessee(s)whofailtoobtaintherentalhousingforcontractterminationorcompensationshallbehandledinaccordancewiththerelevantprovisionsoftheContractLaw.
第六条出租人就同一房屋订立数份租赁合同,在合同均有效的情况下,承租人均主张履行合同的,人民法院按照下列顺序确定履行合同的承租人:
(一)已经合法占有租赁房屋的;
(二)已经办理登记备案手续的;
(三)合同成立在先的。
不能取得租赁房屋的承租人请求解除合同、赔偿损失的,依照合同法的有关规定处理。
Article7Ifthelesseeunilaterallymakesanychangeorextensiontothemainbodyorload-bearingstructureofthehousingandfailstorestorethehousingtoitsoriginalstatewithinareasonabletimeperiodasspecifiedbythelessor,thepeople'scourtshallhandleanycompensationorcontractterminationrequestofthelessorinaccordancewithArticle219oftheContractLaw.
第七条承租人擅自变动房屋建筑主体和承重结构或者扩建,在出租人要求的合理期限内仍不予恢复原状,出租人请求解除合同并要求赔偿损失的,人民法院依照合同法第二百一十九条的规定处理。
Article8Thepeople'scourtshallupholdanycontractterminationrequestofthelesseeiftherentalhousingisnotavailableforuseduetoanyofthefollowingcircumstances:
(1)Therentalhousingissealedupbyjudicialoradministrativeauthoritiesinaccordancewiththelaw;
(2)Thereisadisputeovertheownershipoftherentalhousing;
(3)Thereisviolationoflawsoradministrativeregulationsintherentalhousingregardingmandatoryprovisionsontheconditionsofhousinguse.
第八条因下列情形之一,导致租赁房屋无法使用,承租人请求解除合同的,人民法院应予支持:
(一)租赁房屋被司法机关或者行政机关依法查封的;
(二)租赁房屋权属有争议的;
(三)租赁房屋具有违反法律、行政法规关于房屋使用条件强制性规定情况的。
Article9Forfittingsorrenovationsundertakenbythelesseeattheconsentofthelessor,intheeventthattheleasingcontractbecomesinvalid,suchfittingsoritemsofrenovationthatarenotattachedtothehousingmaybepossessedbythelessoratapriceequivalentifthelessorconsentstomakinguseofthesame,ormaybedismantledbythelesseeifthelessordoesnot.Thelesseeshallberesponsibleforrestoringthehousingtoitsoriginalstateifsuchdismantlingresultsindamagestothehousing.
Fittingsoritemsofrenovationthatareattachedtothehousingmaybepossessedbythelessoratapriceequivalentifthelessorconsentstomakinguseofthesame,orbothpartiesshallsharethelossofthepresentvalueaccordingtotheirrespectivefaultfortheinvalidityofthecontract.
第九条承租人经出租人同意装饰装修,租赁合同无效时,未形成附合的装饰装修物,出租人同意利用的,可折价归出租人所有;不同意利用的,可由承租人拆除。
因拆除造成房屋毁损的,承租人应当恢复原状。
已形成附合的装饰装修物,出租人同意利用的,可折价归出租人所有;不同意利用的,由双方各自按照导致合同无效的过错分担现值损失。
Article10Forfittingsorrenovationsundertakenbythelesseeattheconsentofthelessor,unlessotherwiseagreedbetweenthepartiesinvolved,suchfittingsoritemsofrenovationthatarenotattachedtothehousingmaybedismantledbythelesseeupontheexpiryoftheleaseperiodoruponcontracttermination.Thelesseeshallberesponsibleforrestoringthehousingtoitsoriginalstateifsuchdismantlingresultsindamagestothehousing.
第十条承租人经出租人同意装饰装修,租赁期间届满或者合同解除时,除当事人另有约定外,未形成附合的装饰装修物,可由承租人拆除。
因拆除造成房屋毁损的,承租人应当恢复原状。
Article11Forfittingsorrenovationsundertakenbythelesseeattheconsentofthelessor,ifthereisnoarrangementbetweenbothpartiesatthepointofcontractterminationonthedisposalofsuchfittingsoritemsofrenovationthatarenotattachedtothehousing,thepeople'scourtshallruleasfollows:
(1)Ifthecontractisterminatedduetoabreachbythelessor,thepeople'scourtshallupholdtherequestofthelesseeforcompensationfromthelessorforresiduallossonthesaidfittingsoritemsofrenovationfortheremainingperiodoflease;
(2)Ifthecontractisterminatedduetoabreachbythelessee,thepeople'scourtshallnotupholdtherequestofthelesseeforcompensationfromthelessorforresiduallossonthesaidfittingsoritemsofrenovationfortheremainingperiodoflease.However,ifthelessoragreestomakeuseofthesaidfittingsoritemsofrenovation,heorsheshallmakeappropriateindemnificationswithinthescopeofthevalueofuse;
(3)Ifthecontractisterminatedduetoabreachbybothparties,bothpartiesshallbearresponsibilityforresiduallossonthesaidfittingsoritemsofrenovationfortheremainingperiodofleaseaccordingtotheirrespectivefault;
(4)Ifthecontractisterminatedduetoreasonsnotattributabletoeitherparty,bothpartiesshallbearresponsibilityforresiduallossonthesaidfittingsoritemsofrenovationfortheremainingperiodofleasebasedontheprincipleoffairness,unlessotherwiseprovidedbythelawinwhichcasetheapplicableprovisionsshallprevail.
第十一条承租人经出租人同意装饰装修,合同解除时,双方对已形成附合的装饰装修物的处理没有约定的,人民法院按照下列情形分别处理:
(一)因出
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