房地产经纪合同佣金支付条件规则重构

Condition Precedent to Payment of Real Estate Broker's Commission

当前房地产经纪人服务范围已超出报告、媒介等传统居间服务范围,但司法实践中对房地产经纪人佣金请求权成立条件的认定仍然以传统民事居间理论为基础,导致判决结果要么与实践脱节,要么存在法理错误。房地产经纪人佣金请求权成立条件的认定不应该采取演绎推理方式,而应该采取结果导向司法思维。通过比较分析"提供适格交易对象规则"、"合同订立规则"、"合同订立+履行规则"、"合同履行规则"这四项主要的佣金支付条件规则的实效可知,合同履行规则比其他三种规则更可取,建议采此规则为佳。

The service provided by real estate broker has exceeded the traditional brokerage service.Based on traditional theory of brokerage contract,the current rules on broker＇s commission cannot reflect the reality of real estate brokerage or provide a sufficient explanation.Adopting a result oriented approach,this article compares four conditions precedent to the payment of real estate broker＇s commission：providing a ready,willing and able purchaser,contract execution,contract execution and closing,and closing,and suggests that having closing as a condition precedent is more preferable.