论住房租赁合同中出租人的解除权限制——兼评《住房租赁和销售管理条例(征求意见稿)》

The Restriction of Rescission Right by Leasers in Housing Lease Contracts——Review of the Housing Leases and Sales Management (Draft for Comments)

不定期住房租赁合同中因出租人享有任意解除权,承租人的住宅社会权及其他经济利益难以得到可靠保障。城市化进程下出租人与承租人的地位不平等状况逐渐加大,切实保障以新市民为主体的承租人“住有所居”是保障城市化顺利进行的应有之义。对住房租赁合同中出租人的解除权加以适当限制,是从宪法引据而来的住宅社会权通过所有权限制路径遁入私法的温和式法制调整模式。借鉴德国法经验,现行法制存在“附期限解除+立即解除”二元解除模式解释适用的空间。通过“正当事由”和“重大事由”的区分适用,实现出租人的处分自由与承租人的权益保障之衡平。

The lessor in the contract of indefinite tenancy has the right of rescission,so the lessee’s social right of housing and other economic benefits cannot be guaranteed.The inequality between the lessor and the lessee is becoming so serious in the process of urbanization that the protection of housing of new citizens is necessary for the success of urbanization.The limitation to the right of rescission of the lessor is a modest regulation mode for the social housing right based on the elementary law going to the field of private law through the restriction of ownership.On the basis of the experience of German law,it is possible to explain the law so as to justify the dichotomy of the right of rescission with time limit and the right of immediate rescission.The separate application of reasonable causes and major causes can help achieve the balance between the freedom of disposal of the lessor and the protection of benefits of the lessee.