承租人优先购买权制度的解释论

Certification of the Tenant’s Right of First Refusal in Chinese Civil Code

关于承租人的优先购买权,学界颇有争议。在《民法典》仍然承认这一制度的背景下,需要在解释论上明确其制度目的。承租人优先购买权的核心,是对出卖人在租赁权届满之前出售房屋的“违约”风险设定负面激励。由于未能看到这一点,对承租人优先购买权的证成与证伪,都存在较大的逻辑漏洞和法律错谬。这种风险既非一般意义上的违约,亦非合同法上理想的合同履行,而是介于二者之间。承租人的优先购买权与“买卖不破租赁”相互配合,其本质必然是物权性质,但具有物权性质并不意味着必然能够对世,而是要满足其他条件。出租人侵害优先购买权,本质是违反了法定义务,损害赔偿之内核是法律所创设的惩戒,因此,其对承租人的赔偿应以未届满之租期的租金作为赔偿标准,最终表现为赔偿与租金互相抵消之局面。

Regarding the tenant’s right of first refusal,there is considerable controversy in the academia.In the context of the civil code’s continued recognition of this system,it is necessary to clarify its purpose in terms of interpretation.At the heart of a lessee’s right of first refusal is the setting of a negative incentive for the seller to sell the property before the lease expires.Failure to recognize this may lead to major logical loopholes and legal errors in the proof and falsification of the lessee’s right of first refusal.This risk is neither a breach of contract in the general sense,nor the ideal performance of a contract under contract law,but something in between.The tenant’s right of first refusal and“sale and purchase without breaking the lease”cooperate with each other,and its essence must be the nature of property rights.But having the nature of property rights does not mean that it is necessarily able to survive,and other conditions must be met.The lessor’s infringement of the right of first refusal is essentially a violation of the statutory obligation,and the core of the damage is the punishment created by law,so its compensation to the lessee should be based on the rent of the unexpired lease period,and ultimately manifests itself in the situation where the compensation and the rent are offset against each other.