“房住不炒”的租赁法保障——以住房租赁合同的规范构造为中心

Legal Protection of Housing with Non-speculation

大力培育住房租赁市场已然成为我国中心城市实现“住有所居”的重大关切,完善住房租赁法制是落实“房住不炒”政策、调控住房租赁市场的应有之义。住房租赁合同的规范体系构成租赁法制保障的中心。形式规制方面,法定书面形式应当贯彻于住房租赁合同的各个阶段。同时,住房租赁合同网签备案制度既能增益城市人房双控治理模式,亦可协力私法层面“所有权让与不破租赁”的对抗效力。内容调控方面,当前阶段租金管制宜予谦抑,应当允许符合市场规律的租金上涨,在行政阶段和司法阶段规制出租人的恣意涨租。随着出租人企业化、规模化日渐成形,住房租赁合同中的格式条款控制问题不可不察。最后,可以通过出租人的解除权限制、损害赔偿和继受保护来实现住房租赁合同的续约保障。

Vigorously cultivating the housing leasing market has become a major concern for central cities in China,to achieve“housing for everyone”.Perfecting the legal system for housing renting is the proper meaning of implementing the“housing with non-speculation”and regulating the housing leasing market.The normative system of housing rental contracts constitutes the center of legal protection for renting.In form control,the legal written form should be implemented at all stages of the housing rental contract.At the same time,the housing lease contract network signing system can not only enhance the dual-control mode of citizen and housing,but also cooperate with the effectiveness of“the transfer of ownership does not break lease”.In terms of content control,the current stage of rent control should be modest,and rents that comply with the law of the market should be allowed to rise,while the lessor is expected to increase rents in the administrative and judicial stage.With the gradual formation of the commercialization and scale of lessors,the control of standard terms in housing rental contracts cannot be ignored.Finally,the renewal guarantee of housing lease contracts can be achieved through the lessor's restriction on the right to terminate,compensation for damages,and the rule of continuing protection.