本文選題：房屋租賃合同 + 誠實(shí)信用原則��； 參考：《華中師范大學(xué)》2013年碩士論文

【摘要】：近8年來,隨著房地產(chǎn)價格的突飛猛漲和居高不下,買房已經(jīng)成為社會中低收入人群的一種奢望而難以實(shí)現(xiàn)；另一方面,那些“先富起來的人們”基于對自有貨幣保值增值的需要,利用法律政策漏洞而大量投資或投機(jī)房地產(chǎn),囤積大量房屋以便出租或出賣。出賣受限于“新國五條”對二手房交易所得征收20%的高額所得稅,而房屋租賃則顯得非常紅火。然而,租賃合同雙方當(dāng)事人因缺乏必要的誠信規(guī)制而滋生出大量的法律糾紛和經(jīng)濟(jì)糾紛。其實(shí),誠實(shí)信用原則是房屋租賃合同立法的基本原則,也是房屋租賃合同雙方當(dāng)事人權(quán)利義務(wù)確立的依據(jù)。然而,雖然我國合同法對租賃合同的一般問題做了一些原則規(guī)定,但未對房屋租賃合同做出具體法律規(guī)定,更遑論將誠實(shí)信用原則大量引入房屋租賃合同具體法律條款設(shè)計(jì)中。 誠實(shí)信用原則是各國民法的一項(xiàng)基本原則,也是解決公民居住障礙的重要手段。在我國房屋租賃合同立法尚不完善的情況下,誠實(shí)信用原則不失為一種解決房屋租賃沖突的有效方法。目前,社會誠信普遍存在著危機(jī),房屋租賃市場秩序混亂,糾紛不斷產(chǎn)生,房屋租賃合同當(dāng)事人利益沖突已成為建立和諧社會的絆腳石。房屋租賃合同關(guān)乎那些無房弱勢群體的基本生存權(quán),有必要在房屋租賃合同立法中加強(qiáng)對誠信原則的研究,用誠信原則來設(shè)計(jì)具體的房屋租賃合同法律條款,這也是本文的一大創(chuàng)新點(diǎn)。 國內(nèi)許多學(xué)者對誠信原則做了大量研究,但都限于誠信原則理論的探討,主要集中在誠信原則的概念、價值、功能、在民法中的地位以及在司法領(lǐng)域的適用等幾大方面的問題。而本文選擇了不同于以往的研究角度,即從立法角度來分析誠信原則的適用,將誠信原則運(yùn)用到房屋租賃合同立法具體條款設(shè)計(jì)中。從合同協(xié)商到簽訂,再到合同生效、履行與解除,甚至在房屋租賃合同解除之后,都需要運(yùn)用誠信原則。我國尚無專門的房屋租賃合同法,而是將房屋租賃和其他物的租賃一起納入到合同法關(guān)于租賃合同的規(guī)定中,這些法律規(guī)范沒有考慮到房屋租賃合同的特殊性,規(guī)定過于簡單,許多條款都沒有反映出誠信原則。誠信原則應(yīng)當(dāng)貫徹到房屋租賃合同的具體法條中,當(dāng)房屋租賃合同當(dāng)事人雙方權(quán)利義務(wù)與誠實(shí)信用原則相抵觸時統(tǒng)歸無效。 本文將誠信原則引入房屋租賃合同出租人和承租人的義務(wù)中,對房屋租賃合同當(dāng)事人具體的義務(wù)條款進(jìn)行修正和細(xì)化。房屋租賃合同訂立之前、訂立之后、解除之后的各個階段出租人基于誠實(shí)信用原則而對房屋承租人承擔(dān)的義務(wù)有保證房屋屬性、位置、質(zhì)量、附屬設(shè)施與其承諾的房屋一致,按照租賃合同約定的期限將房屋交付給承租人占有、使用,保證出租房屋的安全、不得損害承租人的利益、不得任意解除合同、對房屋內(nèi)的設(shè)施承擔(dān)維修,以及最后幫助已解約的承租人的通知、協(xié)助、保管、保密的義務(wù)。根據(jù)誠實(shí)信用原則,承租人則必須履行在一般情況下不得變更租賃房屋的基本結(jié)構(gòu),除非征得房屋所有人的同意的義務(wù),不得擅自轉(zhuǎn)租房屋給其他人的義務(wù),在房屋租賃合同生效期間承租人應(yīng)繼續(xù)按照合同訂立時的目的和內(nèi)容使用房屋,而不能將房屋用作商業(yè)經(jīng)營或者飼養(yǎng)動物,更不能在房屋內(nèi)從事非法活動。承租人在入住房屋后,應(yīng)該以謹(jǐn)慎的態(tài)度來小心使用房屋,做到房屋善良管理人的注意義務(wù)。 文章將誠信原則引入房屋租賃合同當(dāng)事人法律責(zé)任規(guī)制中,用誠信原則補(bǔ)充和設(shè)計(jì)具體的責(zé)任條款。對房屋的出租人,應(yīng)該對其違背誠信原則的行為要求多倍懲罰的嚴(yán)格責(zé)任,使得其不得毫無理由增加租金或任意變更、解除合同。對房屋承租人而言,誠信原則則要求其在租住房屋的期間內(nèi)善待房屋的每一個角落,并且對郵寄給房屋出租人的物件盡到妥善的保管責(zé)任。除非遇到責(zé)任的除外情況：一是后來得到了房屋出租人的許可；二是遇到了不可抗力等情勢變更事由。
[Abstract]:In the last 8 years, with the soaring and high prices of real estate, buying a house has become a luxury and difficult to realize in the low income population of the society; on the other hand, the "rich people" are based on the need of increasing the value of their own money, using legal policy loopholes to invest or speculate on real estate, and hoard a large amount of money. Housing is for rent or sale. The sale is limited to the "five new countries" on the second hand stock exchange with a high income tax of 20%, and the housing lease is very red. However, the parties to the lease contract have created a large number of legal disputes and economic disputes due to the lack of the necessary integrity regulation. In fact, the principle of honesty and credit is the house. The basic principle of the lease contract legislation is also the basis for the establishment of the rights and obligations of both parties in the lease contract. However, although the contract law of China has made some principles on the general problems of the lease contract, it does not make specific legal provisions on the housing lease contract, let alone introduce the principle of good faith to the housing lease contract. In the design of the legal provisions of the body.
The principle of honesty and credit is one of the basic principles of civil law in various countries. It is also an important means to solve the barrier of citizens' residence. Under the condition that the legislation of the lease contract of the house is not perfect, the principle of honesty and credit is an effective way to solve the conflict of the housing lease. The conflict of the litigants in the housing lease has become a stumbling block to the establishment of a harmonious society. The housing lease contract is related to the basic right to live without the vulnerable groups. It is necessary to strengthen the research on the principle of good faith in the legislation of the housing lease contract and to design the specific law of the housing lease contract with the principle of good faith. This is also a major innovation in this article.
Many scholars in China have done a lot of research on the principle of good faith, but they are limited to the theory of the principle of good faith, which mainly focus on the concepts, values, functions, status in civil law and the application of the law in the field of justice. This article chooses different from the previous research angle, that is to analyze the sincerity from the legislative point of view. The application of the principle of faith applies the principle of good faith to the specific provisions of the legislation of the housing lease contract. From the negotiation to the signing of the contract, then to the entry into force of the contract, the execution and dissolution of the contract, and even after the release of the lease contract of the house, the principle of good faith should be applied. These regulations do not take into account the particularity of the lease contract, and the provisions are too simple to reflect the principle of good faith. The principle of good faith should be carried out in the concrete law of the lease contract and the rights and obligations of the parties to the lease contract and the parties to the lease contract. When the principle of honesty and credit is inconsistent, it is invalid.
In this paper, the principle of honesty and credit is introduced to the lease contract lessor and the lessee's obligations to amend and refine the specific obligations of the parties involved in the lease contract. Before the conclusion of the lease contract, the lessor has insured the tenants' obligations on the basis of the principle of honest letter of use after the termination of the lease. The property, location, quality, ancillary facilities of the house are consistent with their promised houses, and the housing is delivered to the lessee in accordance with the term of the lease contract, used to ensure the safety of the rental housing, not to damage the interests of the lessee, to free the contract, to maintain the facilities in the house, and to last to help the contracted lease. According to the principle of honesty and credit, the lessee must not change the basic structure of the leased house in general, and shall not sublease the house to other people's obligations without the consent of the owner of the house. The lessee shall continue to comply with the lease contract during the entry into force of the lease contract. The purpose and content of the contract is to use the house, not to use the house as a commercial operation or to raise an animal, but not to engage in illegal activities in the house. After the tenant is staying in the house, the house should be careful to use the house in a cautious manner, so as to achieve the duty of attention of the good manager of the house.
The article introduces the principle of good faith to the legal responsibility of the litigants of the housing lease, and uses the principle of good faith to supplement and design the specific responsibility clause. The lessor of the house should require the strict liability of multiple penalties for its violation of the principle of good faith, so that it may not be unreasonable by increasing rent or arbitrarily changing the contract. In the case of the tenant, the principle of good faith requires that it treat every corner of the house during the tenancy of the house, and keep the responsibility for the goods mailed to the lessor of the house. Except for the exception of the responsibility, the first is the permit of the lessor of the house, and the two is the change of force majeure and so on. The cause.

【學(xué)位授予單位】：華中師范大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2013
【分類號】：D923.6

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5 周s，

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