【摘要】：“群租”己成為一個(gè)熱詞,但是對(duì)何謂“群租”卻缺乏一個(gè)較為統(tǒng)一的概念。一般來說,“群租”是指房屋所有權(quán)人將其住宅房屋分別向兩個(gè)以上的承租人出租或者房屋的第一一承租人將租賃的房屋部分或者全部轉(zhuǎn)租給其他兩個(gè)以上的承租人的行為。目前主要有三種形式：一種是將客廳、廚房甚至陽(yáng)臺(tái)分割成若干個(gè)小單間,然后按小單間出租；另一種是在一間房?jī)?nèi)安放多張床位,按照床位出租。還有一種形式是原房東并不直接分割房屋,而是將房屋整套出租給某一單位作為其單位宿舍。“群租”現(xiàn)象由來己久,在我國(guó)上海、北京、廣州、重慶等流動(dòng)人口較多的大中城市“群租”如雨后春筍般不斷涌現(xiàn),其背后具有復(fù)雜的社會(huì)背景。它雖然能夠滿足一部分付不起高房租的低收入群體的住房需求,但是不可否認(rèn)的是“群租”也給鄰里、小區(qū)的安全、環(huán)境衛(wèi)生甚至物業(yè)管理帶來了困擾,影響了小區(qū)內(nèi)其他業(yè)主的正常生活與居住質(zhì)量,由此引發(fā)社會(huì)的強(qiáng)烈不滿也是情理之中。正是“群租”所產(chǎn)生的消極影響,部分地區(qū)、部門加大了對(duì)“群租”行為的規(guī)范和查處力度�！叭鹤狻眴栴}日益引起人們的關(guān)注,逐漸從一個(gè)社會(huì)問題演變成了法律問題。因此,對(duì)“群租”法律規(guī)制的研究具有重要的現(xiàn)實(shí)意義。本文共5部分。第一部分是導(dǎo)論,主要闡述了因“群租”引發(fā)的社會(huì)問題及法律爭(zhēng)議,論證了對(duì)“群租”進(jìn)行法律規(guī)制的必要性。在總結(jié)、分析相關(guān)的研究成果的基礎(chǔ)上,表明了本文的研究思路與方法。第二部分,文章探討了“群租”行為的法律性質(zhì)問題,梳理了理論界關(guān)于“群租”合法與否的觀點(diǎn)爭(zhēng)議,并指出“群租”本身并不違法。第三部分的內(nèi)容主要從自由與限制理論、相鄰關(guān)系理論、建筑物區(qū)分所有權(quán)理論三個(gè)角度分析了對(duì)“群租”行為進(jìn)行規(guī)制的法理基礎(chǔ)。第四部分則在私法的框架內(nèi),圍繞住宅“群租”主體的權(quán)利義務(wù)關(guān)系,探究出租人、承租人、小區(qū)內(nèi)其他業(yè)主以及物業(yè)管理公司在其中應(yīng)享有的權(quán)利及負(fù)擔(dān)的義務(wù)與責(zé)任。第五部分在總結(jié)借鑒國(guó)內(nèi)外有關(guān)“群租”法律規(guī)制經(jīng)驗(yàn)的基礎(chǔ)上,提出了以公法、私法相結(jié)合的模式對(duì)“群租”行為進(jìn)行治理的策略。一方面,在私權(quán)領(lǐng)域內(nèi),充分發(fā)揚(yáng)私法自治的精神,尊重主體的意思自治自由,重視房屋租賃合同、物業(yè)服務(wù)合同以及業(yè)主管理規(guī)約的規(guī)制作用,以期實(shí)現(xiàn)承租人的生存居住權(quán)、出租人的財(cái)產(chǎn)權(quán)與小區(qū)其他業(yè)主的休息權(quán)、環(huán)境權(quán)之間的和諧相處。另一方面,從維護(hù)社會(huì)秩序,保障公共利益,追求效率最大化和成本最低化的需要出發(fā),論證了公權(quán)力介入“群租”市場(chǎng)的必要性,主張公權(quán)力應(yīng)適度介入以規(guī)范群租市場(chǎng),并且變一禁了之的“懶政”思維為積極作為,以事先許可為主,整治行動(dòng)為輔。希望能夠通過公私法兩方面的配合,實(shí)現(xiàn)對(duì)“群租”行為標(biāo)本兼治的目的,最終達(dá)到在既不削弱各方居住品質(zhì)的同時(shí),滿足最大范圍的居住需求的目標(biāo)。
[Abstract]:"Group rent" has become a hot word, but there is a lack of a more unified concept of what is "group rent". Generally speaking, "group rent" refers to the owner of the house to rent the house to two or more lessees respectively or the first lessee of the house will lease the house to two other lessees in part or all. There are three main forms of tenant's behavior: one is to divide the living room, kitchen and even balcony into several small single rooms, and then rent by small single rooms; the other is to put more beds in a room, according to the bed rental. Another form is the original landlord does not directly split the house, but rent out the whole house. The phenomenon of "group rent" has a long history. In Shanghai, Beijing, Guangzhou, Chongqing and other large and medium-sized cities with large floating population, "group rent" is springing up, which has a complex social background. Although it can meet the housing needs of some low-income groups who can not afford high rent, But it is undeniable that "group rent" has also brought troubles to neighborhood, community security, environmental hygiene and even property management, affecting the normal life and quality of living of other owners in the community, which triggered a strong social discontent is also reasonable. It is the negative impact of "group rent" and in some areas, the Department has increased the number of people. The problem of "group rent" has attracted more and more people's attention, and has gradually evolved from a social problem into a legal problem. Therefore, the study of the legal regulation of "group rent" has important practical significance. This paper consists of five parts. On the basis of summarizing and analyzing the relevant research results, this paper shows the ideas and methods of this study. In the second part, the article discusses the legal nature of the act of "group rent", combs the controversies in the theoretical circles about the legality of "group rent", and discusses the legal nature of the act of "group rent". The third part mainly analyzes the legal basis of regulating the behavior of "group rent" from three perspectives: freedom and restriction theory, adjacent relationship theory and the theory of distinguished ownership of buildings. The fifth part, on the basis of summarizing and drawing lessons from the domestic and foreign legal regulation experience of "group rent", puts forward the strategy of "group rent" behavior governance by combining public law with private law. On the one hand, in the field of private rights, we should give full play to the spirit of autonomy of private law, respect the freedom of autonomy of the subject's will, attach importance to the regulation of housing lease contracts, property service contracts and owner's management regulations, so as to realize the harmony between lessee's right of subsistence, lessor's right of property and other owners'right of rest and environmental rights. On the other hand, starting from the need of maintaining social order, safeguarding public interests, pursuing maximum efficiency and minimizing cost, this paper demonstrates the necessity of public power intervening in the market of group rent, and advocates that public power should intervene moderately to regulate the market of group rent, and change the banned thinking of "lazy government" into active action with prior permission. It is hoped that through the cooperation of public law and private law, the root cause and root cause of the "group rent" behavior can be achieved, and the goal of satisfying the widest range of housing needs while not weakening the living quality of all parties can be achieved.
【學(xué)位授予單位】：南京大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2014
【分類號(hào)】：D923.6;D922.29

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本文編號(hào)：2223750