本文選題：住宅承租人　切入點(diǎn)：適度租金控制　出處：《西南政法大學(xué)》2014年碩士論文　論文類型：學(xué)位論文

【摘要】：我國住宅自有化率和住宅租賃率長期處于嚴(yán)重失衡狀態(tài)。我國租賃市場不發(fā)達(dá)的原因有多方面，包括政策影響、民族心理等，但是最重要的原因是當(dāng)前我國對承租人權(quán)益保障不力，未能培育出租賃雙方通過博弈達(dá)到均衡狀態(tài)的市場。筆者針對該現(xiàn)實(shí)問題，將聚焦點(diǎn)放在住宅租賃領(lǐng)域，探索通過加強(qiáng)住宅租賃市場調(diào)控，強(qiáng)化住宅承租人權(quán)益保護(hù)，兼顧出租人利益，進(jìn)而激發(fā)租賃市場活力，促進(jìn)住宅租賃市場健康發(fā)展，發(fā)揮住宅租賃市場滿足人們居住需求的潛力。 本文始終以承租人權(quán)益保護(hù)為主線，兼采統(tǒng)計(jì)分析法、價(jià)值分析法以及比較分析法等法學(xué)研究方法，分別從住宅承租人權(quán)益受損狀況及原因?qū)徱�、承租人�?quán)益特殊保護(hù)的理論基礎(chǔ)以及承租人權(quán)益保護(hù)具體制度構(gòu)建等方面進(jìn)行研究。 本文共分為四個(gè)部分： 在第一部分，筆者著力從住宅承租人權(quán)益受損狀況與承租人權(quán)益保障不力的原因分析兩個(gè)維度清晰展現(xiàn)當(dāng)前住宅租賃實(shí)踐中存在的問題，為后文的承租人權(quán)益特殊保護(hù)理論基礎(chǔ)探討和具體制度構(gòu)建奠定基礎(chǔ)。通過檢索相關(guān)新聞、文獻(xiàn)和數(shù)據(jù)，筆者總結(jié)出租賃市場存在出租房源少與房屋空置狀況并存、租金偏離正常市場水平、房地產(chǎn)中介行為失范、租賃關(guān)系穩(wěn)定性差以及押金收取抵扣混亂等現(xiàn)象。筆者通過分析得出，住宅承租人權(quán)益受損嚴(yán)重的根本原因在于住宅承租人特殊保護(hù)理念缺位。同時(shí)，適度租金調(diào)控機(jī)制和押金收抵規(guī)制制度欠缺、租賃合同期限制度不合理以及承租人權(quán)益保護(hù)配套制度匱乏等是導(dǎo)致住宅承租人權(quán)益受損的重要法律原因。以上因素導(dǎo)致社會(huì)被動(dòng)性租房特征明顯，而主動(dòng)性租房動(dòng)力不足，損害了承租人住宅權(quán)的保障，制約了住宅租賃市場與房屋買賣市場的均衡發(fā)展。 在第二部分深入探究了承租人權(quán)益特殊保護(hù)的理論基礎(chǔ)。適度突破目前續(xù)租租金自由協(xié)商、押金收抵和合同期限“意思自治”的法律規(guī)定，主張加強(qiáng)住宅租賃市場調(diào)控，偏重住宅承租人權(quán)益保護(hù)，這需要堅(jiān)實(shí)的理論基礎(chǔ)作支撐。筆者從憲法學(xué)、經(jīng)濟(jì)法學(xué)、民法學(xué)以及租賃雙方地位不對等性四個(gè)方面論證加強(qiáng)承租人權(quán)益保護(hù)是國家承擔(dān)公民住宅權(quán)保障義務(wù)的必然要求，是貫徹社會(huì)整體效益最大化的社會(huì)本位理念的體現(xiàn)，是所有權(quán)人動(dòng)態(tài)行使所有權(quán)應(yīng)當(dāng)負(fù)擔(dān)的社會(huì)義務(wù)，是矯正租賃雙方失衡市場地位的必要手段。 在第三部分探索構(gòu)建我國住宅承租人權(quán)益保護(hù)具體制度。為踐行住宅承租人權(quán)益特殊保護(hù)理論，著力解決第一部分中體現(xiàn)的承租人權(quán)益保障不力的難題，需要完善承租人權(quán)益保護(hù)的相關(guān)具體制度。該部分的主要內(nèi)容有：一是構(gòu)建全方位的租金調(diào)控體系，堅(jiān)持初始租金市場決定、續(xù)租租金適度調(diào)控，加強(qiáng)房地產(chǎn)中介從業(yè)行為調(diào)控，增設(shè)房屋空置稅種并且提高住宅租賃稅起征點(diǎn)，形成調(diào)控租金的組合拳機(jī)制，保持租金水平穩(wěn)定；二是改革現(xiàn)行租賃合同期限制度，施行附優(yōu)先續(xù)租權(quán)合同為主，，普通定期限租賃合同為輔制度，從而保障租賃合同的相對穩(wěn)定性；三是完善押金制度，明確押金數(shù)額收取數(shù)額、押金擔(dān)保債務(wù)范圍以及押金抵扣返還時(shí)間和出示詳細(xì)抵扣清單的程序，明確違反押金規(guī)定應(yīng)當(dāng)承擔(dān)的責(zé)任；四是建議完善房屋租賃管理制度，建議由出租人單方承擔(dān)申請房屋租賃登記的義務(wù)，租賃管理部門充分發(fā)揮調(diào)處租賃糾紛職能，降低租賃糾紛解決成本。 第四部分為結(jié)語。筆者在總結(jié)全文的基礎(chǔ)上指出構(gòu)建住宅承租人權(quán)益保護(hù)制度在完善住宅租賃市場、促進(jìn)社會(huì)和諧穩(wěn)定方面的重要價(jià)值。
[Abstract]:China's homeownership rate and residential rental rate in a serious imbalance of long-term rental market in China. The reason is not developed in many aspects, including policy, national psychology, but the most important reason is the current our country to protect the rights and interests of the lessee is ineffective, failed to foster a rental through the game the two sides reached equilibrium market. Aiming at this realistic problem, will focus on the field of residential rental, explore the residential rental market by strengthening regulation, strengthening housing tenant rights protection, taking into account the interests of the lessor, and further stimulate the vitality of the rental market, and promote the healthy development of the residential rental market, play to meet the people's living needs of residential rental market potential.
This paper has always been to the lessee for the protection of rights and interests, and adopt the statistical analysis method, value analysis, comparative analysis and other research methods of law, examine respectively the lessee interests from residential damaged condition and the reason, the study of the basic theories of tenant rights special protection and the protection of tenant rights specific system construction and other aspects.
This article is divided into four parts:
In the first part, the author focus on the analysis of tenant rights from the lessee housing damage status and protection of the rights and interests of the failure of the two dimensions clearly show the current residential rental building problems in the practice, which lays the foundation for later tenant rights protection theory and concrete system structure. Through searching related news, literature and data the author summarizes the existing rental market, rental housing and housing vacancy situation less coexist, deviate from the normal rental market level, real estate intermediary Behavior Anomie, lease stability and deposit deductible chaos phenomenon. Through the analysis, the residential lessee damages the interests of the basic reason lies in the absence of special protection residential tenant at the same time, the appropriate rent regulation mechanism and deposit income against regulation lack, the lease period is not reasonable and the system of human rights protection Support supporting system is an important cause of lack of legal cause of housing tenant rights damaged. The above factors lead to social passive housing characteristics, and initiative rental power shortage, damage to the lessee housing rights, restricting the balanced development of the residential rental market and the sale of housing market.
In the second part of the in-depth study of the theoretical basis of tenant rights special protection. Currently rent free lease breakthrough negotiation, legal provisions and contract term deposit income against the "autonomy", advocated the strengthening of the residential rental market regulation, emphasis on housing tenant rights protection, which requires a solid theoretical foundation for support. The author from the constitutional law economic law, civil law, and four leasing their unequal status demonstration to strengthen the protection of tenant rights is an inevitable requirement of national security obligations bear citizens' right of residence, is the embodiment of carrying out the whole social benefit maximization of the social standard idea, is the owner of dynamic ownership should be the burden of social obligations, is a necessary means correction of both leasing market position. The imbalance
In the third part, explore the construction of China's housing tenant rights protection system. The specific theory of human rights special protection for the practice of housing, efforts to solve the tenant rights embodied in the first part of the problem of inadequate protection, the need to improve the protection of tenant rights related to the specific system. The main content of this part is: one is the rent control system full range, adhere to the original rental market rent, lease and appropriate control to strengthen the regulation of real estate intermediary business activities, additional taxes and improve residential rental housing vacancy tax, rent control combined formation mechanism of gold, to maintain stable rents; two is to reform the current lease contract system, the implementation of the priority to renew this contract based, supplemented by ordinary time limit system of the lease contract, so as to ensure the relative stability of the lease contract; the three is to improve the deposit system, clear deposit The amount of charge amount, the deposit guarantee program debt and deposit receipts return time and produce a detailed deduction list, a clear violation of the provisions of the deposit shall bear the liability; four is proposed to improve the housing rental management system, proposed by the lessor unilateral application for rental housing registration obligations, lease management and give full play to the mediation function of lease disputes, resolve to reduce the cost of the lease disputes.
The fourth part is epilogue. On the basis of summarizing the full text, the author points out that building residential tenant rights and interests protection system is of great value in improving the housing rental market and promoting social harmony and stability.

【學(xué)位授予單位】：西南政法大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2014
【分類號(hào)】：D923.6

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