法学研究

文章摘要

不动产定期承租人的预期违约责任——兼评“合同编通则解释”第61条

Consequences of Anticipatory Breach of Lease by Fixed-Term Tenants of Immovable Property

DOI：

英文关键词: continuing contracts; fixed-term lease; contractual impasse; anticipatory breach; mitigation obligation

基金项目:

作者	单位
庄加园	上海交通大学凯原法学院

摘要点击次数: 11

全文下载次数: 0

中文摘要:

若不动产定期租赁合同的承租人拒绝支付未到期租金,承租人无权任意终止合同,出租人仍可主张剩余租金请求权。此时,若承租人向第三人转租承租不动产,出租人无正当理由不得拒绝。出租人面对承租人预期违约时,享有主张继续履行或终止合同并主张损害赔偿的选择权。当出租人选择前者时,其负有在合理限度内重新出租的减损义务,并可向承租人请求支付约定租金与转租所得的差额。但该租金请求权仍受约定履行期限的限制,原则上不得提前主张。若出租人选择预期违约的损害赔偿,应以剩余租金为基准计算可得利益,根据具体的计算方式或抽象的计算方式确定其损害数额,并考虑出租人替代租赁的减损可能性。当履行期限与庭审结束时间或判决时间相距甚远时,法院为避免未来租金的预测数额与实际数额存在较大差距,可保留当事人后续诉讼的可能性。

英文摘要:

If the lessee of a fixed-term lease of immovable property indicates his/her inability to pay the undue rent, the lessee has no right to arbitrarily terminate the contract, and the lessor may still have the right to claim the remaining rent. In such a case, if the lessee subleases the leased real estate to a third party, the lessor may not refuse the sublease without justifiable reasons. When faced with the lessee’s anticipatory breach of contract, the lessor has the option to continue to perform the contract or terminate the contract and claim damages. When the lessor chooses the former, he/she has the obligation to mitigate the loss by subletting the property within reasonable limits and the right to claim from the lessee the difference between the agreed rent and the proceeds of subletting. However, this right to claim rent is still subject to the agreed period of performance and may not, in principle, be asserted in advance. If the lessor opts for damages for anticipatory breach of contract, the available benefits shall be calculated based on the remaining rent, and the amount of damages shall be determined according to a concrete or abstract calculation, taking into consideration the possibility of mitigation through the lessor’s substitute lease. When the period of performance is far from the end of the trial or the judgment, the court may retain the possibility of subsequent litigation to avoid a large gap between the projected amount of future rent and the actual amount.

查看全文下载PDF阅读器

关闭