【线上云德】疫情期间律师说（九十）┃房屋租赁合同中常见法律问题分析

随着各地一线城市房价的暴涨，现阶段下房屋租赁已经成为新一代年轻人在工作和日常生活中必须要面临的问题，此时无论您作为出租方还是承租方，该如何保障自己的合同权益最大化，避免合同陷阱呢？2020年5月7日晚上八点，陕西云德律师事务所新经济中心资深执业律师董伟针对现阶段下房屋租赁合同中存在的常见法律问题在YY、微博、抖音、快手、虎牙、今日头条等各大直播平台专门进行了深刻剖析解答。

With the soaring housing prices infirst-tier cities around the country, housing leasing has become a problem thatthe new generation of young people must face in their work and daily life atthis stage. At this time, no matter you are the leaser or the lessee, howshould you maximize your contractual rights and interests and avoid contracttraps? At 8:00 p.m. on May 7, 2020, Dong Wei, a senior practicing lawyer of thenew economic center of Shaanxi Yunde Law Firm, made a profound analysis andsolution on the major live broadcasting platforms for the common legal problemsexisting in the housing lease contract at the current stage.

一、未取得房屋产权证的房屋是否可以出租，所签订的租赁合同是否有效？

房屋租赁合同的有效与否并非当然受到房屋产权证的限制，其合同是否有效取决于该房屋是否取得了合法的建设规划手续，根据《最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释》第二条：“出租人就未取得建设工程规划许可证或者未按照建设工程规划许可证的规定建设的房屋，与承租人订立的租赁合同无效。但在一审法庭辩论终结前取得建设工程规划许可证或者经主管部门批准建设的，人民法院应当认定有效”，由此可知租赁房屋是否有产权并不影响租赁合同的效力。

First of all, house lease contract validityis not subject to the conditions of building property right card, of course,the contract is effective depends on whether the home made plans for theconstruction of legal procedures, according to "The Supreme People's Courtabout town house lease contract dispute case" the explanation of theconcrete application of law in the second article: "Has not obtained aconstruction project planning permit the lessor or not in accordance with theregulations of the construction project planning permit of the construction ofthe houses, and the lessee the lease contract is invalid. However, if theconstruction project planning license is obtained or the construction isapproved by the competent department before the end of the debate in thefirst-instance court, the people's court shall hold it valid.

二、未经消防验收合格而订立的房屋租赁合同是否有效？

这一问题早在《最高人民法院关于未经消防验收合格而订立的房屋租赁合同如何认定其效力的复函》中已经明确进行了解释，应区分不同情况对待：第一，出租《中华人民共和国消防法》第十条规定的必须经过公安消防机构验收的房屋，未经验收或者验收不合格的，应当认定租赁合同无效。第二，租赁合同涉及的房屋不属于法律规定必须经过公安消防机构验收的，人民法院不应当以该房屋未经消防验收合格为由而认定合同无效。第三，租赁房屋用于开设经营宾馆、饭店、商场等公众聚集场所的，向当地公安消防机构申报消防安全检查的义务人为该企业的开办经营者，但租赁标的物经消防安全验收合格，不是认定房屋租赁合同效力的必要条件。

This problem as early as in the SupremePeople's Court of the house lease contract without fire acceptance of the replythat how to maintain its effectiveness "Has clearly explained, shoulddistinguish between different situations: first, rental stipulated in article10 of the law of the People's Republic of China hereby must pass through thepublic security fire control institutions of housing, without acceptance oracceptance is unqualified, the lease contract shall be deemed as invalid.Second, if the house involved in the lease contract does not belong to the housethat must be checked and accepted by the public security fire controlinstitution as stipulated by law, the people's courtshall not hold that the contract is invalid on the grounds that the house hasnot passed the fire control inspection and acceptance. Third, if the leasedpremises are used for the establishment and operation of hotels, restaurants,shopping malls and other public gathering places, the obligor to report thefire safety inspection to the local public security fire control institutions shallbe the business operator of the enterprise. However, if the leased subjectmatter passes the fire safety inspection, it is not a necessary condition forthe validity of the lease contract.