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    房屋租赁新规删除民宅禁商  
     
 

房屋租赁新规删除民宅禁商
●新政解读●

为了解决房屋租赁中普遍存在的偷漏税等现象,从明年1月1日起,本市将实行房屋出租登记制度。这是本市新制定的《北京市房屋租赁管理若干规定》(以下简称《规定》)中明确的。在新《规定》中,征求意见稿中的多项条款被删除。在新《规定》中,删除了征求意见稿中颇受争议的民宅禁商、二房东转租、租金“押一付三”等禁止性内容。


●“民宅禁商”被删不代表无条件解禁
民宅禁商曾一度引起很大的争议。有的人认为,民宅商用严重干扰了业主的休息权,尤其是一些娱乐的大众场所,会形成聚集。而有的人则表示,有的住宅紧贴马路,作为住宅十分不合适,商用能发挥其效益,又可改善居住环境,方便群众,增加财税收入。


在《规定》中,民宅禁商虽然并未提及,但并不意味着本市将对民宅商用开绿灯。今年10月1日施行的《物权法》第77条规定,业主不得违反法律、法规以及管理规约,将住宅改变为经营性用房。业主将住宅改变为经营性用房的,除遵守法律、法规以及管理规约外,应当经有利害关系的业主同意。


针对“民宅禁商是否完全解禁”的问题,北京市律师协会物业管理专业委员会副主任孟宪生表示,首先,民宅禁商是一个原则,一般条件下是不允许的。但是,在满足一定条件下也是可以的。另外,孟宪生认为,《规定》是对一种合同行为的约定,不牵扯到物权,因此和《物权法》并没有冲突。删除“民宅禁商”的相关规定,并不意味“民宅禁商”无条件解禁。


●“二房东转租”不再提及
在承租人应当遵守的规定中,征求意见稿要求,承租人不得擅自转租、转让、转借承租房屋,即禁止俗称的“二房东转租”。有的人认为,允许承租人转租所承租的房屋,将会形成现有租房者无法与房主履行合同,很容易形成“假房东”的情况,同样,房主不能行使管理权。而有部分“二房东”给低收入群体提供了适合他们的廉价居住房,也使很多房东原来难以出租的毛坯房租了出去。因为意见不统一,在新制定的《规定》中,“二房东转租”的相关内容也被删除。


对于《规定》中删除此项内容,业内人士分析认为,这是因为“二房东转租”在实际操作中一般很难界定。中原市场部的相关人士认为,“二房东”如果将租赁的房屋转租,必须要经过“原房主”的同意或承诺,否则是无效的。租房者与“二房东”私下签署协议时,一定要将合同条款细节写清楚。同时,保留收款凭证、付款凭证等相关证据。


●“押一付三”未涉及租金可协商
想必租过房子的人都应该知道什么是押一付三,是指承租人要以一个月房租给中介公司或房主作抵押,之后每次一次性交付三个月房租。


征求意见稿中被视作禁止房产中介“押一付三”的条款———“中介与租赁当事人约定直接向承租人收取租金的,每次不得收取超过一个月的租金”并没有出现在《规定》中。这表明,在通过银行代收代付租金的方式中,缴纳几个月的租金不受任何限制。这说明承租双方可协商确定租金是按月交,还是几个月一交。


《规定》明确,本市对房屋租赁经纪委托代理业务实行银行代收代付、风险准备金、客户资金与自有资金分账户管理等资金监管制度。中介公司和经纪人不得占用、挪用或者拖延支付客户资金。目前,一般房东希望按季度收房租,这样省事。最重要的是,客户的资金安全地交到房东手里。根据《规定》,租金通过第三方———银行的资金监管账户直接划拨给房东,杜绝了中介挪用客户资金。

 
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