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    未经登记的厂房租赁合同有效吗  
     
 

无产权证、未经登记的厂房租赁合同有效吗?
问:我工厂是一家合伙性质的民营企业,专门生产防水产品。工厂有大约600平米的厂房两间长期闲置。三年前,一家货运公司出价15万元租赁了这两间工厂当仓库用,租期为4年,租金按年付。这家货运公司自从交了第一年赁金以后,就再也没向我工厂支付租金。每次我们向其催款时,他们就说资金有点紧张,过一段时间肯定还,我们也就没太认真,反正厂房也是空着不用。没想这一拖就快两年了。我们要求对方马上支付所欠房租,否则就扣押库房的货物。可他们竟然耍赖,说我们的厂房没有登记,产权不属于我们,还说我们和他们签订的租赁合同没有去房管部门备案,因此该合同没有效力,拒绝支付房租。还威胁说,如果扣押货物给货主造成损失的话,要由我们负责。他们还拿出建设部出台的《城市房屋租赁管理办法》给我们看。我们看了这个办法后都不知该怎么办,因为这个办法的规定的确像他们说的那样。我想问律师,难道我们的租金真的要不回来了吗?如果真是这样,那法律也太不公平了,难道就让他们白租用我们厂房两年吗?!谢谢!急盼回音!

参考:你企业将自有的厂房出租获取收益,该厂房一直未办理产权证,也未办理租赁登记,其效力仍应认定为有效。也就是说,对方仍要支付其所欠的两年租金。同时,如果对方不支付租金的话,你们也有权扣押其存放在库房的货物。当然扣押货物的价值应与所欠租金相当。

虽然依建设部《城市房屋租赁管理办法》的规定,未依法取得房屋所有权证的,房屋不得出租。房屋租赁实行登记备案制度。但是,最高人民法院《关于适用合同法若干问题的解释(一)》中第4条规定了:“合同法实施以后,人民法院确认合同无效,应当以全国人大及其常委会制定的法律和国务院制定的行政法规为依据,不得以地方性法规、行政规章为依据。”而现有法律、行政法规对此并无禁止性规定。建设部《城市房屋租赁管理办法》属部门规章,不能做为认定合同效力的依据。

在商事行为中,以保护交易安全及效率为首要原则,在租赁合同当事人之间,应将物权关系与债权关系区别对待,该合同属当事人真实意思表示,不违反法律规定,不损害国家、集体和其他第三人利益,未办理产权证不影响租赁合同的有效成立。而厂房租赁合同的备案登记也并非租赁合同生效的要件,该登记不具有设权性,只具有证权性的作用,备案登记赋予该合同对抗第三人的效力,即登记的承租人享有优先购买权。应注意的是,民商事行为的有效,并不能免除可能产生的行政责任,如基于税收征收管理关系而产生的行政责任。

 
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