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Announcement of the Supreme People's Court of the People's Republic of China
The Interpretation of the Supreme People's Court on Several Issues concerning the Application of Law in the Trial of Cases about Disputes over Lease Contracts on Urban Buildings, which was adopted at the 1469th meeting of the Judicial Committee of the Supreme People's Court on June 22, 2009, is hereby promulgated and shall come into force on September 1, 2009.
July 30, 2009
Interpretation of the Supreme People's Court on Several Issues concerning the Application of Law in the Trial of Cases about Disputes Over Lease Contracts on Urban Buildings
(No.11 [2009] of the Supreme People's Court)
To correctly try cases about disputes over lease contracts on urban buildings (hereinafter referred to as “lease contracts”) and protect the legitimate rights and interests of the parties concerned, this Interpretation is formulated pursuant tothe General Principles of Civil Law of the People's Republic of China, the Real Right Law of the People's Republic of China, the Contract Law of the People's Republic of China and other relevant laws and in light of the practice of civil trial.
| | 中华人民共和国最高人民法院公告
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》已于2009年6月22日由最高人民法院审判委员会第1469次会议通过，现予公布，自2009年9月1日起施行。
二○○九年七月三十日
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
（法释[2009]11号）
为正确审理城镇房屋租赁合同纠纷案件，依法保护当事人的合法权益，根据《中华人民共和国民法通则》、《中华人民共和国物权法》、《中华人民共和国合同法》等法律规定，结合民事审判实践，制定本解释。
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Article 1 The term “urban buildings” as mentioned in this Interpretation refers to buildings located in the planned areas of cities and towns.
Cases of disputes over lease contracts on buildings located in the planned areas of townships and villages may be governed by this Interpretation by analogy, unless it is otherwise provided for by law.
This Interpretation shall not apply to cases of disputes over the lease of public housing, low-rent housing or low-income housing under the welfare policies of the state.
| | 第一条 本解释所称城镇房屋，是指城市、镇规划区内的房屋。
乡、村庄规划区内的房屋租赁合同纠纷案件，可以参照本解释处理。但法律另有规定的，适用其规定。
当事人依照国家福利政策租赁公有住房、廉租住房、经济适用住房产生的纠纷案件，不适用本解释。
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Article 2 A lease contract on a building constructed without a building permit or in violation of the building permit shall be void. However, if a building permit or a construction approval from the competent department is obtained before the close of court debate in the first instance, the people's court shall determine the lease contract as valid.
| | 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。
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Article 3 A lease contract on a temporary building constructed without approval or beyond the scope of approval shall be void. However, if a construction approval is obtained from the competent department before the close of court debate in the first instance, the people's court shall determine the contract as valid.
If the lease term exceeds the service life of a temporary building, the excessive part shall be void. However, if an approval of the competent department on the extension of service life is obtained before the close of court debate in the first instance, the people's court shall determine the lease term within the extended service life of the temporary building as valid.
| | 第三条 出租人就未经批准或者未按照批准内容建设的临时建筑，与承租人订立的租赁合同无效。但在一审法庭辩论终结前经主管部门批准建设的，人民法院应当认定有效。
租赁期限超过临时建筑的使用期限，超过部分无效。但在一审法庭辩论终结前经主管部门批准延长使用期限的，人民法院应当认定延长使用期限内的租赁期间有效。
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Article 4 A party's claim for nullifying a lease contract on the ground that the contract has not been registered for archival purposes as required by a law or administrative regulation shall not be upheld by the people's court.
If both parties agreed that the entry into force of a lease contract is conditioned upon the completion of the registration formalities, such an agreement shall be binding upon both parties, unless one party has fulfilled its principal obligation and the other party has accepted it.
| | 第四条 当事人以房屋租赁合同未按照法律、行政法规规定办理登记备案手续为由，请求确认合同无效的，人民法院不予支持。
当事人约定以办理登记备案手续为房屋租赁合同生效条件的，从其约定。但当事人一方已经履行主要义务，对方接受的除外。
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Article 5 Where, after a lease contract is nullified, the party concerned requests payment of a possession and use fee for the leasehold thereunder by referring to the rent standard as set out in the lease contract, the people's court shall generally uphold such a request.
Where the party concerned requests compensation for losses incurred for the nullification of a lease contract, the people's court shall deal with it under the relevant provisions of the Contract Law and Articles 9, 13 and 14 of this Interpretation.
| | 第五条 房屋租赁合同无效，当事人请求参照合同约定的租金标准支付房屋占有使用费的，人民法院一般应予支持。
当事人请求赔偿因合同无效受到的损失，人民法院依照合同法的有关规定和本司法解释第九条、第十三条、第十四条的规定处理。
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Article 6 Where a lessor concludes two or more lease contracts on a same leasehold, if all contracts are valid and all lessees claim performance of the contract, the people's court shall determine the lessee performing the contract in the following order:
| | 第六条 出租人就同一房屋订立数份租赁合同，在合同均有效的情况下，承租人均主张履行合同的，人民法院按照下列顺序确定履行合同的承租人：
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1. The lessee which has legally possessed the leasehold;
| | （一）已经合法占有租赁房屋的；
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2. The lessee which has completed the registration formalities for archival purposes; and
| | （二）已经办理登记备案手续的；
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3. The lessee which concludes the lease contract first.
．．．．．． | | （三）合同成立在先的。
不能取得租赁房屋的承租人请求解除合同、赔偿损失的，依照合同法的有关规定处理。
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