不動産賃貸借契約と民法改正
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1世紀以上変わることのなかった民法が改正されます。
時代は変わっているのに、ここまで不変だったこともすごいことだと改めて驚かされますね。
改正されるポイントはいくつかあるのですが、今回は特に不動産賃貸借に係わるポイントを少し綴って行きたいと思います。
敷金の原則返還が明文化
不動産賃貸借のトラブルと言えば『原状回復義務』。
今までは判例で判断していたものが、民法上きちんと明文化されるというところがポイントです。
改正民法には、
『賃貸借が終了し、かつ、賃貸物の返還を受けたときは、賃借人に対し、その受け取った敷金の額から賃貸借に基づいて生じた賃借人の賃貸人に対する金銭債務の額を控除した残額を返還しなければならない』
といった敷金返還義務がきちんと規定されます。また、
「通常の使用及び収益によって生じた賃借物の損耗並びに賃借物の経年変化を除く」
と既に最高裁の判例で示されていた内容を明確に規定しました。
要するに
『賃料の滞納や、故意過失の汚損・破損が無い場合はきちんと敷金を返還しましょう!』
ということが民法の条文に追加されたと言うことですね。
ただですね・・。
結局最高裁の判例を基本そのまま条文にしただけなので、我々不動産会社からすると実務上は今までとあんまり変わらないんですけどね。
保証契約には極度額の定めが必要
『保証契約には保証人が責任を負う最大額(極度額)を定め、かつ書面又は電磁的記録で契約されなければ無効なる』
実際の条文がどのようになるかは解りませんが、上記の規定内容が追加されます。
解りやすく言いますと
『連帯保証人が負担する金額を契約書にきちんと記載してね!』
ってことです。確かに現在は連帯保証人と言うだけで、主契約者が負担する額を全額負担しなけば行けない状況です。気づいた時には数百万ということも少なくないでしょう。
それがこの規定を追加することで契約の段階で『最悪負担しなければならない額が解る』ようになるのでしょう。おそらく賃貸借契約書には『家賃○ヶ月分までを・・・』のようになるのでしょうね。
いつから施行されるの
国会への提出はされているものの、いつから施工されるかはまだ明確ではないそうです。おそらく平成28年頃だろうと言われていますが・・・。
また、上記の他に3,4点大きな改正ポイントがありませう。今回は不動産賃貸借に大きく関係する部分だけを取り上げましたが、興味のある方は是非他のポイントも調べて見て下さい。