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租赁权的物权化是民法上一个争论己久的问题,本文从现实生活中经常出现的商铺承租人无法收回投资的矛盾着手,探寻为何意思自治的结果并没有实现最优产权配置。通过检讨现有学说并经过对租赁权历史发展的考察,发现租赁权在社会经济的发展过程中存在一个持续的物权化过程。之所以会发生如此现象,是因为租赁权与社会经济的互动的结果。租赁权不同于一般债权,特别是商事租赁权,有长期性与投资性两个特点。本文采取经济分析进路,引入经济学中的不完全契约概念,以及产权分析的方法,讨论了商事租赁权的权益配置,并通过建模证成了在商铺租赁中,承租人必须拥有一定的物权性权限,才能避免投资收益被出租人攫取,进而避免承租人投资不足的激励。因此,租赁权物权化实际上是对承租人投资保护的一种回应。在此基础上,本文系统讨论了构造物权性商事租赁权的具体问题,对我国现有相关制度进行了检讨,并对后续研究提出了展望。
The property right of the lease is a controversial issue in civil law. This paper starts from the contradiction between the non-recoverability of tenants and the tenants who often appear in real life to find out why the autonomy of rights does not realize the optimal allocation of property rights. By reviewing the existing doctrine and examining the historical development of the leasehold, we find that the leasehold has a continuous process of the property right in the social and economic development. The reason why this phenomenon occurs is the result of the interaction between leasehold rights and social economy. Lease different from the general claims, especially commercial leasing rights, there are two characteristics of long-term and investment. This article takes the approach of economic analysis, introduces the concept of incomplete contract in economics and the method of property right analysis, discusses the rights and interests allocation of commercial leasing rights, and through the modeling proves that in the lease of shops, the lessee must have certain In order to avoid the investment income being seized by the lessor, it can avoid the incentive that the lessee can not invest enough. Therefore, the realignment of tenancy rights is actually a response to tenant investment protection. On this basis, this paper systematically discusses the specific issues of constructing the commercial tenancy rights of real rights, reviews the existing relevant systems in our country, and puts forward the prospect of the follow-up study.