Rental - Chintaishaku

Japanese: 賃貸借 - ちんたいしゃく

A contract is established when Party A allows Party B to use and profit from something and Party B pays rent for it. It is a paid, bilateral, consensual, non-exclusive contract. Party A is called the lessor and Party B is called the lessee.

[Takahisa Awaji]

The social significance of leasing

In today's society, relationships in which one person uses the property of others occur frequently, and the most important of these relationships is leasing. Leasing can be done for both movable property and real estate. Socially, leasing of real estate is important, and leasing of land and buildings in particular is extremely common, reflecting the housing situation in Japan.

[Takahisa Awaji]

Rental Law

The Civil Code has necessary provisions regarding leases, but the protection of tenants was insufficient, especially with regard to land and house leases. Therefore, in order to strengthen the position of tenants in this area, the "Law Concerning the Protection of Buildings" (Law No. 40 of 1909), the Land Lease Law (Law No. 49 of 1921), and the House Lease Law (Law No. 50 of 1921) were enacted to protect tenants, but after that, while inheriting the basic parts of these laws, they were significantly revised in response to social and economic changes, and the Land and House Lease Law (Law No. 90 of 1991) was enacted, and these three laws were abolished (however, the effectiveness of the old laws is maintained to a certain extent as a transitional measure).

[Takahisa Awaji]

Establishment of lease

In principle, leases are established by contract, but in the case of land and house leases, the conclusion of a contract may be compulsory (for example, the Temporary Measures Act for Land and House Leases in Disaster-Affected Cities).

[Takahisa Awaji]

Continuation and termination of lease

According to the Civil Code, the duration of a lease with a fixed term is a maximum of 20 years, and any leases that exceed this period are shortened to 20 years (Article 604, Paragraph 1 of the Civil Code). However, the Land and House Lease Law extends this period to 30 years or more for land leases (Article 3 of the Civil Code). In the case of an open-ended lease, the Civil Code states that either party may request termination at any time, and the contract will end one year for land and three months for buildings from that time (Article 617, Paragraph 1 of the Civil Code). However, in the case of a land lease, the Land and House Lease Law states that the duration is 30 years (Article 3 of the Civil Code). In the case of a house lease, there is no fixed term, but a valid reason must be provided for the request to terminate (Article 28 of the Land and House Lease Law), and the contract will end six months after the request to terminate (Article 27, Paragraph 1 of the Civil Code). Leases with a fixed term of less than one year are considered to have no fixed term (Article 29 of the Land and House Lease Law). In addition to the above, leases can be terminated before the expiration of the term if there are special circumstances. For example, if the tenant does not pay rent or allows a third party to use and profit from the subject property without the lessor's consent, and this reaches a level that destroys the relationship of trust between the parties, the lessor can terminate the contract.

[Takahisa Awaji]

Lease renewal

A lease can be renewed, but according to the Civil Code, the period cannot exceed 20 years (Civil Code Article 604, Paragraph 2). In addition, if the lessee continues to use and profit from the leased property after the expiration of the lease period, and the lessor knows this but does not object, it is presumed that the lessee has made a further lease under the same conditions as the previous contract (Civil Code Article 619, Paragraph 1). The Land and House Lease Law amended this to provide greater protection to the lessee. In other words, if the lessee requests renewal of the contract, the contract will be renewed only if there is a building (the period is 20 years for the first renewal and 10 years for subsequent renewals. The other conditions are the same as the previous contract) (Land and House Lease Law Articles 5, Paragraphs 1 and 4). However, if the landowner has a legitimate reason (for example, the landowner has a greater need to use the land than the lessee) and objects without delay, the contract will not be renewed (Land and House Lease Law Article 5, Paragraph 1, Proviso, Article 6). In addition, if the lessee continues to use the land after the lease expires, the contract will be renewed unless the landlord objects without delay (if there is a building on the leased land, there must be a valid reason for the objection; Land and House Lease Law, Article 5, Paragraph 2, Article 6). However, for fixed-term land leases, the contract cannot be renewed or the duration extended by the construction of a building (Land and House Lease Law, Article 22). Tenants are also protected in the case of house leases. In other words, if the term is fixed, the contract will be renewed unless the parties give notice of refusal to renew within six months to one year before the expiration of the term (Land and House Lease Law, Article 26, Paragraph 1), and the landlord cannot refuse to renew the contract or request termination without a valid reason (Land and House Lease Law, Article 28). In addition, even if a notice is given, if the landlord does not object without delay to the lessee continuing to use the land after the expiration of the term, the contract will be renewed (Land and House Lease Law, Article 26, Paragraph 2). However, there is no renewal of the fixed term lease (Article 38 of the Land and House Lease Law amended by Article 5 of the Special Measures Law for the Promotion of the Supply of Quality Rental Housing, etc.).

[Takahisa Awaji]

Perfection of leasehold rights

Once a leasehold of real estate is registered, it can be asserted against any person who subsequently acquires real rights in that real estate (Civil Code Article 605). However, since the lessor cannot be forced to register a leasehold, in practice it is not often done. Therefore, a special law was enacted, which allows a person who has a registered building on leased land to assert his leasehold against third parties (Land and House Lease Law Article 10, Paragraphs 1 and 2), and in the case of rented houses, the delivery of the building is a requirement for assertion (Land and House Lease Law Article 31, Paragraph 1).

[Takahisa Awaji]

Renter's Rights and Obligations

The lessor is obligated to deliver the object of the lease to the lessee and allow him/her to use and profit from it, as well as to repair the object of the lease (Article 606 of the Civil Code) and to reimburse expenses (Article 608 of the same Code), and has the right to claim rent.

[Takahisa Awaji]

Tenant's Rights and Obligations

The tenant has the right to use and profit from the property (leasehold rights), and is obligated to keep the property safe, to return it when the lease ends, and to pay rent.

[Takahisa Awaji]

Source: Shogakukan Encyclopedia Nipponica About Encyclopedia Nipponica Information | Legend

Japanese:

甲が乙に対してある物を使用・収益させ、乙がこれに対し賃料を支払うことによって成立する契約。有償・双務・諾成・不要式の契約である。甲を賃貸人、乙を賃借人という。

［淡路剛久］

賃貸借の社会的意義

今日の社会においては、他人の物を利用する関係が頻繁に生ずるが、この他人の物の利用関係のうちもっとも重要なものが賃貸借である。賃貸借は動産についても不動産についても行われる。社会的には不動産の賃貸借が重要であり、とくに宅地・家屋の賃貸借は、日本の住宅事情を反映して、きわめて頻繁に行われている。

［淡路剛久］

賃貸借に関する法律

賃貸借に関しては民法が必要な定めを置いているが、とくに借地・借家に関しては賃借人の保護が不十分であった。そこで、この領域において賃借人の地位を強化するため、「建物保護ニ関スル法律」（明治42年法律第40号）、借地法（大正10年法律第49号）、借家法（大正10年法律第50号）などが制定され、賃借人の保護が図られてきたが、その後、これらの法律の基本部分を受け継ぎつつ、社会・経済の変化に応じて大幅な修正を加えて、借地借家法（平成3年法律第90号）が制定され、これら3法は廃止された（なお、経過措置として旧法の効力は一定範囲で維持されている）。

［淡路剛久］

賃貸借の成立

賃貸借は契約によって成立するのが原則であるが、借地・借家については契約の締結を強制されることがある（罹災(りさい)都市借地借家臨時処理法など）。

［淡路剛久］

賃貸借の存続・終了

期間の定めのある賃貸借の存続期間は、民法によると最長20年であり、これを超えるものも20年に短縮される（民法604条1項）。しかし、借地借家法は借地につきこれを伸長して30年以上（同法3条）としている。期間の定めのない賃貸借の場合には、民法によると、当事者はいつでも解約の申入れをすることができ、このときから土地については1年、建物については3か月を経過したときに契約が終了する（民法617条1項）。しかし、借地の場合には、借地借家法により、存続期間は30年となる（同法3条）。借家の場合には、存続期間の定めがないが、解約申入れには正当事由が必要であり（借地借家法28条）、解約申入れ後6か月を経過してから契約が終了する（同法27条1項）。なお、1年未満の期間の定めのある賃貸借は、期間の定めのないものとみなされる（借地借家法29条）。賃貸借は上述のほか、特別の事情があると期間の満了前に終了する。たとえば、賃借人が賃料を支払わなかったり、賃貸人の承諾なしに第三者に目的物を使用・収益させるなどして、それが当事者間の信頼関係を破壊するような程度に達すると、賃貸人は契約を解除できるのである。

［淡路剛久］

賃貸借の更新

賃貸借はこれを更新することができるが、民法によるとその期間は20年を超えることができない（民法604条2項）。また、期間満了後に賃借人が賃借物の使用・収益を継続しているのに対して、賃貸人がこれを知りながら異議を述べないと、前契約と同一条件でさらに賃貸借をなしたものと推定される（民法619条1項）。借地借家法はこれに修正を加えて借地人の保護を図った。すなわち、借地人が契約の更新を請求すると、建物のある場合に限って契約は更新される（期間は、最初の更新については20年、その後の更新は10年。その他の条件は従前の契約と同じ）のである（借地借家法5条1項、4条）。ただし、地主に正当の事由（たとえば、地主のほうが、借地人よりも土地使用の必要性が大きいなど）があり遅滞なく異議を述べたときには更新されない（借地借家法5条1項但書、6条）。また、借地権消滅後に借地人が土地の使用を継続する場合は、地主が遅滞なく異議を述べないと、契約は更新される（借地上に建物があるときには、異議には正当の事由が必要。借地借家法5条2項、6条）。ただし、定期借地については、契約の更新および建物の築造による存続期間の延長はない（借地借家法22条）。借家の場合においても借家人の保護が図られている。すなわち、期間の定めのある場合に、当事者が期間満了前6か月ないし1年内に更新拒絶の通知などを出さないと、契約は更新され（借地借家法26条1項）、家主は正当の事由がなければ、契約の更新を拒み、または解約の申入れをなすことができない（借地借家法28条）。また、通知をしても、期間満了後に借家人が使用を継続するのに対して、家主が遅滞なく異議を述べないと、契約は更新される（借地借家法26条2項）。ただし、定期借家には契約の更新がない（「良質な賃貸住宅等の供給の促進に関する特別措置法」5条による借地借家法38条の改正）。

［淡路剛久］

賃借権の対抗力

不動産の賃借権はこれを登記すると、以後その不動産につき物権を取得した者に対抗できる（民法605条）。しかし、賃借権の登記は賃貸人に強制できないので、実際上はあまり行われない。そこで、特別法が制定され、借地上に登記した建物を有すると、借地権を第三者に対抗でき（借地借家法10条1項2項）、借家については、建物の引渡しが対抗要件となっている（借地借家法31条1項）。

［淡路剛久］