日常生活常見租約尚未到期而房東將房屋轉賣第三人的情形,但是新的屋主可否要求仍住在該房屋內的房客搬走呢?
依民法425 條第1項規定:「出租人於租賃物交付後,承租人占有中,縱將其 所有權讓與第三者,其租賃契約,對於受讓人仍繼續存在。」此即俗稱的「買賣不破租賃」條款。
據此,只要租約尚未到期而房客又繼續住在該房屋內,縱使原房東將房屋出 售,新房東也不可以主張租約無效而要求房客搬走喔!
但是,如果租約未經公證且租約期限超過5年(或未規定期限)時則依民法第 425條第2項規定「前項規定,於未經公證之不動產租賃契約,其期限逾五年 或未定期限者,不適用之。」即無前述「買賣不破租賃」的適用。
所以在房東簽訂租約時要多注意喔!
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It's common for a landlord to sell a rental property before the lease expires. But when a new owner takes over, can they force the current tenant to move out?
According to Article 425, Paragraph 1 of the Civil Code: "If the leased property has been delivered and is occupied by the tenant, the lease contract remains valid even if the landlord transfer ownership to a third party." This is commonly known as "sales does not terminate the lease" rule.
Based on this rule, as long as the lease has not expired and the tenant is still living in the property, the new landlord cannot claim the lease is invalid or force the tenant to move out-even if the property was sold!
However, if the lease is not notarized and the rental period exceeds five years (or has no fixed term), then Article 425, Paragraph 2 of the Civil Code states: "The provisions of preceding paragraph shall not apply to a lease of real property without notarizing, the period exceeding five years or an indefinite period. " This means the "sale does not terminate the lease" rule does not apply in such cases.
Landlords and tenants should pay close attention when signing a lease.
April 19, 2025