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标题: 商业合同纠纷，请郑律师分析 [打印本页]

作者: zl988 时间: 3-4-2014 20:32
标题: 商业合同纠纷，请郑律师分析

我们2年商业租约即将到期，按合同是要在搬出后拆除我们安装的所有东西，但是现在和中介/房东对地毯和厨房橱柜有争议。因为搬进是原来是有这些的，但是非常破旧，我们全部换成了新的。所以现在就要求我们如果要拆，就得把旧的装回去，或者就是把新的留下。原文就是"

Please be mindful, should you elect toremove your carpet an kitchen sink then you will be required to return andreinstate the Landlords carpet and kitchen sink, as had been installed prior toyour occupation of the subject Premises.” 拆下来的破烂早扔了，其实不就是让我们把新装的免费留下吗？和中介协商未果，中介指出合同的disclosure部分有提及，所以有法律依据。这里是相关原文

Removalof Lessee’s Fixtures and Goods

4.9 Providedthe Lessee is not then in breach of this Lease the Lessee may during the lasttwenty-eight days of the term hereof remove from the premises all fixtures,fittings, floor coverings, signs, notices and advertisements which have beenerected, painted or installed in the premises by the Lessee during or prior tothe term or purchased with the consent of the Lessor from any previous Lesseeof the premises (other than fixtures the cost of which has been paid or subsidizedby the Lessor or the Lessor’s predecessors in title) provided that such removalcan be effected without causing any substantial damage to the premises andprovided further that the Lessee shall make good any damage caused to thepremises by such removal.

4.9.1 If the Lessee shall nothave done so as of right under the provisions of the preceding clause, theLessee must if required so to do by the Lessor, remove from the premises withinfourteen days from the expiration or sooner determination of the term any suchfixtures, fittings, floor coverings, signs, notices, advertisements or contentsof every description (to which such requirement shall relate) and will makegood any damage caused to premises by such removal and if required by the Lessor must re-alter any alterationsmade by the Lessee so that the promises shall be converted back to theiroriginal layout provided always that the Lessor may at the Lessor’soption cause any such fixtures, fittings, floor coverings, signs, notices,advertisements or contents to be removed and to be stored in a public warehouseor elsewhere at the risk of the Lessee and any such damage to be made good andany such alterations to be so re-altered and the Lessor may recover the cost ofsuch removal storage making good and/or re-alterations from the Lessee as aliquidated debt payable on demand.

4.9.2 Any fittings fixturesor contents (including stock in trade) not removed by the Lessee either as ofright or by requirement of the Lessor as aforesaid shall be deemed abandoned bythe Lessee and may be appropriate of disposed of in such manner as the Lessorshall think fit.

中介就是抓住”ifrequired by the Lessor must re-alter any alterations made by the Lessee so thatthe promises shall be converted back to their original layout”这部分做文章。

这些法律条款挺考验英文的，一段话就只有一个句子，无数个从句。第一段意思就是我们需要在合同到期前的28天内腾空房屋并修复可能的损伤。第二段就是如果我们没能够履行第一段的义务，房东可以自己做这些事然后让我们承担所有费用，或者要求我们在到期后的14天腾空房屋并修复可能的损伤，同时加了这句恢复之前的布局。

我理解的是即使这一句convertback to original layout是有法律效应的，它也应该是写在第一段中才能有效吧。第二段话的前提就是如果我们没有执行第一段的任务，后面的要求才能生效。而且两段中的要求执行任务不同，这样合理吗？感觉re-alter是作为惩罚条款似的。再说Layout从定义上是布局的意思，地毯这些也不能算是layout吧。

麻烦郑律师帮我们分析下，万分感谢。

我们是第一次租店，签约的时候也没想那么远。其实当时多个心眼的话就应该要求房东移除那些破旧的设施，等于是我们多花了钱在拆除上，现在房东还想赖上新设施了。写了这么多的目的就是想确认房东的要求不合理，没有法律依据。我们只需要履行第一段的义务，没有义务去恢复到原先的样子。

作者: d4d5 时间: 4-4-2014 04:53
房东的东西问也不问就扔了。有气魄

作者: 郑玉桂律师 时间: 5-4-2014 22:13
本帖最后由郑玉桂律师于 2014-4-5 22:18 编辑

你好！
这些條文在商业租约上是相當普遍的，房东的要求亦很普遍和合理，我想不到有任何抗辩的理据。这些條文已有无数次的法庭斗纷，旦始终租客都是敗诉的！在签合约前，你的代表律师亦该向伱解释清楚！伱该在换之前向业主或其中介说清楚，租约期满后，你保留权利遷走这些新设施。现在实没有转弯的余地了。下次签商业租约时，委托律师看清楚吧！
此致
郑玉桂律师敬上
澳大利亚国际公证律师

作者: zl988 时间: 6-4-2014 19:15
感谢郑律师百忙中回复。2年前所有装修都是房东认可的，拆下的设施比如防盗窗房东就取走了，其他的是房东放弃不要的，我们没有责任收藏。而且合同正文中是有写到租客有权移走所有安装的设施，但没有提到要装旧的回去，原文如下
Building Alterations, Fit out and Reinstatement
(a)As agreed between the parties the premises are let as inspected and any modifications or installations to the premises, including but not limited to telephone connections and new computer cabling and sockets, installation of trade fittings and bulk heads, installation of new partitioning and realignment of existing studwork, upgrading of electrical board and lighting, signage to those approved areas, internal painting, installation of any new floor coverings and removal of existing, installation of any new air-conditioning plant and equipment and associated ductwork, repairs/replacement or installation of new (if necessary) of all locking and key mechanisms, and activation or installation of new alarm etc, all as required by the Lessee are to be completed by the Lessee at its option, all in its time and its total cost.
(b)Any works of a structural nature shall not be undertaken or carried out without the prior approval of the Lessor and relevant local government authority.
(c)On the determination of the Lease the Lessee shall be entitled to remove and will at the request of the Lessor remove all partitions erected within the premises and other shop fittings of the kind mentioned in paragraph (a).
第三段说的就是这个意思吧，租客有权迁走所有新设施。Disclosure的第一段也是这个意思，都没有提到要装回老设施。第二段说如果我们没能在合同期内履行职责，才会。。。。。其中提到了装回旧设施。这样也是我们没理吗？
本来我们的初衷是和房东商量把这些留给下任租客是否可以买下，下任不要的话我们再拆，但房东咬定我们不得不免费留下新设施（因为我们不可能把旧的装回去了），肯本不予考虑。写了这么多就是想在法律角度证明房东的要求不合理，合同中并没有提及相关内容。

郑律师，不知道我理解的对吗？

作者: 郑玉桂律师 时间: 6-4-2014 23:17
本帖最后由郑玉桂律师于 2014-4-6 23:20 编辑

你好！
你的情况这么复习，我提议你找一位律师，看清楚租约上的條款，然后拿个祥细的法律意见，好好保护你的权益吧！
此致
郑玉桂律师敬上
澳大利亚国际公证律师

作者: 郑玉桂律师 时间: 6-4-2014 23:18
你好！
你的情况这么复习，我提议你找一位律师，看清楚租约上的條款，然后拿个祥细的法律意见，好好保护你的权益吧！
此致
郑玉桂律师敬上
澳大利亚国际公证律师

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