What if the tenant refuses to leave after the house has been sold, in Canada vs in China?
#房屋租赁# #腾房# #民法典# #加拿大# #房东租客# #eviction# #法律咨询# #LTB# #LandlordTenant#
小小律师德米的抖音号：LawyerDemiWang
An Oakville, Ontario, couple say they are caught in a nightmare scenario because the tenants living in the downstairs apartment of their Mississauga investment home refuse to leave more than six months after they sold it, and there's little they can do.
加拿大安大略省奥克维尔市的一对夫妇说，他们陷入了一场噩梦，因为他们在米西索加市投资的房产卖掉后，住在楼下的租客赖着不肯离开，而他们也无能为力。
They have stopped receiving rent payments for the unit since 6 months ago, meaning they are owed $10,200 while bearing the costs of two homes as they wait for the case to be adjudicated at the Landlord and Tenant Board (LTB) plagued by a monthslong backlog of cases that's causing major delays in the adjudication of landlord-tenant disputes.
令人更头疼的是，租客不仅死赖着不走，还从6个月前开始就停止交租金，直到现在一共欠下$1.02万元未交。Siddiqui夫妇最终只能投诉到安省的租客委员会（Landlord and Tenant Board，简称LTB）对案件进行裁决，但由于LTB面临大量积压的案件，Siddiqui夫妇只能继续陷入无尽的等待，而在这期间没了租金，他们只能自己承担自住房和投资房的所有费用。
And while the new buyers have agreed to push back the sale closing date twice, they are now threatening to sue if they don't get control of the detached home in a vacant state by the end of next month.
在另一边，虽然新买家已经2次同意推迟交易截止日期，但一拖再拖也让他们失去了耐心。目前新买家也威胁道，如果他们不能在下月底之前获得这套独立屋的控制权，他们就会向S夫妇提起诉讼。
Whether in Canada, or in China, if the tenant doesn't move out, you can't force him.
对于这种租客赖着不走的情况，不论在加拿大，还是在中国，作为房东也不能自行赶走租客，即使他们停止支付租金。
Under Ontario's Residential and Tenancies Act, the quasi-judicial LTB is the only body with the authority to order that a tenant can be evicted. Tenants have the legal right to continue to live in their rental units, even if they stop paying rent, until their case is heard and an eviction order is issued. A court enforcement officer known as a sheriff has the power to enforce the LTB order and carry out the eviction.
根据安大略省《住宅租赁法》，准司法的LTB是唯一有权命令驱逐租户的机构。房东只能通过向LTB起诉来处理纠纷，案件被审理并通过后，LTB将对违法的租客下达驱逐令。被称为治安官的法院执法人员将有权执行LTB命令并执行驱逐。
So what would have been different if it had happened in China?
那么，如果这件事发生在中国会有什么不一样吗？
According to Article 733 of the Civil Code and Article 13 of the Interpretation of the Supreme People's Court on Several Issues Concerning the Specific Application of the Law in the Trial of Disputes over Urban Housing Leases, the lessee or the sub-lessee who has the obligation to vacate the house shall return the leased house upon expiration or termination of the house lease, and the
tenant who delays in vacating the house shall pay the occupancy fee.
根据《民法典》第七百三十三条以及《最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释》第十三条的规定，房屋租赁合同履行期限届满或者解除，承租人或负有腾房义务的次承租人应当返还租赁房屋，逾期腾房的，应当支付占有使用费。
However, Chinese law also does not give landlords the right to evict tenants even if they stop paying rent. In China, the only body with the power to evict a tenant is the Executive Board of a People's Court, where the bailiffs of the Executive Board have the power to enforce an effective judgment.
然而，即使在租客停付房租的情况下，中国法律同样没有赋予房东驱逐租客的权利。在中国，唯一有权驱逐租客的机构是人民法院的执行局，执行局法官有权强制执行法院作出的生效判决。
On the other hand, if the landlord sells the house before repossession, he may be liable to the buyer for the delay of delivery of the unencumbered house.
另一边，若房东在收回房屋之前就将房屋出售的，可能要向买方承担延期交付无负担房屋的违约责任。
The good news is, in addition to filing a lawsuit, landlords in China are allowed to take reasonable self-help measures as stipulated by Article 1177 of the Civil Code, such as cutting off the water and electricity, changing the door locks, and detaining property. In my early years of lawyer practice, I assisted landlords to repossess their houses illegally sub-leased to tenant groups.
好消息是，除了向法院起诉以外，房东在中国其实是可以依据《民法典》第一千一百七十七条的规定，在必要范围内采取合理的自助措施的；比如说断水断电、换锁、扣留屋内财物。本律师执业初期就协助房东收回过被二房东违法群租的房屋。
It should be noted that: (1) The prerequisite of taking any self-help measure is that the lease has expired or been terminated by the landlord's written demand due to overdue rent payment; (2) all measures should be taken in the presence of a neutral third party, such as staff of the neighborhood committee or the property management company, notary public officials, or police officers; and (3) the whole process should be on video recording. If the above measures still fail to force the obligor to vacate the premises, the last resort for the landlord is to file a lawsuit to the people's court in the place where the premises are located, demanding the lessee or the sub-lessee to return the premises and pay the occupancy fee.
需要注意的是，（1）采取任何自助措施的前提是，租赁合同已到期终止或者因租客逾期支付租金经房东书面催告解除，（2）所有手段的采取必须有中立第三方在场，如居委会/物业工作人员、公证员、民警，并且（3）全程录像。采取前述措施仍无法迫使腾房义务人清腾房屋的，房东就只能向房屋所在地人民法院提起诉讼，要求承租人或次承租人返还房屋，并赔偿逾期腾房期间的占有使用费了。
Attorney Demi hereby suggests that landlords with investment properties should always seek advice from legal professionals with experience handling landlord-tenant issues before listing their tenanted homes.
小小律师德米在此建议，房东在挂牌出售出租房屋之前，要向有处理房东租客问题经验的法律专业人士寻求帮助。