西安市雁塔区人民法院民事判决书（2020）陕0113民初3048号原告：刘静，女，1997年7月30日出生，汉族，住西安市未央区西纺一村3楼2门12号。被告：陈奇志，男，1970年12月30日出生，汉族，住西安市碑林区端履门甲18号1门4层7号。被告：陈小英，女，1961年4月26日出生，汉族，住西安市莲湖区劳动一坊305楼207号。原告刘静与被告陈奇志、陈小英房屋租赁合同纠纷一案，本院于2020年1月20日立案后，依法适用简易程序，公开开庭进行了审理。本案当事人均到庭参加诉讼。本案现已审理终结。原告刘静向本院提出诉讼请求：1.判令被告陈奇志向原告返还83000元；2.判令被告陈小英就返还以上款项承担连带责任；3.本案诉讼费由二被告承担。事实和理由：2018年因做生意需要，原告与被告陈小英协商小寨东路110号262厂一间门面房租赁事宜，双方口头约定租期1年，年租金10万元，当时出于各方面原因未签订书面合同。原告依约于2018年5月10日、11日通过银行分两次向被告陈小英支付租金95500元，以现金支付租金4500元。然而，案涉房屋交付使用后，双方就许多细节性问题未达成一致，实际使用2个月后，被告收回案涉房屋，但不退还原告多收取的租金。原告将被告陈小英诉至法院，但经法院查明，被告陈志奇称案涉房屋系其整体从262厂承租，然后再由其对外出租，其为实际出租人，陈小英系其姐姐，其委托陈小英管理房屋出租事宜。被告陈奇志应当承担责任，返还多收取的房屋租赁费83000元。被告陈小英与陈奇志形成口头代理关系，但在双方租赁期间及第一次诉讼中陈小英均未如实披露其代理人身份，存在重大过错，对此应承担连带责任。被告陈奇志、陈小英共同辩称，原告在2016年就租赁案涉房屋，合同是与被告的租赁户签订。原告第一次起诉时陈小英陈述其是陈奇志的房屋管理人，陈小英不存在过错。案涉房屋未签订合同、未履行是原告造成的，不同意原告的诉请。本院经审理认定事实如下：2018年5月10日、11日，原告刘静先后向被告陈小英转账支付50000元、45500元。5月23日，原告出具保证书一份，保证于2018年5月底之前付清房屋转让费以及房租抵押金，共147000元。该保证书加盖“中国康辉西安国际旅行社有限责任公司小寨东路门市部”印章。7月10日，原告向被告陈小英交还房屋钥匙。7月12日，被告陈小英出具收条一张，载明：收到康辉（110）房屋租金两个月17000元、违约金25000元，转让费以已应缴未缴滞纳金30870元（6月1日-7月12日）。该收条加盖被告陈奇志的私人印章。7月19日，被告陈小英通过微信告知李宥晨以下内容：“你今年一年的房租已使用了两个月（2018年5月11日至7月10日），因你已缴10万元费用、且你单方解约。所以按合同程序，我们在7月12日已将你方手续结算，请你6个工作日内（2018年7月27日止）尽快到物业办办理结清手续并把你的开户行卡号发过来将剩余的款退回。如规定时间内未办理相关手续，之后产生的一切相关问题由你方自行承担。”庭审中，原告表示其与哥哥李宥晨租赁被告的房屋经营康辉旅游。被告表示陈奇志与原告之间是房屋租赁关系，陈小英是陈奇志的管理人员。关于租赁房屋，原告表示为小寨东路二六二厂西侧110号门面房一间；被告表示为小寨东路108号二六二厂一栋楼的一楼110号门面房。关于租赁期限，双方一致认可2016年5月原告、李宥晨从李敏锐处租赁房屋，两年后由于李敏锐的合同到期，就从被告处租赁房屋，约定租期一年即2018年5月11日至2019年5月11日。关于租金，原告表示年租金10万元，按年支付，没有押金，但有转让费；被告表示年租金24万元，水电费押金7000元，一次性支付，没有转让费。经询，原告表示诉请返还的83000元是按照10万元减去两个月房租计算，每个月房租是8500元。被告表示认可2018年5月11日原告向陈小英支付现金4500元，但该款是水电费不是租金。另查明，2016年5月13日，李宥晨与李敏锐签订《房屋租赁合同》，约定李敏锐将位于二六二厂西侧110号房屋（建筑面积28平方米）租赁给李宥晨使用，年租金为75600元，租赁期限自2016年5月13日至2017年5月12日。再查明，中国康辉西安国际旅行社有限责任公司小寨东路门市部成立于2016年6月21日，负责人李宥晨。该门市部已于2018年12月3日注销。还查明，就李宥晨诉陈小英房屋租赁合同纠纷一案，西安市雁塔区人民法院于2019年3月28日作出（2019）陕0113民初1871号民事裁定，以原告主体不适格为由裁定驳回起诉。就刘静诉陈小英房屋租赁合同纠纷一案，西安市雁塔区人民法院于2019年10月10日作出（2019）陕0113民初9361号民事裁定，以被告主体不适格为由裁定驳回起诉。                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           本院认为，原告与被告陈奇志之间存在房屋租赁合同关系。关于租赁房屋的具体信息，双方各执一词，但均未提交有效证据加以证明，本院对此无法确认。双方口头约定租赁期限为一年，但未采用书面形式，根据相关法律规定，视为不定期租赁。原告可以随时解除合同，但解除合同应当在合理期限之前通知被告陈奇志。原告于2018年7月10日向被告交还房屋钥匙，该行为具有解除合同的意思表示，但原告此前并未履行通知义务，应承担相应的赔偿责任，故本院酌情认定原告向被告陈奇志赔偿一个月租金。通过庭审调查、双方举证以及当事人陈述，可以证实双方约定的租金应为每月8500元。因原告已支付租金10万元，且实际使用租赁房屋两个月，据此计算被告陈奇志应向原告退还租金83000元，减去原告应当赔偿的损失的8500元，实际应退还租金的数额为74500元。还须指出，被告陈小英作为陈奇志的管理人员，其行为属职务行为，原告主张其承担责任不能成立。综上所述，依照《中华人民共和国合同法》第九十六条、第九十七条、第一百零七条、第二百一十五条、第三百九十六条，《中华人民共和国民事诉讼法》第六十四条规定，判决如下：一、被告陈奇志于本判决生效后十日内向原告刘静退还租金74500元。如果未按照本判决指定的期间履行给付金钱义务，应当依照《中华人民共和国民事诉讼法》第二百五十三条规定，加倍支付迟延履行期间的债务利息。二、驳回原告刘静的其他诉讼请求。案件受理费1875元，减半收取计937.5元，由原告负担100元，被告陈奇志负担837.5元。因原告已预交，被告陈奇志在支付上述款项时一并支付原告案件受理费837.5元。如不服本判决，可以在判决书送达之日起十五日内，向本院递交上诉状，并按对方当事人的人数提出副本，上诉于陕西省西安市中级人民法院。     审  判  员    刘  霁  月 二 O 二 O 年 五 月 八 日 书  记  员    薛      丹 打印：扈艳红         校对：王芊       2020年  月  日送达1