宁夏回族自治区盐池县人民法院民事判决书  （2018）宁0323民初10号 原告：郑友祖，男，汉族，1981年3月24日出生，个体户，住宁夏回族自治区盐池县花马池镇雅居苑小区。公民身份号码×××。被告：王彦文，男，汉族，1993年11月30日出生，个体户，住宁夏回族自治区盐池县花马池镇沁园小区**。公民身份号码×××。被告：高向东，男，汉族，1982年2月23日出生，个体户，经营盐池县向东烤吧，住宁夏回族，住宁夏回族自治区盐池县兴盐小区**码×××。被告：唐玉梅，女，汉族，1988年1月4日出生，个体，住宁夏回族自治区盐池县，住宁夏回族自治区盐池县兴盐小区**/div>原告郑友祖与被告王彦文、高向东、唐玉梅房屋租赁合同纠纷一案，本院于2018年12月24日立案后，依法适用简易程序，公开开庭进行了审理。原告郑友祖到庭参加诉讼，被告王彦文、高向东、唐玉梅经本院合法传唤无正当理由拒绝到庭参加诉讼，本院依法缺席审判。本案现已审理终结。郑友祖向本院提出诉讼请求：1.判令解除被告与原告签订的《房屋租赁合同》；2.三被告共同向原告支付房屋租金损失50000元；3.三被告共同向原告支付拖欠（由原告垫付）的采暖费22041.10元、水费201元；4.三被告共同向原告支付《房屋租赁合同》约定的违约金6000元；上述合计三被告应向原告支付费用损失78242.10元；5.判令诉讼费由三名被告承担。事实与理由：2015年11月2日，三名被告与原告签订了《房屋租赁合同》，原告将雅居苑4号楼401营业房（238平米）出租给三被告，约定租期3年，每年租金50000元，每年11月1付清当年度租金，违约金6000元，约定租赁期间的水电气暖物业费等由被告承担。三被告承租后，合伙经营烤吧生意，店门牌为“醉香烤吧”，办理个体户营业执照并正常营业获利。2016年11月1日，三被告超期未付清当年房租，尚欠房租3000元，2017年度拖欠一年房租，违反约定付款期限至今未付，给原告造成50000元的租金损失，经原告多次催要，三被告自称凑钱困难、贷款等理由推拖至今没有付清。后有关单位催收费用，经原告核实，三名被告尚欠2015年至2017年3年的采暖费22041.10元（其中采暖费15363.80、滞纳金6677.30元），欠水费201元。由于被告长期拖欠房租、暖气费等，无法履行租赁合同付款义务，现原告诉至法院，请求支持原告的诉讼请求。被告王彦文、高向东、唐玉梅缺席未答辩，也未向法庭提交证据。原告围绕诉讼请求依法提交了《盐池县商品房买卖合同》、《房屋租赁合同》、欠条、《限期缴费通知》、《宁夏增值税电子普通发票》、《停水通知》、营业执照、食品经营许可证、预防性健康体检合格证、租赁营业房店面牌子照片，上述证据客观真实，来源合法，与本案有关联性，本院采信。本院经审理认定以下事实：2015年11月2日，原告郑友祖（甲方）与被告王彦文（乙方）签订了《房屋租赁合同》，合同约定：甲方将盐池县雅居苑小区4号楼1号营业房出租给乙方，租赁期限自2015年11月1日至2018年11月1日，年租金50000元，每年11月1日付清当年年度全年租金，水电暖气费用自理；合同期内，乙方对所租赁房屋不得转租给他人使用。租期内，乙方在付清房租及水电暖气等经营期间的费用后可以转让……如有违约，支付对方违约金6000元……2016年11月2日，原告郑友祖得知被告王彦文将上述房屋转租给高向东，后经协商，被告高向东在上述租赁合同上签了自己的名字，被告王彦文退出租赁，由高向东继续租赁，经营“盐池县向东考吧”，经营者系高向东妻子唐玉梅。被告王彦文退出租赁时，尚拖欠2015年至2016年的采暖费没有结清。2018年2月12日，被告高向东、唐玉梅向原告出具欠条一张，证实拖欠2017年11月1日至2018年11月1日间的租赁费50000元，于2018年2月28日前一次性付清，但至今未付。2018年3月29日，经盐池县城乡供水总公司通知，原告交纳涉案房屋水费201元；2018年4月2日，经盐池县采暖公司催收，原告郑友祖交纳了涉案房屋拖欠的2015年至2018年间的三年采暖费及滞纳金17363.8元。本院认为，原告郑友祖与被告王彦文、高向东、唐玉梅之间形成租赁合同关系，依法应受法律保护。根据双方签订的《租赁合同》，约定租期到2018年11月1日届满，被告也已经在2018年7月实际将房屋交回，故原被告之间的租赁合同关系事实上已经自动解除，原告当庭放弃第一项诉讼请求，本院准许。对原告要求三被告共同支付房屋租金50000元的请求，经庭审查明，租金欠条为被告高向东、唐玉梅出具，且该租金所对应的租赁年度，实际租户是被告高向东、唐玉梅，故该租金由被告高向东、唐玉梅支付，被告王彦文不承担支付责任。对原告要求三被告共同支付其垫付的采暖费22041.10元、水费201元的请求，2015年至2016年度涉案房屋实际由被告王彦文租赁，因此，根据租赁合同约定，该年度采暖费及滞纳金2500元应由被告王彦文负担。2016年至2018年度，房屋实际由被告高向东、唐玉梅租赁，故采暖费及滞纳金14863.8元、水费201元，共计15064.8元，应由被告高向东、唐玉梅支付。对原告要求三被告支付违约金6000元的请求，首先，被告王彦文在其租赁期内，未按合同约定支付2015年至2016年的采暖费，导致原告在2018年补交并支付滞纳金，被告王彦文违约，应当支付违约金；被告高向东、唐玉梅在其租赁期内，未按照约定时间支付租金和水、暖费，导致原告补交并支付滞纳金，其行为亦构成违约，应当支付违约金，本院以原告的实际损失为基础，兼顾合同的履行情况，根据公平原则和诚实信用原则，确认被告王彦文支付原告违约金500元，被告高向东、唐玉梅支付原告违约金5000元。被告王彦文、高向东、唐玉梅经本院合法传唤，无正当理由拒不到庭参加诉讼，视为放弃答辩、举证、质证、辩论的权利，本院依法缺席判决。综上，依据《中华人民共和国合同法》第六条、第六十条、第一百零七条、第二百一十二条，最高人民法院《关于适用若干问题的解释（二）》第二十九条，《最高人民法院关于》第三十条第一款之规定，判决如下：一、被告王彦文于本判决书生效后十日内一次性支付原告郑友祖2015年至2016年采暖费 2500元；二、被告王彦文于本判决书生效后十日内一次性支付原告郑友祖违约金500元 ；三、被告高向东、唐玉梅于本判决书生效后十日内一次性支付原告郑友祖房屋租赁费50000元、采暖费 14863.8元、水费201元，共计65064.8元；四、被告高向东、唐玉梅于本判决书生效后十日内一次性支付原告郑友祖违约金5000元；     三、驳回原告郑友祖的其他诉讼请求。 如果未按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》第二百五十三条之规定，加倍支付迟延履行期间的债务利息。                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 案件受理费1756元，因适用简易程序审理减半收取878元，原告郑友祖负担58元，被告王彦文、高向东、唐玉梅共同负担820元。如不服本判决，可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或者代表人的人数提出副本，上诉于宁夏回族自治区吴忠市中级人民法院。   审判员    余丽娟                    二〇一九年一月三十一日 书  记  员   徐小梅        附：本案适用的法律规定 1、《中华人民共和国合同法》第六条 当事人行使权利、履行义务应当遵循诚实信用原则。第六十条 当事人应当按照约定全面履行自己的义务。  当事人应当遵循诚实信用原则，根据合同的性质、目的和交易习惯履行通知、协助、保密等义务。第一百零七条 当事人一方不履行合同义务或者履行合同义务不符合约定的，应当承担继续履行、采取补救措施或者赔偿损失等违约责任。第二百一十二条 租赁合同是出租人将租赁物交付承租人使用、收益，承租人支付租金的合同。2、最高人民法院《关于适用简易程序审理民事案件的若干规定》第三十条第一款原告经传票传唤，无正当理由拒不到庭或者未经法庭许可中途退庭的，可以按撤诉处理；被告经传票传唤，无正当理由拒不到庭或者未经法庭许可中途退庭的，人民法院可以根据原告的诉讼请求及双方已经提交给法庭的证据材料缺席判决。另附：《中华人民共和国民事诉讼法》  第十四条 人民检察院有权对民事诉讼实行法律监督。第二百五十三条 被执行人未按判决、裁定和其他法律文书指定的期间履行给付金钱义务的，应当加倍支付迟延履行期间的债务利息。被执行人未按判决、裁定和其他法律文书指定的期间履行其他义务的，应当支付迟延履行金。