海南省海口市美兰区人民法院
p t ; ” > 民 事 判 决 书
（2017）琼0108民初2447号
原告：海南大兴物业发展有限公司，住所地：海口市海府路4号金誉酒店，营业执照注册号：460XXXXXXXX4340。
法定代表人：孟繁文，董事长。
委托诉讼代理人：周全，海南海大平正律师事务所律师。
委托诉讼代理人：郭健伟，海南海大平正律师事务所实习律师。
被告：王湘芸，女，1973年4月1日出生，汉族，住海口市。
原告海南大兴物业发展有限公司诉被告王湘芸房屋租赁合同纠纷一案，本院立案受理后，依法由审判员庄鑫斌适用简易程序，公开开庭进行了审理。原告海南大兴物业发展有限公司的委托诉讼代理人周全、郭健伟、被告王湘芸到庭参加诉讼。本案现已审理终结。
原告海南大兴物业发展有限公司向本院提出诉讼请求：1、请求依法判令被告王湘芸继续履行2014年4月1日与原告签订的《租赁合同书》；2、请求依法判令被告王湘芸立即支付原告租金124500元及违约金（其中2017年4月15日之前的违约金为53325元，2017年4月16日至租金支付完毕之日止的违约金，以124500元为基数，按照每日千分之五计算）；3、被告承担案件诉讼费用。
事实与理由：2014年4月1日，原告海南大兴物业发展有限公司与被告王湘芸签订《租赁合同书》，合同约定：原告将座落于海口市海府路7号海南金誉酒店一楼，大约面积为80平方米铺面出租给被告使用。合同第二条约定：租期从2014年4月1日起到2018年3月31日止，交纳租金的时间为2014年4月15日交纳租金43500元，2014年7月15日交纳租金43500元，2014年10月15日交纳租金43500元，2014年4月15日开始交纳下一季度租金43500元，以后每季度到期后提前预交下一季度的租金。《租赁合同书》第七条约定：乙方未按期交纳租金，每逾期一天，向甲方支付应付款千分之五的违约金。2016年10月15日，被告应当支付租金时，开始拖欠租金，经原告多次催要，仅在2016年10月29日支付了8000元租金，2016年10月15日至2017年1月15日期间的租金拖欠37500元；2017年1月16日至2017年4月15日期间的租金拖欠43500元；2017年4月15日应交纳的下一季度的租金没有交纳，拖欠43500元。截止目前共计拖欠租金124500元，根据《租赁合同书》第七条，被告应支付的违约金如下：自2016年10月16日至2017年1月15日以37500元为基数计算，违约金为37500元×5‰×90天=16875元；2017年1月16日至2017年4月15日以81000元为基数计算，违约金为81000元×5‰×90天=36450元；2017年4月16日至租金支付完毕之日止以124500元为基数计算。原告认为：合同是当事人之间的法律，依法签订的合同，应当严格遵守，被告违反合同约定，拖欠租金，按照《租赁合同书》不仅要支付拖欠的租金，还要承担违约责任，请法院依法判决。
被告王湘芸辩称：原告称被告仅支付8000元，但是实际上被告已经支付租金15000元。关于违约金的问题，被告认为违约金标准过高，应予调整。2017年3月15日，被告已经告知原告，要终止合同。因为生意不好做，所以被告就把店里的东西搬空。当时还将钥匙交给原告，但是原告工作人员不接收，被告不想再继续履行合同。
当事人围绕诉讼请求依法提交了证据，本院组织当事人进行了证据质证，本院认定事实如下：
2014年4月1日，原告海南大兴物业发展有限公司与被告王湘芸签订《租赁合同书》一份，合同约定：原告将位于海口市海府路7号海南金誉酒店一楼铺面出租给被告使用，租赁面积约80平方米，每季度租金43500元，租赁押金43500元；租赁期限自2014年4月1日至2018年3月31日；交纳租金的时间为2014年4月15日开始交纳下一季度租金43500元，以后每季度到期后提前预交下一季度的租金；逾期支付租金，每逾期一天，按应付款的千分之五支付违约金。合同签订当日，原告向被告交付涉案房屋，被告向原告支付租赁押金43500元。2016年10月15日，被告未能支付下季度租金。经原告催讨，被告仅于2016年10月29日支付租金15000元，原告遂诉至本院成讼。
另查，2017年3月22日，被告以短信形式向原告法定代表人孟繁文发送《解除合同通知书》一份，被告要求解除与原告于2014年4月1日签订的《租赁合同书》，原告法定代表人孟繁文未予回复。2017年3月23日，被告以快递方式向原告法定代表人孟繁文寄送《解除合同通知书》一份，被告要求解除与原告于2014年4月1日签订的《租赁合同书》，原告法定代表人孟繁文未予回复。经本院当庭询问，被告表示生意无法维持，所以要求解除与原告的租赁合同；原告以解除理由不正当为由，要求继续履行租赁合同。
本院认为：一、关于合同效力以及被告是否有权解除合同的问题。原、被告于2014年4月1日签订的《租赁合同书》是双方的真实意思表示，主体适格，内容未违反法律、行政法规的强制性规定，属有效合同，受法律保护，双方均应严格依约履行。根据《中华人民共和国合同法》第九十三条、第九十四条之规定，解除合同的理由分为约定解除、协商解除、法定解除三种情形。本案中，被告拖欠租金在先，又以生意无法维持要求解除租赁合同，无相关法律依据，且原告不予认可，故本院依法确认原、被告于2014年4月1日签订的《租赁合同书》继续履行。
二、关于拖欠租金的确定以及违约金的计付问题。根据合同约定，交纳租金的时间为2014年4月15日开始交纳下一季度租金43500元，以后每季度到期后提前预交下一季度的租金；逾期支付租金，每逾期一天，按应租金的千分之五支付违约金。被告自2016年10月15日之后，仅支付租金15000元，故本院依法确认被告拖欠至2017年4月15日的租金共计115500元（其中2016年10月15日至2017年1月14日期间的租金28500元；2017年1月15日至2017年4月14日期间的租金43500元；2017年4月15至2017年7月14日期间的租金43500元）。
被告提出，双方约定”日千分之五”的违约金支付标准过高，要求依法予以调整。本院经审查认为，对于被告拖欠租金，原告并未举证证明其实际损失，按”日千分之五”计算每年的违约金标准达到年息182.5%，已经过分高于现行的法定最高利息标准，故本院依法予以调整，确认被告按年利率24%的标准向原告支付违约金。
根据被告每季度应付的租金数额，以及被告2016年10月29日已支付租金15000元情况，对于被告拖欠115500元租金的逾期违约金以年利率24%分段计付：1、2016年10月16日至2016年10月29日期间，以43500元为基数计付为400元（24%÷365天×14天×43500元）；2、2016年10月30日至2017年1月15日期间，以28500元为基数计付为1462元（24%÷365天×78天×28500元）；3、2017年1月16日至2017年4月15日期间，以72000元为基数计付4261元（24%÷365天×90天×72000元）；4、自2017年4月16日至付清租金之日止的违约金，以115500元为基数计付。
综上，依照《中华人民共和国合同法》第三十二条、第四十四条、第六十条第一款、第九十三条、第九十四条、第一百零七条、第一百一十四条，《最高人民法院关于使用<中华人民共和国合同法>若干问题的解释（二）》第二十九条第二款，《中华人民共和国民事诉讼法》第六十四条第一款之规定，判决如下：
一、确认原告海南大兴物业发展有限公司与被告王湘芸于2014年4月1日签订的《租赁合同书》继续履行。
二、被告王湘芸应自本判决发生法律效力之日起十五日内向原告海南大兴物业发展有限公司支付租金115500元，并支付违约金（2016年10月16日至2017年4月15日期间的违约金为6123元；2017年4月16日至付清租金之日止的违约金，以115500元为基数，按年利率24%的标准计付）。
三、驳回原告海南大兴物业发展有限公司的其他诉讼请求。
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。
本案案件受理费1928元，由原告海南大兴物业发展有限公司负担609元，由被告王湘芸负担1319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或者代表人的人数提出副本，上诉于海南省海口市中级人民法院。
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审判员庄鑫斌
二〇一七年六月十二日
法官助理李平湖
书记员王嘉雯
速录员杨婷婷
附：相关法律及司法解释条文
《中华人民共和国合同法》
第三十二条当事人采用合同书形式订立合同的，自双方当事人签字或者盖章时合同成立。
第四十四条依法成立的合同，自成立时生效。
法律、行政法规规定应当办理批准、登记等手续生效的，依照其规定。
第六十条当事人应当按照约定全面履行自己的义务。......
第九十三条当事人协商一致，可以解除合同。
当事人可以约定一方解除合同的条件。解除合同的条件成就时，解除权人可以解除合同。
第九十四条有下列情形之一的，当事人可以解除合同：
（一）因不可抗力致使不能实现合同目的；
（二）在履行期限届满之前，当事人一方明确表示或者以自己的行为表明不履行主要债务；
（三）当事人一方迟延履行主要债务，经催告后在合理期限内仍未履行；
（四）当事人一方迟延履行债务或者有其他违约行为致使不能实现合同目的；
（五）法律规定的其他情形。
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。
第一百一十四条当事人可以约定一方违约时应当根据违约情况向对方支付一定数额的违约金，也可以约定因违约产生的损失赔偿额的计算方法。
约定的违约金低于造成的损失的，当事人可以请求人民法院或者仲裁机构予以增加；约定的违约金过分高于造成的损失的，当事人可以请求人民法院或者仲裁机构予以适当减少。
当事人就迟延履行约定违约金的，违约方支付违约金后，还应当履行债务。
《最高人民法院关于使用<中华人民共和国合同法>
若干问题的解释（二）》
第二十九条......
当事人约定的违约金超过造成损失的百分之三十的，一般可以认定为合同法第一百一十四条第二款规定的”过分高于造成的损失”。
《中华人民共和国民事诉讼法》
第六十四条当事人对自己提出的主张，有责任提供证据。......
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。
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