海南省第二中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼97民终1103号
海南省第二中级人民法院
民事判决书
(2017)琼97民终1103号
上诉人（原审被告）：符成文，男，1962年10月12日出生，汉族，住东方市。
委托诉讼代理人：钟淑娴，海南昌博律师事务所律师。
被上诉人（原审原告）：林曾菊，女，1957年10月1日出生，汉族，住东方市。
原审第三人：陈思德，男，1960年12月20日出生，汉族，住东方市。
上诉人符成文因与被上诉人林曾菊及原审第三人陈思德租赁合同纠纷一案，不服海南省东方市人民法院（2017）琼9007民初1444号民事判决，向本院提起上诉。本院依法组成合议庭审理了本案，现已审理终结。
上诉人符成文上诉请求：1、请求二审法院依法撤销（2017）琼9007民初1444号民事判决，改判驳回被上诉人一审要求上诉人承担支付租金的诉讼请求；2、一、二审诉讼费用由被上诉人承担。事实和理由：一、原审判决认定事实完全错误。1、在征得林曾菊的同意下，符成文将原承租的四间平房转让给陈思德。此后，合同的权利和义务一直由陈思德向林曾菊履行，包括每月的租金及水电费一直由陈思德向林曾菊交纳。符成文与林曾菊的租赁关系已经终止，在租赁关系终止的情况下，符成文没有义务承担合同履行后期的义务，更无义务交纳租金。2、对于陈思德房屋租赁时间计算有误。东方市实施”三创”，但林曾菊不同意陈思德降低租金的要求，后陈思德于2017年4月起停止经营。林曾菊从2017年4月8日已实际控制涉案房屋，由此陈思德实际租赁的时间截止到2017年4月7日。3、陈思德在2017年4月已退出租赁房屋，没有进行经营活动。且林曾菊已在2017年4月8日已实际控制涉案房屋，其应在2017年4月11日前向权利人主张权利，但其拖至2017年5月17日才向法院主张权利。林曾菊没有采取适当措施防止损失扩大，就扩大的经济损失不应由符成文承担。二、林曾菊诉讼请求支付拖欠的租金为7000元，一审判决租金为15890元，明显超出诉讼请求范围，违反民事诉讼中”不告不理”的原则。
被上诉人林曾菊答辩称：符成文向林曾菊承租房屋，租了三个月，后来未经林曾菊同意，将房屋转租给了陈思德，但租金一直是符成文交给林曾菊，不是陈思德交付。在东方法院判决后，大概是6月12日或者13号，才把锁住涉案房屋的钥匙交到东方法院。
原审第三人陈思德述称：2016年9月其和符成文转租涉案房屋，符成文和林曾菊都在场，都同意将涉案房屋转租给陈思德，该转租行为经过林曾菊同意。当时约定，租金交给林曾菊，单上写的是符成文，但钱是陈思德交的。合同约定，先交押金，才能营业，陈思德按照合同约定交纳了押金。”三创”后，陈思德要求林曾菊降低租金，但林曾菊不同意。陈思德也不欠租金和水电费。
林曾菊向一审法院提起诉讼请求：1、解除林曾菊与符成文之间签订的合同；2、符成文支付林曾菊拖欠的租金7000元；3、符成文支付租赁期间的水电费1000元；4、案件受理费由符成文负担。一审庭审时，林曾菊变更第二项请求为租金按每月7000元从2017年4月支付至6月8号；变更第三项请求符成文支付租赁期间的电费560元。
一审法院认定事实：2016年8月3日，林曾菊、符成文签订《房屋租赁合同书》，林曾菊将位于东方市××镇的四间平房租给符成文，用于经营早餐、老爸茶，租期为2016年8月3日至2019年8月3日，每月租金7000元，双方约定符成文如拖欠林曾菊租金超过三天，视为符成文不履行合同，林曾菊有权终止合同，如在三天内符成文不撤走房屋里的物品，林曾菊对符成文已交的押金不予退还。符成文经营三个月后，经林曾菊同意，将承租的四间平房交给陈思德经营，但仍是由符成文向林曾菊交付租金，符成文向林曾菊交付租金至2017年3月。2017年4月至2017年6月8日，符成文未向林曾菊交付租金。庭后，陈思德向林曾菊支付了电费560元，林曾菊表示不再要求符成文支付电费。
一审法院认为，林曾菊向符成文租赁房屋并出具《房屋租赁合同书》，双方租赁合同关系成立，《房屋租赁合同书》系双方真实意思的表示，合法有效，对双方具有法律约束力。现林曾菊要求符成文支付租金，于法有据，予以支持。林曾菊、符成文双方签订的合同约定，符成文如拖欠租金超过三天，视为符成文不履行合同，林曾菊有权终止合同，本案中，符成文从2017年4月起未再向林曾菊支付租金，故林曾菊可按双方合同约定终止合同。故对林曾菊请求解除其与符成文签订的租赁合同的诉讼请求，予以支持。陈思德在庭后已向林曾菊支付电费560元，林曾菊表示不再要求符成文支付电费，是林曾菊对其权利的处分，不违反法律的规定，予以支持。对于符成文”将该平房转租给陈思德，是经过林曾菊同意的，既然已将房屋转租给陈思德，其就不应该支付2017年4月至2017年6月8日的租金”的辩解意见。经查，虽然符成文将涉案房屋转租给陈思德，但是林曾菊与符成文之间的合同关系依然存在，林曾菊与陈思德并未签订新的合同，且符成文2016年8月至2017年3月一直向林曾菊支付租金，根据合同的相对性原则，符成文也应向林曾菊支付2017年4月至2017年6月8日的租金。故对符成文认为其不应支付2017年4月至2017年6月8日租金的辩解意见，不予采纳。综上所述，依照《中华人民共和国合同法》第二百二十四条第一款、第二百二十七条之规定，判决：一、解除林曾菊与符成文签订的房屋租赁合同；二、符成文应向林曾菊支付租金15890元，限于本判决发生法律效力之日起十日内一次性付清。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50元（林曾菊已预交），已减半收取，由符成文负担。
二审中，当事人均未提交新证据。
本院二审查明的事实与一审相一致，本院予以确认。
二审另查明，林曾菊和符成文于2016年8月3日签订《房屋租赁合同书》，起租时间为2016年8月3日，租金按整月计算，租金已经付至2017年4月3日。林曾菊一审庭审中自认其于2017年4月13日将出租房屋加锁锁门，共计锁了10天。二审期间各方当事人均认可，在一审判决后第三人陈思德才将案涉租赁房屋的钥匙交给法院。
本院认为，当事人二审争议的焦点是：一、符成文与林曾菊是否还存在房屋租赁合同关系；二、符成文是否应当支付林曾菊租金，如应当支付应支付多少。
一、关于符成文与林曾菊是否还存在房屋租赁合同关系。符成文与林曾菊2016年8月3日签订的《房屋租赁合同书》系双方的真实意思表示，且不违反法律、行政法规强制性规定，合法有效。该合同约定租期三年，签订后，直至林曾菊向一审法院起诉前，双方并没有解除合同。符成文上诉主张，在征得林曾菊的同意下，符成文将案涉租赁房屋转给陈思德，此后合同的权利和义务由陈思德向林曾菊履行，符成文与林曾菊的租赁关系已终止，符成文无义务承担交纳租金。本院认为，根据《中华人民共和国合同法》第二百二十四条第一款”承租人经出租人同意，可以将租赁物转租给第三人。承租人转租的，承租人与出租人之间的租赁合同继续有效，第三人对租赁物造成损失的，承租人应当赔偿损失。”的规定,符成文承租房屋后，经过林曾菊同意将房屋转租给陈思德，但符成文与林曾菊的《房屋租赁合同书》并未解除，林曾菊出具的房租收据上交款人仍为符成文，可见双方也未达成解除该租赁合同的合意，双方之间的租赁合同继续有效，符成文和陈思德之间构成的转租法律关系，并不影响符成文与林曾菊之间租赁合同关系的存在。
二、符成文是否应当支付林曾菊租金，如应当支付应支付多少。租赁合同是出租人将租赁物交付给承租人使用，承租人支付租金。由于林曾菊与符成文之间存在房屋租赁合同关系，故符成文应当向林曾菊支付拖欠的租金。陈思德于2017年4月份停止经营活动后，其并未腾出房屋将钥匙交还出租人林曾菊，而是在6月中旬一审判决作出后，陈思德才通过东方市人民法院将钥匙交还林曾菊。这一期间房屋仍由陈思德继续占用、支配，故符成文应当承担此期间的房屋租金。但林曾菊自认其于2017年4月13日将房屋锁住，持续10天后开锁。根据《最高人民法院关于适用〈中华人民共和国民事诉讼法〉的解释》第九十二条第一款”一方当事人在法庭审理中，或者在起诉状、答辩状、代理词等书面材料中，对于己不利的事实明确表示承认的，另一方当事人无需举证证明。”的规定，林曾菊锁住房屋期间，导致承租人不能自由支配房屋，故应当从房租时间中扣除。陈思德主张林曾菊锁门时间为2017年4月7号至5月6日，但未提供相关证据，不予支持。林曾菊一审变更后的诉讼请求为租金按每月7000元从2017年4月份起计算至6月8日，符合法律规定，其未主张至交回房屋钥匙之日系其权利的处分，故符成文未支付房租的天数为2017年4月4日至2016年6月8日，扣除10天，共计55天，其应支付林曾菊租金为12833元(7000÷30×55＝12833)。一审法院判决符成文支付林曾菊租金15890元有误，应予纠正。符成文上诉称林曾菊诉讼请求为租金7000元，一审判决超出诉讼请求，与查明事实不符，不予支持。
综上所述，一审判决适用法律正确，但认定事实部分有误，处理结果部分不当，本院依法予以改判。上诉人符成文上诉理由部分有理，本院予以支持，部分不当，不予支持。依照《中华人民共和国民事诉讼法》第一百七十条第一款第（二）项之规定，判决如下：
一、维持海南省东方市人民法院（2017）琼9007民初1444号民事判决第一项；
二、变更海南省东方市人民法院（2017）琼9007民初1444号民事判决第二项为符成文于本判决生效之日起十日内支付林曾菊租金12833元。
如果未按本判决指定的期间履行给付金钱义务，应当按照《中华人民共和国民事诉讼》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。
一、二审案件受理费共计247.25元，由林曾菊负担48.69元，符成文负担198.56元。
本判决为终审判决。
审判长何昌恩
审判员叶玉华
审判员王柱进
二○一七年九月二十九日
法官助理平英梅
书记员刘昕昕
附：本案适用的相关法律条文
《中华人民共和国民事诉讼法》
第一百七十条第二审人民法院对上诉案件，经过审理，按照下列情形，分别处理：
（一）原判决、裁定认定事实清楚，适用法律正确的，以判决、裁定方式驳回上诉，维持原判决、裁定；
（二）原判决、裁定认定事实错误或者适用法律错误的，以判决、裁定方式依法改判、撤销或者变更；
（三）原判决认定基本事实不清的，裁定撤销原判决，发回原审人民法院重审，或者查清事实后改判；
（四）原判决遗漏当事人或者违法缺席判决等严重违反法定程序的，裁定撤销原判决，发回原审人民法院重审。
原审人民法院对发回重审的案件作出判决后，当事人提起上诉的，第二审人民法院不得再次发回重审。
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