미국 주택임대차에 있어서 주거적정성의 묵시적 보장
Implied Warranty Of Habitability For Residential Tenancy In United States
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초록
미국 주택임대차에 있어서 임대인은 전통적으로 보통법상의 원칙인 ‘매수인 주의의 원칙’에 의하여 임대주택의 하자에 대하여 책임을 지지 않았는데, 이는 영미법계에서 임대차를 부동산권의 이전으로 보았고 부동산권의 이전에 인정되던 원칙이 그대로 적용되었기 때문이었다. 그러나, 산업사회가 도래하고 도시화가 진행됨에 따라서 이러한 원칙의 고수는 주택임대차의 현실에 적합하지 않게 되었고, 미국 법원들은 주택임대차계약 속에 임대인이 임대주택을 주거하기에 적절하도록 수리 및 유지하기로 하는 약정, 즉 ‘주거적정성의 묵시적 보장’이 존재한다고 보아서 임대인에게 임대건물의 하자에 대한 책임을 부과하게 되었다. 이러한 판례의 이론은 일종의 모범 법률인 미국통일주택임대차법에 수용되었고, 이를 전부 또는 일부 채용한 각 주의 법률을 통하여 입법화 되었으며, 콜로라도 주의 경우와 같이 별도의 법률을 제정하여 임대인에게 명문으로 ‘주거적정성의 보장의무’를 부과하기도 하였다. 이러한 법률들에는 주거적정성의 판단기준 및 임대인의 수리 및 유지의무의 범위, 임대인의 의무 위반 시 임차인에게 인정되는 권리들이 규정되어 있어서 주택임대차, 특히 주택의 주거적정성 여부와 관련되어 발생할 수 있는 법적 문제를 효율적으로 해결할 수 있게 되었다. 이러한 주택임대차의 주거적정성 문제와 관련하여 우리 민법은 제623조에서 임대인의 수선의무만을 인정하고 있을 뿐이며, 판례도 이러한 임대인의 수선의무를 매우 소극적으로 판단하고 있어 임차인 보호에 미흡한 면이 있다. 향후 주택임대차보호법의 개정을 통하여 임대인의 주거적정성 보장의무에 관한 규정이 신설될 필요가 있으며, 그러한 과정에서 미국 주택임대차 법제의 규정들은 중요한 자료로 활용될 수 있을 것이다.
Abstract
The common law characterized a lease as a conveyance of real property, and caveat emptor applied to residential leases, so the landlord had no duty to repair defects. Over time, however, social and economic conditions began to undermine the conceptual basis for landlord immunity. Courts in most states adopted the implied warranty of habitability doctrine, deciding that in some circumstances an exception should apply to the general caveat emptor rule. The implied warranty of habitability, generally, is a warranty implied by law that by leasing a residential property, the landlord is promising that the property is suitable to be lived in. The warrant of habitability can be breached if there is no heat, hot water, or other essential services. The breach of the implied warrant of habitability can be used to legally break a lease. If the factors have been created or are controllable by the landlord and he has not fixed them despite ample notification, this situation can also be considered constructive eviction, which allows the tenant to break the lease, but also may allow the tenant to sue for damages in some jurisdictions. As the creation of the statutory warranty of habitability, URLTA is the ideal guideline for states imposing landlord and tenant law, and Colorado's new law, the Implied Warranty of Habitability Act, imposes certain statutory duties on the landlord for ensuring compliance with the Act as to the condition of the leased premises throughout the tenancy and articulates the physical characteristics of a premises that must be in compliance with the Act; and allows the tenant specific remedies in the event the landlord fails to comply with the Act. These remedies can include termination of an existing lease agreement, imposition of actual damages, and injunctive relief.
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