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在当前的经济环境中生存下来系: 第1节 (企业债务人有哪些选择)

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在当前的经济环境中生存下来系: 第1节 (企业债务人有哪些选择)

May 8, 2020 by OLN Marketing

在COVID-19大流行刚开始时,我们遇到不少中小型企业(SME)进入恐慌模式。他们大多对即时或将面临的现金流量问题和对债权人的处理寻求法律意见。

我们现已经过了3个多月的新生活模式。然而,在商业世界中,有很多2020年第一季度的报告显示大多数企业的收入损失比例都很大,而裁员,减薪及干脆关门大吉也是常见。

现在与3个月前相比,我们的法律意见会有所不同吗?答案是会及不会。法律没有改变,但是病毒的全球传播对企业造成了进一步的限制,例如入境限制导致供应链中断。这种变化的情况可能需要重新考虑商业策略,因而衍生再进一步考虑法律策略的需要。

在本系列的第2节,我们将探讨目前在某些经济领域运营的企业公司的方案。在这节,我们先讨论公司破产法的基本知识。

商业考虑

董事和股东应首先考虑当前的经济环境,业务预测和个人喜好,以决定该业务是否值得保留。一个全面的长期性风险评估是必要的,而分析短期内能否履行所有法律上的责任也是需要的。

与债权人的谈判

短期性的分析很在乎债权人(例如金融机构,房东,供应商和雇员)是否愿意给予企业一些喘息空间。

与债权人进行谈判时,要直截了当并提供具体的还款计划。通常,债权人同样有诚意让公司继续营运,目的是放长线, 希望公司在将来有能力偿还债务。具体的还款/筹款计划会使债权人充满信心。

如果债权人是银行,而债务是借贷产生的,则借贷通常以公司的某些资产(例如设备,收入),大股东的资产(例如土地资产)以及董事和股东的个人担保为抵押。因这些担保及抵押,破产可能是董事和股东面临的真正风险。与银行成功达成协议固然是上策,但谈判需要很高的技巧,特别是如果该企业是一家谈判筹码比较弱的SME。

在当前的香港经济中,尤其是在租赁即将到期的情况下,在合约内可以加入以下条款:中断条款(提前终止租赁的权利),减租条款(在某些情况下容许减租及免租期条款)不可抗力条款(实质上是终止租赁条款)。

我们公司曾讨论过不可抗力条款及其操作方式:https://oln-law.com/are-you-frustrated-by-your-force-majeure-clause。对于法律允许处理员工离职或减薪的方法,我们在此发表了一篇文章:https://oln-law.com/employment-matters-to-consider-in-economic-downturn。

Scheme of Arrangement债务重组/清盘的替代方案

如果谈判失败,并且公司无法找到偿还债务的方法,应考虑订立一项Scheme of Arrangement,这个scheme实质上是公司跟债权人及股东的一个和解方案。债权人接受的还债通常远少于其全额欠款。这是代替清盘的方法。
提案完成后,公司必须向法院申请召集股东和债权人的会议,以寻求他们对方案的同意。在《公司条例》(第32章)第674条框架内达成的协议必需要75%的票数通过。获得该通过后,方案必须由法院批准。在决定是否批准该计划时,法院将考虑以下因素(Re China Singyes Solar Technologies Holdings Ltd [2020] HKCFI 467):

(1)该方案是否基于允许的目的;
(2)被召集为同一类的债权人是否具有足够相似的法律权利,和相同的利益;
(3)会议是否按照法院的指示适当召开;
(4)是否已向债权人提供有关该方案的足够信息,以使他们能够作出知情的决定;
(5)是否已取得必要的法定人数;
(6)对方案的支持是否一个平常但诚实及聪明的人会作出的决定,
(7)在国际情况下,该分案与香港之间是否有足够的联系,以及该分案在其他相关司法管辖区是否有效。

一个Scheme of Arrangement的运作需要相当的时间及金钱,特别是因为它涉及单独的法院申请和会议。即使召开会议,也可能难以获得75%的支持,例如,如债权人认为他们在单独的法律程序中可能获得更好的结果。此外,在该计划得到法院的全面批准,没有任何事情可以阻止债权人到法院对公司提出法律诉讼。

清盘

债权人追讨债务的选择中,把公司清盘最为严峻。该过程涉及清盘人代公司执行追讨债务的事项,在这途中,几乎一定涉及董事给予关于资金流动及财政/金融交易的证据(通过宣誓书或上庭作证)。

法院会在以下情况作出清盘命令:

1.债务人在收到法定要求索请书的21天内未支付或未提供足够的担保,金额超过10,000港元。
2.债务人未完全或部分地履行法院对有利债主的判决或命令。
3.当债权人证明债务人未能如期偿还债务(现金流量测试)或公司资产不足以偿还其债务(资产负债表测试)。

反对法庭作出清盘令的其中一个方法是证明债务的存在受争议。

避免在公司遇到困难时进行商业交易

清盘人具有广泛的权力调查公司事务及其董事和高级人员的行为。特别是,清盘人可能会质疑以下类型的交易:

1. 逊值交易(低估交易),定义为:(i)公司在没有收到任何对价的情况下做出交易;或(ii)交易的对价比较市面的价值为低。有关的审查时间是在公司清盘开始之日(即提出清盘呈请的时间)之前的5年。

2. 不公平的偏好,是指公司给予某些债主比较好的回报或债权优先,债权人处于比通常情况下更好的地位。为了给予与公司有关连的人(即包括董事配偶或跟董事有血缘关系的人)不公平的优惠,受到审查的有关时间范围是清盘开始之日前两年 。如果对无关连的人给予不公平的偏爱,则受审查的相关时限为6个月。

如果发现某交易是逊值交易或不公平的交易,清盘人有权开始法律诉讼,以收回资产,而公司董事可能会因批准/允许交易而面临民事或刑事制裁。

由于上述原因,董事在处理公司交易时,一定要小心行事。

如果您想了解更多有关面临债务危机的公司的权利,义务及选择,请随时与赵君宜律师联络。

赵君宜
+852 2186 1885
争议解决合伙人
高李严律师行

Filed Under: 争议解决

中国2020-2021年《关于加强知识产权保护的意见》的实施

April 29, 2020 by OLN Marketing

作者:杨素满

中国国家知识产权局于2020年4月20日发布了2020年至2021年《关于加强知识产权保护的意见》实施计划(以下简称《计划》),其中详细介绍了中国在加强知识产权保护的路线图,涵盖专利、商业秘密、商标、版权、医药产品、电子商务以及打击盗版、假冒和执法的计划。

我们将《计划》中有关商标的部分(包括侵权和假冒)内容总结如下:

1.    商标法律法规 
•    酌情审查和修订《商标法》,加强商标保护与执法
•    规定知识产权侵权的惩罚性赔偿
•    完善刑事诉讼程序和处罚,销毁侵权和假冒商品,规范政府信息公开
•    查看地理标志保护立法研究(2021年12月底前完成)
•    修订集体商标和认证标志登记管理办法(持续推进)
•    引入打击网络侵权和假冒的司法解释(2020年8月底前完成)
•    制定最高人民法院、最高人民检察院关于办理侵犯知识产权刑事案件具体适用法律的解释(3)(2020年8月底前完成)
•    修订有关打击假冒不正当竞争的某些规定(持续推进)
•    研究制定电子商务平台知识产权保护管理标准,制定控制电子商务平台上盗版、侵权假冒的政策文件(2020年10月底前完成)
•    制定销毁侵权和假冒商品的政策文件(2020年7月底前完成)

2.    加强知识产权行政执法和司法保护
•    制定和发布商标侵权判决标准(2020年6月底前完成)
•    发布专利、商标、著作权、农业植物新品种等典型案例,以及海关和文化市场领域的行政执法和司法保护年度报告(2021年12月底前完成并持续推进)
•    严厉打击危害健康安全隐患的假冒伪劣商品,增加办案频率,建立每季度公开发布上述执法行为数据和信息的制度(2020年5月底前完成)
•    推进商标侵权纠纷试点检验鉴定,完善知识产权侵权纠纷检验鉴定制度,研究建立侵权损害评估制度(持续推进)
•    组织知识产权执法保护专项行动,销毁侵权假冒商品,严厉打击侵犯知识产权行为(持续推进)

3.    完善知识产权大型保护机制建设
•    研究建立商标行政确认和重大侵权行政执法案件联动和信息共享机制,开展试点工作(持续推进)
•    开展知识产权领域信用分级分类监管试点,规范恶意商标注册(2021年12月底前完成并持续推进)

4.    优化知识产权快速保护的关键环节
•    加强商标审查能力, 并将审查时间缩短至4个月以下(2021年12月底前完成)
•    探索商标注册、修改、续期和其他申请的快速审查机制(持续推进)
•    加强巡回商标审查案件,建立重大案件公开审查机制(持续推进)
•    制定知识产权保护中心管理、培训和质量控制相关规定,提高快速协作保护能力(2020年12月底前完成)

5.    扩大知识产权保护领域的对外交流与合作
•    完善境外知识产权信息服务、预警等平台,加强主要贸易国(地区)知识产权法律法规修订和重大争议案件动态跟踪研究机制建设,建立境外商标纠纷案件数据库(持续推进)

6.    加强知识产权保护资源保障
•    加强侵权假冒行政执法和刑事司法信息共享平台建设(持续推进)
•    推动建立打击侵犯知识产权案件的信息系统平台(持续推进)
    
7.    推进知识产权保护宣传与文化建设
•    继续举办全国知识产权宣传周、中国知识产权年会、中国国际商标及品牌节等大型宣传活动(持续推进)
 
8.    加强知识产权保护组织保障
•    开展打击侵犯知识产权和制售假冒伪劣商品的绩效考核(持续推进)
•    完善侵犯知识产权举报奖励机制(持续推进)

您将看到中国国家知识产权局正在两年内积极寻求知识产权保护方面的变化/实施,因此,我们可能需要等待并查看未来几年中国国家知识产权局的更新,以等待该计划的结果。  

实施计划的完整版本可从以下连结找到: https://www.cnipa.gov.cn/art/2020/4/20/art_53_118147.html

任何疑问,请联系杨素满律师 (evelyne.yeung@oln-law.com)。免责声明:本文仅供参考。高李严律师事务所对任何人因本文所所载的任何内容而行所造成的任何损失和/或损害不承担任何责任。

Filed Under: 知识产权法

New Trend of Japanese Corporates Retreating from China

April 28, 2020 by OLN Marketing

In early April 2020, the Japanese Government announced its plan to earmark about USD$2.2 billion as part of its economic stimulus package to help manufacturers to shift their production out of China.  This effort has surfaced following the outbreak of coronavirus in China and its devastating disruptions to supply chains after temporary suspension of production bases in various parts of the country. 

According to latest statistics, there are over 30,000 Japanese entities having establishments and presence in the PRC.  Not surprisingly, most of them structure their investment in China via Hong Kong intermediaries for tax efficiency reasons.  With the rolling out of the stimulus measures, will we be witnessing a new trend of Japanese companies moving out from China?  What are the factors the enterprises should consider on their decision to “exit” China? What is the most tax efficient way to structure the investment post-exit? Should the Japanese enterprises maintain their regional head office in Hong Kong post-exit?

To leave or not to leave?

Targeting at Japanese manufacturers whose production is highly dependent on China (including pharmaceutical products, automobile, electronic components and other computer components), this new funding aims to encourage these manufacturers to build a stronger supply chain by shifting more high-value added productions back to Japan (Total: JPY 220 billion) and diversifying other manufacturing activities to neighbouring ASEAN countries (Total: JPY23.5 billion yen).  Depending on the company size, these subsidies will cover from at least one half (for large corporations) to two-third (for SMEs) and even 75% (for SME groups) of their relocation expenses, including building and equipment acquisition and installation.

Though the proposed domestic return may gain support from export-oriented companies due to the rising labour costs in China and the US-China Trade War while some others may consider strengthening their procurement chain from outside China, there might be hesitation for enterprises with strong domestic market demand in China (notably the automobile industry).  In addition, it is expected that the Mainland authorities, with a very strong desire to attract foreign enterprises to develop its high-technology (e.g. AI and 5G), will continue to provide more incentives to convince them to stay in China.  At present, the tax incentives to such sector include a 15% preferential Corporate Income Tax (“CIT”) rate designated to foreign enterprises which are qualified as new/high technology enterprises, key software enterprises, technology-advanced service providers and those operating in Qianhai Shenzhen-HK Modern Services Industry Cooperation Zone and Zhuhai Hengqin New Area.  Besides, tax reductions and exemptions also apply to specific industries and projects.  For instance, qualified new/high-tech enterprises (established in certain parts of PRC) and software enterprises are entitled to enjoy a “2+3” tax holiday, meaning that they could enjoy first two years of exemption from CIT followed by three years of 50% CIT reduction.

Costs of exiting China – How to shut down a WFOE?

However attractive the stimulus measures might be, if the costs outweigh the benefit one could potentially receive, Japanese enterprises might still have hesitation to exit China. Currently, there are a number of ways to shut down a wholly foreign-invested enterprise (or commonly called “WFOE”) in China, with the most common being a formal dissolution.  After paying up all the salaries and social insurances, taxes and debts, the WFOE must submit dissolution applications with various Chinese authorities one by one (including Commerce Bureau, Industrial and Commercial Administration Bureau, Statistic Bureau, Finance Bureau, Tax Bureau, State Administration of Foreign Exchange, etc.).  The entire process, though complicated and time-consuming (often take around one year), remains the prudent way for management and shareholders as non-compliance by simply walking away and abandoning the WFOE may result in severe repercussions (including penalty, criminal and personal liability and failure to establish a new business in China again).  The likely costs involved shall include administrative and other dissolution expenses, publication of notice and tax clearance prior to dissolution.  Investors should therefore be mindful and seek independent advice for the best course of action before terminating their operation in China.

Whether to Keep Hong Kong Regional Head Office

Historically, Hong Kong is preferred over Singapore as a better option for Japanese enterprises to expand their business, likely because of the vibrant capital market, the more volatile stock market, an independent judiciary and a simple and competitive tax system.  More importantly, Hong Kong’s strategic location in the post-CEPA regime allows Japanese investors to have access to the opportunities in Mainland market. 

As alternative to the manufacturing bases in China, Japanese enterprises have found vigour by establishing more than 10,000 bases (2019) in other Southeast Asian countries, such as Thailand (3,925 bases, representing 5.2%), Indonesia (1,911, 2.5%), Vietnam (1,816, 2.4%), the Philippines (1,502, 2.0%) and Malaysia (1,295, 1.7%).  Despite the similarity between the tax system in Hong Kong and Singapore, in determining whether Hong Kong or Singapore is more appropriate to set up their regional head office, enterprises should also consider the following factors:-

  1. The relevant Double Taxation Agreements (“DTAs”) that HK and Singapore have each signed with these ASEAN countries —  While business profits are not generally at issue because they are taxed in the country where they are derived (and not in Hong Kong or Singapore on the basis of territorial source concept), attention should be paid to the reduction of withholding tax levied on incomes (e.g., dividends, interest and royalty) to be received by the Hong Kong or Singaporean head office.  The relevant applicable withholding tax rates under the DTAs with the eight ASEAN countries are summarised in the table below.

Financing Needs and Future Investors’ Pitching — Hong Kong remains the market leader in equity and debt capital raisings in Asia possessing US$2.4 trillion worth of bank assets (triple of its keen competitor Singapore).  With strong physical and technological infrastructure, Hong Kong has edge over Singapore to meet corporate financing needs with a domestic market capitalisation of US$4 trillion (as compared to US$0.8 trillion in Singapore) and its corporate bond issuance stands at US$33 million (more than double of Singapore).  Coupled with Hong Kong’s proximity to their underlying businesses in Japan, better access to strong equity and debt capital raising markets in Hong Kong will continue to attract Japanese corporations seeking a stronger presence or expansion in the region.

  1. While two cities appear to be on par in terms of various tax incentives, regard must be made to other non-tax factors, e.g. availability of talent pool, corporate structure, etc.

If you have any question regarding the topic discussed above, please contact our partner Ms. Anna Chan at anna.chan@oln-law.com for further assistance.

Disclaimer: This article is for reference only. Nothing herein shall be construed as Hong Kong legal advice or any legal advice for that matter to any person. Oldham, Li & Nie shall not be held liable for any loss and/or damage incurred by any person acting as a result of the materials contained in this article.

Filed Under: 日本事务

Constructive dismissal in a nutshell in the time of COVID-19 pandemic

April 24, 2020 by OLN Marketing

Prelude
With the worldwide economy being hit hard with the COVID-19 pandemic, employers, irrespective of the scale of the business, have been forced to reduce costs to survive this economic ice age. With the diminished demand for labour force due to the stagnant economy, it is always tempting for employers to start cutting costs by downsizing the labour force or making alternative working arrangements with their employees (including requesting the employees to take no pay leave or to have a pay cut). Employers should, however, beware of constructive dismissal in the course of implementing such downsizing plan or alternative working arrangements; otherwise the additional costs incurred thereof might outweigh the costs saved by these costs-cutting measures. 

Constructive dismissal – General legal position
Subject to the factual matrix of each particular case, common circumstances which give rise to a claim for constructive dismissal include but not limited to unilateral variation of the contract of employment (for example, reduction in wages or substantial reduction in working hours), failure to pay wages, failure to provide reasonable amount of work, failure to pay statutory entitlements and discriminatory conduct at workplace etc.
In the event of constructive dismissal, an employee may terminate his employment contract without notice or payment in lieu of notice. In such case, although the employee is the party who terminates the employment contract, such dismissal is referred to as a “constructive dismissal” because the laws construe the employee’s termination of employment as a de facto dismissal by his employer. That being said, such finding might be rebutted by acts of the employee pointing to the otherwise.

Unilateral variation of the terms of employment
The relevant general legal position in Hong Kong is that an employer may not unilaterally vary the terms of employment (including imposing a substantial reduction in working hours (thus a reduction in pay) and requesting its employees to take on no pay leave), unless the relevant employment contract contains an express provision allowing the employer to do so. In the absence of any express provision to that effect, any unilateral variation of the terms of employment can therefore amount to constructive dismissal. This allows the employee to terminate their employment contracts without the need to give notice or payment in lieu of notice to the employer, and to bring common law claims for damages against the employer for any loss suffered by them as a result of the constructive dismissal. Damages which can be recovered by the employees might include:- (a) the amount which the employees would have earned has their employment been terminated with proper notice (including any outstanding wages, payment in lieu of notice, end of year payment, annual leave pay, holiday pay, bonus payment and other benefits and other payments due under the employment contract); (b) damages for breach of implied term of trust and confidence which the Court may assess the same by considering the potential loss of salary and contractual benefits on the employees’ part caused by the constructive dismissal; and (c) the legal costs of the claims.

In addition, section 32A(1)(b) of the Employment Ordinance (Cap. 57 of the laws of Hong Kong) (“EO”) confers upon an employee who has been employed under a continuous contract the right to claim remedies for “unreasonable dismissal” in the circumstances where his employer unilaterally varies the terms of his employment contract by the reason that his employer intends to extinguish or reduce any statutory right or benefit conferred upon such employee by the EO. 

Section 32A(3) of the EO further presumes that “the variation of the terms of the contract of employment by the employer as referred to in that subsection [i.e. section 32A(1)(b) of the EO] shall, unless a valid reason is shown for that variation within the meaning of section 32K, be taken to be a variation of the terms of the contract of employment by the employer by reason that the employer intends to extinguish or reduce any right, benefit or protection conferred or to be conferred upon the employee by this Ordinance [i.e. the EO]”.

Given that section 32K(c) of the EO specifically sets out that a dismissal, or the variation of an  employment contract, may be regarded as valid in the circumstances where the same is resulting from the redundancy of the employee or other genuine operational requirements of the business of the employer, it is therefore arguable that the COVID-19 pandemic triggers the application of section 32K and protects the employer from the statutory claim of “unreasonable dismissal”.

Notwithstanding the foregoing, the provisions under section 32K of the EO may only protect employers from the statutory claim of “unreasonable dismissal”. The general legal position remains that employers may not unilaterally vary the terms of employment on their employees in Hong Kong, unless the relevant employment contracts contain an express provision to allow the employers to do so. 

Requesting for voluntary resignation by the employees
It is commonly seen that an employer would ask an employee to resign “voluntarily” for face saving or in return for a favourable reference letter; otherwise the employment would still be terminated by the employer by way of dismissal.

 If an employer gives notice to an employee requiring him to resign, or giving him the option to resign or be dismissed, and subsequently the employee tenders his resignation, the Court is likely to characterize such termination as constructive dismissal rather than a resignation. That being said, the situation could be quite different in circumstances where an employer wishes to give an employee the genuine option of being able to resign rather than being dismissed by way of summary dismissal. 

Discriminatory conduct at workplace
Under the anti-discrimination laws in Hong Kong, an employer is prohibited from treating an employee less favourably in relation to employment on the grounds of an employee’s sex, disability, family status, or race. An employee may treat himself as constructively dismissed if he is subjected to discrimination or victimization conduct by his employer under the Sex Discrimination Ordinance (Cap. 480 of the laws of Hong Kong), the Disability Discrimination Ordinance (Cap. 487 of the laws of Hong Kong), the Race Discrimination Ordinance (Cap. 602 of the laws of Hong Kong), or the Family Status Discrimination Ordinance (Cap. 527 of the laws of Hong Kong), if it can be shown that the conduct complained about is initiated, encouraged or tolerated by the employer.

It is not unusual for an employer to consider (subject to the employee’s consent, if the circumstances may require):- (a) requesting some or all employees to take no pay leave; (b) requesting some or all employees to lower their working hours thus the salary on a pro-rata basis; or (c) implementing lay-off, in order to manage its costs in the time of COVID-19 pandemic. However, when implementing any of these costs-cutting measures, an employer is prohibited from selecting the employees pertaining on the employees’ sex, disability, family status, or race; otherwise, that could amount to constructive dismissal. 

How can OLN helps?
As can be seen, the downsizing of labour force by an employer in the time of the COVID-19 pandemic could easily give rise to constructive dismissal. We have practical experience in helping an employer with the implementation of temporary employment measures during the time of the COVID-19 pandemic and the review relevant documentation to ensure the same complies with the employment law regime in Hong Kong and to protect the employer from any potential claims. 

On the other hand, we also assist, from time to time, an employee on the review of the employment measures implemented by employers and advise the employee to take appropriate legal actions against the employer if any of the employment measures are in contravention of the employment laws.

If you have any question regarding the topic discussed or other employment issues, please contact our senior associate Mr. Victor Ng at victor.ng@oln-law.com or our associate Ms. Barbara Kwong at barbara.kwong@oln-law.com for further assistance.

Shall you be interested to download this article as a brochure, please click on the following link: Constructive dismissal in a nutshell in the time of COVID-19 pandemic


Disclaimer: This article is for reference only. Nothing herein shall be construed as Hong Kong legal advice or any legal advice for that matter to any person. Oldham, Li & Nie shall not be held liable for any loss and/or damage incurred by any person acting as a result of the materials contained in this article.

Filed Under: 香港雇佣法和商业移民法

假期通信- 知识产权团队

April 24, 2020 by OLN Marketing

假期通信

由于公众假期,我们的中国和香港办事处将在以下日期关闭。请注意,2020年4月26日星期日和2020年5月9日星期六在中国是工作日。在这两天内,有关中国商标事项的截止日期不能推迟。

办事处办事处关闭恢复工作日期特別工作天
由至
中国辦事處2020年5月1日2020年5月5日2020年5月6日星期日, 2020年4月26日星期六, 2020年5月9日
香港办事处2020年4月30日2020年5月3日2020年5月4日N/A

Filed Under: 知识产权法

合约受挫失效原则:冠状病毒大流行(Covid-19)是否为商业租户不支付租金提供了法律依据?

April 22, 2020 by OLN Marketing

作者:陈韵祺, 谢升余及何乐为

与世界其他地区一样,香港正竭力应对冠状病毒在不同方面造成的影响。冠状病毒大流行不仅夺走了无数生命,而且大肆破坏了经济。您是否租用了你以为就能负担得起的房屋,直至冠状病毒改变一切之前?您是否打算以冠状病毒为由而退出已经签署了的租赁协议?在本文中,我们将列出一些常见问题并为您提供答案,以便您可以了解公共卫生突发事件(例如冠状病毒)可能对房东和房客的权利和义务产生什么影响。

问题1:是否有人曾因病毒爆发而提起诉讼以终止租赁协议/摆脱租赁义务 ↓

问题2:Li Chun Wing的判决是否使未来的租户不再因Covid-19大流行而依赖合约受挫失效原则?↓

问题3:那么,租户如何才能立即终止租约并要求退还预付了的租金/押金?↓

问题4:鉴于上述情况,房东应采取什么行动?↓

问题5:如果我打算签订新的租赁协议,应该注意什么?↓

问题1:是否有人曾因病毒爆发而提起诉讼以终止租赁协议/摆脱租赁义务?

回答:

是的,但是相关案例是关于家庭租赁的情况。

2003年,香港因严重急性呼吸系统综合症(SARS)爆发而遭受重创。该综合症在全球感染了8,096人,造成744人死亡。香港的私人住宅淘大花园E座不幸有共107人被感染。鉴于形势严峻,政府对该处施加了10天的隔离令,强行撤离其中的所有居民。随后,科学研究发现污水处理系统中的U型渠干涸,导致病毒从建筑污水处理系统传播回公寓。

不幸的淘大花园E座租户面临两难困境:在这种情况下,他们是否有法律根据终止租约?还是应该在隔离令期满后继续留在这个对许多人来说并不安全的场所?

該問題在香港區域法院Li Chun Wing v Xuan Yi Xiong [2004] 1 HKLRD 754一案中得到了法庭的指引。在此案中,E座的租戶(“ T”)在隔離令失效後終止了他的兩年租約,而房東(“ L”)針對T向法庭申請簡易判決,對T索取應計租金和因據稱拒絕租賃協議而造成的損失。因此,在該案中法院要考慮的是,T是否有權終止租賃協議。

T主要依賴的法律原則是合約受挫失效。這個原則所指的是,當發生重大事件(沒有任何一方違約且合同未提供清楚足夠的條款)時,從而大大改變了當事方可以合理考慮的未履行的合同權利和/或義務在執行時,法庭可以決定各方毋須進一步執行合同。但是,該重大而突發的事件不僅必須增加簽約方的負擔,而且必須要如此重要以至於要完全從合同中解除當事人,否則會造成不公平的情況。在考慮合約受挫失效的論點時,區域法院指出,此案的10天隔離令就房舍的整體使用而言是微不足道的,因為有關租賃協議的期限為2年。因此,法院駁回了關於合約受挫失效的論點,並裁定租賃令不受隔離令的影響。

T的另一种论点是,租赁协议中应该有一个隐含的约定使该场所适合租客居住。法院同样驳回了这个论点,因为法院通常不会在租赁协议中加入这种隐含的约定,而且无论如何,在该案件中并没有证据表明在隔离令期满后该栋大厦仍然是不安全的。

问题2:Li Chun Wing的判决是否使未来的租户不再因Covid-19大流行而依赖合约受挫失效原则

回答:不一定。法院在Li Chun Wing的判词中强调:导致承租人对房屋的预期使用中断的事件不会使租赁受挫失效,除非该中断预计会持续至租赁的完结,或至少会持续在未到期的期限内很长一段时间。这就是说,流行病的持续时间,或更确切地说,与租期相比流行病的相对持续时间,是决定租约是否受挫的重要因素。正如传染病专家指出的那样,Covid-19可能不会迅速消失,我们可能不得不与之展开长期战争。这可能与SARS疫情形成鲜明对比。 SARS疫情最初对香港造成了沉重打击,但在数周内迅速得到缓解。因此,对于租期短的租户来说,他们可能更容易依赖合约受挫失效原则。但是,这并不意味着长租约永远都不能同样地依赖挫败原则,因为Li Chun Wing只是区域法院的裁决。另一方面,在最近的英国高等法院Canary Wharf (BP4) T1 Limited & ors v European Medicines Agency [2019] EWHC 335 (Ch)一案中,有人提出这不仅仅是租约时长的问题,而取而代之的是,法院应通过综合考虑所有情况来决定合同的“共同目标”是否受到挫败。这将要求我们超越租赁本身并考虑以下的因素:- 租约签署时的背景或上下文- 租约订立时双方(特别是关于风险)的知识,期望,假设和考虑- 重大事件的性质;和- 各方对在新情况下对能否履行合同未来表现的可能性进行的合理和客观推测 问题3:那么,租户如何才能立即终止租约并要求退还预付了的租金/押金?回答:除非合同另有规定,否则房东和租户通常无权在合同规定的期限届满之前随时终止租约。在大多数情况下,即使使了用不可抗力条款,它们也仅允许暂停租金或减租,而不允许终止租赁。但是,除了上述可能引起合约挫败失效的情况外,在某些情况下,如果发生了毁约性违约,则非违约方有权终止租赁。通常,只有在违反合同的程度足以使非违约方被剥夺合同“实质上所有利益”的情况下,才产生毁约性违约。如果房东单方面决定关闭租赁地点,除非双方另有同意,房东有可能会违反了默示的隐含的安静享受条款。但是,在政府强制关闭的情况下,会比较难将错误归咎于房东并声称房东违反了租约。租户预付的租金或预付款(例如两个月的租金)而言,首先,必须转向实际的租赁协议,并检查双方方是否就如何处理定金达成协议。如果合同在此问题上不清楚或沉默,则需要对租赁协议和情况进行逐案分析。在简单直接的情况下,即房东违反了租赁协议以致引起毁约性违约,则租户几乎可以确定终止租赁并要求退还押金。相反,如果承租人是违约方,则房东可能会将押金用于支付因承租人违约造成的损失。但是,如上所述,很多时候承租人可能不能够客易地确定他/她是否有权以其他理由(例如沮丧)撤销合同或终止合同(请参阅上文问题2的答案)。这是房客必须格外谨慎的地方,因为如果后来裁定该违规行为不是毁约性的违规行为,则他们可能有责任向房东赔偿未付的租金,间接损失和法律费用。 问题4:鉴于上述情况,房东应采取什么行动?回答:对于房东,在开始任何法律收取租金之前,请务必考虑您收取租金的权利是否受到Covid-19的影响。如下所述,您的租赁协议中可能包含合同条款(例如不可抗力条款和“重大不利变化”条款),这些条款已经考虑到了流行病/大流行的情况,并使当事方在特定情况下不必履行合同。当然,答案将在很大程度上取决于当事方的意图和其他环境因素。 问题5:如果我打算签订新的租赁协议,应该注意什么?回答:除了明确的合同终止条款外,各方还必须注意不可抗力条款和“重大不利变化”(MAC)条款。有关不可抗力条款的讨论,请参阅我们的高级合伙人Gordon Oldham撰写的文章:https://oln-law.com/are-you-frustrated-by-your-force-majeure-clause。缔约方可考虑提供明确明确的不可抗力条款,以包括流行病/大流行事件。此外,合同中通常会包含MAC条款,其中明确规定,某些重大改变一方当事人的业务、营运、资产、负债、状况(例如财务状况)的事件可能会产生终止协议的权利。同样,与不可抗力条款一样,如果各方希望依靠MAC条款,该条款必须明确地包括流行/大流行事件。如果以一般方式起草MAC条款,则法院倾向于狭义地解释该条款并将Covid-19排除为MAC事件。在确定是否触发MAC子句时,还必须针对以下情况进行案例分析:- 双方的意图- 双方对处理Covid-19情况的讨论;- 该方业务的市场可比性;和- 将该方的业务绩效与可比市场的绩效进行比较。 结语随着Covid-19形势的不确定性发展,我们认为可能会出现一些案例,测试合约受挫失效原则是否可以将租户从租约中解雇,以及在什么情况下会发生这种情况。在有明确的指导方针之前,我们建议房东和租户都留意情况并审查关键的租赁协议条款,以评估Covid-19对他们造成的具体影响。与大多数其他争端类似,最好的解决办法是始终考虑各种商业现实和实用性来尝试友好的谈判和讨论。如果租户发现不可避免地要放弃租金,我们建议他/她与房东进行讨论,并尝试在采取任何法律行动之前理清租金减免是否可行。 如果您希望获得法律意见以评估您的当前状况,请随时与我们联系(anna.chan@oln-law.com或martin.tse@oln-law.com),我们很乐意为您提供解答和帮助。免责声明:本文仅供参考。本文中的任何内容均不得解释为对任何人的香港法律意见或任何与此有关的法律意见。高李严律师楼对因本条所载材料所造成的任何行为所造成的任何损失和/或损害不承担任何责任。

Filed Under: 争议解决

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