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การเช่า คือ การทำสัญญาระหว่างผู้ให้เช่ากับผู้เช่า ที่ผู้ให้เช่าตกลงให้ผู้เช่าสามารถใช้ประโยชน์ในทรัพย์สินหรืออสังหาริมทรัพย์นั้น ๆ ได้ตามข้อตกลงต่าง ๆ ที่ระบุไว้ต่อกัน และได้มีการตกลงในเรื่องของค่าเช่าหรือค่าตอบแทนโดยระบุไว้ในสัญญาอย่างชัดเจน
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สัญญาเช่า คือ สัญญาที่มีข้อตกลงกันระหว่างผู้ให้เช่าและผู้เช่า มีลักษณะเป็นสัญญาต่างตอบแทน โดยมีการระบุถึงผู้ที่เป็นเจ้าของได้อนุญาตให้ผู้เช่าได้ใช้สินทรัพย์ของตน ซึ่งสินทรัพย์สามารถแบ่งออกได้เป็น 2 ประเภทคือ สินทรัพย์ที่จับต้องได้ เช่น การเช่าที่ดิน การเช่าบ้านพักอาศัย และสินทรัพย์ที่จับต้องไม่ได้ เช่น สัญญาเช่าคลื่นความถี่วิทยุ ซึ่งสัญญาเช่าจะมีการระบุช่วงเวลาเช่าและมักมีการทำสัญญาแบบรายเดือน
และในเนื้อหาของสัญญาเช่านั้นจะต้องระบุด้วยว่าเป็นสินทรัพย์ประเภทใด เช่น สัญญาเช่าที่ดิน สัญญาเช่าบ้าน สัญญาเช่าคอนโด สัญญาเช่าอาคารพาณิชย์ และบอกถึงที่ตั้งของอสังหาริมทรัพย์นั้นอย่างชัดเจน มีรายละเอียดถึงผู้ให้เช่าและผู้เช่าว่าคือใคร ระยะเวลาในการเช่านานแค่ไหน ช่วงเวลาตั้งแต่เริ่มให้เช่าจนถึงสิ้นสุดเมื่อไหร่ รวมถึงกำหนดค่าเช่า จำนวนเงิน และจำนวนงวดที่ต้องจ่าย ลงในสัญญาด้วย
นอกจากนี้ ในสัญญาเช่าจะต้องระบุรายละเอียดหรือเงื่อนไขอื่น ๆ เพิ่มเติม ระหว่างผู้ให้เช่าและผู้เช่า เพื่อกันการเกิดข้อพิพาทในอนาคต เช่น เงื่อนไขการต่อเติมอาคาร ก่อสร้างอาคาร รวมถึงการดำเนินการหากผู้เช่าผิดนัดชำระหนี้ เป็นต้น
สัญญาเช่าที่ดิน มีกี่ประเภท
ตามกฎหมายได้กำหนดไว้ว่า หากมีการเช่าที่ดินนั้น ผู้ ให้เช่าที่ดิน รังสิต กับผู้เช่า จะต้องทำสัญญาตกลงกันเป็นหนังสือ ไม่เช่นนั้นจะไม่สามารถฟ้องร้องบังคับคดีได้ หากเกิดกรณีพิพาทขึ้น โดยสัญญาเช่าที่ดินจะแบ่งออกเป็น 2 ประเภท คือ
1. สัญญาเช่าที่มีระยะเวลาการเช่าไม่เกิน 3 ปี
สัญญาประเภทนี้ เป็นสัญญาเช่าแบบธรรมดา ที่ทางกฎหมายได้กำหนดให้ผู้ให้เช่ากับผู้เช่า สามารถทำสัญญากันเองระหว่างกันได้ แต่การทำสัญญาเช่าลักษณะนี้ผู้เช่าจะมีความเสี่ยงสูง เพราะไม่มีเจ้าพนักงานรับทราบ หากเราต้องการลงทุนมาก ก็ไม่แนะนำให้ทำสัญญาประเภทนี้ ก็จะเป็นการเสี่ยงจนเกินไป
2. สัญญาเช่าที่มีระยะเวลาการเช่า 3 ปีขึ้นไป
สัญญาประเภทนี้ เป็นรูปแบบของสัญญาที่ถูกต้องตามกฎหมาย ซึ่งผู้ให้เช่าและผู้เช่า จะต้องไปจดทะเบียนการเช่าต่อหน้าเจ้าพนักงานที่กรมที่ดินเท่านั้น เช่นว่า หากต้องการเช่าที่ดิน 5 ปี ก็ควรทำสัญญาเช่าและจดทะเบียนไว้ที่สำนักงานที่ดิน สัญญาเช่านั้นก็จะบังคับได้สมบูรณ์ตลอดระยะเวลาที่เช่า และหากทั้งสองฝ่ายไปทำสัญญากันเอง สัญญาเช่านั้นจะมีผลทางกฎหมายแค่ 3 ปีแรกเท่านั้น
ข้อตกลงทั่วไป ที่ต้องระบุไว้ในสัญญา
นอกจากรายละเอียดของผู้ ให้เช่าที่ดิน รังสิต กับผู้เช่า ที่ต้องระบุไว้ในสัญญาแล้วนั้น ยังมีข้อตกลงอื่น ๆ ที่ต้องระบุในสัญญาด้วย ได้แก่
1. วัตถุประสงค์ของการเช่าที่ดิน
เช่น ต้องการเช่าที่ดินเพื่อมาทำการค้าขาย หรือเช่าที่ดินเพื่อก่อสร้างอาคารให้เช่า ก็ต้องระบุไว้ในสัญญา เพราะหากไม่ระบุไว้ แล้วผู้เช่าเกิดนำที่ดินนั้นไปทำการอย่างอื่นที่ผิดกฎหมาย อาทิ ทำโรงงานผลิตยาเสพติด ทำธุรกิจที่ผิดกฎหมายอื่น ๆ หรือทำธุรกิจฉ้อโกง ผู้ให้เช่าก็อาจจะมีความผิดไปด้วย เพื่อป้องกันจึงต้องระบุเอาไว้ในสัญญาเช่าว่าผู้เช่ามีวัตถุประสงค์ในการใช้สอยที่ดินนี้อย่างไร หากผู้เช่ากระทำผิดก็ถือว่าผิดสัญญา ผู้ให้เช่ามีสิทธิ์บอกเลิกสัญญาได้ทันที เป็นต้น
2. ระบุถึงค่าเสียหายและค่าปรับ
ในกรณีที่ผู้เช่าได้ใช้ประโยชน์จากที่ดินจนครบตามกำหนดแต่ไม่ส่งมอบคืนที่ดินตามสัญญา หรือผู้เช่านำที่ดินออกไปให้เช่าช่วง ผู้ให้เช่าที่ดินจึงต้องระบุไว้ในสัญญาว่าห้ามทำการเช่าช่วง หากต้องการเช่าช่วงต้องได้รับการอนุญาตเป็นหนังสือจากผู้ให้เช่า รวมถึงระบุค่าปรับหากไม่มีการส่งมอบคืนที่ดินตามสัญญา และระบุค่าเสียหายกรณีที่ผู้เช่าผิดสัญญาและเงื่อนไขอื่น ๆ ที่ระบุไว้ในสัญญาเช่านั้น
3. การเข้าตรวจสอบพื้นที่ในระหว่างที่เช่า
เนื่องจากหลังจากผู้เช่าได้ทำการเช่าที่ดินไปแล้วนั้น หากผู้ให้เช่าต้องการที่จะขออนุญาตเข้ามาตรวจสอบว่าเราได้ใช้สอยประโยชน์ตรงตามจุดประสงค์ที่แจ้งไว้หรือไม่ หรือแอบกระทำการใดที่ผิดต่อตัวบทกฎหมาย ผู้ให้เช่าจึงจะต้องมีการระบุไว้ในสัญญาเช่าว่าสามารถเข้ามาตรวจสอบที่ดินได้ในระหว่างที่ยังมีสัญญาเช่าอยู่
เรื่องของสัญญาเช่าที่ดินนั้น ไม่ใช่แค่ผู้ให้เช่าเท่านั้นที่จะต้องทำความเข้าใจ แต่ผู้เช่าเองก็ต้องเรียนรู้และศึกษาให้มากด้วยเช่นกัน เพื่อประโยชน์ของทั้งสองฝ่าย และมีข้อตกลงที่ตรงกัน เพียงเท่านี้ปัญหาของการเช่าที่ดินก็จะไม่เกิดขึ้น และไม่มีเรื่องให้ต้องฟ้องร้องบังคับคดีให้เสียทั้งเงินและเสียทั้งเวลาอีกด้วย ใครที่กำลังสนใจอยากเช่าที่ดิน และมองหาผู้ ให้เช่าที่ดิน รังสิต อยู่นั้น ก่อนจะทำการเช่า อย่าลืมอ่านสัญญาเช่าให้ดีก่อนด้วย
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