租賃文書的翻譯

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租賃文書的翻譯

  HONG KONG INSTITUTE OF LEGAL TRANSLATION LIMITED

                香港法律翻譯學會有限公司

                       劉傑雄 

                  2025年12月16日

                              Website: http://www.hkilt.com

 

 

租賃文書的翻譯

（此文章為學術用途）

                                               

租賃協議（Tenancy Agreement）或租契（Lease）是一份有關土地或物業「獨有管有權」（Exclusive Possession）的合約，口語會簡稱為「租約」。通常由協議雙方(業主與租客) (Landlord and Tenant) 或出租人與承租人 (Lessor and Lessee) 達成協議，協定有關於某物業的租賃用途，租賃時期，租金，交租方式，業主和租客的維修保養的責任，對物業使用的限制，租客要保證履行租賃協議和對物業的良好使用和交付保證金，終止或延續租約的安排，租客在履行租賃協議的情況下，業主不得騷擾租客安寧使用物業。如有一方違反協議，若未能經雙方協議解決，則雙方可依民事程序去解決爭議。業主根據租賃協議，將某物業的「獨有管有權」批予租客一段期限（租期），租客將會有極大的操控權去使用一個物業，而業主只能保留有限的操控權於該物業上。

 

除了租賃協議外，另有補充租賃協議 (Supplementary Tenancy Agreement) ，其作用是業主與租客在簽訂原先的租賃協議後，可能有新的條件補充，或是在原租賃協議期滿前，要延續有關租賃協議。

 

此外，亦有一種退租協議(Surrender Agreement) 或終止租賃協議(Termination Agreement) 。這種協議是在租賃協議期滿之前，租客要預早終止租約，雙方為了釐清各自責任，特別是業主要讓第三者知道其物業已沒有租約而簽訂的。

 

一份文書，是否在法律上構成一份「租約」，並不是視乎它的名稱 （Label），而是法庭根據「事實」（Fact）來決定，其決定性的因素， 就是視乎有關的文書是否會給予佔用人一項對有關物業的「獨有管有權」 )。 我们參考英國的一個判例： Street vs. Mountford (1985) UKHL 4，案情是佔用人簽了一份叫「特許協議」“Licence Agreement”的文件，使用兩個房間，訂明業主可以十四天通知終止管有權。 法庭認為佔用人事實上享有獨有管有權， 是一項「租契」(Lease) 而非一項「特許」，因此 佔用人可享有《租金法》 (Rent Act 1977)的保障 。

「特許」（Licence）並沒有給予佔用者任何「獨有管有權」，它只是令到佔用者不會非法地佔用有關物業而已，例如酒店客人向酒店租用客房，酒店本身亦可在房客租用期間隨時入內（例如清潔和收拾房間），故此酒店客人只有特許。

 

特許只是一項「個人權益」（Personal Interest），與土地權益無關。我们可參考香港的一個判例 ：Lam Man Yuen vs Lucky Apartment（1964）HKLR 689。此案涉及Lucky Apartment擁有一座大廈的其中三層，它將單位分間成很多小房間，然後分別租出給房客。它的租用制度是：

 

  1. 每間房均有完整裝修及傢具；
  2. 業主提供床單，替房客清洗床單及清潔房間；
  3. 免費供應電力；
  4. 供應熱水給房客沖茶；
  5. 每一單位有一閘門，房客並無鎖匙，閘門會於午夜鎖上，如超過午夜返回該單位，房客要請看更替其開門；
  6. 房客在離開單位時須留下房間鎖匙在門口櫃檯處；
  7. 新房客入住時須填寫「登記表」。[1]

 

此案的爭議點是Lucky Apartment的房客是否「租客」，可否享受一般住宅租客所得的租客保障。法庭認為有很多事實顯示業主能夠操縱（Control）房間的管有權，因此不能構成一種「租約」。

 

在物業租賃過程中，如果沒有中介人(即地產代理) 參與的話，有關的雙方通常會在書局購買所謂的「標準租約」使用，將有關的資料填在適當的地方。這些所謂的標準租約，不知出於誰人手筆，缺乏標點，文字艱澀，文言與白話混雜，例如：

 

「四、 乙方遷出之時必須在租期內將全部傢俬搬走以清手續倘若乙方藉故取巧不交門匙或留下破舊箱櫃等物不予搬走故意阻延時間在乙方遷出後三天以內仍不來取作為放棄權利論甲方有權不經差館不經租務法庭等手續而協同壹弍名見證人將該物出賣另行轉租所賣之款作為彌補欠租如有不足者乙方仍須負責不得異議。」

 

我們首先要加上標點，讀懂條文，才能翻譯。

「四、 乙方遷出之時，必須在租期內將全部傢俬搬走，以清手續。倘若乙方藉故取巧，不交門匙或留下破舊箱櫃等物不予搬走，故意阻延時間，在乙方遷出後三天以內仍不來取，作為放棄權利論。甲方有權不經差館、不經租務法庭等手續，而協同壹弍名見證人將該物出賣，另行轉租，所賣之款作為彌補欠租。如有不足者，乙方仍須負責，不得異議。」

 

第四條的英文翻譯如下：

(4) When Party B moves out, he must move out all furniture completely before the expiration of the tenancy to complete the procedure.

If Party B, on purpose, fails to return the key(s) to the door or leaves behind worn-out cabinet(s), belongings, etc., so as to deliberately cause a delay; then Party B will be regarded as having abandoned his right (to the property left behind) three days after his moving out without taking the left property.

Party A shall, not through police station or Lands Tribunal, have the right to sell the belongings in the presence of 1 or 2 witnesses and to let (the premises) to others.

Should the proceeds from the sale is insufficient to remedy the arrears of rent, Party B must still be liable without objection.

 

現把「標準租約」翻譯，見附件一。

 

「標準租約」現有最新修訂版，已加上標點，能讀懂條文，但仍未有英文翻譯，現把整份中文版「標準租約(最新修訂版)」翻譯成英文，供参考，見附件二。

 

有些坊間流行的租約有中、英文版本，英文為原文 (Source Text) 附有中文翻譯 (Target Text)，但是中、英文版本內容並非對應，即英文原文版本與中文翻譯版本的內容有差異，見附件三，例如：

 

英文版本：

“21．Should the Tenant with the express or implied consent of the Landlord continue in occupation of the said premises or any part thereof after the expiration of the said terms of tenancy or any renewal thereof the Tenant shall be considered to be a calendar monthly Tenant and shall be bound to quit the premises upon receiving one calendar month’s notice in that behalf for the Landlord such notice to expire at the end of any current month of the tenancy.”

 

中文翻譯：

「21. 如住客不租用時，須在一個月前通知，否則須補回租金一個月與業主，如業主收回樓宇時，亦在一個月前通知。」

 

英文原文是說，如果在租約期滿或續期後，租客在獲得業主明確或隱含的同意下，仍繼續佔用物業或其任何部分，租客將被視為按月租客。租客在收到業主一個月的通知（該通知是以該月月底屆滿），必須離開物業。英文原文的意思清晰，而中文翻譯的意思則遠離原意，翻譯甚差。但有一點需要留意，英文原文沒有標點，會令人難以理解。

 

如果有中介人(即地產代理) 參與的話，則通常會採用中介人(即地產代理) 提供的租約，其租約通常是有中、英文版本的，以英文為準，中文翻譯不差。

 

由於現在物業交易頻密，亦有所謂連租約購買物業(即物業已出租予租客居住)的情況出現，或是原本租客因某些原因而要提早終止租約，但為了減少因提早終止租約(毀約) 帶來的損失，於是在徵得業主的同意下，找來新租客來代替其地位，做代替租客，繼續履行原先的組約。在這樣的情況下將涉及新業主或新租客的關係，和租約涉及的租賃按金的轉移問題，因此，為保障各方的權益，有關的人士，通常是三方：其中一個組合為新、舊業主和租客；另一組合為新、舊租客和業主。他們要簽訂一份稱為 “替换協議” (Novation Agreement) ，以釐清各人對原先存在的租賃協議的責任和義務，受先存在的租賃協議的條件和條款所約束，和有關的租賃按金的轉移。

 

訂立租約，一如訂立合約，對訂立租約各方，並沒有限制，雙方或各方可以是自然人(natural person) ，也可以是法人 (legal person) 。然而，在簽訂租約時，若租客是法人(即有限公司) 的話，為確保租客準時交租和遵守租約的要求，業主通常都會要求租客公司的一位董事作為擔保人，簽訂一份擔保契據 (Deed of Guarantee) ，作出個人擔保，確保租客支付和理妥有關租金和其他開支，和遵守租約的要求，否則，擔保人要負責支付和理妥有關租金和其他開支和作出適當賠償(如有的話)。

 

一般而言，一份合法的協議經訂立協議雙方簽字後就有法律效力，按協議保障雙方權益。然而，業主與租客要受法律保障其權益，一份具法律效力的租賃協議，是必須在政府（土地註冊署）通過登記及打厘印(加蓋印花)確認。而政府是需要收取一定費用作行政費用。租賃協議須於簽訂後的30天內打厘印(加蓋印花)。

 

我們翻譯租賃文書時，要像翻譯其他的合約時一樣，忠於原文和翻譯準確，特別是雙方的名稱和物業的地址，租約的開始和終止日期，每月交租的限期，業主和租客的維修保養的責任，對物業使用的限制，租客要保證履行租賃協議和對物業的良好使用和交付保證金的要求，終止或延續租約的安排等。

 

参考材料：

美聯大學堂有限公司，線上學習平台 – 獨有管有 ， http://www.midlandu.com.hk/chi/campus/bcourse/mustread/part7/7c1.shtml

 

附件一

「標準租約」的英文翻譯

 

 

 

 

 

 

 

 

(English Translation)

Tenancy Agreement  No.

 

Parties to this Tenancy Agreement:

 

Landlord (      ) (hereinafter called “Party A”)

Tenant   (      ) (hereinafter called “Party B”)

 

Both parties hereby agreed to make all the terms and conditions as follows and each is willing to observe (them):

 

(1)       Party A shall lease      Floor, Block    of               Building on                   Road/Street to Party B.

 

Both parties agreed that rental shall be in Hong Kong Dollars                  Only per month (separate receipt will be issued upon each rental is received).

 

The term of the tenancy is agreed

for       year(s) commencing on

      (day)     (month)      (year), and expiring on

      (day)     (month)      (year).

 

It is stipulated that the Tenant shall not surrender from the tenancy during the term of the tenancy, otherwise the rental payable will be calculated based on the residue of the term.

 

(2) Party B shall not sublet or transfer the tenancy to any other persons nor occupy areas other than the premises rented.

 

The Tenant shall notify the Landlord in writing one month prior to the expiry date of the term of its intention to continue to rent or not. The extended tenancy shall be valid only on entering into a new tenancy agreement.

 

(3) The rent for the premises must be paid in advance on the first day of each tenancy month without delay or excuses.

 

If Party B fails to pay the rent to Party A after 10 days from the due date, or Party B fails to perform any of the terms and conditions herein mentioned and contained in this agreement, then Party A shall have the right to terminate this agreement and to let (the said premises) to other persons and also claim for recovery of rental outstanding.

 

(4) When Party B moves out, he must move out all furniture completely before the expiration of the tenancy to complete the procedure.

 

If Party B, on purpose, fails to return the key(s) to the door or leaves behind worn-out cabinet(s), belongings, etc, so as to deliberately cause a delay; then Party B will be regarded as having abandoned his right (to the property left behind) three days after his moving out without taking the left property.

 

Party A shall, not through police station or Lands Tribunal, have the right to sell the belongings in the presence of 1 or 2 witnesses and to let (the premises) to others.

 

Should the proceeds from the sale is insufficient to remedy the arrears of rent, Party B must still be liable without objection.

 

(5) Party B shall not pay the construction fee and premium to Party A; however, Party B shall pay to Party A       month(s) rent deposit in the amount of Hong Kong Dollars                  Only (separate receipt will be issued).

 

Party A shall refund to Party B the entire deposit interest free and retrieve the deposit receipt when Party B moves out.

 

Party A shall deduct from the said deposit the amount of unpaid rent or any other fees owed by Party B.

 

(6) Party        shall pay for the Government Rates and Property Tax payable in respect of the said premises.

 

All the other outgoings, and charges for the services of elevator, water, electricity, pump, cleaning, watchman, etc, are to be paid by Party B.

 

(7) The fixtures inlaid in wall by Party B when moving into the said premises (such as) partitions, window grilles, electrical appliances, etc, shall not be removed when Party B moves out the said premises in order to maintain the original tidiness of the said Property.

 

Party B may, upon approval by Party A, remove the added parts, but it must ensure that the said premises are restored to its original tidiness.

 

(8) The purpose of the said premises is for             use only.

 

Party B shall not keep or store any illegal goods in the said premises, or commit in any acts that violate or are in any way against the laws and regulations of Hong Kong Government.

 

When Party B moves out or moves out during the term of the tenancy, Party B must not transfer the said premises to other persons.

 

(9) Party B received from Party A a total of       set(s) of key(s) for the main door, room and letter box of the said premises.

 

In future upon moving out (Party B) must return all back to the Landlord. If any one is lost, duplicate(s) must be provided without objection.

 

This Agreement shall be construed in all respects in accordance with the tenancy laws on new buildings in Hong Kong.

 

  • This Agreement is made in duplicate; Party A and Party B shall have one copy respectively and both parties are bound by the terms and conditions therein mentioned and contained.

 

Parties to this Tenancy Agreement

Party A

Party B

(Seal for Receipt of Rent)

(day)        (month)        (year)

 

 

 

附件二

「標準租約(最新修訂版)」英文翻譯

(English Translation)

 

 

Standard Tenancy Agreement

 

(Latest Revision)

Notes on Entering into a Tenancy Agreement

(I)            Information concerning the parties to the Tenancy Agreement

The particulars of both the Landlord and the Tenant should include the following:

(1)         Full names of both parties;

(2)         Identity card numbers / Business registration numbers of both parties;

(3)         Addresses of both parties — for the purpose of serving notices;

(4)         Contact telephone numbers of both parties.

(II)             Information concerning the premises

The particulars of the premises should include the following:

(1)         The correct address of the premises, including the name of the building and an accurate description of the street, doorplate, block and floor number, etc.;

(2)         If there is a parking space, state the allocation number and its location;

(3)         The lot number on which the building is situated.

If the premises have any additional fixtures, an inventory must be attached.

 

Property address_____________________________________________________________

__________________________________________________________________________

Term of tenancy_____________________________________________________________

Expiry date of the Tenancy Agreement___________________________________________

Landlord’s correspondence address______________________________________________

____________________________________________Telephone______________________

Rent payment account__________________________Bank__________________________

Tenant’s correspondence address________________________________________________

____________________________________________Telephone______________________

 

 

 

Tenancy Agreement

Parties to this Tenancy Agreement:

Landlord:

Tenant:

 

The parties agree to enter into the lease on the terms and conditions set out below:

  • The landlord hereby leases [blank] to the tenant.

The parties agree that the monthly rent shall be Hong Kong Dollars [amount] (a separate rent receipt will be issued upon payment). The tenancy term is specified as [number] years, commencing on [day] [month] [year] and ending on [day] [month] [year]. The Tenant shall not terminate this Tenancy Agreement during the rental period; otherwise, the Tenant must compensate the Landlord for the rent corresponding to the remaining tenancy term.

If the Tenant requests early termination of the tenancy within one year of the commencement of the Tenancy Agreement, the Landlord shall be entitled to deduct an amount equivalent to one month’s deposit as compensation for losses.

  • The Tenant shall not sublet or assign the premises to any other person. Apart from the area expressly leased, the Tenant shall not occupy any other part of the building. Upon expiry of the tenancy, if the Tenant intends to renew or terminate the lease, the Tenant must give the Landlord at least one month’s prior written notice (any renewal shall only take effect upon execution of a new tenancy agreement). Failing such notice, the Tenant shall compensate the Landlord an amount equivalent to one month’s rent. Similarly, if the Landlord requires repossession of the premises, the Landlord shall give the Tenant at least one month’s prior notice.
  • Rent for the premises shall be payable in advance on the first day of each rental period; no excuse for delay shall be allowed. If rent is overdue for ten days, the Landlord may affix a notice at a prominent place on the premises demanding payment. If the Tenant fails to pay rent to the Landlord or otherwise breaches any condition of this agreement, the Landlord shall have the legal right to terminate this tenancy and treat it as a repudiation by the Tenant and an automatic surrender of the premises. The Landlord may then re-let the premises to another party and pursue recovery of any outstanding rent, and the Tenant shall not raise any objection.
  • Upon vacating, the Tenant must remove all furniture and personal belongings from the premises during the tenancy term, leaving the premises in a clear condition, except for items belonging to the Landlord. If the Tenant deliberately fails to return the keys or intentionally leaves any items behind to delay vacating, and does not retrieve such items within three days after vacating, such items shall be deemed abandoned. The Landlord shall have the right, together with two witnesses, to sell those items without recourse to the Police or the Lands Tribunal. The proceeds of sale shall be applied to offset any outstanding rent, and if the amount is insufficient, the Tenant shall remain liable for the balance and shall not raise any objection.
  • The Tenant shall not be required to pay any building or assignment fees to the Landlord. However, the Tenant shall pay a deposit equivalent to [ ] month’s rent in the amount of HK$[ ] to the Landlord (no separate receipt will be issued). Upon vacating the premises, the Landlord shall return the deposit to the Tenant without interest and shall take back this Tenancy Agreement. If the Tenant has any outstanding rent or other charges at the time of vacating, the Landlord shall have the right to deduct such sums from the deposit. The Tenant clearly understands that the deposit cannot be used as cash to pay rent during the tenancy.
  • Property tax for the premises shall be borne by [ ]; rates and government rent shall be borne by [ ]; management fees and other miscellaneous charges such as water, electricity, pump, and telephone shall be borne by [ ]. Government rent shall be borne by [ ].
  • The premises shall be used only for [ ]. The Tenant shall not store prohibited items in the premises or engage in any activities that violate the laws of the Hong Kong SAR. If such violations are discovered, the matter shall be reported to the relevant authorities for investigation. The Tenant shall not engage in noisy or disruptive behavior that disturbs the peace of neighboring occupants. If complaints are made by other households and the Tenant continues such conduct, the Landlord shall have the right to require the Tenant to vacate the premises immediately.
  • The Tenant may dry clothes only within the designated leased area and on designated drying racks. The Landlord shall not be liable for any damage to or loss of such items. The Tenant shall not, without the Landlord’s prior written consent, post or hang any personal or organizational signboards, or any publicity or advertising materials, anywhere in the building. The Tenant shall not install clothes-drying racks, plant stands, neon light signs, or similar fixtures on the exterior of the premises. If the Tenant fails to comply with these requirements, the Landlord may engage personnel to remove such installations, and all costs incurred shall be borne by the Tenant.
  • Any original fittings and internal partitions within the premises shall not be altered, added to, or removed by the Tenant without the Landlord’s prior consent. If the Landlord receives written notice from the relevant government department requiring demolition of the unit, the Tenant shall vacate the premises within the specified period, and the Landlord shall not be liable for any compensation.
  • All doors and windows of the premises, as well as kitchen and bathroom fittings such as sanitary ware, taps, and drains, shall be repaired or compensated for by the Tenant if damaged. If the Tenant negligently damages any fittings of the premises, causes loss or damage to other persons’ furniture or clothing, or injures any person, the Tenant shall be fully liable for compensation. The Tenant shall also be responsible for obtaining insurance against typhoon, water damage, fire, theft, and accidents. The Landlord shall not be liable for any loss or damage suffered by the Tenant.
  • The Tenant shall not keep cats, dogs, or birds and animals which are offensive to others in the premises.
  • The Tenant shall not refuse entry to persons appointed by the Landlord to inspect the condition of the premises or to carry out any repair works at appropriate times. During the two months prior to the expiry or termination of the tenancy, the Tenant shall permit persons holding written authorization from the Landlord to enter the premises at reasonable times for inspection, provided that such entry does not unduly interfere with the Tenant’s use of the premises.
  • When the Tenant moves into the premises, any renovations such as built-in partitions, decorative window grilles, etc., must remain in place upon vacating to maintain the original integrity of the building. The Tenant may only remove these items with the Landlord’s consent, and in such case, the Tenant must fully restore the premises. All electrical appliances and equipment within the premises, including the water heater, air-conditioning units (quantity: ___), and individual water and electricity meters (quantity: ___), must be returned to the Landlord in good condition upon termination of the lease. If the Tenant intentionally damages any of these items, they may be prosecuted for malicious property damage and will be liable for compensation.
  • The electricity and water meters for the premises are registered in the name of the Landlord; the Landlord is responsible for the upkeep and maintenance of the electricity and water meters. The Tenant shall pay according to the consumption recorded on sub-meters. If the Tenant is in arrears of rent for more than fifteen days, or after repeated reminders still fails to pay electricity, water or management fees, the Landlord has the right to refuse supply of fresh water and electricity to the Tenant.
  • The Tenant shall receive from the Landlord the keys to the main entrance, room doors, and mailbox, totaling ___ keys. Upon vacating the premises, the Tenant must return all keys to the Landlord. In case of any loss, the Tenant must have replacements made accordingly without objection.
  • This Tenancy Agreement is executed in two counterparts, with the Landlord and the Tenant each holding one copy for record. The stamp duty on the lease and the solicitor’s fees shall be borne equally by the Landlord and the Tenant. In the event of any matters not fully provided for in this Agreement, all such matters shall be handled in accordance with the latest tenancy laws on new buildings in Hong Kong.

Parties to this Tenancy Agreement

Landlord:                               Business Registration: _________________________

                                                            Identity Card Number: _________________________

Tenant:                                               Identity Card Number: _________________________

                                                            Business Registration: _________________________

Hereby received under this Tenancy Agreement: Security Deposit in the amount of [ ] (in words: __________________) dollars only.

Bank Cheque No. __________________________

Date: Year 20__ Month __ Day __.

Received / Acknowledged: __________________________.

[1] 美聯大學堂有限公司，線上學習平台 – 獨有管有 ， http://www.midlandu.com.hk/chi/campus/bcourse/mustread/part7/7c1.shtml.