امکان‌سنجی تعدیل اجاره‌بها در شرایط شیوع بیماری‌های همه‌گیر؛ با تاکید بر ویروس کرونا

قراردادهای منعقد شده فیمابین اشخاص، همواره آبستن تغییرات محتمل و گوناگونی است. بروز این تغییرات در قراردادهای تملیکی به‌مانند اجاره - که در طول زمان استمرار دارند - بیشتر است، چرا که گاه به دلایلی «خارج از اراده طرفین» نظیر «فورس ماژور» که ممکن است ناشی از شیوع بیماری‌های همه‌گیر مانند کرونا باشد، شرایط و اوضاع قرارداد به ضرر یکی از طرفین تغییر می‌یابد. در این موارد، از طرفی، قراردادها در سایه «اصل حاکمیت اراده» و «اصاله‌اللزوم» قرار داشته، و تغییر در مفاد قرارداد، متناسب با شرایط حادث‌شده را برنمی‌تابد، و از طرف دیگر، اجرای قرارداد اگر چه امکان‌پذیر است، اما با صعوبت بسیار همراه است یا در برخی مصادیق، به‌جهت زوال مطلوبیت اولیه، توجیه اقتصادی ندارد. در این خصوص، بهترین راه‌حل با هدف «حفظ استواری قرارداد» و «برون‌رفت از وضعیت حادث‌شده»، «تعدیل» قرارداد به‌منظور ایجاد توازن و تعادل اقتصادی است که در تحقق و اثبات آن، می‌توان به چندین مبنا نظیر «قاعده لاضرر»، «عسر و خرج»، «شرط ضمنی» و «استفاده بلاجهت» استناد کرد. در پژوهش حاضر که با روش توصیفی تحلیلی صورت گرفته، ضمن تبیین «امکان‌سنجی تعدیل اجاره‌بها در قرارداد اجاره»، این نتیجه حاصل شده است که بر اساس مبانی یادشده، در مصادیقی که بخشی از موضوع عقد اجاره منتفی شده و عقد قابل تجزیه است، با کاستن از اجاره‌بها به‌همان میزان، می‌توان قرارداد را «تعدیل» نمود.

feasibility of adjusting rent in epidemic conditions; with emphasis on covid-19

introduction  in the wake of the coronavirus pandemic, the global legal framework has been put to the test, revealing the vulnerabilities of ongoing contracts, such as leases, to sudden and unforeseeable emergencies. these emergencies can disrupt the economic equilibrium of contracts, making the fulfillment of contractual obligations challenging, if not impossible, without necessarily leading to their annulment or dissolution. this paper outlines the potential for adjusting lease agreements under extraordinary circumstances induced by global health crises.  research question  the core research question addresses whether the economic balance of lease contracts, which has been disrupted by the outbreak of pandemics like covid-19, can be readjusted. it seeks to explore the legal avenues available for such adjustment, particularly in the context of islamic jurisprudence. this question is pertinent in understanding the extent to which legal frameworks can provide flexibility and fairness in the execution of contracts amidst unforeseen global health emergencies. research hypothesis the hypothesis posits that, contrary to traditional enforcement mechanisms like contract dissolution or termination due to force majeure or other changing circumstances, the legal and jurisprudential foundations of islamic law, including no harm principle [la-za’rar], hardship [osr va haraj], implied condition, and unjust enrichment, support the adjustment of lease contracts. this approach aims at maintaining the contract while preventing harm to any party involved, thus offering a balanced solution that prioritizes the contract’s survival over its termination. the novel concept of segmentation of benefits introduced in this research underscores the divisibility and interconnection of benefits derived from leased property, providing a foundational basis for adjusting lease contracts in the face of pandemics.  methodology & framework, if applicable  the research employs a doctrinal methodology combined with a descriptive-analytical approach to explore the feasibility of adjusting rent in epidemic conditions. by scrutinizing the works of islamic jurists and analyzing existing legal precedents and theories, the study aims to uncover jurisprudential and legal bases for contract adjustment in the context of lease agreements affected by pandemics. this investigation is structured around a three-part framework: firstly, examining the change in circumstances of lease contracts during pandemics; secondly, exploring the islamic jurisprudential bases for lease contract adjustment; and finally, clarifying the legal bases for such enforcement. this comprehensive framework allows for a detailed exploration of the subject matter, facilitating a nuanced understanding of the potential for contract adjustment in unprecedented times.  results & discussion  the study meticulously examined the impact of the coronavirus pandemic on the economic balance of lease contracts, recognizing the necessity of adapting legal practices to address unforeseen disruptions. the key findings highlight the importance of a dynamic approach to contract law, one that acknowledges the unpredictable nature of such global crises and their potential to render existing contractual agreements inequitable or unfeasible.     the investigation revealed that the principles of no harm, hardship, unjust enrichment and abuse of rights, implied condition, and segmenting the benefits of the lease contract provide robust jurisprudential and legal bases for the adjustment of lease agreements in response to the pandemic. these principles collectively advocate for a balance between the contractual obligations and the unforeseen circumstances that may disadvantage one party disproportionately.