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二手房违约时,定金和违约金能同时要吗?

  • 2026-02-03 16:10:45
二手房违约时,定金和违约金能同时要吗?
最近，全球多国房地产市场政策频出，而国内二手房市场也因政策调整交易活跃度有所回升。随之而来的是房屋买卖合同纠纷增多，其中一个常见问题就是：当一方违约时，另一方能否既要求适用定金罚则，又要求支付违约金？
本文结合西安法院最新案例，用通俗语言解读相关法律规定，帮助您在交易中更好地维护自身权益。

一、四个西安中院的真实案例看清法院怎么判

案例一（违约金过高被调整）案号：(2024)陕01民终18961号
李某某签约后违约，合同约定违约金20万元。法院认为违约金“过分高于实际损失”，最终调整为10万元。
案例二（定金与违约金二选一）案号：(2025)陕01民终4143号
董某某选择适用违约金条款，法院支持其选择，并判决返还已收定金。
案例三（损失难证明，用定金抵）案号：（2025）陕01民终2828号
卖方无法证明实际损失，法院以买方已付定金弥补损失，不支持另付违约金。
案例四（以实际损失为基础赔偿）案号：(2024)陕01民申145号
违约金约定为总房款20%，法院按实际损失（中介费、律师费等）判决赔偿，并返还定金。

二、法律依据：为什么不能“双罚”？

《民法典》第588条写得清楚：“一方违约时，对方可以选择适用违约金或者定金条款。”
这意味着：定金和违约金，只能选一个，不能同时要。为什么这样规定？
1、功能不同：定金主要是担保合同履行，带惩罚性；违约金主要是弥补损失。
2、防止过度惩罚：如果两个都要，守约方可能获得远高于实际损失的赔偿，不公平。
3、让你自己选：法律赋予守约方选择权，你可以挑对自己更有利的方式。

三、违约金过高？法院会调整！

《民法典》第585条规定：违约金过分高于实际损失的，法院可予调减。
法院会综合考虑：（1）实际损失有多大（2）合同履行到哪一步（3）违约方过错程度（4）公平诚信原则
提醒：网签备案属于行政管理，不影响合同效力。合同只要双方真实意思表示、不违法，就有效。

四、律师给你三点建议

1、签约阶段
（1）明确写清：“守约方有权选择适用定金或违约金条款”
（2）定金别超总房价20%，违约金也别设得太高
（3）建议使用官方合同范本
2、履约阶段
（1）及时办理网签等手续
（2）所有付款凭证、聊天记录、书面文件都留好
（3）出现违约先沟通，不行再走法律途径
3、打官司阶段
（1）诉讼请求别自相矛盾：要么要定金，要么要违约金
（2）选违约金的话，准备好损失证据
（3）考虑调解，有时比判决更高效

五、写在最后

二手房交易金额大、流程复杂，一旦违约容易引发纠纷。
了解法律怎么规定、法院怎么判，能帮你少走弯路。
在全球经济波动、国内楼市政策频出的当下，守约与维权更需要理性与专业。
如果你正面临类似问题，可以私信我，我将为您提供初步咨询，帮您尽快理清思路，助力成功解决问题。
免责声明：本文内容仅为一般性法律知识介绍，不构成任何形式的法律意见或律师建议。具体案件需结合实际情况进行分析，建议您咨询专业律师获取针对性指导。文中案例来源于公开裁判文书，人物名称已作化名处理。
本文来自网友投稿或网络内容，如有侵犯您的权益请联系我们删除，联系邮箱：wyl860211@qq.com 。

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  1. CONNECT:[ UseTime:0.000419s ] mysql:host=127.0.0.1;port=3306;dbname=a_mffb;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.000654s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000892s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000259s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000513s ]
  6. SELECT * FROM `set` [ RunTime:0.000200s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.000511s ]
  8. SELECT * FROM `article` WHERE `id` = 469770 LIMIT 1 [ RunTime:0.000353s ]
  9. UPDATE `article` SET `lasttime` = 1770127692 WHERE `id` = 469770 [ RunTime:0.008225s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 66 LIMIT 1 [ RunTime:0.000237s ]
  11. SELECT * FROM `article` WHERE `id` < 469770 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000423s ]
  12. SELECT * FROM `article` WHERE `id` > 469770 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000351s ]
  13. SELECT * FROM `article` WHERE `id` < 469770 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.000730s ]
  14. SELECT * FROM `article` WHERE `id` < 469770 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.000874s ]
  15. SELECT * FROM `article` WHERE `id` < 469770 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.000719s ]
0.085348s