住宅建设用地使用权续期规则设计:基于基本概念的考察

Design of Renewal Rules of Residential Construction Land Use Rights:Based on Basic Concepts

自动续期确定土地管理部门与土地使用者之间续订土地使用权合同的强制缔约义务,无须公众单独逐个申请延续土地使用权期限。自动续期实际上导致了住宅建设用地使用权成为永久性用益物权。永久性用益物权并非与国有土地所有权相冲突,仍然立基并受制于国有土地所有权,亦能够真正保证居者有其屋,有恒产者有恒心,实现土地充分利用和改良。自动续期宜采用区分对待标准,针对生存性住宅采用无偿续期的方式,针对投资性住宅采用有偿续期的税费制方式。20年、30年等非70年住宅建设用地使用权采届期续至70年的标准是正当的,但不应当采用与民争利的出让金形式,因为造成非70年住宅建设用地使用权的问题,与政府立法体制不合理相关。同时为维护公平公正,应设定合理的缴费标准,使得非70年住宅建设用地有偿续期至70年,而后适用70年期满续期的规则。

Automatic renewal of residential construction land use rights confirm the com pulsory contracting obligations between the land management department and the land users, without the need for the public to apply for the duration of the land use right individually. The automatic renewal actually leads to the permanent usufructuary right of residential construction land use right. The permanent usufructuary right is not in conflict with the ownership of the state-owned land. It is still based on and subject to the ownership of the stateowned land, and it can also truly guarantee the owner＇s own house, making people who own the permanent property have the perseverance, and the land is fully utilized and improved. The au- tomatic renewal should adopt the standard of discriminatory treatment, in view of the means of free renewal of living dwelling houses, the tax and fee system of paid renewal should be adopted for the investment housing. It is legitimate that the standard of 20 years, 30 years and other non-70 years of residential construction land use rights continue to 70 years when it reaches the expiry date, but the form of Land Premium should not be adopt, because the problem of the right to use land for non-70 years of residential construction is related to the government＇s unreasonable legislative system. At the same time, in order to maintain fair, a reasonable payment standard should be set to renew non-70 years of the residential construction land use rights continuing to 70 years in paid way, and then applying the rule of the expiration of the period of 70 years.