住宅建设用地使用权期限届满后的法律后果

Housing Construction land Expiration After the Legal Consequences

《物权法》第149条第1款模糊性地将住宅建设用地使用权的续期规定为"自动"两字,有意留下了立法空白,在实践中导致了诸多弊端。对住宅建设用地使用权续期问题应当从"自动续期"的解释规则出发,在《宪法》视角下进行探讨。对于续期费用的计算,应该确定居民的基本住宅面积,并在此基础上结合土地使用权的期限收取相关费用;续期期限应当以建筑物的安全使用期为限,续期次数应当考虑居民的经济承受能力,以两次为限;续期程序应当遵从"自动续期"的立法原意,无需申请、批准,只需重新签订合同,并办理登记;住宅建设用地期限届满后地上物仍归属于土地使用权人,对于收回建设用地后牵涉的地上物的补偿问题,可以通过延长土地使用权来折抵建筑物的价值。

Article 149 (1) of the Property Law stipulates that the renewal of the right to use land for residential use shall be stipulated as "automatic". It is intended to leave a blank of legislation and lead to many drawbacks in practice. The question of the renewal of the right to use residential construction land should proceed from the interpretation rules of "automatic renewal" and be discussed in the constitutional perspective. For the calculation of the renewal fee, the basic residential area of the resident should be determined, and based on this, the relevant fees should be collected in conjunction with the duration of the land use rights;the renewal period should be limited to the period of safe use of the building, and the number of renewal should be taken into account. The economic affordability is limited to two times;the renewal procedure should follow the legislative intent of "automatic renewal", and no need to apply, approve, just re-sign the contract, and go through the registration;after the expiration of the term of the residential construction land, the ground objects still belong. For land-use right holders, the issue of compensation for land-use goods involved in the resumption of construction land can be offset by extending the land-use rights.