住宅建设用地使用权期限届满续期对住宅拥有者福利影响

Study on the Impact of the Homeowners’welfare Induced by Expiration and Renewal of the Right to Use Construction Land for Dwelling

住宅建设用地使用权期限届满续期是我国土地公有制下的一个非常具有中国特色的社会问题,基于城市土地国有的法律制度、土地使用权出让合同的法律效力以及地方财政收入可持续性的实际需要等原因,研究认为,住宅建设用地使用权期限届满应当实行有偿续期。然而,住宅建设用地使用权期限届满有偿续期会涉及到一些关键要素的界定,诸如有无免费续期面积、是否采取超面积加成征收的惩罚措施、续期费用缴纳标准、续期费用缴纳方式等,这些关键要素的确定在制度上的不确定性势必会对住宅拥有者的福利产生或轻或重的影响。基于阿马蒂亚·森的可行能力理论,从个人权利、经济状况、生活状况、心理活动这四项功能性活动,深刻剖析住宅建设用地使用权期限届满有偿续期对住宅拥有者福利影响的维度,据此,从明确住宅建设用地使用权期限届满续期后享有的各项权利、科学制定续期缴费标准测算方案、合理划分土地出让期内建设用地使用权增值收益、加强续期制度顶层设计等方面提出了针对性的对策与建议。

The expiration and renewal of the rights to use construction land for dwelling is a social problem with Chinese characteristics under the public ownership of land in China.Based on the legal system of state-owned urban land,the legal validity of the Grant Contracts of Land Use Right and the sustainability of local fiscal revenue for actual demand and other factors,this article believes that the renewal system should be adopted on a paid basis when the right to use residential construction land expires.However,this will involve the definition of some key elements,such as the availability of free renewal area,and whether or not to take punishment measures for additive collection of access area,standards of renewal fee payment,and ways of renewal fee payment and so on,the uncertainty of the determination of these key elements in the system is bound to have a slight or heavy impact on the welfare of the homeowner.Based on Amartya Sen’s theory of feasible ability,this paper deeply analyzes the impact of the paid renewal of residential construction land use rights on the welfare of residential owners from the four functional activities,including personal rights,economic conditions,living conditions and psychological activities.Based on this,some countermeasures and suggestions are put forword:(1)clarifying the rights of residential construction land use rights after the expiration and renewal,(2)scientifically formulating the standard calculation plan for renewal payment,(3)rationally dividing the value-added gains of the right to use the construction land,(4)strengthening the top design of the renewal system.