住宅建设用地使用权续期问题研究——兼评《民法典》与《城市房地产管理法》之冲突

On the Renewal of Residential Construction Land Use Rights—Comment on the Conflict Between Civil Code and the Urban Real Estate Administration Law

随着一些地区住宅建设用地使用权届临期限,使用权续期问题逐渐引发讨论。梳理相关立法,肯定“自动续期”的《民法典》和肯定“申请续期”的《城市房地产管理法》相互矛盾,而关于续期期限和续期费用则属于立法空白。分析认为,《民法典》的位阶高于《城市房地产管理法》,故“自动续期”模式具备合理性。有期限续期模式符合物权基本理念但应当合理界定续期年限,再次续期期限应比照初次续期逐步递减,直至房屋使用价值耗尽为止。有偿续期模式已被现存立法承认,但具体设计上应注重对使用权人权利保障,如不能及时缴费或存在缴费困难,应设置“缓冲时间”以减轻负担。

With the expiration of the right to use residential construction land in some areas,the issue of renewing the use rights is gradually being discussed.In reviewing the relevant legislation,the Civil Code which affirms“automatic renewal”and the Urban Real Estate Administration Law that affirms“renewal application”are contradictory to each other and the renewal period and renewal cost are legislative gaps.The analysis concluded that the rank of the Civil Code is higher than the Urban Real Estate Administration Law,so the“automatic renewal”model has rationality.The time-limited renewal pattern conforms to the basic philosophy of property rights but the renewal period must be reasonably defined and the renewal deadline must be gradually reduced until the housing use value is exhausted in light of the first renewal period.The paid renewal model is recognized by existing legislation but the specific design focuses on the protection of the rights of the user and if the payment is not made in time or it is difficult to pay,we will set up a“buffer time”to reduce the burden.