新型城鎮(zhèn)化下宅基地房地關(guān)系僵局破解之匙

摘 要： 通過明晰房屋與宅基地的房地關(guān)系處理原則，具體設(shè)計法定租賃權(quán)的規(guī)范構(gòu)造，破解城鎮(zhèn)化進程中宅基地使用權(quán)流轉(zhuǎn)阻滯的僵局。在“房地分離”原則下，以在土地上疊加權(quán)利的方式設(shè)計法定租賃權(quán)制度，可解決“房地異主”情形下房屋的土地權(quán)源問題。在宅基地“三權(quán)分置”及其有限流轉(zhuǎn)的現(xiàn)實語境下，應(yīng)從權(quán)利的主體與客體、法定期限、法律效力、利益分配等多維度建構(gòu)法定租賃權(quán)制度。出租人為宅基地使用權(quán)人，房屋買受人為承租人，客體為宅基地；法律規(guī)定租賃期限為20年，之后可依據(jù)租賃合同相關(guān)條款進行續(xù)租；租金應(yīng)在不低于租賃基準價格的前提下由雙方協(xié)商確定。租金的分配主體為農(nóng)民與農(nóng)村集體經(jīng)濟組織，分配方案須經(jīng)農(nóng)民集體民主議定程序;在法律上可區(qū)分法定租賃權(quán)的典型形態(tài)與非典型形態(tài)，并釋明其成立條件、法律效力與消滅事由。

關(guān)鍵詞： 宅基地使用權(quán)；分離原則；二元主義；法定租賃權(quán)

中圖分類號： DF521

文獻標(biāo)志碼： A

文章編號： 1673-3851 （2025） 02-0085-09

The key to breaking the deadlock in the relationship between homestead

and land under the new urbanization： From the perspective of

the normative construction of

legal lease rights

HU" Jian， DUAN" Xurui

（School of Law and Politics， Zhejiang Sci-Tech University， Hangzhou 310018， China）

Abstract： "By clarifying the principle of dealing with the relationship between houses and homestead， and designing the normative structure of legal leasehold rights， the impasse in the transfer of homestead use rights in the process of urbanization can be resolved. Under the principle of \"separation of house and land\"， the legal lease right system is designed in the way of superimposing rights on land， which can solve the problem of land rights of houses under the situation of \"different owners of house and land\" in the process of transfer. In the real context of \"the separation of three rights\" of homestead and its limited circulation， the legal lease right system should be constructed from the subject and object of the right， legal period， legal effect， distribution of benefits and other dimensions. The lessor is the owner of the right to use the homestead， the buyer of the house is the lessee， and the object is the homestead itself; leases are legally required for a period of 20 years， after which the lease will be renewed according to relevant provisions of the lease contract; the rent should be determined by mutual agreement on the premise of being not lower than the base price of the lease. The main subjects of rent distribution are farmers and rural collective economic organizations， and the distribution plan must be agreed upon democratically by the farmers′ collectives; the law can distinguish between typical and atypical forms of legal lease rights， and explain the conditions for their establishment， legal effects and reasons for their elimination.

Key words： homestead access rights; separation principles; dualism; legal leasehold

城鄉(xiāng)融合發(fā)展是中國式現(xiàn)代化的必然要求。在推進過程中，必須對新型工業(yè)化、新型城鎮(zhèn)化以及鄉(xiāng)村全面振興進行統(tǒng)籌規(guī)劃。黨的二十屆三中全會指出，完善要素市場制度和規(guī)則，推動生產(chǎn)要素暢通流動、各類資源高效配置、市場潛力充分釋放詳見中華人民共和國中央人民政府官網(wǎng)文章《中國共產(chǎn)黨第二十屆中央委員會第三次全體會議公報》，網(wǎng)址：https：∥www.gov.cn/yaowen/liebiao/202407/content_6963409.htm。。農(nóng)村土地要素流通受限，是實現(xiàn)農(nóng)民共同富裕的一大短板。……