保交楼背景下我国商品房预售制度的现实挑战与续造路径  

Realistic Challenges and Continued Construction Paths of the Pre-sale System of Commercial Housing in China under the Background of Guaranteed Delivery Buildings

作　　者：董鹏斌 Dong Pengbin

机构地区：[1]西南政法大学经济法学院,重庆401120 [2]西南政法大学中国农村经济法制创新研究中心,重庆401120

出　　处：《西南金融》2023年第11期19-31,共13页Southwest Finance

基　　金：国家社会科学基金项目“乡村振兴背景下闲置宅基地入股的风险防范与制度构造研究”(21BFX019);西南政法大学研究阐释党的二十大精神重点项目“中国式现代化进程中数字经济服务乡村振兴的制度构造研究”(2023XZZXZD-05);西南政法大学2023年度科研创新项目“保交楼背景下我国商品房预售的制度续造研究”(2023XZXS-010)。

摘　　要：最高人民法院民再245号判决书打破了商品房预售制度所建构的风险分担机制,引发学界和实务界对商品房预售制度改革进路的广泛关注。在房地产市场供需格局根本改变的语境下,以预购人承担几乎全部风险为代价来助力预售人的资金流通、保障贷款银行债权的运行模式面临前所未有的挑战:包括内在的利益冲突、风险分担机制不合理、监管制度失灵等三类主要问题。鉴于此,要在利益平衡的理念指导下,以收紧商品房预售的适用条件、细化商品房预售风险分担机制和健全商品房预售资金监管作为制度续造的突破口,将夯实商品房预购人的权益保护作为落脚点,在法治渐进主义的思维下建构商品房预售制度的远期图景。The Supreme People's Court's judgment No.245 broke the risk sharing mechanism established by the pre-sale system of commercial housing,this has aroused widespread concern among academics and practitioners on the reform route of the pre-sale system of commercial housing.In the context of the fundamental change in the supply and demand pattern of the real estate market,the operating model that facilitates the flow of funds to pre-sellers and protects the claims of lending banks at the expense of pre-purchasers taking on almost all risks is facing unprecedented challenges.There are three main types of problems,including inherent conflicts of interest,irrational risk-sharing mechanisms,and dysfunctional regulatory systems.In view of this,under the guidance of the concept of balance of interests,we should tighten the applicable conditions for the pre-sale of commercial housing,refine the risk-sharing mechanism and improve the supervision of funds for the pre-sale of commercial housing as a breakthrough in the renewal of the system,take the protection of the rights and interests of the prepurchasers of commercial housing as the starting point,and construct a long-term picture of the pre-sale system of commercial housing under the thinking of the rule of law gradualism.

关 键 词：保交楼 房地产市场 房地产开发 商品房预售 住房贷款 风险防控 房地产调控 消费者权益保护 

分 类 号：D923.2[政治法律—民商法学] F299.23[政治法律—法学]