新型城镇化下宅基地房地关系僵局破解之匙——基于法定租赁权的规范构造视角  

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

作　　者：胡建 段旭蕊 HU Jian;DUAN Xurui(School of Law and Politics,Zhejiang Sci-Tech University,Hangzhou 310018,China)

机构地区：[1]浙江理工大学法政学院,杭州310018

出　　处：《浙江理工大学学报(社会科学版)》2025年第1期85-93,共9页Journal of Zhejiang Sci-Tech University:Social Sciences

基　　金：浙江省哲学社会科学规划年度常规项目(23NDJC139YB);浙江省高校重大人文社科攻关计划资助项目(2023QN091);浙江理工大学科研启动经费资助项目(22102132-Y)。

摘　　要：通过明晰房屋与宅基地的房地关系处理原则,具体设计法定租赁权的规范构造,破解城镇化进程中宅基地使用权流转阻滞的僵局。在“房地分离”原则下,以在土地上叠加权利的方式设计法定租赁权制度,可解决“房地异主”情形下房屋的土地权源问题。在宅基地“三权分置”及其有限流转的现实语境下,应从权利的主体与客体、法定期限、法律效力、利益分配等多维度建构法定租赁权制度。出租人为宅基地使用权人,房屋买受人为承租人,客体为宅基地;法律规定租赁期限为20年,之后可依据租赁合同相关条款进行续租;租金应在不低于租赁基准价格的前提下由双方协商确定。租金的分配主体为农民与农村集体经济组织,分配方案须经农民集体民主议定程序;在法律上可区分法定租赁权的典型形态与非典型形态,并释明其成立条件、法律效力与消灭事由。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.

关 键 词：宅基地使用权 分离原则 二元主义 法定租赁权 

分 类 号：DF521[政治法律—民商法学]