俞昊鹏

【摘 要】我国土地公有制制度是住宅建设用地使用权的基础和前提条件，明确了住宅建设用地使用权是一项他物权。法律规定，我国公民在土地上建造的房屋原始取得房屋所有权，这导致作为他物权的住宅建设用地使用权与房屋所有权之间在“房地一致”原则上存在冲突。2007年颁布的《物权法》第一百四十九条规定了住宅建设用地使用权届满后自动续期，但其缺陷在于没有界定何为住宅建设用地、没有明确自动续期的次数和期限以及对自动续期是否收费问题没有具体规定。从政治考量与土地资源优化配置角度出发，基于土地公有制等制度，本文建议对住宅建设用地的界定按照土地之上的房屋所有权人是否将住房用于“居住”作为认定住宅建设用地的标准。自动续期应只允许续期一次，但视不同房屋的情况对续期期限作出不同规定。自动续期不应收取费用，可采用无偿自动续期与按房屋面积累进征收房屋保有税相结合的方式，减轻房屋所有人的经济负担，实现土地资源的优化配置目标。

【关键词】土地公有制；住宅建设用地；自动续期；续期期限

中图分类号： D923.2 文献标识码： A 文章编号： 2095-2457（2018）21-0215-003

DOI：10.19694/j.cnki.issn2095-2457.2018.21.099

【Abstract】The system of public ownership of land in our country is the basis and precondition of the right to use residential construction land，and it is clear that the right to use land for residential construction is a property right of others.According to the law，the houses built by our citizens on the land take the original ownership of the houses. This leads to a conflict between the right to use residential construction land as his real right and the right to housing ownership in principle.Article 149 of the property Law promulgated in 2007 provides for the automatic renewal of the right to use residential construction land after its expiration.However，the defects are that it does not define what residential construction land is，does not specify the number and duration of automatic renewal and whether or not to charge for automatic renewal The question is not specified.From the perspective of political considerations and optimal allocation of land resources，based on such systems as land public ownership，This paper suggests that the definition of residential construction land should be based on whether the owner of the house on the land uses the housing as the standard for determining the residential construction land.Automatic renewal should be allowed only once，subject to different housing conditions.There should be no charge for automatic renewal，and the combination of free and automatic renewal and the progressive collection of housing tenure tax according to the housing area can be used to lighten the economic burden of housing owners and achieve the goal of optimizing the allocation of land resources.

【Key words】Common ownership of land；Residential construction land；Automatic renewal；Renewal period

1990年颁布的《城镇国有土地使用权出让和转让暂行条例》第12条规定：“土地使用权出让最高年限按下列用途确定：（一）居住用地七十年...”，1994年颁布的《城市房地产管理法》第21条第1款规定：“土地使用权出让合同约定的使用年限届满，土地使用者需要继续使用土地的，应当至迟于届满前一年申请续期，除根据社会公共利益需要收回该幅土地的，应当予以批准。……