【作者】 吴蒙；

【导师】 王鉴非；

【作者基本信息】 华中科技大学 ， 经济法学， 2019， 硕士

【摘要】 为增加租赁住房供应,缓解住房供需矛盾,构建购租并举的住房体系,建立健全房地产平稳健康发展长效机制,我国确定在13个城市进行集体建设用地建设租赁住房试点。对集体建设用地建设租赁住房试点过程中以及试点扩大后的法律问题进行研究具有较强的现实意义。通过对各地集体建设用地建设租赁住房试点方案的梳理和对试点实施过程中遇到的问题的总结,发现集体建设用地建设租赁住房试点主要面临的问题有集体建设用地建设租赁住房土地供应问题,即集体建设用地流转存在着法律障碍和“违宪”风险;集体建设用地建设租赁住房利益分配问题,包括各方主体利益诉求难以平衡和集体内部主体利益分配不合理;集体租赁住房租赁规则问题,包括“不得转租”规则与合同法相冲突、面临“小产权房”合法化的风险和租购不同权。笔者认为,为解决集体建设用地建设租赁住房土地供应问题,必须放开对集体经营性建设用地用途的限制和放活宅基地使用权,合理解释《宪法》第10条化解集体建设用地流转“违宪”风险。为实现集体建设用地建设租赁住房利益合理分配,应建立集体建设用地建设租赁住房利益分配机制,平衡外部和内部主体利益。本文的创新之处在于从集体租赁住房租赁规则的角度切入,提出为实现对集体租赁住房租赁的有效调整,应在对“不得转租”规则进行正当性解释的前提下,将“不得转租”规则解释为“禁易规则”,认定转租行为无效,严格落实“只租不售”和“不得转租”规则,防止集体租赁住房“小产权房化”,同时将符合规划、安全卫生和质量合格的“小产权房”纳入集体租赁住房,适用集体租赁住房租赁规则规范“小产权房”租赁市场,加强承租人权益保护,实现租购同权。更多还原

【Abstract】 In order to increase the supply of rental housing,ease the contradiction between supply and demand of housing,set up a housing system with both purchase and rent,establish and improve the long-term mechanism for steady and healthy development of real estate,and set up a pilot project for the construction of rental housing on rural collectively owned construction land in 13 cities.The research on the legal problems of constructing rental housing on the collective construction land has become an inevitable subject.Through the combing of the pilot scheme of collective construction land construction rental housing in various localities and the summary of the problems encountered in the implementation of the pilot project,It is found that the main problems faced by the pilot project of collective construction land construction rental housing are the supply of collective rental housing land,that is,there are legal obstacles and the risk of "unconstitutional" in the circulation of collective construction land.The distribution of interests of rental housing in collective construction land construction includes the difficulty of balancing the interests of all parties and the unreasonable distribution of interests within the collective.The rules of collective rental housing lease,including the conflict between the "non-sublet" rule and the contract law,and the risk of legalization of "small property right house" and rental purchase.Different rights.In order to solve the problem of land supply for the construction of land for collective construction,the author believes that the limitation of the use of collective operating land and the right to use the home base must be released,and the risk of the "unconstitutionality" of collective construction land flow can be reasonably explained in Article 10 of the Constitution.In order to realize the reasonable allocation of the interests of the collective construction land for the construction of the rental housing,the collective construction land construction and rental housing interest distribution mechanism shall be established to balance the interests of the outside and the internal body.The innovation of this paper is to cut from the perspective of the collective leasing of the housing lease rules and propose that the effective adjustment of the lease of the collective rental housing should be in the interest of the "No sublease" On the premise of justifying the rules,the "non-sublet" rule is interpreted as the "prohibited and easy rule",the sublease behavior is found to be invalid,and the rules of "rent only and not sale" and "no sublease" are strictly implemented.To prevent the risk of legalizing the "small property right house" in disguised form,at the same time,to include the "small property right house" that conforms to the plan,safety,hygiene and quality into the collective rental housing,and to apply the collective rental housing rental rules to standardize the "small property right house" rental market.Strengthen the protection of lessee’s rights and interests and realize the same right of lease and purchase.更多还原