卜艳律师｜“居住权”到来，你必须知道！

作者：卜艳律师

    2020年5月28日，十三届全国人大三次会议表决通过了《中华人民共和国民法典》。这部法律将自2021年1月1日起开始施行，立法机关在民法典物权编中引入“居住权”这一项，成为一大亮点。

    On May 28, 2020, the third session of the 13th National people's Congress（NPC）adopted the Civil Code of the people's Republic of China.This CODE will come into effect on January 1, 2021, and the legislature has introduced the "right of habitation" into the compilation of property rights in the Civil Code, which has become a bright spot.

一、何为“居住权”？

 What is the right of habitation?

    根据即将实施的《民法典》第三百六十六条规定：居住权人有权按照合同约定，对他人的住宅享有占有、使用的用益物权，以满足生活居住的需要。通俗地讲：“居住权人”可以和“房屋所有人”签订书面合同，在不取得该房屋“所有权”（不过户）的情况下，单独对该房屋合法“占有、使用”。

    According to Article 366 of the Civil Code, which will be implemented soon, the resident has the right to possess and use the usufruct of other people's residence in accordance with the contract, so as to meet the needs of living. Generally speaking, the person enjoying the right of habitationcan sign a written contract with the "house owner" and legally "occupy and use" the house alone without obtaining the "ownership" of the house (no transfer of ownership).

二、如何取得“居住权”

How to obtain the right of habitation? 

     居住权的取得方式是通过当事人书面合同约定，并在相应的登记机构登记，自登记时，立刻生效。约定内容一般包括，当事人的姓名和住所；住宅的位置；居住的条件和要求；居住权期间（期限）；解决争议的方法。

    The way of obtaining the right of habitation is agreed upon in the written contract of the parties and registered in the corresponding registration institution, which shall take effect immediately at the time of registration. The contents of the agreement generally include the name and domicile of the parties, the location of the residence, the conditions and requirements of residence, the period of residence (time limit), and the method of resolving disputes.

三、“居住权”的特征

The characteristics of the right of habitation

1、允许有偿设立

原则上，居住权是无偿设立的，但是在当事双方另有约定的情况下，允许有偿设立。

2、允许出租收益，但不得转让和继承

原则上，居住权只能保障“居住权人”自身的居住权利，该权利不得转让和继承。设立居住权的住宅不得出租。但当事人另有约定的除外。

3、允许约定居住权期限

居住权的有效期限，可以由当事人双方共同约定，5年、10年、20年都可以，也可是终生有效。居住权期间届满或者居住权人死亡的，居住权消灭。居住权消失的，应当办理注销登记。

这里需要单独说明一下，无论居住权期间多长时间，只要“居住权人”死亡的，居住权均自动消失。

4、允许以遗嘱方式设立

 Establishment by payment is allowed.

In principle, the right of habitation is set up free of charge, but there is another one between the parties. Under the agreed circumstances, paid establishment is allowed.

 Rental income is allowed, but it cannot be transferred or inherited.

In principle, the right of habitation can only protect the residence right of the person with the right of dwelling, and this right shall not be transferred and inherited. A residence with the right of habitation shall not be leased. Unless otherwise agreed by the parties.

Allow an agreed term of habitation.

The term of validity of the right of habitation can be agreed by both parties, 5 years, 10 years, 20 years, but also valid for life. If the habitationright expires or the person with thehabitationright dies, the right shall be extinguished. If the right disappears, the registration shall be cancelled.

It needs to be explained additionally here that no matter how long the habitation right period is, as long as the "habitation right holder" dies, the right will disappear automatically.

 It is allowed to be established by will.

四、“居住权”所可能带来的影响

 The possible influence of "habitation right"

    接下来，笔者通过展示几个生活场景来向大家说明，“居住权”可能会给我们的生活带来哪些方面的影响。

例一：居住权比租赁使用权更强硬

    故事一：李蕾租了韩美美的房子，5年期，到了第3年，李开始对觉得租金太低了，于是想了很多坏点子扰乱韩的生活。韩无奈，只能选择加房租或者搬家。但是，一旦在租赁期间内设立了“居住权”，在5年居住权期满之前，除经双方协商一致将居住权期限提前，否则李蕾无法单方涤除居住权，也无法通过再出租获利。

这可以消灭掉房东的恶意涨价动机，保障租客的稳定居住权。

    故事二：目前的公租房、廉租房、长租公寓都是以“租赁合同”的形式确认权利。今后，可以通过“居住权”加以确认，比基于租赁关系的“租赁权”更加稳定可靠。尤其是长租公寓，它本身是合法合规的租赁产品，但大众的接受度却普遍不高，其核心原因就是人们担心权利保障不到位。今后，长租公寓可以通过有偿设立“二十年居住权”或者“终生居住权”的方式来快速收回开发成本。对于租房人而言，终生不再买房也将成为可能。

例二：以房养老更有保障

    故事一：卜阿姨年事已高，无儿无女，名下有一套自住房。这个时候，卜阿姨可以以相对低的价格将房屋出售给金融机构或其他投资人，但是保留房屋的“居住权”直到离世。一方面，阿姨获得售房款，养老的资金流有保证，而且可以保证她老有所居，不会失去住的地方。另一方面，金融机构或投资人可以用相对较低的价格获得房屋的所有权，进行抵押融资等一系列的利用或者等待老人离世处置资产获益。所以，这是一个双赢的局面，养老问题由市场来解决。

    故事二：卜爷爷年事已高，但子女不能在身边照料，为了解决自己的养老问题，老爷子可以将房屋若干年的“居住权”设立给信任的保姆，从而获得更好的照料。即使中途老人离世，老人子女继承了房屋所有权，保姆的“居住权”也依然存在，直到期满为止。不必担心老人子女毁约。

例三：房产传承更放心

    故事一：卜阿姨共有三个子女，卜阿姨担心有一天自己突然离世之后，子女之间因为房产分配闹矛盾。这时，她可以先把房产的“所有权”按照自己的意愿分割给子女，保留 “居住权”直到自己离世，提前按照自己的意愿解决身后事。

    故事二：父母出钱给子女买房，房子所有权登记在子女名下，但父母可以和子女约定，父母在世期间对所购房屋享有无偿的永久居住权。这样可以最大化保证父母出资的权利。尤其是那些一次性掏空毕生积蓄的父母，可以有效防止极少数的白眼狼。

例四：婚前财产更放心

    小芳和狗蛋要结婚了，但小芳的父母担心万一狗蛋后来变心了，自己的孩子以后可能会竹篮打水一场空，落得一个无家可归的结局。所以，小芳的父母要求狗蛋必须在他的房本上加上小芳的名字，给小芳一个保障。但狗蛋也会担心，小芳到底看中的是自己还是自己的财产。以后万一小芳变心了，自己不是落得个竹篮打水一场空。

    但今后一旦有了“居住权”，狗蛋就多了一个选择，他可以把房子的 “居住权”无偿设立在小芳名下，既给小芳吃了一颗“定心丸”，又继续保留了房屋的所有权。

Next, the author shows several life scenes to explain what impact the "right of habitation" may have on our lives.

Example 1: the right of habitation is stronger than the right of lease.

Story 1: Li Lei rented Han Meimei's house for five years. In the third year, Li began to feel that the rent was too low, so she came up with lots of bad ideas to disturb Han's life. Han had no choice but to increase the rent or move.

However, once the "habitation right" is established during the lease period, Li Lei will not be able to unilaterally remove the habitation right or make a profit through re-rental before the expiration of the five-year habitation right, unless the term of the habitation right is advanced by consensus between the two parties.

This can eliminate the malicious price increase motivation of landlords and ensure the stable habitation rights of tenants.

Story 2: at present, the rights of public rental housing, low-rent housing and long-term rental apartments are all confirmed in the form of "lease contract". In the future, it can be confirmed by "residence right", which is more stable and reliable than "lease right" based on lease relationship. In particular, the long-term rental apartment itself is a legal and compliant rental product, but the acceptance of the public is generally not high, the core reason is that people are worried that the protection of rights is not in place. In the future, the long-term rental apartment can quickly recover the development cost by setting up "twenty-year habitation right" or "life-long habitation right". For renters, it will also be possible not to buy a house for life.

Example 2: housing for the aged is more secure.

Story 1: aunt Bu is aged, childless and has a house under her name. At this time, Aunt Bu can sell the house to financial institutions or other investors at a relatively low price, but retain the "right of habitation" of the house until her death.

On the one hand, the aunt gets the money of the house transaction , the pension fund flow is guaranteed, and can ensure that she has a place to live and will not lose her place to live. On the other hand, financial institutions or investors can obtain the ownership of the house at a relatively low price, carry out a series of uses such as mortgage financing, or wait for the elderly to die to dispose of assets to benefit.

Therefore, this is a win-win situation, and the problem of providing for the aged is solved by the market.

Story 2: Grandpa Pu is old, but his children cannot be taken care of by his side. in order to solve his pension problem, he can set up the "right of habitation" of the house for several years to a trusted nanny, so as to get better care. Even if the old man dies and the children of the old man inherit the ownership of the house, the "right of habitation" of the nanny will still exist until the expiration of the period. There is no need to worry about the elderly and their children breaking the contract.

Example 3: the inheritance of real estate is more at ease.

Story 1: aunt Bu has three children. She is worried that one day after her sudden death, there will be conflicts between the children because of the distribution of real estate. At this time, she can first divide the "ownership" of the property to her children according to her wishes, retain the "right of habitation" until her death, and settle the afterlife in accordance with her wishes in advance.

Story 2: Parents pay for their children to buy a house, and the ownership of the house is registered in the children's name, but the parents can agree with their children that the parents have the free permanent habitation right to the house they bought during their lifetime. This maximizes the right of parents to contribute. Especially those parents who empty their life savings at one time can effectively prevent a very small number of white-eyed wolves.

Example 4: premarital property is more secure.

Xiaofang and GOUDAN are going to get married, but Xiaofang's parents are worried that if the GOUDAN changes later, their children may end up homeless. Therefore, Xiaofang's parents asked the dog egg to add Xiaofang's name to his room book to give Xiaofang a guarantee. But the GOUDAN will also worry that Xiaofang is interested in himself or his property. In case Xiaofang changes her mind in the future, she will not end up in vain.

But in the future, once he has the "right of habitation", the GOUDAN will have one more choice. He can set up the "right of habitation" of the house in the name of Xiaofang for free. He has not only given Xiaofang a "reassurance", but also continued to retain the ownership of the house.

五、“居住权”可能带来的其他问题

Other problems that may be brought about by the "right of habitation"

    1、目前法律框架下，房屋的“所有权”和“居住权”是一体的，它捆绑了很多隐性权益，例如“学位”“落户”等，“居住权”一旦分离出来，那这些隐性的权益应该归谁？

    2、房产税是财产税，以房屋为征收对象，房屋的“居住权”和“所有权”同属“物权”，在法理上是平等的。那“房产税”该由谁来承担呢？

    3、民法典自2021年1月1日起开始施行，市场上自然会出现这种两权分离的房产。那么，以前已经做过银行按揭、机构抵押、甚至是民间个人抵押的房产该怎么办？

Under the current legal framework, the "ownership" and "habitation right" of a house are integrated, and which binds a lot of hidden rights and interests, such as "degree" and "settlement". Once the "habitation right" is separated, who should these hidden rights and interests belong to?

The property tax is a kind of assets tax, which takes the house as the collection object. The "habitation right" and "ownership" of the house belong to the "right in rem", which is equal in legal principle. Then who should bear the "property tax"?

The Civil Code will come into effect on January 1, 2021, and this kind of property with the separation of the two rights will naturally appear on the market. So, what about the real estate that has done bank mortgage, institutional mortgage, or even private personal mortgage before?

「文末结语」

Conclusion at the end of the article

    最后，“居住权”和“所有权”同属“物权”，在法理上是平等的。“居住权”可以单独分离，并且在法律上可以有偿设置，这意味着它还有很多可以想象的空间，欢迎大家转发、留言、讨论交流。

Finally, "habitation right" and "ownership" both belong to "right in rem" and are equal in legal principle. The "right of habitation" can be separated alone and can be set up with a fee in law, which means that it still has a lot of room to imagine. You are welcome to forward, leave messages and discuss.

    译者注：居住权，根据BLACK’S LAW DICITONARY（第九版）的，可以翻译为habitatio（拉丁文），right of dwelling,right of habitation，本文统一翻译为right of habitation。根据元照英美法词典（2017年3月精装重排版，北京大学出版社）的规定，其中habitatio（居住权）属于人役权的一种。指有居住他人房屋的权利。其效力范围较用益权[jus fruendi]窄，而较使用权[jus utendi]宽。按照习俗，此项权利以受益人的终身为限，但不因不行驶或者人格变更而消灭。

奉贤房产律师 合同律师 www.meiguls.com