【线上云德】疫情期间律师说（一百五十六）┃《民法典》物权编中关于居住权的规定

2020年5月28日，《中华人民共和国民法典》经十三届全国人大三次会议表决通过，开启了我国民事法律的新篇章。《民法典》之颁布具有划时代的意义，将对各主体的民商事活动产生极其深刻的影响，其中物权编的规定也与公民的权利息息相关。物权编中新增的“居住权”规定，更是关乎大家的切身利益。

On May 28, 2020, the Civil Code of the People's Republic of China was adopted by the third session of the 13th National People's Congress, opening a new chapter in China's civil law. The promulgation of the Civil Code is of epoch-making significance, which will exert profound influence on the civil and commercial activities of all subjects. The new "right of residence" regulation in the real right compilation is more about the vital interests of everyone.

PART1居住权的概念

居住权是指居住权人对他人所有房屋的全部或部分所享有地占有、使用的权利。居住权设定的目的在于将房屋所有权在居住权人和所有人之间进行分配，从而满足各自不同的需求，既可以实现特定弱势群体的住房保障，也可以灵活地满足当事人的其他住房需求。更重要的是，现行法只承认“房屋所有权”以及“租赁权”两种房屋的利用形式，难以完全满足当事人的多样化需求。而居住权同时具有稳定性和灵活性，能够充分保障所有权人对房屋的自由支配，为利用房屋提供了更多方式，还可以填补“房屋所有权”和“租赁期”的中间地带，有利于最大限度地发挥房屋的效用。

The right of habitation refers to the right of the occupant to possess and use all or part of the house owned by others. The purpose of the right of residence is to distribute the housing ownership between the right of residence and the owner, so as to meet their different needs, which can not only realize the housing security of specific vulnerable groups, but also flexibly meet the other housing needs of the parties. More importantly, the current law only recognizes the use of "house ownership" and "lease right", which cannot fully meet the diverse needs of the parties. The right of habitation has both stability and flexibility, which can fully guarantee the owner's free control of the house, provide more ways to use the house, and fill the middle zone between "house ownership" and "lease period", which is conducive to maximize the utility of the house.

PART2设定居住权的意义

相比于之前的处置权和财产权，现在的居住权，可以说是非常的折中，处于两者之间，更多的是保障了居住者人的权力，而弱化了房子的物权属性，体现的是以人为本。而且居住权是不能转让和继承的，除非当事人另有约定的，这也很好的保障了房子的产权和物权。

Compared with the former right of disposal and property, the current right of residence is a very compromise, between the two, more to protect the right of the occupant, while weakening the property right of the house, reflecting the people-oriented. And the right of habitation is not transferable and inherited, unless otherwise agreed by the parties, which also very well protect the property rights and property rights of the house.

同时需要注意的是，居住权是高于物权的，也就是如果你买的房子里面有居住权备案的，可能会造成虽然买了房子，但是无法住进去的尴尬，这也是未来买房，需要重点关注到的地方，不光需要关注产权，还需要同时兼顾居住权。

At the same time, it is important to note that is higher than that of the real right of residency, that is, if you buy a house there is a residency for the record, although may cause bought a house, but you can't live in embarrassed, this is also the future to buy a house, the place that need to focus on, not only need to pay attention to property, both residency is needed.

PART3居住权的设定又会给我们带来什么影响呢？

居住权这一规定，对于日后二手房的购买有了一条必备的手续，因为购房时不仅需要查询房屋的权属、司法查封、设立抵押等情况， 还应注意查询房屋是否登记有居住权。

Right of habitation this regulation, to the purchase of secondhand room in the future had a necessary procedure, because when buying a house, the right that needs to inquire a building not only belongs to, judicatory seal up, establish guaranty to wait for a circumstance, still should notice to inquire whether the building registers right of habitation.

一旦房屋的居住权在房管局登记了，就算成立，没有登记则不成立。买房一定要查册，看房屋有没有被设置了居住权。因为，新房东也不能赶走居住权人。

Once the right of residence in the housing authority registered, even if the establishment, no registration will not be established. When buying a house, check to see if it has residency rights. Because a new landlord can't evict the occupant.

PART4居住权的设定

1、居住权的设立

《民法典》第三百六十七条明文规定居住权应当通过书面合同订立，第三百七十一条又进一步规定：以遗嘱方式设立居住权的，参照适用本章的有关规定。

2、居住权的登记

为了保障居住权的行使，《民法典》特别增加了设立居住权应当登记的规定，且居住权是经登记设立，而非在合同签订时设立。此类规定与不动产所有权的登记规定一脉相承，具有公示公信的效果，更有利于保护相应的居住权利人。当房屋所有权人拟转让房屋时，受让对象一般都能通过查询得知该房屋的居住权设立情况，很难再以善意第三人为由抗辩或阻挠居住权的行使。

3、居住权的内容

《民法典》第三百六十七条进一步规定，居住权合同一般包括下列条款：（一）当事人的姓名或者名称和住所；（二）住宅的位置；（三）居住的条件和要求；（四）居住权期限；（五）解决争议的方法。此类规定为居住权的行使提供了更为详细的信息，其中“解决争议的办法”属于相对有创新性的规定，能够起到提醒当事人未雨绸缪、预防潜在纠纷的作用。

4、居住权的限制

当然，居住权的权利人不能为所欲为，应当在法律允许的范围内行使自己的权利。《民法典》明确规定，居住权不得转让、继承；只有居住权合同约定的特定方才能享受该居住权。另外，《民法典》还规定设立居住权的住宅不得出租，但是当事人另有约定的除外。这一规定起到了对房屋所有权人进行限制的效果，能有效保障居住权的行使，除非居住权人愿意减损自己的权利。

5、居住权的消灭

权利既然有产生方式，也会有消灭方式。由于居住权不能转让或继承，《民法典》规定居住权期限届满或者居住权人死亡的，居住权消灭。然而在这两种法定情况之外，居住权能否依合同约定消灭，尚不得而知。现存的司法实践中有约定“如某人再婚、则丧失居住权”的情形，部分法院认为该约定有效，也有一部分法院认为该约定因限制婚姻自由而无效，目前这种案件尚未形成统一的认识，有待后续司法解释或案例的补充。在居住权消灭以后，及时办理注销登记是必须采取的措施，这样会更有助于权利的流转。

1. Establishment of residence right

Article 367 of the Civil Code explicitly stipulates that the right of residence shall be concluded through a written contract, and Article 371 further stipulates that: where the right of residence is established by means of a will, the relevant provisions of this chapter shall be applied by reference.

2. Right of residence registration

In order to ensure the exercise of the right of residence, the Civil Code especially adds the stipulation that the right of residence shall be registered, and the right of residence shall be established through registration, rather than at the time of signing the contract. This kind of regulation is consistent with the registration regulation of real estate ownership, which has the effect of publicity and public trust, and is more conducive to the protection of the corresponding resident right holders. When building ownership person intends to make over a building, the person that be granted can be informed through inquiry the dwelling-right that this building sets up a circumstance commonly, it is difficult to defend or obstruct the exercise of habitant right with good faith third person again.

3. Contents of residence right

Article 367 of the civil code further stipulates that a contract of right of habitation generally includes the following clauses :(1) the names and domiciles of the parties; (2) the location of the residence; (3) the conditions and requirements for residence; (4) the period of residence right; (5) Methods of dispute settlement. Such provisions provide more detailed information for the exercise of the right of residence, among which "dispute resolution method" is a relatively innovative provision, which can remind the parties to take precautions and prevent potential disputes.

4. Restrictions on residence right

Of course, the right holder of the right of residence cannot do whatever he wants and should exercise his rights within the scope allowed by law. The Civil Code clearly stipulates that the right of residence shall not be transferred or inherited. The right of habitation can be enjoyed only to a specific extent specified in the right of habitation contract. In addition, the Civil Code also stipulates that the residence with the right of residence shall not be rented, except otherwise agreed by the parties. This regulation has the effect of restricting the house owner, and can effectively guarantee the exercise of the right of residence, unless the occupant is willing to reduce his rights.

5. Elimination of the right of residence

If power has a way of being, it also has a way of being destroyed. Since the right of residence cannot be transferred or inherited, if the civil Code stipulates that the period of the right of residence expires or the person with the right of residence dies, the right of residence shall perish. Outside of these two legal situations, however, it is not clear that the right of habitation can be contractually eliminated. In the existing judicial practice, there is an agreement that "if a person remarry, he or she will lose the right to live". Some courts consider this agreement valid, while some others consider this agreement invalid because it restricts the freedom of marriage. After the elimination of the right of residence, it is necessary to deal with the cancellation of registration in time, which will be more conducive to the circulation of rights.

《民法典》施行后，居住权的方方面面就有了明确的规则指引，不再处于从前那种众说纷纭的混沌状态。对房屋居住权人而言，其权利得到了大幅度保障；但对房屋所有权人而言，居住权的设立势必会影响到自己对房屋的占有、使用、收益和处分，将使得居住权的设立更为谨慎。各位权利人在享受权利保障的同时，也应遵循居住权的相关限制条件，在法律规定的前提下恰当地行使自己的权利是享受居住权的必由之路。

After the implementation of the Civil Code, all aspects of the right of residence will have clear rules and guidelines, no longer in the former chaotic state of opinions. For the housing occupant, his right has been greatly protected; But for the housing owner, the establishment of the right of residence will inevitably affect his possession, use, income and disposal of the house, which will make the establishment of the right of residence more cautious. While enjoying the protection of the right, all the right holders should also follow the relevant restrictions of the right of residence. It is the only way to enjoy the right of residence to properly exercise their rights under the premise of legal provisions.