【线上云德】疫情期间律师说（一百五十九）┃民法典物权编亮点解析（一）

民法典物权编是物权法的延续和升级，针对经济社会生活及司法实践中出现的新情况、新问题，物权编在新增居住权和添附制度，完善业主自治和抵押制度等诸多方面作出了创新。物权制度作为产权保护的基石，它将对我们的社会生活产生怎样的影响？

The real right part of the civil Code is the continuation and upgrade of the real right law. In view of the new situation and problems in the economic and social life and judicial practice, the real right part has made innovations in many aspects, such as adding the right of residence and the system of accession, improving the owner's autonomy and the system of mortgage. As the cornerstone of property rights protection, how will the property rights system affect our social life?

亮点一：新增居住制度

《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。”

解读：居住权可以在所有权不变的情况下，更有效率的使用房屋，既能保护产权方的所有权，又能确保居住方占有、使用房屋，满足其稳定的居住需求。

According to Article 366 of the Civil Code, "The occupant has the right to occupy and use the usufruct of other people's houses in accordance with the contract, so as to meet the needs of living."

Interpretation: the right of residence can be used more efficiently under the condition that the ownership remains unchanged, which can not only protect the ownership of the property party, but also ensure that the occupants possess and use the house to meet their stable living needs.

亮点二：完善业主表决制度

《民法典》第二百七十八条第二款规定：“业主共同决定事项，应当由专有部分面积占比三分之二以上的业主且人数占比三分之二以上的业主参与表决。决定前款第六项至第八项规定的事项，应当经参与表决专有部分面积四分之三以上的业主且参与表决人数四分之三以上的业主同意。决定前款其他事项，应当经参与表决专有部分面积过半数的业主且参与表决人数过半数的业主同意。”

解读：《民法典》物权编完善了表决规则，区分了参与表决的规则和通过规则。既保证了业主自治表决必须具备的参与度要求，又大大降低了共同决定事项的门槛，能够更为便利地形成共同意志，打破久拖不决、资源闲置浪费的僵局。

The second paragraph of Article 278 of the Civil Code stipulates: "Matters jointly decided by the owners shall be voted by the owners who account for more than two-thirds of the exclusive area and the number of owners who account for more than two-thirds of the exclusive area. A decision on any of the matters referred to in subparagraphs 6 to 8 of the preceding paragraph shall be subject to the consent of more than three fourths of the owners of the exclusive voting area and more than three fourths of the owners of the voting members. Any decision on the other matters mentioned in the preceding paragraph shall be made with the consent of more than half of the owners voting in the exclusive part and more than half of the owners voting."

Interpretation: The real right of the Civil Code has perfected the voting rules and distinguished the voting rules from the adoption rules. It not only ensures the participation requirement that owners must have in autonomous voting, but also greatly lowers the threshold of joint decision, which can more conveniently form common will and break the deadlock of long delay and idle and wasted resources.

亮点三：新增添附制度 发挥物的效用

《民法典》第三百二十二条规定：“因加工、附合、混合而产生的物的归属，有约定的，按照约定；没有约定或者约定不明确的，依照法律规定；法律没有规定的，按照充分发挥物的效用以及保护无过错当事人的原则确定。因一方当事人的过错或者确定物的归属造成另一方当事人损害的，应当给予赔偿或者补偿。”

解读：添附,是指不同所有人的财产合并在一起形成不能分离的财产的一种法律事实,包括附合、混合以及加工。在《民法典》之前的法律，均未对添附制度作出规定。添附制度解决的是添附物的归属问题。《民法典》对于添附物的归属，首先以约定优先，其次按照充分发挥物的效用以及保护无过错当事人的原则确定。添附的情形可能发生侵权，也可能没有侵权。如存在过错方或者受损方，则应向另一方赔偿或补偿。这种做法在有效实现利益平衡的同时，避免了财富的损失和浪费，维护了添附之后的物的价值，充分发挥了其效用。

Article 322 of the Civil Code states: "If there is a stipulation on the ownership of the object resulting from processing, attachment or mixing, it shall be in accordance with the stipulation; If there is no agreement or the agreement is not clear, the provisions of law shall apply; If there is no provision in the law, it shall be determined in accordance with the principles of giving full play to the utility of the object and protecting the parties without fault. If the fault of one party or attribution of the property causes damage to the other party, compensation or compensation shall be made."

Interpretation: An addition is a legal fact that the property of different owners is brought together to form inseparable property, including attachment, mixing and processing. Before the Civil Code, there was no provision on the system of accession. The system of addition solves the problem of belongingness. The attribution of additions in the Civil Code is determined first by agreement and second by the principles of giving full play to the utility of additions and protecting the parties without fault. An addition may or may not infringe a right. If there is a fault party or a damaged party, it shall indemnify or compensate the other party. This approach not only effectively balances the interests, but also avoids the loss and waste of wealth, maintains the value of the added object and gives full play to its utility.

亮点四：完善担保物权 促进市场交易

《民法典》第四百零六条规定：“抵押期间，抵押人可以转让抵押财产。当事人另有约定的，按照其约定。抵押财产转让的，抵押权不受影响。”

解读：《民法典》物权编规定“抵押期间，抵押人可以转让抵押财产”，放开了抵押物转让的限制，从而在交易中就略过消灭抵押权和新设抵押权的一系列环节，大大节约了交易成本、提高了融资效率。

Article 406 of the Civil Code stipulates: "During the mortgage period, the mortgagor may transfer the mortgaged property. If the parties agree otherwise, such agreement shall prevail. Where the mortgaged property is transferred, the mortgage shall not be affected."

Interpretation: The real right of "civil Code" stipulates that "during the mortgage period, the mortgagor can transfer the mortgaged property", which liberates the restriction of mortgaged property transfer, thus skipping a series of links of eliminating mortgage right and establishing new mortgage right in the transaction, which greatly saves transaction cost and improves financing efficiency.