民法典物权编的主要制度与创新（线上云德民法典物权编亮点解析）

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?

亮点五：住宅建设用地使用权期限届满自动续期自动续期

《民法典》第三百五十九条 住宅建设用地使用权期限届满的，自动续期。续期费用的缴纳或者减免，依照法律、行政法规的规定办理。

解读：2016年的《国土资源部办公厅关于妥善处理少数住宅建设用地使用权到期问题的复函》提出采用“两不一正常”的过渡性处理办法，即不需要提出续期申请、不收取费用、正常办理交易和登记手续。对此，《民法典》第三百五十九条第一款规定，“续期费用的缴纳或者减免，依照法律、行政法规的规定办理”，将续期费用的缴纳或减免问题留待此后的法律、行政法规予以解决。

Article 359 Upon expiration of the term of the right to use residential construction land, the term shall be automatically renewed. The payment or reduction of renewal fees shall be handled in accordance with the provisions of laws and administrative regulations.

Interpretation: In 2016, the Reply of the General Office of the Ministry of Land and Resources on Properly handling the Expiration of the Right to Use a Small number of residential construction land proposed to adopt the transitional method of "two different normal", that is, no application for renewal is required, no fees are charged, and normal transaction and registration procedures are handled. In this regard, the first paragraph of Article 359 of the Civil Code stipulates that "the payment or reduction of the renewal fee shall be handled in accordance with the provisions of laws and administrative regulations", and the payment or reduction of the renewal fee shall be left to be solved by subsequent laws and administrative regulations.

亮点六：增设共有部分收入属于业主共有

《民法典》第二百八十二条 建设单位、物业服务企业或者其他管理人等利用业主的共有部分产生的收入，在扣除合理成本之后，属于业主共有。

解读：业主共有部分的所有权归全体业主共有，产生的收益当然亦归业主共有。比如利用小区空地用做停车场产生的收入，利用建筑物外墙面、电梯等产生的收入，应当属于业主共有。然而，实践中，有部分建设单位、物业服务企业或者其他管理人，截留了利用业主的共有部分产生的收益，用于充抵部分业主欠缴的物业费等费用，侵害了其他业主权利。《物权法》对此并未作出规定。《民法典》增设该条，一方面为物业服务企业等管理人和业主提供明确的行为指引，另一方面为法院裁判相关案件提供法律依据。

Article 282 Of the Civil Code The income generated by a construction unit, a realty service enterprise, or any other manager using the part jointly owned by the owner shall, after deducting reasonable costs, be the part jointly owned by the owner.

Unscramble: the ownership that owner shares part belongs to all owner to share, the income that produces also belongs to owner to share of course. For example, the income generated by using the open space of the community as a parking lot, and the income generated by using the exterior walls of buildings, elevators, etc., should belong to the owners. However, in practice, some construction units, property service enterprises or other managers intercept the profits generated from the common part of the owners and use them to cover the unpaid property fees and other expenses of some owners, thus infringing the rights of other owners. The Property Law does not provide for this. The addition of this article in the Civil Code, on the one hand, provides clear guidelines for the conduct of property service enterprises and other managers and owners, and on the other hand, provides legal basis for the court to judge relevant cases.

亮点七：将遗失物认领期从“六个月”变更为“一年”

《民法典》第三百一十八条 遗失物自发布招领公告之日起一年内无人认领的，归国家所有。

解读：《物权法》第一百一十三条规定：“遗失物自发布招领公告之日起六个月内无人认领的，归国家所有。”《民法典》将遗失物认领期限由“六个月”调整为“一年”，希望在否定主义的基础上，尽量增加由失主取回遗失物的机会，加强对个人物权的保护。

Article 318 The Lost property shall belong to the State if it is unclaimed within one year from the date of the announcement of the claim for lost property.

Unscramble: "property law" the regulation of the 113th: "since the day that releases announcement of find, the lost thing inside 6 months nobody claims, belong to the country." The Civil Code adjusted the period of claim for lost property from "six months" to "one year", hoping to increase the chance for the lost property to be retrieved by the owner as far as possible on the basis of negativism and strengthen the protection of individual property rights.

亮点八：确认土地经营权的出租、入股等流转方式

《民法典》第三百三十四条 土地承包经营权人依照法律规定，有权将土地承包经营权互换、转让。未经依法批准，不得将承包地用于非农建设。

第三百三十九条 土地承包经营权人可以自主决定依法采取出租、入股或者其他方式向他人流转土地经营权。

解读：为落实“三权分置”的改革精神，与修订后《农村土地承包法》保持一致，《民法典》规定土地承包经营权可以依法互换、转让，删除了“转包”的流转方式。同时，另立条文规定土地承包经营权人可以采取出租、入股或其他方式向他人流转土地经营权，并删除《农村土地承包法》第三十六条规定的“向发包方备案”的内容。另在《民法典》第三百九十九条删除《物权法》第一百八十四条中耕地不得抵押的内容。上述调整，为土地经营权“入市”提供了法律依据。

Article 334 Of the Civil Code, the holder of the contracted management right of land shall, in accordance with the law, have the right to exchange and transfer the contracted management right of land. Contracted land may not be used for non-agricultural construction without approval according to law.

Article 339 The holder of the contracted right of land management may independently decide to transfer the right of land management to others by leasing, becoming a shareholder or other means in accordance with the law.

Interpretation: In order to implement the reform spirit of "separation of three rights" and keep the same with the revised Rural Land Contracting Law, the Civil Code stipulates that the right of land contracting and management can be exchanged and transferred according to law, and the circulation mode of "subcontracting" is deleted. At the same time, a separate provision stipulates that the right of land contracting and management may transfer the right of land management to others by means of renting, becoming a shareholder or other means, and that the content of "filing with the employer" as stipulated in Article 36 of the Rural Land Contracting Law is deleted. In addition, in Article 399 of the Civil Code, the content that cultivated land may not be mortgaged in Article 184 of the Property Law is deleted. The above adjustment provides a legal basis for the "entering the market" of land management rights.

编辑：马 娜

校对：杨彩虹

走进云德

陕西云德律师事务所

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