宪法秩序下宅基地使用权的价值转向与理论回应

宅基地三权分置本质上是对宅基地使用权进行权能扩充与重塑，在权能构造时应体现出中国土地制度的宪法定位，既需平衡好福利性与市场化之间的关系，又需在恪守义利合一准则下促使中国宅基地制度改革走向真集体主义，还权于民。宅基地制度改革的地方试点经验透射出农户退出宅基地受阻、宅基地出租在《合同法》规则中的缺位以及试点中的权能分置转让模式导致土地权源多元化等问题。有必要扩展宅基地使用权权能以应对实践难题，将宅基地资格权分离出分配资格权和行使资格权，农户可依资格权将宅基地使用权中的使用权能转让出去获取收益；明晰使用权权能内容包含利用权、再流转权、抵押权、征收补偿权等，使资格权与使用权形成权利独立、相互配合的权利架构。

The Value Change and Theoretical Response of the Use Right of Homestead under the Constitutional Order

The separation of the three powers of the homestead is essentially the expansion and remodeling of the right to use the homestead. However, in the construction of the power, it should reflect the constitutional orientation of the land system in China. It is necessary to balance the relationship between welfare and marketization. It is also necessary to promote the reform of China's housing estate system to the advanced of collectivism and the right to the people under the principle of adhering to the principle of unity of justice and justice. The local pilot experience of the reform of the housing plot system reflects the problem of the farmer's exit from the homestead, the absence of the homestead lease in the rules of the Contract Law, and the diversification of the power transfer in the pilot. Therefore, it is necessary to expand the right to use the house site to cope with the practical problems, to separate the right of the homestead from the right to assign and to exercise the right to exercise. The farmers can transfer the right to use the right to use the house site to obtain income according to the qualification right; The right to use rights includes the right to use, re-transfer, mortgage, and compensation rights, so that the right to use and the right to use form a rights structure that is independent and mutually compatible.