城市房地产契约：问题和制度完善的思考.doc

城市房地产契约：问题和制度完善的思考 real estate contracts：The thinking on the problem and its system improvement 王雅莉 东北财经大学公共管理学院 【摘要】在我国经济高速发展和大规模的城市化进程中，城市房地产行业也形成多年的高速发展。然而，由于我国市场经济历史的短暂和传统体制的影响，我国房地产市场交易中不时出现了一些显性和隐性的违约行为，扰乱了市场的正常秩序，可能会留下危机的隐患，妨碍了房地产业健康和稳定的运行。本文根据我国房地产业的发展现状，分析了这些问题的表现形式、出现原因和危害后果，并根据契约理论对完善我国房地产契约制度进行了初步探。认为可以通过完善市场信息供给制度和不断提高信息的完全程度、确立约束契约者机会主义行为的制度和通过提高违约负担来降低违约行为、建立交易者征信体系提高履约率以及培育市场信用意识和提高人们履约的社会责任感等措施，来完善城市房地产契约制度的建设。 【关键词】城市房地产 契约问题 契约制度 改进建议 ABSTRACT With Chinas rapid economic development and urbanization process accelerated, the Urban Realty has seen a boom for many years. However, as the market economy of short time and the impact of traditional system, there are dominant and recessive breaches of contract have occurred sometimes in business of house property, which disorder the market rules and leave over hidden trouble and disturb the benign operations of the market. This paper analyses the problems with the behavior forms, the emergence causations and the hazard aftermaths. This paper also discusses how to improve the real estate contract system based on the contract theory. The suggestions include the improvement of market information supply system, the elevation of information integrality degree, the establishment of covenanter opportunism restriction system which reduces rule violation behaviors through the boost of rule violation amercements, the foundation of traders’ sincerity system, the cultivation of market sincerity consciousness and the improvement of social responsibility to implement contracts. Key words: Urban Real Estate, Contract Problem, Contract System, Corrective Suggestion 随着我国经济的高速发展，我国居民的基本需求已经从满足吃、穿、用发展到“住”和“行”两大方面的商品需求。从“住”的需求来看，自从1999年国家停止福利分房，实行住宅商品化以来，居民对城市住宅的需求日益激增，使城市住宅成为近10年来价格持续上升的“坚挺”商品。由于土地资源的有限性和人口众多导致的住房需求的刚性，我国房地产业尚未展现出“买方”市场的全部特征，很多方面呈现着“卖方”市场的特征。由此，广大住房消费需求者处于市场交易的被动地位。特别是，目前很多房地产市场存在着交易契约不完善的状况，使得住房消费的需求者更为被动。为了保障住房消费者的利益，完善我国的房地产契约制度就十分必要和重要。 一、我国房地产业契约制度与契约行为存在的问题 近几年来，随着我国房地产市场的刚性发展，市场交易双方从各自的利益出发，违背约定的行为时有