Study On Incentive Mechanism Of Rural Residential Land Consolidation China

With the rapid development of economics, China is in the period of fast promotion of industrialization and urbanization. At the same time, the construction land keeps a trend of rapid increase in recent years. Under the pressure of food security and ecological security, the traditional methods of farmland consolidation and unutilized land exploitation cannot meet the demand of supplement of cultivated land. Therefore, it is necessary to realize the potential of constructive land. As the biggest type of constructive land, rural residential land is abundant, while its usage is inefficient and extensive which has large potential. Obviously, rural residential land consolidation will become the important way to supplement cultivated land in the future in China. The policy of "association between the increase of urban constructive land and decrease of rural residential land" unveiled in2005by the Ministry of Land and Resources brings up some measures to promote it. As a comprehensive system project, rural residential land consolidation needs huge capital, professional technology, besides of association of all subjects which based on the perfect mechanism system. Hence, it is necessary to study the incentive mechanism of rural residential land consolidation in order to increase the enthusiasm every subject.Based on the reality, this thesis tries to apply the theories of institutional economics to analyze the institution and practice of rural residential land consolidation at present in China, and investigate the defects of institution and its influence on subjects’enthusiasm for taking part in rural residential land consolidation. Then, it constructs the incentive mechanism by two aspects of property rights and income distribution. Finally, some suggestions are present for promoting rural residential land consolidation to a widen implementation.This thesis consists of eight chapters and can be divided into five parts. They are successively the study on the theoretical basis, the analysis on present institutions and its incentive efficiency, the incentive mechanism’s design, empirical studying, and conclusions and suggestions. Major contents of every part show as follows:The first part is composed of three chapters. The first chapter is an introduction, the second one is on the summary of the research and the third is the theoretical basis. By reviewing and commenting the related research progress of the connotation, model, driving force, subjects’ behavior and incentive mechanism of rural residential land consolidation, the research orientation and targets of this thesis are definited. Then the theoretical basis of this thesis are analized, which cotains of the theories of public goods, externality, mechanism designing and property rights.The second part is the fourth chapter, of the analysis on present institutions and its incentive efficiency of rural residential land consolidation in China. Firstly, it analyzes the characteristics of rural residential land consolidation, the functions of institutions, and the relationship between them.Then, it analyzes the problems of now and background of future on rural residential land consolidation. Based on the analysis of the reasons of incentive deficiency of rural residential land consolidation, incentive mechanism consisting property rights and income distribution of rural residential land consolidation are proposed.The third part is composed of two chapters. The fifth chapter is property rights incentive mechanism design of rural residential land consolidation. On the basis of analysis on the inner meanings of property rights, land property rights and land property rights mechanism, it analyzes the changes of the related obliges’ property relation. Then, it analyzes the defects on rural residential land consolidation of the institution arrangement on rural residential land property rights and its rearrangement, and its influences on behavior subjects during the process of rural residential land consolidation. Based on theories of property rights and mechanism design and practical experiences of rural residential land consolidation at home and abroad, it constructs property rights incentive mechanism of rural residential land consolidation. The sixth chapter is income distribution incentive mechanism design of rural residential land consolidation. On the basis of analysis on the composition of the investment and income and behavior subjects’ relationship of rural residential land consolidation, it analyzes the defects of the income distribution mechanism and its influences on the stakeholders’behavior. Then, based on practical experiences of rural residential land consolidation at home and abroad and theories of principal-agent and mechanism design, it constructs income distribution incentive mechanism of rural residential land consolidation.The fourth part is the seventh chapter of the empirical research. In order to test mainly of the theoretical hypothesis in former chapters, they are analized in two ways. One way is to spect the mechanisms’ effects on farmers’ willingness and enthusiasm of property rights and income distribution in Shaodong county of Hunan province and Rudong county of Jiangsu province, where rural residential land consolidation are undo. Another way is to analysize the incentive mechanism and its performance by appling the classical case of exchanging commercial house by rural housing land in Tianjing, which is one of the first pilot cities of "association between the increase of urban constructive land and decrease of rural residential land".According to theoretical analysis, conclusions come out as follows:(1)Under current institution of rural residential land consolidation, the use of rural residential land presents external diseconomy and rural residential land consolidation presents external economy, which lead to both market failure and government failure, so that the stimulation for suppling public goods of rural residential land consolidation is deficient.(2)Different institution arrangement will have diffirent stimulation on subjects. There are incentive defects of current rural residential land consolidation such as deficient economic stimulation, difficulties of multiple financing, property rights mechanism and income distribution. In order to correct market failure and government failure, stimulate all of the subjects’enthuasim to participate rural residential land consolidation, incentive mechanism should be built by property rights and income distribution.(3)There are many mechanism defects on current rural residential land consolidation of property rights, such as the diastem of ownership subject of rural housing land and its limitation, the imperfection of use right power and its specific subject, the gratis initial obtaining and "One Household, One Housing", and the lagging of land registration system. Which brings up to some problems such as to the thought collide by farmers, hard to property rights of housing land transaction and the uncertain security of farmers’interests. So the incentive mechanism of property rights on rural residential land consolidation should be built by reconstructing property rights of housing land, perfecting land registration system and permitting housing land transaction to promot urban-rural untited real estate market.(4)There are many mechanism defects on current rural residential land consolidation of income distribution, such as the lack of perfect policies guidance on practice and the single measure of local government, which leads to the inventive deficiency of farmers and subjects of land use property. So the incentive mechanism of income distribution on rural residential land consolidation should be constructed through reconstructing the principal-agent relationship of rural residential land consolidation, taking different measures according to different behavior subjects’ input factors, promoting the industrialization of rural residential land consolidation.(5)It is obvious that the incentive mechanism of property rights and income distribution have effects on farmers’s attitude and willingness of inputting labor and money on rural residential land consolidation, on which exists differences in different regions.The farmers who taking regard housing land ownership as village committee or villagers’ group are22.8%higher than those of taking it as their owns.If rural housing land is allowed to transacting,85%of the outer farmers are willing to transferring their housing land at a low price. In condition of reasonable income compasing, the amount of the farmers who is willing to input labor and money is increased from75to115. The supporting rate of the farmers in S County is38.4%higher than those in R County, and farmers in S county are more likely to employment settlemet and money compensation, while farmers in S county are social security settlement and house compensation.(6)The way of Tianjin City to promot rural residential land consolidation is changing rural housing land as house in urban. The successful experiences lie in science planning, developing urban by industrial, respecting farmers’voluntary, institutional innovation and policies supporting. It takes farmers changing rural housing land as house in urban which permitting transferring in the market in the way of collective constructive land transferring innovating, by means of both government and market investing and paying attention on local condition in social security settlement. Good benefits in economic, social and ecological are obtained by implementing the method of changing rural housing land as house in urban.Based on the above conclusions, some suggestions for promoting the sustainable and heath developing are put forward as follows:At first, in order to promote the circulation of rural residential land use right, the mechanism of property system and land registration should be perfected, and a unified urban and rural real estate market should be established, too;Then, after reconstructing the principal-agent relationship of rural residential land consolidation, the government should make favorable policies and take encouraging measures according to different subjects; Eventually, the government should reform the system of land tax and fee, evil specifications and methods about land right adjustment and income distribution of rural residential land consolidation, establish land consolidation special funds and judicial arbitral agency, and carry out supervision the whole process of rural residential land consolidation.