A Study On “Three Rights Separation”、Circulation And Utilization Efficiency Of Homestead

With the acceleration of urbanization process,capital and resources gathering in the city has attracted a large number of rural populations to urban employment,and the phenomenon of idle homestead,inefficient use and hollow village is widespread.Invigorating the resources of homestead and improving the utilization efficiency of residential land can not only realize the optimal allocation of resources,but also increase the income of farmers,promote the overall development of urban and rural areas,and help the revitalization of rural areas.The policy of "Three Rights Separation" of homestead provides system guarantee for vitalizing the resources of homestead,expanding the asset function and management function of homestead,and improving the utilization efficiency of homestead.In this paper,we defined the power of different right subjects of homestead based on the background of "three rights separation" of homestead.We also clarified the concept and connotation of the utilization efficiency of homestead.Using data envelopment analysis model(DEA)to evaluate the utilization efficiency of homestead in Xiangshan County in order to explore the relationship between "three rights separation" and the circulation and utilization efficiency.Finally,our study proposed countermeasures and advice to improve efficiency of homestead,in order to guard the interests of each subject of homestead and help the implementation of rural revitalization strategy.The results are as follows:(1)The average value of homestead efficiency in Xiangshan County was 0.786,the maximum value was 1.038,and the minimum value was 0.463,which had significant difference.The efficiency was also different in different types and circulation states: Pure residential(0.696)< mixed(0.856)< pure operation(0.969),in-transference(0.924)>out-transference(0.742)> non-transference(0.737).(2)The policy of "three rights separation" had significant positive impact on the efficiency of homestead.At the same time,the medium variable circulation area,investment of homestead played a positive role in promoting the utilization efficiency.The indirect effect of the loan amount had notpassed the significance test,which may be due to the short implementation time of the "three rights separation".Although the use right of homestead has been granted with mortgage right,there were few farmers who had made the mortgage loan at present.(3)Simple intermediary effect model verified the intermediary effect of homestead circulation area,investment,but failed to verify the intermediary effect of loan amount.This is consistent with the original intention of the establishment of the "three rights separation" policy.Its main purpose was to promote circulaiton of homestead.Homestead circulation enabled operators with strong investment ability to own more land,so as to improve the utilization efficiency of homestead.(4)Multiple multi-step intermediary effect model verified the action path of "three rights separation" homestead circulation area-long-term investment-short-term investment-homestead utilization efficiency,which indicated that the policy of "three rights separation" would affect the long-term investment of homestead and the short-term investment of homestead by promoting the circulation of homestead flow,and finally led the improvement of homestead utilization efficiency.Therefore,in order to improve the utilization efficiency of homestead,this paper puted forward the following policy suggestions: first,establish normal mechanism of registration and certification for homestead and rural housing.Clearing the right subject and property right boundary by confirming the right to determine the ownership relationship of homestead and rural housing in legal form,and reduce the disputes of homestead circulation.Second,accelerate the reform process of "three rights separation" of homestead,promote the legislative reform of homestead system,and establish the legal status of "three rights separation" of homestead.According to the local conditions,we should improve the relevant supporting policies to broaden the financing channels of farmers and increase the management investment of homestead,so as to activate the multiple utilization of homestead,realize the asset value of homestead and increase the income of farmers.Third,we should strengthen planning;accelerate the development of rural industries.Guiding the development of homestead and industry so as to boost the development of rural leisure,tourism,pension and other industries.Extend china ofagricultural industry,and promote the active use of homestead through the development of industry.Fourth,strengthen the management of homestead utilization and guide the orderly circulation of homestead.We should establish a trading platform for the information property right of rural homestead and rural house,release the information of homestead,and promote the smooth flow of information about the circulation of homestead.At the same time,the government should strictly review and supervise the legitimacy of the circulation and utilization of rural house.Fifth,we should strengthen publicity and education,carry out skill training,and improve the management capacity of farmers’ homestead.Through the form of network and special training meeting,we will carry out service skill training in the industry of homestead to improve service quality and operation level,improve the brand and reputation of homestead,and attract more tourists to travel and live,and increase the operating income of homestead.