商品房消费者超级优先权的权利冲突与协调路径研究

A Study on the Conflict of Rights and Coordination Mechanisms of Commercial Housing Consumers’ Super-Priority

摘要: 当前房地产企业破产程序中，商品房消费者超级优先权与建设工程价款优先受偿权、抵押权之间的权利冲突，暴露出法律体系内部生存权保障与物权优先原则的价值碰撞及制度协同缺位的困境。究其根源，司法解释对“超级优先权”的激进创制打破了破产法既有的清偿顺位，而权利主体泛化、支付比例标准模糊及政策干预与法律稳定性的矛盾进一步加剧了利益失衡。对此，可通过构建“生存性需求–支付比例–房屋状态”联动的类型化规则体系，限缩权利主体范围、建立动态分层机制并完善滥用防范程序，从而实现生存权保障、劳动者权益保护与市场秩序稳定的动态平衡。

Abstract: In the current bankruptcy proceedings of real estate enterprises, the conflict between commercial housing consumers’ super-priority, the priority of construction project payments, and mortgage rights reveals a systemic dilemma: a clash of values between the protection of subsistence rights and the principle of property priority, as well as the absence of institutional coordination. The root cause lies in the radical establishment of “super-priority” through judicial interpretations, which disrupts the existing repayment hierarchy under bankruptcy law. Further complications arise from the overly broad scope of entitled parties, ambiguous payment ratio criteria, and the inherent conflict between policy interventions and legal stability, all of which exacerbate imbalances in stakeholder interests. To address these issues, this study proposes establishing a typified rule system that integrates “subsistence needs-payment ratio-property status” linkages. This framework would narrow the scope of entitled parties, implement dynamic tiered mechanisms, and refine anti-abuse procedures, thereby achieving a dynamic equilibrium among the protection of subsistence rights, safeguarding laborers’ interests, and maintaining market order.