长期以来，由于法律上对公共利益的界定不够清晰，征收程序规定也较为简略，地方政府有些部门执法力度不够，因此对被征收人的合法权益保障不够，从而导致暴力拆迁、不文明拆迁等现象时有发生，在不同程度上损害了被征收人的合法权益，还引发了一些群众上访事件，影响了社会的和谐稳定。因此从法律层面对不动产征收的条件、范围、权限和程序进行规定，显得非常迫切。

征收在本质上是国家基于公共利益对个人财产的限制，也是国家利用公权力对私人物权的限制。个人财产权是个人的基本人权，也是受宪法保护的基本权利，但国家为了公共利益的需要，对土地和私人财产可以实行征收，这是各国的通行做法。不过由于征收限制了人民的财产权，因此宪法、法律要求征收应当依照“法律”的规定，我国立法法也明确规定“对非国有财产的征收”只能制定“法律”。这表明对于人民基本权利的限制，应当通过制定法律来进行，而不宜通过行政法规甚至效力等级更低的规范性法律文件来规定。这充分体现了国家对人民财产的尊重和保护。

我国于2007年通过了物权法，该法第四十二条第一次明确了征收的条件和补偿的原则。但是，该法仅仅用一个条款来规定，毕竟过于简略。2010年，国务院颁布了《国有土地上房屋征收与补偿条例》，进一步规范了国有土地上房屋的征收。它是对物权法征收制度的发展与完善，但由于该条例仅仅针对国有土地上的房屋，对于集体土地的征收并不适用。因此，当前迫切需要制定一部统一的不动产征收法。

制定不动产征收法也是依法治国的需要。依法治国必须充分保障老百姓的财产权，无论是农民所享有的土地承包经营权，还是城镇居民所享有的房屋所有权，都是个人的重要财产，甚至是个人基本的生产资料和生活资料，因此保护个人的房屋所有权也是对居住权的保障。而征收活动是对个人财产权的重大限制，只有规范征收活动，才能规范公权力的行使，充分保障公民的私权，并有力推进依法治国战略的实现。

近些年，征收补偿环节所引发的矛盾和纠纷较多，征收与补偿条例通过之后，此种情况得到了缓解，但是仍然没有完全消除。前不久，由国家四部委联合通报的2011年上半年的11起强拆致人伤亡案，也说明了问题的严重性。这在某种程度上也反映了规则不到位，征收活动还应当进一步规范。征收与补偿条例属于行政法规，效力等级较低，难以详细明确各种法律责任，因而在颁行之后实施效果并不十分理想。为此，也需要制定一部不动产征收法。

我国物权法为了落实宪法的规定，在第四十二条明确规定：“为了公共利益的需要，依照法律规定的权限和程序可以征收集体所有的土地和单位、个人的房屋及其他不动产。”这就强调征收不动产的权限和程序只能由“法律”作出规定，而不能通过行政法规或其他规范性法律文件来规定。物权法通过之后，还必须通过配套的法律来具体落实有关征收的规定，规范征收活动。通过制定不动产征收法，可以将征收的程序、补偿的规则进一步细化，这实际上是对物权法第四十二条的具体化。

要对征收的相关内容及主体进行详细的界定，从而让征收人和被征收对象都清楚自己的权利和义务。公共利益是征收的基本前提和基础，征收与补偿条例具体列举了公共利益的类型，但其对公共利益的界定在实践中仍然存在争议，比如不符合公益的征收决定，法院是否有权进行司法审查？是否有权撤销该征收决定？这些都有必要作出规定。对于征收决定权的主体，征收与补偿条例规定市县级人民政府为征收决定人，但是，该权利是否可以委托他人行使？人民政府以外的其他部门能否作出征收决定？具有市县级级别的各类经济和技术开发区管委会是否享有征收权？这些问题都需要在法律上明确规定。对于被征收人，国有土地上房屋的被征收人就是房屋所有人，而农村集体土地的征收，除了集体之外，被征收人是否包括土地承包经营权人？物权法暗含了这一含义，但是规定得并不明确。被征收对象主要应当包括城市国有土地之上的房屋和农村集体土地，征收与补偿条例却不涉及集体土地。如此等等，不一而足，都需要制定法律进行详细的规定。

完善的程序是规范征收行为的一个重要途径，对于不动产的征收决定，应当依照哪些依据作出？是否要经过调查、听证、广泛征求意见等过程？在作出征收决定前，是否应该事先达成有关补偿的协议？被征收人是否有权提起行政诉讼？法院是否有权对该决定进行司法审查？这些都有待立法明确。此外，关于征收的启动、订立拆迁协议、征求居民意见、召开听证会、公布征收方案及其反馈、确定补偿的标准和规则、不动产的评估、评估机构的选定，以及行政复议、行政诉讼等事项的规定，都需要加以完善。

征收补偿是不动产征收中问题的焦点，因此要对其进行更加细化的规定。我国物权法第四十二条区分了城市土地之上房屋的征收与集体土地征收，并规定了不同的补偿原则和标准。笔者认为，应当依据物权法所确定的原则，将征收补偿的标准进一步的细化，尤其是对集体土地的征收补偿，目前各地做法不相一致，应当在法律上统一规定。由于集体土地上的房屋不能进入市场流通，这就给评估其价值带来一定的困难，因此，对于集体土地之上的房屋的征收补偿，需要通过研究确定具体的补偿标准。

对于其他在审理相关案件中可能遇到的问题，也要尽可能地在法律中加以完善。比如征收补偿协议的性质是否属于民事合同？征收补偿协议生效后，一方不履行，另一方是否可以以违约为由起诉？这些都需要规范。还有司法搬迁中管辖的级别、司法审查的内容、执行主体的确定等等，都需要在法律中进行细化规定。


（作者系中国人民大学副校长、中国法学会副会长）


国家工商局 对对外贸易经济合作部


国家工商行政管理局、对外贸易经济合作部关于设立外商投资广告企业的若干规定(附英文)

1994年11月3日，国家工商管理局、对外经贸部

第一条 为了更好地推动我国广告业为对外开放服务，保证外商投资广告企业的质量，促进我国广告业健康发展，制定本规定。
第二条 本规定所称外商投资广告企业，是指中外合资、合作经营广告业务的企业。
第三条 设立外商投资广告企业，应当遵循《中华人民共和国中外合资经营企业法》、《中华人民共和国中外合作经营企业法》、《中华人民共和国广告法》、《广告管理条例》、《广告经营者资质标准及广告经营范围核定用语规范》等有关法律、法规、规章。
第四条 外商投资广告企业的项目建议书和可行性研究报告，由国家工商行政管理局审定。外商投资广告企业的经营范围，由国家工商行政管理局依据《广告经营者资质标准及广告经营范围核定用语规范》，根据外商投资广告企业的类型，按设计、制作、发布、代理国内外广告业务的不同范围，分别予以核定。外商投资广告企业的合同和章程，由对外贸易经济合作部审查批准。
第五条 设立外商投资广告企业，按下列程序办理：
（一）外商投资广告企业的中方合营（含合作，下同）者，向所在地有外商投资企业核准登记权的工商行政管理局呈报设立外商投资广告企业的项目建议书和可行性研究报告，由其提出初审意见，经省、自治区、直辖市及计划单列市工商行政管理局核转，报国家工商行政管理局审定。
中方合营者为国务院部、委、局直属企业的，中方合营者向其主管部门呈报设立外商投资广告企业的项目建议书和可行性研究报告，经审核同意后，转报国家工商行政管理局审定。
国家工商行政管理局自收到全部呈报文件之日起三十天内，作出同意或不同意的决定。
（二）国家工商行政管理局颁发《外商投资广告企业项目审定意见书》后，由中方合营者向所在地外经贸部门呈报设立外商投资广告企业的合同和章程，经省、自治区、直辖市、计划单列市外经贸部门核转，报对外贸易经济合作部审批。
中方合营者为国务院部、委、局直属企业的，中方合营者向其主管部门呈报设立外商投资广告企业的合同、章程。主管部门审核同意后，转报对外贸易经济合作部审批。
对外贸易经济合作部依照国家有关外商投资的法律、法规，在规定的期限内决定批准或不批准。
（三）中方合营者持国家工商行政管理局颁发的《外商投资广告企业项目审定意见书》和对外贸易经济合作部颁发的批准证书及法律、法规规定的其他文件，按企业登记注册的有关规定，向国家工商行政管理局或有外商投资企业核准登记权的地方工商行政管理局办理企业法人登记注册手续。
外商投资广告企业申请设立分支机构，由省、自治区、直辖市、计划单列市外经贸部门或国务院部、委、局审核同意后，转报对外贸易经济合作部，对外贸易经济合作部在征求国家工商行政管理局意见后，决定批准或不批准。
第六条 设立外商投资广告企业，除符合有关法律、法规规定的条件外，还应具备以下条件：
（一）合营各方必须是具有一定规模的以经营广告业务为主的企业法人；
（二）能够引进国际先进的广告制作技术和设备；
（三）具有市场调查、广告策划和广告效果测定等能力；
（四）能够在广告策划、创意、设计、制作和经营管理等方面培训中国职员；
（五）注册资本不低于30万美元。
第七条 申请设立分支机构的外商投资广告企业，应具备以下基本条件：
（一）注册资本全部缴清；
（二）年营业额不低于2000万元人民币；
（三）分支机构所在地须有3个以上相对固定的广告客户。
第八条 申请设立外商投资广告企业，由中方合营者按本规定第五条规定的程序，向国家工商行政管理局报送下列文件：
（一）申请设立外商投资广告企业的报告；
（二）中方合营者所属主管部门的批准文件；
（三）设立外商投资广告企业的项目建议书；
（四）合营各方共同编制的可行性研究报告；
（五）合营各方的登记注册证明；
（六）合营各方的资信证明；
（七）采用的主要制作设备、技术及其来源证明；
（八）广告管理制度；
（九）地方工商行政管理局的初审意见。
第九条 申请设立外商投资广告企业，应按本规定第五条规定的程序，向对外贸易经济合作部报送下列文件：
（一）地方外经贸部门或国务院部、委、局的报送文件；
（二）国家工商行政管理局颁发的《外商投资广告企业项目审定意见书》；
（三）设立外商投资广告企业的合同、章程；
（四）项目建议书及可行性研究报告；
（五）合营各方的登记注册证明；
（六）合营各方的资信证明；
（七）工商行政管理部门出具的名称核准书；
（八）合营企业的董事会名单及各方董事委派书。
第十条 外商投资广告企业通过审查取得批准证书后，如出现下列情况之一的，应按本规定第五条规定的程序另行报批：
（一）更换合营方；
（二）变更经营范围。
第十一条 外商投资企业申请增加广告经营业务的，参照本规定办理。
第十二条 本规定自一九九五年一月一日起施行。

Regulations of the State Administration for Industry and Commerceand the Ministry of Foreign Trade and Economic Cooperation for Establi-shing Foreign-Invested Advertising Enterprises

(Promulgated on November 3, 1994)

Whole document
Regulations of the State Administration for Industry and Commerce and the
Ministry of Foreign Trade and Economic Cooperation for Establishing
Foreign-Invested Advertising Enterprises
(Promulgated on November 3, 1994)
Article 1
These Regulations are hereby formulated with a view to promoting the
advertising industry of China to serve for the open-to-the-outside-world,
assuring the high quality of the foreign-invested advertising enterprises,
and pushing forward the healthy development of the advertising industry of
China.
Article 2
For the purpose of these Regulations, the term "foreign-invested
advertising enterprises" means the enterprises that are engaged in
advertising business in the form of either a Chinese-Foreign equity joint
venture or a Chinese-foreign cooperative joint venture.
Article 3
To apply for the establishment of a foreign-invested advertising
enterprise, related laws, regulations and rules shall be followed, such
as Law of the People's Republic of China on Chinese-foreign Equity Joint
Ventures, Law of the People's Republic of China on Chinese-foreign
Cooperative Joint Ventures, The Advertising Law of the People's Republic
of China, Regulations on Advertising Administration, Qualification
Standards of Advertising Operators and Phraseology Norm for the
Examination and Ratification of the Advertising Business Scope, etc.
Article 4
The project proposals and the feasibility study reports of
foreign-invested advertising enterprises shall be examined and approved by
the State Administration for Industry and Commerce. The business scopes of
foreign-invested advertising enterprises that are classified as the
different scopes like designing, producing, media-buying and acting for
advertising business both at home and abroad, shall be approved by the
State Administration for Industry and Commerce, in accordance with The
Qualification Standards of Advertising Operations and Phraseology Norm for
the Examination and Ratification of the Advertising Business Scope and in
the light of the different types of foreign-invested advertising
enterprises. The contracts and the articles of association of
foreign-invested advertising enterprises shall be examined and approved by
the Ministry of Foreign Trade and Economic Cooperation.
Article 5
For the establishment of a foreign-invested advertising enterprise,
the following procedures shall be followed:
(1) The Chinese party to an equity joint venture advertising
enterprise (including the party to Chinese-foreign cooperative joint
venture, similarly hereinafter) shall submit the project proposal and
feasibility study report for the establishment of a foreign-invested
advertising enterprise to the local administration for industry and
commerce which is authorized to ratify and register enterprises with
foreign investment. With the preliminary examination comments of the local
administration, the administration for industry and commerce at the level
of province, autonomous region, municipality directly under the Central
Government or the municipalities specifically listed in the State plan
shall examine and transfer those documents to the State Administration for
Industry and Commerce for final examination and approval.
In case the Chinese Party is an enterprise directly under the
ministries, commissions or bureaus of the State Council, the Chinese party
shall submit to the department in charge the project proposal and
feasibility study report for the establishment of a foreign-invested
advertising enterprise. Upon examination and consent by the department in
charge, those documents shall be submitted to the State Administration for
Industry and Commerce for final examination and approval.
Upon receipt of all the documents required, the State Administration
for Industry and Commerce shall, within 30 days, make a decision of
approval or disapproval over the establishment of the foreign-invested
advertising enterprise.
(2) After the issuance of the "Certificate of Examination and Approval
Opinions for Foreign-Invested Advertising Enterprises" by the State
Administration for Industry and Commerce, the Chinese party shall submit
the contract and articles of association of the foreign-invested
advertising enterprise to the local foreign trade, and after being
checked by the foreign trade and economic cooperation authorities at the
level of province, autonomous region, municipality directly under the
Central Government or the municipalities specifically listed in the State
plan, the relative documents shall be transferred to the Ministry of
Foreign Trade and Economic Cooperation for final examination and approval.
In case the Chinese party is an enterprise directly under the
ministries, commissions or bureaus of the State Council, the Chinese party
shall submit to the department in charge the contract and articles of
association for the establishment of a foreign-invested advertising
enterprise. After being checked and consented by the department in charge,
the documents mentioned-above shall be transferred to the Ministry of
Foreign Trade and Economic Cooperation for final examination and approval.
The Ministry of Foreign Trade and Economic Cooperation shall,
according to the State laws and regulations governing foreign investment,
decide whether to approve or disapprove the establishment of such an
enterprise within the stipulated time limits.
(3) The Chinese party shall, with the "Certificate of Examination and
Approval Opinions for Foreign-invested Advertising Enterprises" issued by
the State Administration for Industry and Commerce, the approval
certificate issued by the Ministry of Foreign Trade and Economic
Cooperation and other documents stipulated by the laws and regulations,
submit, according to the relative regulations on enterprise registration,
to the State Administration for Industry and Commerce or the local
administrations for industry and commerce authorized to check and register
enterprises with foreign investment for handling the formalities of
registration for an enterprise legal person.
The application of a foreign-invested advertising enterprise for
setting up a branch shall be examined and approved by the foreign trade
and economic cooperation department of the province, autonomous region,
municipality directly under the Central Government or the municipalities
specifically listed in the State plan, and then transferred to the
Ministry of Foreign Trade and Economic Cooperation which shall, after
gathering opinions from the State Administration for Industry and
Commerce, decide whether to approve or disapprove it.
Article 6
To apply for establishing a foreign-invested advertising enterprise,
the following conditions shall be fulfilled in addition to the conditions
stipulated in the relative laws and regulations:
(1) all parties to a foreign-invested advertising enterprise must be a
fair-sized enterprise legal person which is mainly engaged in advertising
business;
(2) being able to introduce the world's advanced advertising
technology and equipment;
(3) having the capability for market investigation, advertising plan
and advertising effect measurement;
(4) being able to train the Chinese personnel in the aspects of
advertising plan, creation, design, production and management; and
(5) the registered capital being no less than US $ 300000.
Article 7
The foreign-invested advertising enterprise which intends to apply for
setting up a branch shall fulfill the following main conditions:
(1) the registered capital has been contributed in full;
(2) the annual volume of business shall not be lower than RMB 20
million yuan; and
(3) in the place where the branch is to be located, there must be
more than 3 relatively permanent advertising customers.
Article 8
When applying for the establishment of a foreign-invested adverting
enterprise, the Chinese party shall, according to the stipulations set
forth in Article 5 of these Regulations, submit to the State
Administration for Industry and Commerce the following documents:
(1) the application report for the establishment of a foreign-invested
advertising enterprise;
(2) the approval documents issued by the department in charge of the
Chinese party;
(3) the project proposal for the establishment of a foreign-invested
advertising enterprise;
(4) the feasibility study report worked out jointly by all the
parties;
(5) the registration testimonials for each party;
(6) the financial credit documents for each party;
(7) the documents for the main equipment used and technology adopted,
and their original sources;
(8) its advertising administration system; and
(9) the preliminary examination opinions of the local administrations
for industry and commerce.
Article 9
When applying for the establishment of a foreign-invested advertising
enterprise, the Chinese party shall, in accordance with the procedure
provided in Article 5 of these Regulations, submit to the Ministry of
Foreign Trade and Economic Cooperation the following documents:
(1) the documents reported by local foreign trade and economic
cooperation departments or the ministries, commissions or bureaus
directly under the State Council;
(2) the "Certificate of Examination and Approval Opinions for
Foreign-invested Advertising Enterprises" issued by the State
Administration for Industry and Commerce;
(3) the contract and articles of association for the establishment of
the foreign-invested advertising enterprise;
(4) the project proposal and feasibility study report;
(5) the registration testimonials for each party;
(6) the financial credit documents for each party;
(7) the verification and approval documents for the name of the
enterprise issued by the administration authorities for industry and
commerce; and
(8) the name list of members of the board of directors and the
appointment documents for the directors from each party.
Article 10
Even after obtaining the approval certificate through examination, the
foreign-invested advertising enterprise shall, according to the procedure
stipulated in Article 5 of these Regulations, apply for approval in any of
the following cases:
(1) to change any party; or
(2) to change the business scope.
Article 11
These Regulations shall be applicable as a measure of reference to
enterprises with foreign investment if they apply for enlarging their
business scope to advertising business.
Article 12
These Regulations shall come into force as of January 1, 1995.