摘要： 商品房消费者权利何以需要优先保护,须从理论基础与规范适用两个层面进行检视。在理论基础层面,商品房消费者权利获得优先保护的理论基础并非物权期待权,正常经营买受人规则亦不具有可类推性。商品房消费者权利获得超级优先保护,体现了基于公共利益保护需要的优先债权原则的优先权配置。在我国的期房交易模式中,房地产企业是更优的风险承担者。在分配正义视角下,商品房消费者获得优先保护具有正当性,从而能够化解房地产市场风险,缓和商品房双重属性之间的紧张关系。商品房消费者权利优先保护的法理基础在于信赖责任法理,权利属性应界定为基于公共利益的衡平目的而特别规定的法定优先权。在规范适用层面,应区分商品房消费者与投资经营者,并对于商品房消费者的居住目的在客观标准的基础之上进行动态衡量,并明确其超级优先保护地位。

关键词: 优先权, 法定先取特权, 期待权, 信赖保护, 正常经营买受人

Abstract: The reason why the rights of consumers of commercial property need to be protected in priority must be examined from two aspects: theoretical basis and normative application.At the level of theoretical basis, the theoretical basis for the priority of protection of commercial property consumers' rights is not the right of expectation and there is no analogy for the rule of “buyer in ordinary course of business”.The super-priority protection of the rights of consumers of commercial property reflects the priority allocation of the principle of priority claims based on the needs of the public interest.Real estate companies are better risk-takers in forward housing transaction model in China.From the perspective of distributive justice, the priority protection of commercial property consumers is justified, which can resolve the tension between the risk of the real estate market and the dual attributes of commercial property.The jurisprudential basis for the priority protection of the rights of consumers of commercial property lies in the jurisprudential principle of reliance liability, and the nature of the right shall be statutory priority specially provided for the equitable purpose of public interest.At the level of normative application, consumers of commercial property and investment merchants shall be distinguished, and the residential purpose of consumers of commercial property shall be measured objectively and dynamically, and their super-priority protection status shall be clarified.

Key words: Priority Right, Statutory Priority Privilege, Right of Expectation, Reliance Protection, Buyer in Ordinary Course of Business