Study On Compensations To Farmers Whose Houses Are Demolished In The Projects Of "Link Of Increase And Decrease Of Urban And Rural Construction Land"

In order to solve the problem of urban and rural construction land’s expansion, the State Council put forward the policy of "link of the increase and decrease of urban and rural construction land" in2004. The "Links" alleviate the contradiction between increase of urban construction area and protection of cultivated land to some extent, so that the "link" policy ranges gradually from the initial five pilot provinces or cities across the country. The projects are not running easily in the process, in some places the local governments just only pursuit of construction land while ignoring the protection of farmers’interests in the demolition of the old districts. Farmers’ interests is mainly reflected by the compensation for the demolition of the old houses; though the amount of compensation had been determined arbitrarily in many places because of the lack of direct laws and regulations, coupled with the amount of compensation farmers expected varies from person to person, which led to the conflicts between the farmers and the demolition of units. Therefore, the study on compensation for farmers’house demolition in the "link" projects not only makes sense for safeguarding the interests of farmers but also has an important significance to running smoothly.On the basis of Reading. summary of related research and theory, the paper analysis the composition of the loss in the "links" projects qualitatively and then chooses methods measuring the losses; taking Xiangyang City for an empirical regional after designing of the questionnaire, the paper estimates the compensation farmers should receive for the demolition in the "link" projects; the paper also analysis the factors influencing the amount of compensation expected by famers through selecting factors from aspects of farmers’knowing about the "link", the housing and homestead, farmers’ personal and family situation. The main conclusions of the paper are:(1) participating in the projects of the "links", farmers have both direct losses and indirect losses for the house demolition; the direct loss is the loss of ground attachments and any other direct losses such as fitting, and the indirect losses is the transfer of land development rights. Corresponding compensation to the farmers should contain two parts, that the compensation for losses of ground attachments and other direct losses and the losses of transfer land development rights.(2) In this paper, CVM is used to estimate the value of the development right of the agricultural land; the value of farmland development rights is76.85yuan per square meters in the study area by asking farmers ’willingness to pay. Respondents’ willingness to pay is affected by their gender, age, educational level, occupation and annual household income. (3) the paper discusses the factors affecting the farmers’ willingness to get. Age, year of housing construction, housing area, with knowledge of the ownership of the homestead have a very significant impact on the desired amount of compensation; family labor force, homestead area has a significant impact on the amount of compensation farmers expected. Age, Housing Construction Year, homestead area, and construction area are positively related to the desired amount of compensation; the number of family labor force, the correct understanding to the homestead are negatively correlated with expectations of the amount of compensation.(4) farmers generally want to get compensation for sparing part of homestead, in other words, receiving compensation for the transfer of land development rights. That is the indicators which is also land development right saved in the projects of the "linked" should attributable to the farmers, and relocating farmers who release of the construction land should be compensated in order to protect their interests.Finally, the paper gives some suggestions from the aspects of the farmers’right to know and participate, perfecting relevant laws and regulations, reasonable assessments of the compensation and mode of operation to the projects of the "links".