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给房产设居住权逃债,法院照样可执行!

  • 2026-08-04 09:41:05
给房产设居住权逃债,法院照样可执行!

“我在抵押前就设了居住权并且依法登记，时间在先，法院也拿我没辙！”——这是很多“聪明人”的如意算盘。
自从《民法典》新增了居住权制度，不少债务人动起了歪脑筋：明知要抵押借款，先把居住权给家人设上，心想这样一来，就算将来断供被执行，房子上拴着个“居住权”，谁还敢买？
时间在先，就一定赢吗？答案没那么简单。
一、真实案例：抵押前设居住权，照样被“打脸”
上海的王某一心想逃避债务。2022年11月，他将名下房屋抵押给某银行获取贷款。可就在抵押前几个月，他“先行一步”——在房屋上给母亲李某设了个终身居住权。王某的算盘打得啪啪响：“我在抵押前就设了居住权，时间在先，看你法院怎么卖？”
然而，法院执行时一审查，发现了关键问题：居住权虽登记在抵押之前，但居住权人李某从未实际入住。王某在设居住权的同时，还委托他人对外出租该房并收取租金。这哪里是保障母亲居住？分明是恶意逃债！
法院最终认定：居住权的核心是实际居住，不是一纸登记。王某的“居住权”空有其表，实质是为了妨碍执行。法院果断裁定：强制涤除该居住权！ 房屋正常拍卖。
二、时间在先不是“护身符”，法院还要看这三点
很多读者会问：难道不是“先来后到”吗？时间在先就白纸黑字登记了，法院怎能不认？居住权作为《民法典》新增的用益物权，固然具有排他效力，但法院在执行中不会只看登记时间，而是要进行实质性审查，重点看三点：
第一，是不是“真住”？ 居住权不是登记就行。如果居住权人从未实际占有、使用房屋，或者房屋同时被出租给第三方，法院就会怀疑其真实性。“空挂名”的居住权，法院有权涤除。
第二，有没有“恶意串通”？ 《民法典》第154条明确规定：行为人与相对人恶意串通，损害他人合法权益的民事法律行为无效。如果法院查明，抵押人和居住权人明知马上要抵押还贷款，恶意设权对抗执行，这种居住权可以直接宣告无效。
第三，是否“影响在先权利实现”？ 这是最核心的法条依据。根据《最高人民法院关于人民法院民事执行中拍卖、变卖财产的规定》第28条：拍卖财产上原有的用益物权（居住权），如果对在先的担保物权（抵押权）实现有影响的，人民法院应当依法将其除去后进行拍卖。
也就是说，即使居住权设立时间略早于抵押权，但只要法院评估认定这个居住权实质影响了抵押房产的价值和变现能力，就可以强制“洗掉”它。
三、居住权的“初心”不是为逃债
居住权制度的立法目的，是解决老人、离婚一方、保姆等弱势群体的基本居住问题，实现“住有所居”。它是用来保障弱势群体的，不是给老赖当“逃债神器”的。法院在执行中会综合考量设立目的、实际居住情况、是否损害公序良俗等因素。恶意逃债，不在保护之列。
对“老赖”们说一句： 靠居住权炒债的路，大概率走不通。法官不只看登记时间，更看你那颗心。
对买房人说一句： 法拍房里“带居住权”的，先别急着判定是坑。问问律师，查查居住权人是否实际入住、设权目的是什么。如果只是“空挂”，法院可能随时把它洗掉。
【内容说明】以上内容主要为原创，文章仅供学习参考之用，禁止用于商业用途，版权归作者所有。部分素材来源于网络，使用素材时未能及时与原作者取得联系，若侵犯到您的权益烦请告知，我们将立即删除。
本文来自网友投稿或网络内容，如有侵犯您的权益请联系我们删除，联系邮箱：wyl860211@qq.com 。

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  1. CONNECT:[ UseTime:0.000417s ] mysql:host=127.0.0.1;port=3306;dbname=a_mffb;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.000598s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.000236s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.000248s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.000562s ]
  6. SELECT * FROM `set` [ RunTime:0.000207s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.000662s ]
  8. SELECT * FROM `article` WHERE `id` = 542759 LIMIT 1 [ RunTime:0.000620s ]
  9. UPDATE `article` SET `lasttime` = 1786202130 WHERE `id` = 542759 [ RunTime:0.001018s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 64 LIMIT 1 [ RunTime:0.000259s ]
  11. SELECT * FROM `article` WHERE `id` < 542759 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000504s ]
  12. SELECT * FROM `article` WHERE `id` > 542759 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000417s ]
  13. SELECT * FROM `article` WHERE `id` < 542759 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.001287s ]
  14. SELECT * FROM `article` WHERE `id` < 542759 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.000879s ]
  15. SELECT * FROM `article` WHERE `id` < 542759 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.000739s ]
0.073683s