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|Estates in land|
|Future use control|
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Usufruct is a right of enjoyment, enabling a holder to derive profit or benefit from property that either is titled to another person or which is held in common ownership, as long as the property is not damaged or destroyed.
Usufruct comes from civil law, under which it is a subordinate real right (or in rem right) (ius in re aliena) of limited duration, usually for a person's lifetime. The holder of a usufruct, known as a usufructuary, has the right to use (usus) the property and enjoy its fruits (fructus). In modern term, fructus more or less corresponds to profit one may make, as when selling the "fruits" (in both literal and figurative senses) of ground or renting a house.
Under Roman law, usufruct was a type of personal servitude (servitutes personarum), a beneficial right in another's property. The usufructuary never had possession of this property (on the basis that if he possessed at all, he did so through the owner), but he did have an interest in the property itself for a period, either a term of years, or a lifetime. Unlike the owner, the usufructuary did not have a right of alienation (abusus), but he could sell or lease his usufructory interest. Even though a usufructuary did not have possessory title, he could sue for relief in the form of a modified possessory interdict (prohibiting order).
Fruits refers to any renewable commodity on the property, including (among others) actual fruits, livestock and even rental payments derived from the property. These may be divided into civil (fructus civiles), industrial (fructus industriales), and natural fruits (fructus naturales), the latter of which, in Roman law, included slaves and livestock.
In tribal cultures, usufruct means the land is owned in common by the tribe, but families and individuals have the right to use certain plots of land. Most Indian tribes owned things like land as a group, and not as individuals. The family never owned the land, they just farmed it. This is called usufruct land ownership. A person must make (more or less) continuous use of the item, or else he loses ownership rights. This is usually referred to as "possession property" or "usufruct". Thus, in this usufruct system, absentee ownership is illegitimate.
The oldest examples of usufruct are found in the Code of Hammurabi and the Law of Moses. The Law of Moses directed property owners not to harvest the edges of their fields, and reserved the gleanings for the poor.
In France usufruct applies in inheritances. Under French law an indefeasible portion known as the forced estate passes to the deceased's issue (with shares apportioned according to the number of children), with the rest of the estate - the free estate - free to dispose of by will. However, the surviving spouse may elect to distribute the forced estate as is, or convert it into a usufruct, or break up the estate into a distributable portion and a usufruct good for the children's lifetime. If a usufruct is chosen, a value is set for the usufruct interest for inheritance tax purposes and payable by the surviving spouse, on a sliding scale according to his/her age.
The value of furniture and household items is calculated using a standard formula based on the appraised value of the estate's liquid and non-liquid assets, then the usufruct's value to the surviving spouse is subtracted, and finally the remaining balance is divided among the children on the death of the surviving spouse. This simplifies handling household items since the surviving spouse is free to maintain, replace or dispose of them as he/she wishes during his/her lifetime, with the monetary value of the items going to the children. Title to assets does not pass, and the usufruct disappears on death or at the end of a term of years. A usufruct is distinct from a trust or similar settlement. French law breaks with Roman law by construing a usufruct as not a servitude but rather a possessory interest.
Although the United States is for the most part a common law jurisdiction not recognizing usufruct, Louisiana is a civil-law jurisdiction, specifically following the French and Spanish models. In Louisiana, usufructs generally are created in a manner similar to other real rights, by gift ("donation"), will ("testament"), or operation of law. They typically operate as life estates. Unless otherwise provided in a will, a person's share of community property accedes to descendants as bare title holders ("naked owners"), however if that person has a living spouse, the latter will receive a usufruct in that portion of the estate until death or remarriage (Civil Code Art. 890). Under certain other conditions a usufruct may arise giving rights to that person's parents (Civil Code Art. 891).
Philippine law relating to usufruct is set forth primarily in Title VI of the Philippine Civil Code.
In Thailand the Commercial and Civil Code was based on European civil code, also recognized the notion of usufruct at clauses 1417 to 1428. The usufruct can be done for lifetime or a maximum of 30 years according to the law. It needs to be registered at the local land department to have full effect on third parties, on title deed Nor Sor Sam or higher.
An Usufruct in Scots law is the right to receive for life the benefits of a property or other asset, without the right to dispose of the property or asset, also known as a Liferent. An individual who enjoys this right is called an Usufructuary. The owner of a property burdened by a Usufruct is known as the fiar and right of ownership is known as the fee.
The term usufruct has been revived as part of the agricultural change associated with Cuba's Special_Period. As a legacy of sanctions and a struggling economy, Cuba had accumulated many crumbling buildings that could not be repaired. These were torn down and the empty lots lay idle for years until the food shortages forced Cuban citizens to make use of every piece of land. Initially, this was an ad-hoc process where ordinary Cubans took the initiative to grow their own food in whatever piece of land was available. Tenure but not ownership was formalised with a legal framework, given the revived term 'usufruct'.
- Leviticus 19:9-10, 23:22.
- Book II, Property, Ownership, and its Modifications, Republic Act No. 386, The Civil Code of the Philippines (June 18, 1949), Chan Robles Law Library.
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