Original title: Ministry of housing rumor brewing abolition of commercial housing pre-sale developers relax
On September 21, the Guangdong Real Estate Industry Association (hereinafter referred to as the "Guangdong Housing Association") issued an "emergency notice on the request for commercial housing pre-sale permission related opinions" put forward, will gradually abolish the commercial housing pre-sale system, the full implementation of the spot sale. Ministry of housing responded that the full implementation of the sale of advisory opinion is not true.
Look at the sand table and the plan of the sales center building, and pay a relatively low deposit to reserve a commercial house. Over the past 25 years, this system of pre-sale commercial housing developers has become a common commercial housing sales model in China's real estate market. But for home buyers, the system is, to a certain extent, a gamble, neither knowing what the house will look like after completion, nor whether the plan will be implemented, or even whether the house will be closed on schedule.
Guangzhou Daily reported on September 22, yesterday, the Guangdong Provincial Housing Association on the vice chairman of the unit issued "on the request for commercial housing pre-sale permission of the emergency notice" (hereinafter referred to as "notice") on the "commercial housing pre-sale system" content caused great concern.
"Notice" shows that the Guangdong Provincial Housing Urban and Rural Construction Department has drawn up "about the adjustment of commercial housing pre-sale permits" materials, and will be reported to the Ministry of Housing and Construction on September 25.
"Notice" proposed that the pre-sale system of commercial housing exists risks such as bad engineering, illegal sales, unfair transactions, housing area management functions difficult to clarify, unbalanced development and inefficient competition, and proposed to reduce the high leverage effect of pre-sale system, gradually abolish the pre-sale system of commercial housing, and fully implement the existing system. Sale. This means that Guangdong or the abolition of the "commercial housing pre-sale system" which began in 1994.
In this regard, the relevant people of the Provincial Housing Association said that the current notice is in the process of soliciting opinions, whether it will be officially issued remains to be the final summary and study of opinions.
The letter of recommendation suggests gradual pilot cancellation of the pre-sale system.
Commercial housing pre-sale refers to the real estate development enterprises will be under construction, not yet completed housing pre-sale to the purchaser, by the purchaser to pay a deposit in advance or the behavior of housing. In 1994, China promulgated the "housing management measures". In the past 25 years, the pre-sale system of commercial housing has become an important system in the real estate market. According to reporters, the pre-sale system of commercial housing is conducive to improving the efficiency of the use of funds, for effectively meeting residential needs, promoting the development of the real estate industry and urbanization played a positive role in promoting.
The system is also controversial. The Ministry of Housing, Urban and Rural Development issued a letter to the six provincial housing and construction departments, including Guangdong Province, on clearing up and demonstrating the existing administrative licensing matters and comprehensively evaluating the implementation of the abolished delegation of commercial housing, which requires that "the law should be set forth in order to conduct an in-depth study on the pre-sale licensing of commercial housing and to recommend that the licensing conditions be retained or improved." The rationality and necessity of continuing to retain or improve the licensing conditions are fully demonstrated on the basis of the reasons outside the regulations; if the regulations are proposed to be cancelled, it is necessary to study and put forward the measures of ex post facto supervision at the same time."
However, the abolition of the pre-sale system for commercial housing is not achieved overnight. The letter (excerpts) issued by Guangdong Provincial Bureau of Housing and Construction on the report of clearing up and demonstrating the existing administrative licensing matters and the implementation of the abolished delegation shows that Guangdong or some cities are gradually experimenting with the abolition of the pre-sale system and advancing in stages.
The letter of submission suggested that the pre-sale system should be abolished gradually in some cities, and the new land should be sold on the spot step by step. The timetable for the abolition of pre-sale and full implementation of the sale is formulated and phased forward.
In the first stage, budget permission will be retained for a number of years to raise the project image of pre-sale conditions to the top of the main structure project; in the second stage, full implementation of on-the-spot sales will be carried out, and the timetable will be announced to the community, so that the real estate industry and the public are fully prepared. By gradually improving the pre-sale licensing conditions of commercial housing and guiding the market to adapt to the reform in an orderly manner, the development enterprises can reduce the leverage of funds and enrich the capital of development and operation, which is conducive to preventing and defusing the industry and financial risks, accelerating the survival of the fittest within the real estate industry, improving the quality of real estate development, and promoting the development of real estate. The continuous and healthy development of the property market is conducive to the allocation of land, funds and other scarce resources to high-quality housing enterprises tilt; is conducive to improving the real estate development enterprise's ability to resist risks, reduce the risk of purchasing houses, protect the legitimate rights and interests of buyers.
Ministry of housing rumor
"Notice" said that since the promulgation of the "real estate management law" in 1994, commercial housing pre-sale system has been implemented for nearly 25 years. The change of the pre-sale system of commercial housing is related to the remodeling of the development model and supporting system of the real estate industry, and more directly related to the adjustment of the capital arrangement, construction plan and even strategic planning of the real estate enterprises.
In view of this, the Provincial Housing Association specially solicits opinions from the vice-chairman units on the reservation or abolition of commercial housing pre-sale permits to make recommendations, and detailed explanation of the rationale, before September 23 feedback.
It is understood that the Guangdong Real Estate Association was entrusted on September 21 to issue the "Notice" to the vice-chairman units, the results were immediately disclosed by the media, "just to solicit opinions, unexpectedly was sent to the group, coupled with the media's directional"interpretation,"especially in the title of a serious ambiguity.
Provincial Housing Association said that the original civilization clearly written to solicit opinions, we can propose to retain or cancel, so "to cancel the brewing", "will cancel the pre-sale system", "draw up relevant materials and report to the Ministry of Construction" such statements are not accurate.
The person said that the "Notice" is currently in the process of soliciting opinions, whether it will be formally issued remains to be summarized and studied.
According to the China Business News, the Ministry of Housing and Construction's real estate market supervision department told reporters that it is not true to issue to Guangdong, Hubei, Sichuan and other underground authorities the phased cancellation of the pre-sale of commercial housing and to fully implement the on-the-spot consultation. We are also investigating and handling, and the details are not convenient to disclose.
According to the Economics Watch on September 22, a vice president of a Hong Kong-listed real estate company said that the issue of current sales had already been raised. If implemented, the impact on the real estate enterprises is really great, especially small and medium-sized Housing enterprises with weak financial strength, many of the real estate enterprises with insufficient strength will therefore withdraw from the real estate industry. At the same time, the cost of Housing enterprises will rise and housing prices will further improve.
According to the pre-sale system, a real estate company can enter the market in 6 months after taking the land, and the normal speed is 9 months. According to the pace of bank lending, usually two months after opening, these down payments and bank tails, all as pre-sales into the tripartite regulatory special account. If developers want to use this part of the pre-sale funds to pay for the project, operating funds, bank interest, taxes, operating costs, etc., must be approved by the real estate transaction monitoring center, and the funds in the special account should generally be retained at 10% of the total amount of pre-sale contracts for subsequent development. Once converted to ready-to-market form, developers have to wait until the completion of all the house construction, that is, about three years before they can sell to the outside world, back to the fund.
This also means that the cash withdrawal period under the current sale system has increased by at least 2 years or less than the pre-sale system.
"This system is very perfect, if changed, it will have a great impact on China's financial regulatory market, mortgage lending system, the housing enterprises to withdraw funds greatly, once implemented, will die a number of enterprises." A senior manager of sunshine city said that under the current sale system, the high turnover of housing companies can not be achieved.
"Notice" also mentioned that in view of the current credit policy continues to tighten, the development of enterprises generally increased financial pressure, such as the direct cancellation of pre-sale, on the one hand, the real estate financing cycle will inevitably be substantially longer, once the impact of market changes, it is very easy to break the capital chain, resulting in project failure. On the other hand, there may be staged supply "shock", the corresponding contradictions will be concentrated outbreak, affecting social stability and healthy development of the market.
Therefore, it is suggested that some cities gradually abolish the pre-sale system, and gradually implement the on-the-spot sale of newly leased land. The timetable for the abolition of pre-sale and full implementation of the sale is formulated and phased forward.
Advantages and disadvantages of commercial housing pre-sale system
The pre-sale system of commercial housing, commonly known as selling house, selling house flower, refers to the real estate development enterprise will be in the process of building commercial housing pre-sale to the buyer, and the buyer will pay a deposit or house price. It first appeared in Hong Kong. In 1956, the Hong Kong government issued the "Pre-sale Flower Consent Form", which formally regulated the pre-sale of floral buildings in the form of law.
The pre-sale system of commercial housing in the Mainland has been implemented for nearly 25 years, drawing on the experience of real estate development in Hong Kong and established by the Urban Real Estate Management Law promulgated in 1994.
The original purpose of the commercial housing pre-sale system is to solve the problem of insufficient funds for the development of some real estate enterprises, but in the long process of development, it also gradually derives risks. According to the above notification, these risks are mainly reflected in several aspects:
One is that once the capital chain breaks, resulting in bad project tail, will seriously damage the vital interests of buyers, and will produce a large range of long-term petition events, increase the pressure to maintain stability. According to incomplete statistics, in 2017, the total number of contradictions in Guangdong's capital chain was 61.
Secondly, due to the late start of China's commercial housing pre-sale market, the relevant laws and regulations are not perfect, the management functions of the competent departments have not played a normal role, resulting in the real estate market false advertising, deposit trap, contract fraud, one room over-sale and other chaotic phenomena;
Thirdly, the pre-sale system of commercial housing lowers the threshold of the real estate industry, and the enterprises that do not have the development strength enter the market, reduces the requirements of the development enterprises'own funds, stimulates the excessive investment and development of real estate, resulting in unbalanced development and inefficient competition.
In fact, as early as August 15, 2005, the People's Bank of China issued the "2004 China Real Estate Finance Report" for the first time pointed out that many market risks and trading problems originated from the pre-sale system of commercial housing, good real estate operators have accumulated a certain strength, we can consider abolishing the pre-sale system, rescheduling. Housing sales for Xianfang sales.
However, the above "Notice" also said that the changes in the commercial housing pre-sale system, related to the real estate industry development model and its supporting system remodeling, more directly related to the real estate enterprise's capital arrangements, construction plans and even strategic planning and other major issues of adjustment.
Experts: cancellation of pre-sale does not recommend "one size fits all".
Yan Jinzhao, a real estate expert and researcher at the Guangzhou Academy of Social Sciences, said that if we really want to completely abolish the pre-sale system of commercial housing, the first one to be affected is the developers'enterprises, which will face great pressure in terms of capital, financing costs will rise further, and then the market is likely to fluctuate.
Since the implementation of the pre-sale system, the healthy development of the Guangdong real estate market is actually very beneficial, not only to give
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