The background of issuing relevant policies in many places is that since 20 16 years, the housing rental market has developed vigorously, but events such as formaldehyde housing, rental loans and capital chain breakage have occurred frequently. In particular, some light-asset housing leasing enterprises blindly expand their scale by means of "long payment and short payment" and "AG low payment", and transfer the risks to the market. What's more, they have used housing rental as a tool to quickly absorb rent and form a huge pool of funds and then run away.
Rent collection and payment cycle should match.
Beijing version of the "Notice" requires that "the amount of rent received in advance from the lessee by the housing leasing enterprise shall not exceed three months' rent in principle, and the payment period shall match".
Shenzhen, on the other hand, has won more space for enterprises to operate their own funds. According to the draft of capital supervision opinion, in Shenzhen, if the lessee's deposit and the rent of a single payment cycle collected by the house leasing enterprise through entrusted operation or subletting exceed the amount of four months' rent, the supervision bank will supervise the excess funds, or the house leasing enterprise will provide corresponding bank guarantee for guarantee, and the supervision funds shall not be used at will.
For the follow-up use of supervision funds, the supervision bank will pay rent to the housing leasing enterprises on a monthly basis from the next month after the lease contract takes effect.
It is worth noting that Beijing requires that the rental deposit that was prone to disputes before should be deposited in a designated account. The notice stipulates: "The deposit collected by the housing leasing enterprise from the lessee shall be managed through the special account set up by the Beijing Real Estate Agency Industry Association, and the amount of the deposit collected shall not exceed 1 month rent".
Both Beijing and Shenzhen have more explicit restrictions on financial institutions providing personal lease loans to lessees, requiring financial institutions to transfer loans to lessees' personal accounts, and to sign separate loan agreements with lessees, and not to induce lessees to use housing lease loans in the name of rent concessions, and not to include rental loans in housing lease contracts.
At the same time, the Shenzhen Housing and Construction Department promoted the online signing of housing lease contracts. If the house leasing enterprise fails to provide relevant information about house leasing or fails to sign a house leasing contract online, it will suspend the release of houses according to law.
Huang Hui, a senior analyst at RealData, said that leasing companies that use long-term prepayments will face "deleveraging". On the one hand, the "Notice" clarifies that leasing enterprises shall not charge more than three months' rent, and strictly regulates housing leasing enterprises by means of opening declaration, rent and deposit collection and remittance, requiring enterprises to declare to the competent authorities before opening, so as to reduce the payment cycle of rent and deposit. On the other hand, it is strictly forbidden to allocate lease loan funds to housing leasing enterprises. Enterprises that expand through illegal modes such as "high income and low output", "long income and short payment" and rent loans will be gradually eliminated, which will effectively reduce the risk of enterprise capital chain and protect the rights and interests of tenants, especially small and medium-sized enterprises with high operational risks, and optimize the business environment of the industry. Enterprises need to adjust to a refined business model and focus on single-store profits. First, standardize the fund use system and audit its own compliance; The second is to do a good job in the cost management of "fixed income by production" and maintain a stable and healthy cash flow through refined operations.
Promote the stable and healthy development of the market.
The Beijing version of the Notice emphasizes the responsibility of the platform, stipulating that "if the network information platform fails to fulfill the responsibility of verifying and publishing the main body and housing information, the network information department may take rectification measures for its related business according to the opinions of the housing and urban-rural construction department".
Li Wenjie, president of Beijing Real Estate Agency Industry Association, said: "In recent years, while the housing rental market is developing rapidly in specialization, institutionalization and scale, leasing companies have also exploded frequently, exposing some staged problems in the operation process. The Notice "suits the right medicine", grasps the key to the operating risks of housing leasing enterprises, and provides prescriptions from the aspects of matching payment with lease term, restricting lease loans and supervising deposits to help housing leasing enterprises return to the track of healthy competition and healthy development. "
Long-term rental apartment enterprises also generally welcome this notice. Zhou Yijun, general manager of Beijing Ziyou, believes that the notice is of great significance and is conducive to the long-term stable development of the industry. Freedom will also actively cooperate with the supervision, implement the requirements of the new regulations, and continue to actively connect with relevant departments in compliance management, credit construction and operation supervision to promote the stable and healthy development of the housing rental market.
Liu Yang, general manager of Yu Xiang, also said: "In recent years, in order to seize the market, housing leasing enterprises all over the country have taken measures such as AG low-cost and compulsory loan-renting to quench their thirst and expand their scale, which eventually led to frequent mine explosions, and enterprises that want to operate steadily have also been affected. The timely issuance of documents regulating the chaos in the industry will help correct the wrong development direction of enterprises being kidnapped by capital and further purify the competitive environment in the housing rental market. "
Implement preferential tax policies for leasing.
At the same time, Shenzhen Housing and Urban-Rural Development Bureau also put forward some measures, such as promoting the pilot project of "commercial rent reform", increasing the rent supply through multiple channels, strengthening the guidance of large-scale rental transformation of housing in urban villages, optimizing the access of rental points, and implementing preferential tax policies for leasing.
Among the measures, the point-to-household measure has attracted much attention. The healthy development opinion draft released this time shows that the rental housing is gradually promoted to enjoy the same treatment as the purchase of housing in the point-to-household policy. While increasing the supply of pre-school education and compulsory education degrees, we will optimize the admission policy for rental housing points.
Huang Hui believes that at present, the right of public service in big cities is linked to household registration and real estate, especially in the right of children's education, and the priority of children's education in rented families is low. In terms of settlement policy, except for Shanghai and Chengdu, the settlement points of renting and buying houses in other places are different, and the problem of renting and buying the same rights still needs to be solved urgently. The introduction of points settlement and points enrollment in Shenzhen will further narrow the gap between renters and buyers in public service rights and interests, which is conducive to the empowerment of the rental market.
In terms of increasing leasing support, the draft of the healthy development opinion mentioned that water and electricity franchisees should implement the residents' price standard for rented houses in urban villages and non-residential houses that have achieved "meter reading to households" and handled new signing and renewal of housing lease contracts or information declaration on the municipal leasing platform.
In fact, before the release of this measure, some long-term rental apartments in Shenzhen have implemented residential price standards. A Rubik's Cube apartment tenant told reporters that after the concentrated explosion of long-term rental apartments was concerned, the water and electricity of his apartment had been implemented according to the residential price standard, and the apartment had also returned the difference according to the fees charged by commercial water and electricity.
It is worth noting that this policy puts forward tax incentives from the aspects of enterprise value-added tax, property tax and personal rental housing tax, and at the same time clearly includes "commercial rent reform" in the scope of tax incentives. If the housing leasing enterprise rents the housing to individuals and is a small-scale taxpayer, the value-added tax shall be calculated at the tax rate of 5% minus 1.5%; Individuals who file housing lease contracts or declare information on the Shenzhen housing lease supervision service platform shall be taxed by means of comprehensive collection. By the end of 2023, the comprehensive collection rate will be 0%.