16 On August 6th, a report published by Legal Daily made the controversial pool area once again trigger a hot discussion among netizens. With the accumulation of professional terms such as "pool", "pool coefficient", "pool rate" and "interior construction area", the voice of "canceling pool area" has revived.
What is the indoor building area?
Speaking of pool, it is necessary to make clear what is the construction area and what is the interior construction area.
Generally speaking, the building area of a house includes interior building area and shared building area. The indoor construction area is the exclusive part of the owner, that is to say, closing the door is the indoor construction area.
According to the Legal Daily, from 2065438 to April 2008, Lily Li (a pseudonym) bought a house with a total area of110.25m2 in a residential area in Qingdao. According to the contents of the house purchase contract, the total value of1/kloc-0.25m2 three-bedroom apartment is1.2000 yuan, the interior construction area is 75.24m2, and the shared construction area is 350 1 m2, accounting for about 3 1.8% of the total housing area.
However, in September of 20021year, Lily Li, who was about to close the house, was dumbfounded. He pushed open the door and saw the super-thick wall, narrow space and three pitifully small bedrooms. After looking for home inspector to measure, she found that the actual set was only about 6 1 m2.
Lily Li later inquired from the seller that the difference between the interior area of 75 square meters shown in the contract and her actual measurement of 6 1 square meter is mainly reflected in the thickness of the wall, and half of the thickness of the outer wall is included in the interior construction area.
So, what is the indoor building area? The interior construction area refers to the usable area of the interior house, which is calculated according to the horizontal projection area. It consists of three parts: building area, wall area and balcony construction area.
Therefore, the interior construction area includes the interior wall area, and half of the exterior wall area of the apartment is also included in the interior area.
What is the pool area?
According to the report, Lily.com only got the "official" caliber by defending its rights according to law-the shared area of residential houses accounted for 46%. "This means that we spent millions of dollars to buy the house we bought. In fact, nearly half of the people don't live by themselves. If I had known this from the beginning, I wouldn't have bought it anyway. "
The pool area is widely criticized because the owners can't measure it.
So, what is the shared floor area? Generally speaking, the shared construction area refers to the construction area of the public parts of the whole building, which is shared by the property owners of the whole building, and mainly includes: elevator shaft, pipeline shaft, stairwell, garbage chute, power distribution room, equipment room, public hall, aisle, guard room on duty, etc. , and the area of public service rooms and management rooms of the whole building.
Therefore, the common construction area usually refers to the part owned by the owner and is not exclusive.
Are there many rights protection or legal cases caused by sharing?
The director of Beijing Jin v. Law Firm said that there were not many cases caused by public swimming pools. In fact, objectively speaking, many people don't understand, so many people actually don't know that their rights and interests are damaged.
Wang Yuchen pointed out that the pool is simple to say, but in real life, the pool part and the public part (except the pool) are not included in the shared area of the house, but are owned by all owners, such as public roads, public green spaces and supporting houses. ) often the owner can't control or even know. There are also some pool parts and public parts. Most owners have spent money, but they don't know where the money is, let alone whether they have any income. And this phenomenon is common in many communities.
How to identify the pool when buying a house?
Wang Yuchen said that when buying new houses, most of them buy faster houses or even existing houses, and many people are not sensitive to the size. If they didn't calculate it themselves, it would be difficult for buyers to tell the truth from the false.
Wang Yuchen pointed out that the proportion of pool claimed by developers can be preliminarily verified by a very simple method. Developers must disclose the forecast report or measured report of housing area in the sales office. You can find the relevant area data of the house you want to buy from this report. You can calculate the pool ratio by subtracting the floor area of the suite from the floor area and dividing it by the floor area.
Is it necessary to cancel the pool area?
The call for "canceling the pool area" has never stopped.
Take the two sessions this year as an example. According to People's Daily, Hong Yang, a member of the Chinese People's Political Consultative Conference, said that it is a common phenomenon in China to add pool area to the sale of commercial housing. However, the pool area and pool area are all confused, and developers can only "talk nonsense", and owners have no right to defend.
Hong Yang mentioned that no professional organization has ever measured the pool area of each household under the supervision of the owner or a third-party professional organization, and no owner has measured the pool area of his own house. The pool area is intangible, but the people bear a high cost for it. There is no uniform standard for the division of pool area. Which areas belong to the pool area, which areas do not belong to the pool area, and whether there are repeated charges can only be decided by the developer.
To this end, Hongyang suggested that the state cancel the pool area and include the actual pool area cost in the practical area. Let the people understand that they should be assured of paying money and buying a house. At the same time, they will also solve many contradictions and disputes between owners and developers and promote social harmony.
Previously, Half-monthly Talk also published a commentary, pointing out that it is very important for buyers to live in a plain house and stop paying money one after another. This is more about fairness. Abolishing the pool area, in particular, means putting an end to its related tricks and loopholes, avoiding a large number of contradictions and disputes from the source, and ensuring more fair and transparent market transactions.
Can I cancel the swimming pool?
So, can the swimming pool be cancelled directly?
Wang Yuchen mentioned that the cash pool exists objectively, and there is no objective cancellation. However, when a house is sold, it can be sold not according to the construction area, but according to the interior construction area or the interior use area after the pool area is removed, which can effectively avoid related sales fraud. Moreover, whether at the time of sale or delivery, if the pool and the pool are fully publicized and fully open and transparent, the problem of encroaching on the pool will be greatly reduced.
The above-mentioned "Half-monthly Talk" comments pointed out that it is necessary to explore the use of interior area instead of building area to squeeze out the "moisture" of the pool area. From a macro point of view, this can make the real estate market statistics more scientific, more truly reflect the living conditions of the people at this stage, more keenly reveal the changes in market conditions, create more favorable conditions for real estate tax collection, and provide more valuable data reference for the government to introduce real estate market regulation measures.
Did the authorities mention canceling the pool?
At present, the official has not mentioned positively the cancellation of the pool.
However, on February 20 18 19, official website, Ministry of Housing and Urban-Rural Development, issued the Notice on Public Solicitation of the Full Text of 38 Mandatory Specifications for Construction in the Field of Housing and Urban-Rural Construction. Among the 38 mandatory codes for engineering construction, there is a 3 1 000-word Code for Residential Engineering (Draft for Comment), in which the second part, 2.4.6, points out that "residential buildings should be traded in the use area. "This is the first time that the Ministry of Housing and Urban-Rural Development has clearly stated in official documents that houses should be traded according to the interior area.
In the drafting instructions attached at the end of this exposure draft, it is mentioned that at present, residential transactions in China are mainly based on the construction area, which will lead to the problem that the construction area of the same project is the same but the usable area in the suite is different, thus aggravating the contradiction of "pool area hurts the people".
On September, 2065 438+09 10, the general office of the Ministry of Housing and Urban-Rural Development sent a letter for the second time, soliciting opinions on the full text of the mandatory engineering construction specifications in the field of housing and urban-rural construction, such as the Residential Engineering Code. However, in the second draft of "Residential Engineering Code", the words "residential buildings should be traded with interior construction area" have not been seen.
On March 15, the general office of the Ministry of Housing and Urban-Rural Development issued a public consultation notice on the Code for Residential Engineering. According to the notice, according to the construction standard work plan of the Ministry of Housing and Urban-Rural Development, the Code for Residential Engineering has been drafted, revised and improved on the basis of soliciting opinions many times in the early stage, and passed the expert review.
The newspaper noted that in the open draft of the Specification for Residential Projects issued on March 15, 2022, it was no longer mentioned that "houses should be traded on the basis of the interior construction area".
Who has the greatest impact on canceling the pool area?
Zhang Dawei, chief analyst of Zhongyuan Real Estate, pointed out that whether to adopt internal pricing basically has no impact on the actual purchase cost of property buyers, mainly affecting some developers who play the policy edge ball to sell houses with low occupancy rate. In addition, for property buyers, property fees and other expenses from the construction area may also be reduced.
Zhang Dawei said that the smaller the pool area, the better. If the area price is not included, it means that the developer can also increase the unit price of the suite. In addition, if the developer squeezes the swimming pool too much, it will reduce the quality of the community, including the shrinkage of public areas such as corridors, clubs and lobbies.
For property buyers, Zhang Dawei said that the biggest impact on the pricing of interior area is auction sales, and it is easier for property buyers to price existing houses and second-hand houses. Judging from the calculated price, the landing of individual cities in China, such as Chongqing, is indeed more conducive to property buyers and reduces the gray interests for developers.
Not counting the pool area will lead to an increase in house prices?
For the public, whether the cancellation of the pool area will have an impact on housing prices is also one of the hot topics of discussion.
Lu Wenxi, an analyst of Shanghai Zhongyuan real estate market, pointed out that for buyers, whether it is pool area pricing or interior area pricing, only the pricing method has changed, which will not have much impact on the total housing price.
Li, chief researcher of Guangdong Housing Policy Research Center, believes that the impact of pool on housing prices is nonsense, and pool has no impact on housing prices. Because the purchased property itself contains two indispensable parts: exclusive and * * *. One side is light, and the other side is naturally heavy. In addition, when people buy a house, they buy not only indoor living, but also community services supported by public swimming pools. In the past, the occupancy rate of tube-shaped buildings (the proportion of interior area) was very high, but there were few supporting facilities and poor public services. The current high-rise housing rate is low (70%-80%), but there are high-speed elevators, property management, lighting and ventilation.
Yan Yuejin, research director of the think tank center of Yiju Research Institute, pointed out that the issue of canceling the pool area should be worthy of attention, which reflects the guidance for buyers or owners to reduce costs and standardize community operations. But the wool is on the sheep. If you don't share the cost and digest the cost, developers can still calculate the house price.
Yan Yuejin believes that if it is simply cancelled, how to manage the pool area is still a problem. It believes that in the later stage, some communities or housing enterprises can be suggested to take the initiative to declare. If the housing enterprises have strong financial strength in the future, they can completely cancel the pool area. For example, the cost of the pool area is borne by the housing enterprises themselves, so that the housing enterprises can consider more value-added benefits. Similar processes need more consultation and demonstration with the owners to form the common denominator of opinion sharing.
If the pool area is not calculated, will the assets of people who have already bought a house shrink?
Jiang Han, a senior researcher at Pangu Think Tank, pointed out that the current housing ownership rate in China is actually very high. Although people have been criticizing high housing prices, in fact, most people are in a state of owning a house. The pool area will not shrink the assets of people who have already bought a house.
Jiang Han said that because both the pool area and the usable area in the suite only affect the unit price of the property, the total price of the property will not change much. For example, suppose a house with a square meter of 100, the original price is 4 million, and the unit price per square meter is about 40,000, but in fact the usable area of this house is only 70 square meters. If the pool area is cancelled, the total price of the total house value will not change much, but the unit price per square meter will change to some extent, that is, it will be converted into a price of about 57 thousand yuan per square meter, so it will not affect everyone's actual wealth.