654381On the afternoon of October 3, a hotel in Pizhou was holding a press conference. Most of the participants are "netizens" who know each other. In the nearly three-hour press conference, "unexpected material" broke out: the first county-level city individual cooperative housing project was officially launched. Through online registration, netizens, as shareholders, participate in the development of real estate projects for non-profit, and the final price of commercial housing is about 40% cheaper than that of real estate in the same lot. "Individual cooperative housing" has touched the sensitive nerve of ordinary citizens' dream of living in peace under the background of high housing prices. Because of this, there is a lot of controversy behind the beautiful vision. Is it a gospel for low-and middle-income people, or an experiment with uncertain life and death? Yangzi Evening News reporter conducted an in-depth interview.
Interpretation of 7 points on cooperative housing construction in Pizhou
The house price below 40% of the market price is both attractive and controversial. At the press conference that day, prospective owners spent 1 several hours throwing many details of themselves onto the podium.
1, how to get the land
At the press conference, prospective owners expressed doubts and worries about whether and how to get the land.
In this regard, Guo Pengcheng, the founder of the individual cooperative housing project, said that he was also psychologically prepared for the constraints that individual cooperative housing might bring. He took a cautious attitude towards this problem. According to the plan, they will take the land in Pizhou New Town, but where is the land in Pizhou New Town? He responded that "it should be kept secret for the time being".
2. How to ensure the safety of funds?
Prospective owners propose that individual cooperative housing needs them to pay 80-65438+10,000 yuan in advance as the fund-raising fund for land bidding, auction and hanging. If you don't take the land, how can you get the money back? At the same time, according to the agreement, prospective owners need to provide funds for subsequent housing development and construction on a regular basis. How will they supervise the use of funds?
In this regard, Guo Pengcheng said that the project development funds are in the form of third-party custody. Prospective owners need to open a personal account in a designated bank and deposit the required funds in it. The bank will be responsible for informing the owners of the funds needed in the real estate development process. After signing the Designated Transfer Authorization Form, transfer the funds to the special account where the funds need to be paid, and it is not allowed to withdraw all the funds. If the land is auctioned or the project is not progressing smoothly, all the money will be returned intact. At the same time, individuals are free to advance and retreat during the project, and all their own funds can be refunded.
3. What is the attitude of the government?
Some netizens who signed up for the project suggested that many people from other places wanted to use land to build houses in this way, but they failed due to various reasons such as policies. Then, what kind of attitude will the relevant departments of the local government hold towards this project in Pizhou?
At yesterday's press conference, the relevant person in charge of provident fund management of Pizhou housing management department also came to the scene. According to the person in charge who asked not to be named, after the real estate project is put into production normally, its nature will be the same as that of ordinary real estate development. After completion and sale through relevant procedures, buyers can apply for commercial loans and provident fund loans.
4. How to supervise the housing quality?
It has been suggested that how to effectively supervise the quality of housing after "outsourcing" because the existing companies responsible for the operation of specific projects do not have the qualifications for real estate development and construction?
In this regard, the relevant person in charge of the press conference responded that the commercial house will be carried out in accordance with the normal real estate development process, including project supervision, quality inspection and acceptance, and the owner supervision process will be introduced. From the purchase of raw materials to the design of room type, the owners will participate in the decision-making. "Just like building a house at home, the actual owner is still the owner. Therefore, the quality of our housing will be more secure than ordinary commercial housing. "
5. How to choose a house after completion?
"We have all participated in the project development. How to allocate the house after the house is completed?" A prospective owner asked.
The person in charge of the conference said that after the completion of the project, it will follow the practice of the real estate market, implement one room and one price for all commercial houses, and use price leverage to let owners choose freely according to their own conditions. At the same time, in the process of project development and construction, a set of quantitative integration mechanism will be established to integrate according to the owner's registration order and capital submission. Many people buy houses at the same time, and the order will be determined by points. "If everyone's points are the same, then you can only use the traditional lottery method."
6. How to stop real estate speculators?
The reporter learned that 2 10 citizens who have registered at present are all registered through the internet. The starting point of this project is to solve the housing difficulties of low-and middle-income citizens who cannot apply for affordable housing. How to stop real estate speculators? To this end, Guo Pengcheng said, according to statistics, among the 2 10 applicants, 90% are ordinary wage earners, more than 95% are in need of housing improvement, 20% have no rigid demand for housing temporarily, and two-thirds of the applicants are urban residents in Pizhou.
In order to prevent the influx of real estate speculators, Guo Pengcheng provided an agreement requiring the number of applicants' family houses to be below 2 (inclusive), but he admitted that as a non-governmental organization, it was impossible to verify the accurate information of the applicants, so he had to pass an agreement stipulating that those who did not meet the requirements would be asked to withdraw. They have established a quota replacement mechanism, which not only limits the number of participants, but also accepts a certain number of alternates. After someone withdraws, they will be replaced at one time.
7. What role will the existing company play?
As the initiator of the project, Guo Pengcheng established a real estate information consulting company to run the project. After the project is completed, they will charge a management fee of 4%. In this regard, Guo Pengcheng explained, "We are not developers. In fact, all the owners are. As the lead, operation and implementation department of the project, the 4% fee is only the salary of professionals hired in the process of project development and the service fee for social relations coordination. Compared with ordinary real estate development enterprises, our projects are free from financing costs, sales costs, profit costs and public relations expenses. All the owners are actually zero-profit developers. "
More information
The promoter has worked in the housing management department for many years.
Guo Pengcheng is the initiator of Pizhou individual cooperative housing project. He has worked in the housing management and real estate departments for many years and has a personal experience of the rapid rise in housing prices. "I have a friend who has been disabled by a car accident and has always wanted to buy a house, but the house price is rising faster and faster. Until now, he can't afford it. " He heard about individual cooperative housing construction long ago. After seeing successful projects in Wenzhou and other places, he came up with the idea of cooperative housing construction early last year. To this end, he also set up a company to set foot in the field of cooperative housing.
The so-called individual cooperative housing, the press conference provides materials: a group of residents with civil behavior and the ability to buy a house voluntarily sign a cooperation agreement, and everyone can jointly contribute according to their respective housing purchase conditions, comprehensively summarize the apartment type and calculate the total area, buy a suitable plot, find a design company to design, find a construction company to construct, and finally check and pay for occupancy.
The house price will be 40% lower, and more than 200 people have signed up.
"My goal is to make low-and middle-income people like my friends afford commercial housing and housing," Guo Pengcheng said. He first announced his intention to build cooperative housing in a local forum, and soon received many replies from netizens. In just over a month, 2 10 netizens have signed up for this project. After more than two months of preparation, Pizhou individual cooperative housing project was officially launched. According to the plan, they will copy the "Wenzhou model" development model, and plan to build a new community with specifications not lower than those of surrounding housing enterprises in 2-3 years.
"The most striking feature of our house is high quality and low price." Guo Pengcheng introduced that according to their calculation, the average price of new buildings is 2,800 yuan per square meter, while the price of surrounding buildings is 4 100-4,300 yuan per square meter, which is about 40% lower.
There is a successful "Wenzhou model" for individual cooperative housing construction.
By the end of 2006, more than 200 people, including Zhao Zhiqiang, the legal representative and secretary general of Wenzhou Marketing Association, members of the United Association and social white-collar workers, took the lead in breaking the ice and building an "ideal home" for individual cooperative housing. The construction scale of the project is 7 small high-rise and multi-storey, with a total of 256 sets, and the house price is 40% lower than that of the surrounding commercial houses. At present, the house of Wenzhou project "Ideal Home" has been allocated, only waiting for the participants to move in.
Zhao Zhiqiang introduced that the "Ideal Home" project experienced many hardships from project initiation to completion, and was repeatedly delayed in the project approval process, but it was finally recognized as legal and compliant. Because of this, he has copied the "Wenzhou model" to Beijing and Hangzhou, and the latest station is Changsha.
Copying "Wenzhou Model" directly from Beijing, Hangzhou, Changsha and other municipalities and provincial capitals to Pizhou (county-level city), a small town in northern Jiangsu, shows the determination and strength of the new central leading collective in urbanization development and the great potential of urban and rural construction and development. "The competition in the county (county-level city) real estate market is relatively loose, which can also reduce the potential of individual cooperative housing construction.
Nanjing tried to cooperate in building houses for 8 years without success.
Capital and land acquisition are the biggest problems, and experts say that the government should support it, which is conducive to solving the "sandwich" housing problem.
Without buying a house through a developer, Pizhou's individual cooperative housing has made some progress. In fact, as early as 2005, when the first wave of personal cooperative housing whirlwind swept across the country, some people in Nanjing tried it, but it has not been successful for eight years. Yangzi Evening News reporter also contacted Shao Jiao, the first sponsor of Nanjing cooperative housing construction yesterday. He congratulated Pizhou on the progress of individual cooperative housing construction and was slightly pessimistic about the promotion prospect of Nanjing. Experts in the industry believe that individual cooperative housing is an important supplementary channel of affordable housing system, and the government should establish corresponding laws and regulations as soon as possible to support it.
It was launched in Nanjing eight years ago, but it failed because of difficulties in raising funds.
In 2005, when the model of "individual cooperative building" was tried out all over the country, Shao Jiao, a Nanjing citizen engaged in IT training, also initiated cooperative building. He and some friends hope to recruit enough people and raise funds through cooperatives to find developers to build. However, after all kinds of efforts, the cause has not been successful so far.
"At that time, many places were discussing this model. We also thought of many ways at that time, but because of the obstacles of intermediate operations, we finally failed. " Shao Jiao said in an interview with reporters. He said that the main obstacles are fund raising and how to obtain land. With the current land price level in Nanjing, it is difficult for a small real estate project to operate successfully without over 100 million funds, and it is also difficult to raise such a large sum of funds under the existing laws and regulations. If it is raised through a company, there will be more prospective owners who need to participate because of the large amount of funds. According to the relevant laws, there are only 49 registered shareholders of a limited liability company, which needs to involve invisible shareholders. In law, it can only be solved by agreement, which makes it easy for participants to feel distrust and difficult to operate transparently and openly. However, joint-stock companies with more than 50 employees have a registered capital of more than100,000, which requires the approval of the National Development and Reform Commission, which is even more difficult.
"Raising development funds through housing cooperatives was the choice we made at that time." Shao Jiao said that this method can attract members by setting up an association and pay membership fees to raise funds, which is relatively easy to operate. But when I tried, I found that the establishment of non-governmental organizations involved a complicated examination and approval process. And even if the funding problem can be solved, how to get land is also a problem. If we bid for the development of housing enterprises through bidding, auction and hanging, it is obvious that the people who cooperate in building houses are too weak to make unified decisions. He admits that this was impossible seven or eight years ago, and now it is even more difficult with the sharp rise in land prices and construction costs. However, county-level cities such as Pizhou need less funds and the relevant management level is not high, so it may be much easier to operate.
Housing cooperatives used to be all the rage, and the cost was 20-30% lower than that of commercial housing.
Speaking of housing cooperatives, this is not a new word. Wu Xianghua, director of the real estate management department of Nanjing University of Technology, said that as early as 1998 -2003, many cities in China, such as Beijing, Shanghai, Yantai and Nanjing, had such institutions. At that time, the organization in Nanjing was called Nanjing Workers' Housing Cooperative, and many real estate projects in that era, such as Ninggong Xinyu, were undertaken by this organization.
However, after 2003, due to the changes in the state's treatment of affordable housing system, some of these organizations were transformed into commercial housing development enterprises, and some were transformed into tools for monopoly enterprises and institutions to engage in welfare housing distribution in disguise, so this form was later cancelled. Wu Xianghua said that the cost of building houses through cooperatives is indeed much lower. It is no problem to pay a deposit to take land and entrust small and medium-sized development enterprises with strength but no work to do it on their behalf. Judging from the current operating cost of real estate projects, it is no problem to reduce the cost by 20-30% if the investment in sales, financing, public relations and the pursuit of high profits by real estate enterprises are removed. If the cost of land acquisition can be controlled lower, it is possible to reduce it by 40%. At present, the price department stipulates that the profit of affordable housing should be controlled within 3%, and it is completely feasible to control the management cost at 3%-5% through the cooperation form of individual fund-raising.
■ experts
Individual cooperative housing can benefit the sandwich layer and the government should support it.
When talking about individual cooperative housing construction, Shao Jiao constantly expressed her helplessness in restricting too many relevant laws and regulations. This seems to benefit the people and is legally allowed, but it is difficult to do. At present, only Zhao Zhiqiang in Wenzhou has succeeded. In Wu Xianghua's view, this cause is very beneficial to the country and the people, and the government should remove obstacles and give support as soon as possible.
Wu Xianghua said that in Germany and Japan, the proportion of such houses in new commercial housing can reach up to 40%. Because it is a very convenient way to solve the social sandwich housing problem. At present, the affordable housing vigorously built in China is also aimed at the lowest social groups. Above the "low-income households", there are still quite a few groups who can't afford commercial housing and are not qualified to buy affordable housing. If such a group can solve the housing problem through their own financing, wouldn't it be the best of both worlds?
The problem now is how to improve the corresponding laws and regulations to help institutions operate and let these people solve their own problems. Can you give up some economic benefits on the land to help and support these people? "Why did you do the same form ten years ago and stop doing it ten years later?" Wu Xianghua believes that the attitude of the government is crucial on this issue. Perfecting laws and regulations and establishing a complete affordable housing system are all urgent problems for the government to solve.