In order to promote the establishment of a housing system with multi-subject supply, multi-channel guarantee, and both rental and purchase, on October 13, the Hefei Housing Security and Real Estate Administration Bureau of Anhui Province issued the "Regulations on Accelerating the Development of Affordable Rental Housing" Implementation Opinions" (Draft for Comments).
The "Implementation Opinions" clarify that affordable rental housing is mainly provided to groups such as new citizens without housing, young people, urban basic public service personnel, etc. In principle, there is no income threshold. In principle, affordable rental housing is mainly small units with a construction area of ??about 70 square meters, and the proportion of small units is not less than 80%. For affordable rental housing that has been started or completed, the area standards can be relaxed appropriately. Newly constructed affordable rental housing should be reasonably equipped with commercial service facilities. The project market rent and affordable rental housing rent standards are adjusted in proportion according to market supply and demand, with an annual increase of no more than 5%. If demand is met, it can be rented out to the public. In principle, the term of a single rental contract for affordable rental housing shall not exceed 5 years, the maximum one-time rent payment shall not exceed 1 year, and the deposit shall not exceed 1 month. The lessee shall not damage the facilities and equipment of the affordable rental housing, may not decorate or sublet or lend the property without authorization, or may not change the rental purpose.
According to the "Implementation Opinions", during the "14th Five-Year Plan" period, Hefei plans to raise 150,000 units/room of affordable rental housing. In principle, the annual rental housing land supply area shall be no less than the leased residential land supply area. 10% of the total housing supply is determined, and we strive to achieve more than 30% of the new affordable rental housing in the total new housing supply. By 2025, the housing security system with public rental housing, affordable rental housing and private property rights housing as the main body will be basically perfected, and the housing system with multi-subject supply, multi-channel security, and both rental and purchase will be basically established. The housing difficulties of groups including urban basic public service personnel and urban basic public service personnel have been effectively alleviated, and outstanding housing problems have been basically solved.
The first mention of "in kind and subsidies" goes hand in hand
Affordable rental housing security mainly includes two methods: in-kind supply and the issuance of rental subsidies. The physical supply of affordable rental housing is mainly raised through the new supply of state-owned construction land, collective operating construction land, self-owned idle land of enterprises and institutions, industrial park supporting land and existing idle housing construction, as well as the stock housing inventory revitalized by state-owned housing leasing enterprises . Public rental housing and idle resettlement housing provided for newly employed workers without housing and migrant workers with stable employment in cities and towns can be used as affordable rental housing. Rental subsidies for affordable rental housing mainly include monetization subsidies for public rental housing for newly employed workers without housing and migrant workers with stable employment, and rental subsidies for housing for talents.
Huang Hui, a senior analyst at the Shell Research Institute, said that the policy first mentions "kind objects and subsidies" in parallel, and the guarantee method is more flexible. The "Implementation Opinions" proposed that affordable rental housing can be guaranteed by issuing rental subsidies, including specific groups of people who have enjoyed monetary subsidies for public rental housing and talent housing. This group of tenants can also choose affordable rental housing. While coordinating policies, it will help improve the efficiency of affordable rental housing, and other cities can learn from it.
The "Implementation Opinions" take into account the sustainability of operations, and leasing companies will participate more actively. The "Implementation Opinions" propose that in the selection of objects, the principles of "the government guarantees the basics, the rent is affordable, and the operation is sustainable" are clarified, and it is also proposed that "the rent standard shall be adjusted in proportion according to the market supply and demand", "if the demand is met, the rent standard can be adjusted proportionally" "Leasing for society" can improve leasing companies' expectations for reasonable profits from affordable rental housing projects, reduce operating pressure on leasing companies, and effectively increase the participation of leasing companies. At the same time, it sets a minimum scale threshold for idle land construction projects, which is conducive to promoting leasing. Enterprises develop on a large scale.
The idle and inefficiently utilized non-residential housing stock will not be paid for land during the period when it is used as affordable rental housing.
The "Implementation Opinions" include land, finance, taxes, fees, Support policies such as finance and public services.
Specifically, in terms of land support policies, 1. Support the use of collective commercial construction land in urban areas, close to industrial parks or areas with convenient transportation to build affordable rental housing; rural collective economic organizations can build affordable housing through self-construction or The construction and operation of affordable rental housing through joint ventures, shares, etc.; the collective operating construction land use rights for the construction of affordable rental housing can be used for mortgage loans.
2. The land that enterprises and institutions have obtained use rights in accordance with the law can be used to build affordable rental housing with the approval of the municipal government on the premise that it complies with the planning, the ownership remains unchanged, and the safety requirements are met. No compensation is required. After paying the land price, the original allocated land can continue to be allocated; support the rational use of idle public facilities land to build affordable rental housing; allow land use rights holders to build or cooperate with other market entities to build and operate affordable rental housing . In principle, it should be an independent building, capable of closed management, with a construction area of ??no less than 3,000 square meters or no less than 50 units (rooms).
3. Key industrial enterprises with more than 500 employees or an annual output value of 100 million yuan can, with the approval of the municipal government, build new buildings, demolish, rebuild, expand, etc., on the premise of complying with planning and ensuring safety. , the upper limit of the proportion of land area used for supporting administrative offices and living service facilities in industrial projects to the total project land area is increased from 7% to 15%, and the upper limit of the proportion of construction area is increased accordingly. The increased part is mainly used for the construction of dormitory-type affordable rentals For housing, it is strictly prohibited to build complete sets of commercial housing; industrial parks are encouraged to concentrate the land area or building area corresponding to the supporting proportion of some industrial projects, coordinate the needs of small, medium and micro enterprises, and uniformly plan and build dormitory-type affordable rental housing. The project can be approved by the industrial park management committee Will invest in construction or jointly invest in construction with industrial project companies. For adjustments involving the floor area ratio, building density, building height and other indicators of industrial land, the relevant detailed control plans will be adjusted according to procedures after comprehensive assessment, and relevant project approval procedures will be handled in accordance with the law.
4. For idle and inefficiently used non-residential housing stock such as commercial offices, hotels, factories, warehouses, scientific research and education, etc., we must ensure that they comply with planning principles, retain ownership, meet safety requirements, and respect the will of the masses. , on the premise that there is no expropriation plan within two years, it is allowed to be converted into affordable rental housing; during the period of use as affordable rental housing, the nature of the land use will not be changed, and the land price will not be paid.
5. Affordable rental housing land can be supplied by transfer, lease or allocation. If it is supplied by transfer or lease, the rental price and adjustment method of the affordable rental housing can be used as transfer or lease. Preconditions allow the transfer price to be collected in installments. Encourage the construction of affordable rental housing in and around industrial parks, near rail transit stations, above subways and key urban construction areas.
Support banking financial institutions to provide long-term loans to self-owned entities of affordable rental housing
Huang Hui said that the "Implementation Opinions" provide fiscal, taxation, financial and other support to reduce the financial pressure on projects. The leasing industry generally faces financing difficulties. The "Implementation Opinions" clearly increase credit support, support financial institutions in providing long-term loans and debt financing in a market-oriented manner, and support applications for REITs pilots. This will hopefully gradually solve the problem of exiting the heavy asset model and increase Supply of affordable rental housing.
In terms of financial support policies, in addition to actively seeking special subsidy funds from the central and provincial levels to support affordable rental housing projects that meet regulations, Hefei will also accrue a certain proportion of the net land transfer income as low-cost housing. Rental housing security funds shall be used as a whole to develop affordable rental housing.
In terms of supporting policies such as taxes and fees, Hefei uses non-residential stock land and non-residential stock housing to build affordable rental housing. After obtaining the affordable rental housing project certification, the housing leasing company will rent the above-mentioned affordable rental housing to individuals. For all rental income obtained from renting housing, you can choose to apply the simplified tax calculation method and calculate and pay VAT at a levy rate of 5% minus 1.5%, or apply the general tax calculation method to calculate and pay VAT; the value-added tax for housing rental companies is small Large-scale taxpayers who rent housing to individuals shall pay a reduced value-added tax of 1.5% at a levy rate of 5%; enterprises, institutions, social groups and other organizations that rent affordable rental housing to individuals or professional large-scale housing leasing enterprises shall pay a reduced tax rate of 1.5%. Property tax is levied at a rate of 4%.
In terms of financial support policies, increase credit support for the construction and operation of affordable rental housing, and support banking financial institutions in providing long-term loans to self-sustaining entities of affordable rental housing in a market-oriented manner. In accordance with the principles of legal compliance, risk controllability, and commercial sustainability, loans are provided to housing leasing enterprises that renovate and renovate existing houses to form non-own-property affordable rental housing. Support banking financial institutions in issuing financial bonds and raising funds for affordable rental housing loans.
Support enterprises in issuing corporate bonds, corporate bonds, non-financial enterprise debt financing instruments and other corporate credit bonds for the construction and operation of affordable rental housing. If an enterprise holds and operates affordable rental housing with sustained and stable cash flow, it can use the property mortgage as credit enhancement and issue housing rental guaranteed bonds. Support commercial insurance funds to participate in the construction of affordable rental housing in accordance with market-oriented principles. Loans related to affordable rental housing will be treated differently when implementing real estate loan management. Support affordable rental housing projects in applying for pilot projects for real estate investment trust funds and real estate investment trust funds (REITs) in the infrastructure field.
At the same time, tenants of affordable rental housing can apply for a residence permit and enjoy basic public services such as compulsory education, medical and health care, and provident fund with proof of housing rental contract.
The "Implementation Opinions" simplify the review and approval process, shorten the review and approval time limit to within 40 working days, and at the same time clarify the "legal status" of the property. Huang Hui said that there are currently some non-residential projects on the market. Due to the property rights issues of the property buildings, it is difficult to go through the approval procedures and be included in the management of affordable rental housing. Therefore, it is impossible to enjoy a series of preferential treatment such as tax subsidies for housing rentals. measure. In addition to proposing to explore simplified processes such as notification and commitment methods, merger processes, and joint acceptance systems, the "Implementation Opinions" also clarified the establishment of a project certification system. Each district government is responsible for review and certification, which solved the "birth certificate" problem of many non-residence change projects. "The application and approval process is shortened. Once the project has a legal status, it can enjoy preferential policies and increase the enthusiasm of enterprises.
The "Implementation Opinions" stipulate that the ownership of affordable rental housing projects must be confirmed as a whole, and shall not be registered separately, transferred separately, mortgaged separately, sold on the market or sold in disguised form, and illegal operations in the name of affordable rental housing are strictly prohibited. Or defraud preferential policies. If an eligible project involves an overall transfer, it must be submitted to the municipal government for review and approval. After the transfer, the nature of the original affordable rental housing will remain unchanged, and the land use and land acquisition method will remain unchanged. Among them, the affordable rental housing constructed within the scope of industrial projects must be transferred together with the productive factories and shall not be transferred separately; the affordable rental housing jointly invested and constructed by the industrial project enterprise and the industrial park management committee involves the transfer of part of its property rights. The industrial park management committee has priority in purchasing. In the event of expropriation and demolition of affordable rental housing constructed using idle land owned by enterprises and institutions and reconstruction of non-residential housing stock, compensation will still be based on the original land use and acquisition method.
According to the "Implementation Opinions", Hefei will establish a municipal leadership group for affordable rental housing to coordinate and promote the city's affordable rental housing work. Improve the municipal housing rental transaction service platform, establish an information data sharing mechanism for various departments, strengthen the application, identification, construction and operation management of affordable rental housing projects, and achieve the approval, housing release, access and exit of affordable rental housing projects, Online visa filing, rent payment, etc. are handled online.