Urban and Rural Planning Law of the People's Republic
will be implemented on January 1 next year, as real estate management department has a small fry and now outcast people into the sea, I saw them with the real estate development and construction related to the contents of the report, some feeling, here to talk about.
the major departments comprised in real estate management scores among the long time, I meditation of where to where it said. The following report is basically built in agreement with the order for.
1, land permits, construction land planning license, planning permission stage points
land certificate, and construction land planning license these two cards, and approved planning point is the premise of real estate development. However, it received the order a few things, very learned. Experienced comrades, a look at the issue of these things the time, basically you can determine the plot back the anecdote. These three things in the department of land and planning involved in the protracted skirmish for power sector. At present there is no good our laws regulate this issue.
Well, a brief lecture, the land certificate issued by the Land Department, land ownership certificate clarifying the period of land use and use (just stated); construction land planning license issued by the planning department, is approved for land use and land boundaries of the statute; planning points approved by the Planning Department issued, is to determine the intensity of land use arrows of the valid basis, such as building density, graph percentage ah ah ah parking configuration requires the approval of these indicators are reflected in, including the current requirements that restrict the percent of small units will be reflected in this document.
common, a chip of land, must be accepted along the planning ingredients of the planning department, issued the construction land planning prerogative (hereinafter referred to as the norm permits), the to receive the land use right certificate. This absolutely ought be required program. Because the land department agreed at the planning department must be based above land traits and land use intensity, to enumerate the land transfer order to the land specified in the certificate of land use and life.
But hey, in reality it, the motif is only one ideal state. Because, first, the department of land in many places in the transfer of land when it was not considered planning to sell directly to the stop. Then do a mercantile and residential land to the people the land use right certificate. Such people can not understand the land transfer model was very popular. Then the transferee of the land developers, planning departments Ruanmoyingpao go, if it is planning to adjust or fair the plans are no good, anyway, my land transfer is yet paid, the recess of the things you planning department I must get.
I am not criticizing this land transfer mode is simple to breed corruption. You know, out of the formal land transfer is just a opening in 1990, and to engage in publicly traded in the fashion of land, or even only formally started in 1997. The first piece of publicly traded Beijing land, is to the mart after 2000. I just say that my lack of experience on this issue, the worldwide community has nothing to draw on the model. Because China's real estate management system that is absolutely matchless in the world. Angry youth are not here, I mean three to four. I drenched in the industry these years, at fewest I personally think that put me in the backdrop of 90 years to go inside, I can not think of a better pattern of land transactions. The concept of urban planning until now have not popular, not to mention was it.
But in any case, this land transaction is now just history.
Town and Country Planning Act, the new eighteen: in cities, town planning area to provide by way of transfer of state-owned land use rights in the former state-owned land use right transfer, city and county governments to urban planning departments shall, according to controlled careful planning, the location of proposed land transfer, the use of nature and intensity of development and other planning conditions, the state-owned land use right transfer as part of the contract. Planning conditions of the land determined not to sell state-owned land use rights.
obtained by way of transfer of state-owned land use right of construction projects, the signing of the state-owned land use right transfer contract, the construction unit shall, with the approval of construction projects, approval, filing documents and state-owned land use right transfer contract to the city and county governments to rural and urban planning departments for construction land use permit.
metropolis and shire administration maneuvering departments of urban and rustic land use intending in the construction shall not permit, without change as the state-owned land use right convey contract chapter of the planning conditions.
hope in my hereafter career, do not hold commercial and residential land planning department of land certificates to wear bubble die, amen.
2, setting up the project company, project, environmental assessment, real estate evolution qualification
each of these four is almost time to start a project to pursue things. Very socialist characteristics. But there are also some very interesting things, the relationship with the law is relatively large, such as the establishment of the project company. Here we must note, the parent company photographed the land, to its wholly-owned company built under the name of the project, according to our laws, not a transaction. I again emphasize: the parent company and its wholly owned subsidiary of the land between the transfer, not a transaction. Stress once again: not a transaction. Therefore, the real estate subsidiary of the company can be set projects, the house sold and then destroy it in the entity, leaving only a shell. This mode of operation no legal risk at all, very economical and practical, so now the size of a little bit of real estate companies are so dry. Besides the project, this thing is purely a product of the planned economy era left, very tired, do not know what this thing should be considered. Project is mainly on investment projects and feasibility. I do not know the current market, the feasibility of this thing, the perspective from what the government is administered. Anyway, over the depth of the market economy, so the management of this matter is also different. Basically, some places do not control, in some places very strict on the tube. And what materials project in the end that is not clear what anyone says. Project has relationships with other procedures that is even more unusual things fortuitous. Such as the recent national policy requiring environmental assessment carried out for first, head back project. This is based on strengthening environmental protection for sustainable development considerations. But in many places, the EIA is a major requirement for project approval material. Item can not simply do not stand the EIA. However, under the policy to tackle this problem are the people to do things out. Anyway, so far, projects must be fired in, I do not know how we are all of these inexplicable policies come through. Anyway, if I make arrangements for these things are basically go directly to these departments, for instance, to the planning department, let them give me the possibility study report recommended the establishment of the company, to the EPA, let me suggest them to environmental assessment report the preparation of the company, and then let the company sprint out of these procedures. Preparation of cost does not matter a bit to more. In short I saw these procedures, the first to severe afflict.
qualified real estate development that is more a technical content, the key is hard to find professional and technical personnel. Now these are the province of professional and technical workers file networking, and want to get some balls people basically can not fool the construction sector, construction sector did not dare shambles in this matter, because anybody can be base online, a What is the professional qualification of a performance of any company. Structural engineers are now hard to find like, ah, feeling one. Hehe.
Next
about formal planning began construction report: master plan review stage.
3, General Plan review stage
name for this stage is not around, I listen more is called This stage is the review of the district master planning drawings, that is, the trial how a district buildings are rows, each of them single building how high, how big, how the buildings interval between single building, how much space , enough daylight, with a total floor area ratio is much, did exceed the specified floor area ratio, building density is the number, how to arrange the road and out of district, is not persistent with fire codes, etc., etc., these things are very professional ah professional.
example here I must explain, such as building density, this thing looks simple is not it, that is, the base area of the building plot area ratio of the total number. For example, this area is 1 million square meters, 3,000 square meters of buildings on the ground, then the building density is 30%. Look this calculation should not be any controversy. But wait. My area of 3,000 square meters of buildings which, 2,000 square meters is a large lifted platform, is the parking under the elevated floor, the air above the green square. Now, the controversy came, my 2,000 square meters, in the end be regarded as building basement? The reason why you limit my building density, green thing is nothing more than to assure, protect the residents of leisure space thing. Although I now seem to be something built on the ground, but on altitude of my things are green, ah, ah did not reduce my green, my leisure space has not decreased, ah, so this can not be considered in the construction of 2,000 square meters inside the density . This type of elevated levels of air garden do not count in building density in the end to the problem, anyway, is not constrained in technical specifications, there is endless room for personal gain.
another example, floor area ratio, total floor area divided by the net land area. Also seems very simple. But a look into the practice, Han is a net land area ah? Starting from where ah? Is a pure land use rights are set out in the area, or is it that little more than the large area until around the navel road of the road go? This thing did not know, how operators will do. Increase the net land area of gross floor area of naturally amplify. This is the place for personal gain.
other places, such as setting fire channel, high-rise buildings must be set up around the fire ring road. But such a practice, the green area basically broke. How to do? Set the kind of hidden fire Road, above the grass to keep green, pointed to the drawings that this is a fire road. So engaging in work? Anyway, I do not know Daoxing not. Fire Road that is a very strict load design requirements drip drop, anyway, I personally do not kas long asthe grass can not afford to carry fire.
trial reported the total surface is built throughout the development process of most technical content of the live, this process generally required 2 to 3 months, and planning departments often must repeatedly modify and forth, back and forth grinding, grinding, gone to parties temper, can pass too. Anyway, I have seen almost no work to do swimmingly Han, dry waiting to be able to review through the master plan. I have not seen the kind of flaw of the total graphic design, if we really want, no matter what the company's general layout, whether you or Agile Vanke or R & F, that stir up by the time one, the problems are baskets of . Fire interval is not enough, the place is not open the window to open the window, or is the Drive turning radius is too small, and so on and so forth. (In this boast one: I Fucai, have tried to complete the work among 10 days, has been cited as a fable. Hehe)
4, a comprehensive review of pipelines, drainage permit
comprehensive review of the pipeline is the planning department one of the professional review, I am now speaking out specifically, because this thing is really very, very professional ah. If done well, it is slay people ah. Moreover, the company was killed this thing everywhere. What you do not think that those who Hopson Poly ah ah like the big companies would not have made this issue a significant peccadillo of conviction, in fact, no matter what real estate company in the fall issue of the probability of the same , this thing just like drumming hunk floral, one that died.
said a long time, and pipelines is what? Includes three items: compartment to the drain line, strong power lines, languid lines, the three taken together, according to co-ordinate arrangements for the design of science, into the same canvas of drawings. Do not have to explain the water supply and drainage, is how to pat into the community guidelines, then how the sewage and stormwater unload area; strong cordless power consumption is the line where the feed from, how public housing, how the door; languid content to more, What cable TV lines, various types of communication lines, network lines, inner control lines, etc., etc., many to death. The above three things should be scientific, then all had to go underground, into the buildings from the ground wearing a single re-connection in every household.
ah what these lines must be reasonably planned, moving around is not. As non-professionals, to determine whether a district lawful line of integrated design is good, just look at two things: 1, you get to wade into a district to see if it is not the wires inside the building and the floor in between the ride. As long as this, basically you do not have much of this area considered. 2, manhole covers is not a basic preparation by the road to the district, not get everywhere. What do a manhole cover if the floor is simply not see into the quondam, basically the area you might consider giving up.
Why am I so tensioned
the pipelines it? If it is poorly designed with consequences? First of all, that is, water supply and drainage problems all day. The rain area becomes a pond thing, I really seen enough of that; and then, for the juvenile me, is the web problems all day, the area network workers did not have a alternative, because only a buried pipe, do not The network operators do not ambition to come in line to provide quality services, and now this kin is not here, where the line is bad bad day fix, I This is Daguai it, prosperity, click, off the web. Then another, do not pedal the summer air conditioning, open to a power voyage. Get circular the house with utensils, do not open with. Do not steer while seeing television the microcomputer, or have a night in the dark expense. This is a sign of pipelines did not do a good job ah. You say, this community can live in it?
pipelines being so important, then we say that we think when devising good, agreeable research, not on it? In truth, no. Why? Because all the lines, you have to bring in from the appearance, are out there gotta interface. But the interface where? I'm acquainting you, no matter how many developers are doing preparatory work in advance, how many do the inquiry, they can not certify the interface does not change reserved. The most common is the municipal sewage pipeline suddenly re-construction, for the place, even if it does not change is the area to raise the level of a few centimeters, this inclination is not enough because the drainage place, it is also achieved. Too often this kind of thing. I am sure you often see the construction of municipal pipelines, excavating up the road, to make distress here today and morrow to make trouble where it is. Anyway, I was terrified of this thing out. That this location is to lose money all else fails. Then, the high-voltage wire way wharf, a good begin right from a certain substation way, until construction is completed, way to formal, I suddenly placarded that the substation has been cleared, alternatively it has been over capability, and can not be let you elect, you have to elect from additional places, this time can only spend money consumed, and imposing guide. How much power leads to calculate the number of electricity. As for the, uh, what life would occasion trouble, I do not know.
say to the drainage permit. This thing is made of the municipal sector, specifically for the drainage district. Are now required the diversion of rain water and sewage. Rainwater and sewage is to be divided two tube rows. This thing is the tube diameter and flow, and the connection location of municipal pipelines. And then this thing is in rotate affects the design of pipelines, in fact, the same thing. I do not say.
5, unattached review, construction project planning license
planning department review of the single unit design that is very strict, but overall, relative to the master planning, it is more easy to pass it.
single design is Shane? Master planning is based on the implementation of the single building design. These programs are chiefly Han monomer content? I was so summary: The key is to implement the size of the space dimensions. Some things at this stage is also very troublesome, Zuifan the parking spaces. At present, China's major cities have parking issues that are very strict control, the requirements are generally assigned one parking space per residential, commercial general is 100 square meters with a parking space. General configuration requirements are basically so similar cities. Parking spaces is not enough, basically not even think about through the single review.
, of course, during the general main plan review, also Mixed parking spaces, but the experience is mainly the value of that stage, according to 35 square meters to 45 square meters square meters, the value of this experience of a parking space, enough to evaluate the basement area, the general planning department is very concerned about parking spaces will not be enough, not serious in the number of drawings. But not the same single phase to begin addition. What cilia trick this time will be spend. Spaces such as the so-called picture-you, do not stop the car into the parking spaces corners also put the matter, so on and so ahead. But periodically, no matter how inadequate, set in place, it also means that demands that I am here to do three-dimensional mechanical parking spaces. Three-dimensional mechanical parking spaces I believe many people have seen, that thing is very bad words, so out of time to spend half an hour it is a very customary thing. But many developers are just lip service, at the peak of the review by monomer, the mechanical parking equipment that was never installed.
So why developers do not want to build bigger then the basement? That the construction of the basement at a wastage. People who buy less. I know this would have a say Fenqing will fire to me, say 10, some 20 million to buy a palm-size parking spaces, developers are also at a detriment? The fact is, stop a car, do not only need 10 square meters of space. However, you should go in this car, you also need 30 square meters into the alley. So by experience the value of parking spaces required for each share of the area, basically 35-45 square meters. Planning departments are so grab. This car is you can not take off and land vertically. This is the objective law.
course, this is probably my experience in some cities, parking can still make money, such as Guangzhou, Shenzhen and Shanghai, some of the maximal real estate, said to be capable to buy 40 million parking spaces in one. But this does not average that general rule. Hehe. Architectural Design of the trial finished, and then refine the design company about the construction plans, construction projects can apply for a planning permit. This process is no technical content. Not worth to say. I alluded to before.
But this construction project planning permit, in the new I understand not drilling details, do not know what this law means, what the mystery out.
6, fire and air defense special review
these two things out dead. So I straight the following two conclusions: no bombard and the air defense community design Standards. No residential fire and air defense equipment is qualified. I have such a straight point: the fire was reported built, is laborious to say, is the most laborious of all professional newspaper below construction, but if the uncomplicated can be very simple. As reported that construction of civil air defense, this thing somehow, I do not know what the count, I am preparing for any thing, all feel ill.
start the fire start. Fire department is the armed police, not the government agencies, have a number of the people's hearts. Review of the fire, in many cases are very crap, very bureaucratic. In addition, our developers and, indeed, is not crazy, to meet the Fire Code, then the investment is too high. In addition, we purchasers have no such awareness. Because many of the requirements of the fire is on the impact of use, such as elevators and stairwells were set up between a fire door, and that the owners and out, this is a very inconvenient. Basically, the fire design is absolutely impossible to do enough assignment in strict accordance with descriptions. In this adore, it is scale up stringent review. In general, the developers are entrusted to the fire building construction enterprise agency reported. Why? Because these companies and fire departments long-term deal with the intricate relationship between the fire department has a long history, often by them to come ahead in order to get things done. However, I am here to be fair: those involving fire safety norms, basically no one would dare hands and feet. Such as the 12 layers above the fire to set up a dedicated elevator, 17 floors above the set scissors staircase, which is already the steel law of arbitrary norms. I personally have not seen developers to these mandatory norms approximately too, even now they will get nigh to great awards, such as the cutback of a staircase, that is how good thing, ah, but basically no one dared do. At least I did not dare. In my future career, I can not.
air ward projects, like the nerve is something with Chinese characteristics. I do not understand what Suansha. I actually ambition no have a aggression to reside in the cellar of high buildings, 911 of the conveyance in front of namely establishing is to watch. True to the bombarding of a building, reside out of the cellar namely absolutely buried living. Of course this is only my personal impression, and we do not mind.
civil air defense sector government departments, not the naval establishment. For air defense purposes can also engage in that part of the basement parking spaces, but this part is to be zoned out, not ownership certificates issued. This part of the right to use parking spaces only. The use of civil air defense parking spaces on the right, and now the argument is very great. All voices in society, especially since that see through the nerves are the property law. I tell you what all the air defense intentions, property rights are the state. Countries in order to encourage people to engage in civil air defense projects to allow you to temporarily use the. But the property rights, in any case, what can not belong to all employers.
air defense purposes as part of the parking is only a short-lived nature, can not sell, so developers will definitely be questing ways to depress air defense area. In addition, the air defense equipment that is very crazy things, such as air defense that the security door, it Suansha do not know, that thing into the basement to really, really is out of the bunker. Do not know what to discourage.
7, energy review, construction drawing review
receiving construction project planning license, construction drawing design company based on the re-refined, complete construction drawing, utilities and so on all construction drawings and structural calculations of construction plans, etc. completion of energy-saving design, do an energy calculation, and you can start the two reviewed.
energy review, which in my personal experience, is how the trial will do things. China is now more accent on sustainable development, the location of building energy efficiency put speed up high. Put it this way: What is 360-degree windows, all open-style terrace, encircled courtyard without these things, certainly not in energy efficiency obedience. Do these things, the summer air conditioning was opened to the crazy out. But people like this new thing. Well, where North-South difference is clear: the North in general are more energy saving standards on review, the people in the concept is also more able to accept this, because the North has a heating problem, energy-saving standards of the house can not, in the winter, but it should be in vain flowers out of heating costs. But the southerners are more of this kind of thing does not await, see, I like this one, none of your business ah.
Here
could not assist but think of the quarters area of 90 sq m accounted for 70% of the 9070 policy said a few words. Ministry of Construction officials in policy development, will feature with a mighty north. Northerners consider the request after heating in the winter, did not used to living large. More than 6 meters in the living apartment bay, certainly not in the heating on a standard. At the same time, without considering the toilets in the light and air requirements, 90 square meters of quarters space can indeed design a very good three-bedroom units. This is from the north of the same usage and climate: air drying, and the restroom less frequently used, most people are not accustomed to a bath every day. (I note this is not a geographical discrimination ah I, I, completely the sake of discussion.) But in the south, just making such a bathroom window, 90 square meters to design a three bedroom, it is almost impossible to accomplish. This little painting in the map click on the know. The location of the house facing out to just a handful of noodles, a total number of rooms, toilets do not know where the place. I am involved in several projects that year, in order to meet the requirements of the 9070 can do under the 3 bedroom units, the designer does not know how many tons of vomit the blood. The company is now forced to not do anything on the market, the introduction of a large number of forced only two bedroom flats. Of course, the two-bedroom units also can live, but can not raise babies, raising babies, this one is finished, join babies grandparents parents cry, and even turned the place at all. Reality is so cruel drips. Objective law is.
Now some companies to circumvent the 9070, would like some tricks, such as the design of two houses, then bring an end to ... it together to sell. In some disadvantageous media publicity caliber, this approximate is shrieked bad developers to do things opposition their rectitude. I was dumb.
Well, to say the energy review, one said that he went to say so much, I'm sorry I'm sorry. Now that review of construction plans. Review of construction plans are now the market has been on the surface, and allows developers to find their own construction plan review the qualifications to do the review unit. Construction plan review unit also must review the results. But the technology is based on our review of the backwardness of, um, how should I say, even the design, construction techniques are very behind, so this review is a matter of attitude, the trial did not do anything. Here I have witnessed about a thing. Year of a three-tier cities in the PRD, in front of a villa project to build a outlook tower. The tower it, fashioned like a spindle, two thin intermediate coarse. Construction Bureau of the inspection group to lead people to retard on the construction site, work on the frame of this tower,
Gucci Shoes Sale, this tower to breakdown suddenly, the whole inspection crew all die off. This is a big ah, the Government has therefore formed a extensive investigation, to investigate the cause of the chance. The first is starting from the design check. The results of a search,
Cheap Gucci Trainers, the design maintains no design problems. Then put the review of the drawings sent to re-do a search, then review the staff said, no, the drawings in answer. On both sides to a falling out. Finally, both sides could not convince each other. The drawings gaps of peremptory norms say it, it is not violated. But that does not violate peremptory norms to safe qualified? I see who do not dare to say the words. Finally, the construction unit can only pull out a few nice sentence some money trouble. Hopson is now a real estate in Guangzhou in front of such a tree, the tower also intends to do is when the fights bitterly review. Last but not forgotten, because it did not know, safe to anyway in the end I do not know.
construction plan review fares is very valuable, so the market has been nominal, the de facto monopoly. In addition to the construction drawing review, review fares, specialist little ruddy envelope that is not leaking, quack, quack.
8, Yuni emission permits, noise permits, construction permits consecutive night
Yuni and noise, the two things that talk specifically to get here, because these two things are most bothering. I know thatin many cities, almost no control how these two things: Yuni and noise. But now, pile up cities, began to strengthen the management of these two things.
Yuni emissions now almost become
major highway management sector, including roads, transport, police, the cardinal road out production money. Yuni transport construction vehicles, only in a specified time, the provisions of the roads. However, in many cases, do not be so standardized. Works to finish the work, primarily when it is daytime and night may have dump ah, no course, can only get through all deities.
Yuni during transport, it is accessible polluted surface. I have seen a automobile in Guangzhou, Panyu, from the Milky Way to scatter all the way, the results fined more than 50,000, manufacturers work hard to do no use, it is estimated that the transport sector were well done,
Gucci Trainers, kick the brain of the pistol. Noise emission permits, is only in the specified time, with the criterion, less rumpus, the way construction. This is the tube with the environmental protection department. Now many cities have banned the use of pummel heap. One can fight that thing is not stomached, I remember when I just entered this industry, I depend on, standing on the site where, after hearing to the hammering sound of the day, ears were buzzing the next day, almost foolish not to beat the. Pile with the hammer, of course, it is certainly the most sparing. As long as nobody, absolutely developers heap with a hammer. I personally in any case, patronize to strengthen management in this regard. In addition, the continuous construction of those at night, but also to be regulated. Now in some cities, the consecutive construction of the management of the night to control very well, such as Guangzhou and Shenzhen. That is the true tube well. No matter how the relationship is immune to find acknowledge was down. If you had the temerity not submitted for approval to start the night? It blames him for more money, and want to support the Government's penury officials. But most of the city, alas, that is the point where almost no management.
I, as the city all over from the advanced three representatives to a number of second and third tier cities go, people inquire silly EPA, continuous construction noise emissions and how to do procedures at night ah? Results severely ridiculed by others many times. Quack, I believe there will be seen here after my period, bitter laugh at me, and smug said: There is this document? I do not have, ah, ah I have here is very simple, what what, just above some smug faces, the same.
9, quality supervision, safety monitoring
In order to permit the construction
I immediately engage them in this partition has been written anxious. But can do nothing. Step by step procedure is so came to be. After the expiry of the construction permit, and I can so I thought, I rely on the back do not know how many procedures. Fang inspection lines, termite control, lightning, forecast drew, pre-sale, professional acceptance, project filing acceptance, until the handover. I have coded this ah. Why am I suddenly the nerve to write such things? Ah do not understand do not understand their own. Special grumbling over a hundred words. Thank you.
quality monitoring stations and safety monitoring stations are under construction sector institutions. Get the construction permit, you must must go two stops to do exam and approval procedures. This division of fatigue between the two stations, I tell you honestly, I could not tell. In my opinion, the quality problems are security problems. I do not understand why chase the two stations, points the tube. For example, I did not pile to play according to prescribed procedures, resulting in pile load is not up to this in the end is safety or quality issues? Anyway, I do not know. In short the two institutions had to be properly coaxed. Of course, the two departments in a number of details still dissimilar. For example, some security issues have little to do with the quality of construction, such personnel do not wear safety helmets matter, material piled up heap of friends is not required, these. But in my opinion, safety supervision to eat quality supervision, and as an tradition, there is no rational and operational difficulties.
in the real operation, anything related to testing to do by the quality supervision; without revelation, can be found in the general problems with the ########## eye, and belongs to safety supervision responsibilities. Engage in testing the quality supervision, such as the pile load testing, concrete testing, these things are all fees, so there is no quality supervision in the management of so strict, why, because most rely on the quality supervision fees to feed themselves. Soft money, proceeds, and so on. SAWS basic charge, but they also can bring an end to ... a lot of paid services, such as safety training, workers wear intelligent card to work safely, and so, in short, each have their own avenues friends.
now in some cities have begun to test the quality function of the market, and there are qualified to find the detection unit can do. I've seen the best the city of Guangzhou. The cost of testing to be a pile, only the third circling cities. Well, here, in order to avoid some people do not understand, I say, hit down the piles must do testing. Pass a test to make caps persist to pile up. You, you know?
But then, the vast majority of the city, this function is quality monitoring stations firmly adheres. The construction sector is also rich Road Health ah. If the Secretary is not my client was incensed me. Hey
10, construction commanding, construction supervision report
construction permit or not write, write death of me, ah ah ah write why I think this subject? I wrote about heart flooded with a eunuch out of the construction permit to the impulse ah.
First, I must say, in accordance with our current Zhaotoubiaofa, private real estate companies (non-state economic sectors), and its real estate projects does not absence to do the bidding of construction, they can contract. But in some cities, such as Guangzhou, no matter what the company construction, must do the bidding. This is a solemn violation of the Guangzhou Administrative Licensing Law in the management of the place. I personally have been very disgusted with the outlook of holding. In most cities, the private sector can cater the private sector as long as proof, both remove the construction bidding procedures. Sha is the personal sector prove that? Trade and Industry Bureau to play a shareholder of the writing on the line.
Construction Bidding must be done in time, I must say, this area is true that black is not a ######## black. Black was creepy. No construction had to do a few birds. I casually tell a story and Kazakhstan. Construction enterprises must record their own professional and technical personnel to go to construction management, general, including construction workmen, the quality and safety of staff members. One of the construction material is tender professional and technical personnel, the size of the project, with the number of personnel have different requirements. We all know thatyou will do. Once in Guangzhou, a company around a standard, other companies wanted to get a Bushi Xiang, materials, a prepared, and then find that their technical staff is insufficient, so he immediately went to the Bureau of filing annexed personnel information. This new technical personnel have been record is really very simple. The results, even the cross-pieces are not go to pay. Anyway, will not be accepted. Ask father later told the grandmother to be accepted, and then because a person's personality card copy Debu clear, all the materials returned. The business owners offended spewing blood. Of course, this objective is the final ballot is not entered. I'm talking about here is only a small means. Han secretly out of tricks are secondhand. I personally do not rule out that some people in order to force people out the possibility of bidding will use the triad.
Well, the Commissioner of the construction tender tender procedure with almost the same procedures and practices, I will not say.
reported that construction is complete supervision of supervisor or tender for the tender after free things to make a supervision plan and supervision rules, disburse the construction department and some that OKAY, bring a supervisory review remarks. Adopted is the next step, the construction permit.
supervision plan and supervision rules, be honest, in my experience there, I never really did see the construction sector review. In my personal experience there, I have not seen a few government officials to see understand.
11, the construction permit
It is with utmost excitement, laid above the 5 words.
construction permits to be upon the stuff is basically a summary of all procedures. Indispensable. In my career, I have not seasoned Banqi all of the upon procedures tin then apply for construction permits. In my exchanges with their peers, I have honestly never seen a tread by step to complete all formalities, come to do construction permit procedures. To do so, absolutely not time to obtain out 1 annual. Students who do not trust, please go back then work over the previous 10 major items, basically every major item in each tiny item will not be fewer than 20 days. And have step by step. What is this notion? This is stuck to your notion. Random out of any problems which links directly to GAME OVER.
the beginning of reform and development, foreign-funded enterprises in China when he first entered, there is a noted piece, saying that there is a company engage in a project to cover more than 200 chapters around, not realizing things. Finally pulling out, and leave. Higher levels of government angry, and so on.
reform and prologue so many years now, and we good to go anyhow? Our work processes to assist it? We can handy for business services?
, today, what companies complained about government control was too strict, too rigid approval procedures are too complicated? Hear. Why? Because we all must adjust to the rules of the game. We have already accomplished in this surround some balance reached a deal. In this case, the reform of work processes, simplify procedures, it will retard efficiency. I know I say that there will be many Fenqing can not understand. So I tell you: we all have the secluded rules as the rules. These rules maintain the property in this industry. In each program, in every aspect, there is the delivery of benefits, there is checks and balances. After 10 years in the system to do after the action, which itself already has a vitality, definitely influence the situation as a whole.
Therefore, we can often see, except fall butme relatively standardized and rigid management of large cities, numerous cities have not been collected in the circumstance of the construction permit on a lot of go on dry, such as earthworks, are generally before moving. This is a game behind the two sides to approach a balance. Even in these relatively standardized management of large cities, there are loopholes to drilling, such as the excavation can be made a detach construction permit, and then the basement part of the construction permits issued, and then made some ground. So send a project into many parts appraisal. Why? The two sides attach for this is the alteration, the result of concession. If the corporation gave the government to melodrama die, they would not have to activity.
content after, we began to familiar: we have finally entered the sale of part of the formalities.
12 incident, Laijiang Jiang current macro regulation and control of real estate
Well, we might say something, I was nativity real estate management. Then a lot of real estate involved in policy development. Was not too meager, forced into the sea as yet. This is why I can work in one of the reasons now friends.
talking about pre-sale and acceptance of these things, I would like to talk about the current real estate control policies. Understand this, all aspects of sales can have a clear understanding of the policy. The present regulation, my overall assessment is: asshole.
Basically, now the chief level of control policies into the following three aspects:
1, reduction of land supply, tight to the root
plan in this area is very instant clash. If there is land departments friend, a great consciousness to see the assured. The last 3 years, central and local land use control, hard year after year, year after year the measures taken poison. Of course, we must have a concept here, the largest industrial land, not attribute, but the industry. Particular types of investment in the industrial park. At present, China has a aggregate area of a cloud of industrial parks in all cities over the total area of the urban built-up areas. This is a mad concept. Of course, in this macroscopic trend of the urge to inhibit the local sites, real estate land has been inevitably implicated. Decreasing supply of housing land is an indisputable facts. What you need, and I debated how many major real estate company how much to reserve, ample to make many many years of development, so now for the lack of this information is not accurate means, and so on. The bad newspaper nearly always arrange medium reports rumors did not even like to establish one. If you see by the major real estate companies to have those reserves in what rank, basically you can determine the authenticity of things out. Which real estate development company did not land on hand, not in the remote was not in the external suburbs but it is not made the development of neural shuffle, I now published out to dine this matter. In variant facet, the real estate company reserves that are currently about no development amount for the outer suburbs of the land, their hopes entirely healthy and stable development of China's economy, the gradual expansion of the city, increasing the total number of affluent groups. In fact, this attitude is indeed a kind of satire. Alas
2, suppress the purchasing needs
raise the down disbursement ratio, tightening money supply and raise bank reserve ratio to control mortgage lending, are such considerations. Is to make people money to buy a house. However, this policy is not unlocked and meet the demand, it does not solve any problem, it needs only to tarry. I do not understand why people applauded this policy. There is a very magical explained that the benefits of this policy is: people can not afford a house, the developer will damage the crisp chain of funds, developers will automatically lower. I personally not be against the logic of this sorcery. So I posted this place become a warfare of words. I can only be evaluated on the objective effect. Thank you.
3,
Gucci Shoes, mandatory restrictions on real estate product types
this very clear, is that units under 90 square meters floor area of more than 70% of the total. The 9070 policy was to sing very loud, as if a very brilliant way. I did not come to understand that in the end have little effect. Unit selection is entirely market-oriented things. I figured this policy was not so in an implicit premise: the big house developers deliberately built to obtain high profits. However, I faint, large size or small units, in the premise of price reliability, profits and total profits of unilateral there will be any different? The total construction area of the same, price stability, and size change about, the impact is nothing more than a house or a little more than sets of sets of the house, the profit difference? Unless there is such a logical premise: the big house is priced higher than smaller units. But in my personal and professional experience, and I is not ever found such a situation. My personal experience is that, in turn: the small size of the unit generally a little higher than the big house. I experienced a few companies are basically in product pricing such a policy. I do not know if Beijing is not contrary to my personal experience.
my private conclusion, the real estate control policies, in the above 3 things which play to play. Will not have everything else current tricks out. This achieve, I will not say more.
Next, the process continues apt speak approximately it. La la la
13, setting out, inspection lines
talk about this for a simple bar. After the drawing is drawn, it is required in the field, drawing on the buildings on the implementation of a specific location, this is a live technical, to measure, given coordinates. The live call-off. Pay-off is generally under the planning department of Surveying and Mapping Surveying and Mapping agencies or similar dry, but some cities have already developed half of the job market was. Hey, again a semi-market. Put line on the premise that the official received a construction permit. Pay-off, the Surveying and Mapping Institute will issue a pay-off copies.
early in the project construction, unlawful construction, where you need to do the work through the Institute of Surveying and Mapping. Do they put lines in advance. Alas, again a
pay-off is completed, the construction unit according to the corner point construction, finished to do after the inspection line. A look at this building is built up is based on drawings, not further the edge, Surveying and Mapping on the inspection line of books.
this experience with the future line of work are closely associated and approval. So they have to like the Surveying and Mapping Institute, like the emperor for the, especially in the early pay-off occasions. Alas
14, pre-license
eventually said this out. Comparison of pre-existing management has been constricted. I know, in real estate has transform a city, and pre permit are required to apply online, full publicity. Now the feasibility of irregularities in the sale of the above getting smaller.
the most momentous pre-conditions for licensing are: high-rise building on achievement of 2 thirds, low-rise crown framework. The conditions for pledge loans with the banks without the same conditions: the class of either floors, all the cap to borrow. So constantly in high-rise buildings immediately completed two thirds of the structure, to obtain pre-sale permit, the developers are not active while the move panel. Because this time, the money is to be received not only received a 2,3 into, but according to the foot into a transaction taxes are to be calculated in the same year. After the knowing of this, maybe this action we cover plate will have a better comprehending of it
now do pre-licensing, prices must do publicity. Must be clear to the sets of transaction prices, unit prices must be clear, in the trading scene, is also deterred to go in what is 5,000 yuan / square meter, However, I must say, although, the Government has not (has no authority) to regulate the amount of real estate transactions. Formalities in the process of the reported sale price, the developer can be completely ignored. Declare what the price would be finished. Every time I do when the alleged value for pre-sale license, direct that 2,500 yuan / square meter. Ever. Whatever you how publicity. 5000, when still sell sell sell sell 8000 more than 10,000, there is no legal or magisterial liability.
in the pre-licensing,
Gucci Shoes 2010, said there is a place worth is forecast painting. Housing authorities under the department of housing measure, according to developers of the drawings, considered an area in advance. The painting is called prediction. After the completion, to the field measurements, is measured by. We all kas long asarea is often in future disputes between buyers and developers, the main contradiction. This contradiction is how come? This is the most fussy area between the prediction and the measured inconsistency. Many causes for this inconsistency, such as the area of construction errors caused by non-standard, or the drawings before the calculation of the common parts of the statistics on the margin of error, these are possible. But developers say it is accidentally caused, I personally have not seen. Developers have not this aptitude to muse fraud or muse, of course, I personally do not rule out that some head was caught in the gate of the developers have been hit by some splendid people fortune. Hehe.
To avoid such discussions
now, the major developers are chastened, and began to spend a lot of energy doing the work through housing measuring machinery. In short no matter how much time the measured area, housing agencies are still measured according to the anticipate area of the native report.
Oh, but then a
15, on the sale of land in the solution charge
sale yesterday in writing when the dictate on land solution, I defiance not write it. As a real estate practitioners to argue the heading, seemed more appropriate. This topic is very sensitive. Among these are many Daodao Er. The riddle of this one I do not really understand. Do I understand so little about it.
start talking about land mortgages. The rules on land mortgage is now more strict. Land must be in the process of a mortgage loan only after the construction permit. This is also why so constructed that permits developers to reason. Loans are now basically set according to the construction building permits to determine the size and distribution of. In this regard, I believe that the country's banks are much the same. Land registration for the mortgage must be secured, this is common sense. Say no more.
sales under the current rules more stringent, for pre-sale permit, the land can not have any parallel. But the fact is that we all know: developers are bound to select any of the land mortgage. This means that developers in the face for pre-sale permit very serious financial pressure: either repayment or replacement of the mortgaged property, or the sale of permits to get out.
repayment is almost no consideration of the matter, the replacement of collateral? Even more impossible. Where is their physical security can take it ah. Even if some, but also take it mortgage financing have long been, and still waited until now ah. This time is the test of time for human intelligence. The task now is: that is, no loan, not replace the collateral, but also solutions of charge, but also be able to do a pre-sale permit. I do not know finance and other companies, reported that construction workers is how to deal arrange of thing. I only said that one of the two alternatives (well, I feel like I like to instruct methods of offense, by). Now the vast majority of the city, the department of land and housing management departments are separate. Mortgage in the land department for land registration, the housing authorities for pre-sale permit. Housing authorities and land sector is a very deep malice. The two departments will not take the initiative to check the other side to the other registration information. In these places, do first-pass bank and more reasonable, allowing both sides of the face have a chaste excuse for the replacement collateral. Replacement of collateral if the original charge of collateral first solution, then a new registration for the mortgage collateral. The charge and the new mortgage solution among the collateral will have a vacant period. The floating period is reasonable. Banking or higher regardless of what department to check, can explain the past. Then we use this hanging on it. The first reason to replace the collateral at very reasonable charge of land out of solution (some people have a very through job banks, and even the replacement of collateral such reasons do not need to find a direct charge out of the first solution, alas, I appreciate the extreme), then took charge of this solution indicated the words that have been land certificate, rush to housing authorities, to show them, la la la, I wager the land certificate has been Solutions friends. Housing authorities to look, oh, that's true, so do the submissions received a pre-sale permit. As long as they receive materials, immediately re-sent again the land certificates and land departments to do mortgages. Do it quick and it only suspended for half an hour. If you worry about housing authority will also look at the land certificate, you can wait a day or two of 1 day to go and land departments to do collateral is required. Homeland separate departments and housing authorities, it is a drill numerous loopholes in the system can ah.
In addition, construction in progress can be secured for the city (in this case explain, in the construction mortgage is not every city had to do. a lot of the city housing authorization that mortgage registration will not be adopted), you can also try, Solutions to charge the land, and replaced on the ground in the construction mortgage. The same is the use of vacant period to work. This approach land and housing management in the places where they can incorporate. In short, the way all people want out. One more striking, to the extent of product, in the real estate industry, it must be the truth ah.
16, planning, fire, air defense, pipelines, and other special quality and acceptance, final acceptance, handover
In fact, many said that later, we should all understand, and to the acceptance stage is how the matter now. Doing a lot of groundwork before and coordination of this work that many people get to know, step by step, so that now, if you can not complete the work now to really Baihun out.
planning acceptance is acceptance of the main targets of the plan is surpassed. After the cap, completed prior to the acceptance of this can be done. The acceptance of the premise is to do inspection line, basically the inspection line to pass through when planning acceptance will not be much trouble. The elementary process is It’s about time: Planning Board look at the comrades in the car, oh, capped. Experience in line to pick up the book and then take a look at, oh, no problem, count the number of layers, oh, is the number of layers to the back of the Gansha Gansha.
fire, air defense and pipeline inspection, these items are made get a professional construction unit. Only they can get. Developers to make their own acceptance of these items, is definitely out. This is also the developers did not dare to offend the three main reasons for the professional construction unit. Especially the fire and lasting power, and there's round after round and bitter ah, really is pretty down finish. I will tell a power thing. When installed in the newspaper, good design 3 sets of transformer carton installed. Financial pressure because of the construction process is relatively large, dragged about Power Construction Enterprises for the works. The company did not say anything. Acceptance time has come to power in any case refused to supply the Council. Unreasonable that the design of the three, to become four. How this got ah? Owners must stay, and power are not on the supply. Who is your responsibility to say it, this is simply saying is unclear. But also not concern about this. Forced under the twice obediently to the construction of models of power.
at the peak of not to offend the construction of several specialized units, largely through the acceptance. However, the inspection report will certainly paved the way left, so basically a writing: principles coincided to by acceptance, but the following issues need further rectification: 12345 and so on. Quality Acceptance is now very simple. After completion, the construction unit, developers, and supervision units, combined with the inspection report came out on the line, and then to the Quality Supervision Station for the record. This is done. Project Management Company is now definitely not offended celebration, even in the vast majority of the construction process, nobody appeared Management Company, a label is to sell directly to the owner. Party supervision of their own to live to dry. This is a common phenomenon. To be responsible when signed and sealed.
quality inspection and professional inspection is complete, is also engaged in planning acceptance over, that is, to the Construction Bureau to engage in the ultimate final acceptance. The filing said a lot for nothing.
completed ultimate acceptance is the statutory conditions for the formal handover. Without this final acceptance form, the owner can refuse to repossession. I see a lot of procedures did not apply for completion of the log to force owners to take possession of real estate reports, have been feeling rather curious. Did not see a correspondent to the Bureau of completion of the disc information check the plot. I have not personally seen this kind of thing anyway. However, these issues have been of a big number of artificial negative media reports, so I do not very concerned about this matter.
this piece of property management, I will not say more. Basically, the procedure is over here. Then there is the heading certificate for things. Do first large ownership, the right to do the whole estate to be a certification, then certification of family. Do these things even now it is an middleman to know, the street, I will not go into details. Thank you.
17, Conclusion
the first to say, I ran every day, come back to tinker with this thing, I was feeling really weary to write a. It is like eunuchs out of this txt, but such a short day, I finally finished. But it wants the end of this beauty.
this entire process, it is only a ballpark, only. In fact there is so much wrangling with the manifold departments of the things I did not write in.. For sample, the estimated project spend reporting, done that live people know for sure, and the Bureau of plucking this budget unit is not reasonable, do not know how hard touch on. But this thing is naught more than a trifling matter in the whole process. I often see what the last two years of cooperative housing initiatives. I tend to sneer reported. With the cooperation of professional real estate companies, have little become of success circumstances of the case, dozens of strangers and absence of vocational knowledge, to co-build a building for their own alive?
angry youth We will and I said, how the cooperation between real estate companies on the lack of successful cases? Here, I can ensure you that I have not seen. In the long construction, reported that construction, financing, sales process, whether the number of times the table deals and private collaboration. No matter how good friends will also be started in this air of common suspicion and lead eventually disband. Young cynics will say, I reported on the neatly built, construction, not finance, can I also can not furnish to build a floor? I can tell you very clear: impossible. This is the entire real estate development process, have formed the Iron Curtain, it has strong vitality, is sufficient to comply with this order will not keep out anyone. You attempt to regulate working, honest man, you even have to review a General Plan review, the trial year of the fire and the trial, review construction plans retrial for 1 year. This kind of thing I is not never seen. I have seen a young entrepreneur wants to engage in private real estate,
Womens Gucci Casual Trainers, starting from 2004 points to receive the planning, review master plan, 1 year did not review the trial out of the re-planning due back collar points, the total surface retrial, the trial of a out of the trial was not any, then go back and lead planning points, but always just change the rules, and give him the land feature change teaching sites. Finally, nothing. Report do not know even who is going to sue. I have seen a net worth of billions of dollars of private entrepreneurs in this humble stand Planning Board with a little clerk in the office desk, suffering from reprimand: Your overall plan, the basement floor building boundary line and boundary line, use two Well color representation, or how can I understand it? Again to turn back to you again.
both in their relative areas you how good. You may be the electronics industry monster, is a governor in the network economy, leading the chemical industry's unrest, at a time you tried to enter the real estate industry, you should follow this line of industry regulations. Any venture to change the rules of the existing real estate management, are subject to the same lesson of blood. In this industry there, follow the rules to be more important than any other industry.
I have no direction on the appraisal of the system now is not reasonable, I think this problem has left the position, let the other directors to think about it. I just want to say: Survival ah, it is never easy. Amen.
Reported namely construction of real possession de
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