Turn 】 【 reported namely construction of real es

turn】 【reported that construction of real estate development process and the unspoken rules guide [a]

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 homeless people into the sea, I saw them with the real estate development and construction narrated to the contents of the report, some feeling, here to speak about.
the major departments involved in real estate management scores between the long time, I think of where to where it said. The emulating report is basically built in accordance with the order for.
1, land permits, construction land planning license, planning approval stage points
land certificate, and construction land planning license these two cards, plus approved planning point is the prelude of real estate development. However, it received the order a few things, very knowledgeable. Experienced comrades, a see at the issue of these things the time, basically you can determine the plot backward the article. 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 terse discourse, the land certificate issued by the Land Department, land ownership certificate specifying 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 law; planning points approved by the Planning Department issued, is to determine the intensity of land use indicators of the legal basis, such as building density, contrive percentage ah ah ah parking configuration requires the approval of these arrows are reflected in, including the current requirements that limit the ratio of small units will be reflected in this document.
general, a chip of land, must be ratified by the planning units of the planning department, issued the construction land planning prerogative (hereinafter referred to as the regulation permits), the to receive the land use right certificate. This absolutely should be essential procedure. Because the land department approved by the planning department must be based on land functions and land use intensity, to think the land transfer array to the land specified in the certificate of land use and life.
But hey, in reality it, the fancy is only an 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 block. Then do a commercial and residential land to the people the land use right certificate. Such people can not understand the land transfer model was very renowned. Then the transferee of the land developers, planning departments Ruanmoyingpao go, whether it is planning to modify or just the plans are no good, anyway, my land transfer is already paid, the recess of the things you planning department I must get.
I am not criticizing this land transfer mode is simple to propagate corruption. You know, out of the formal land transfer is just a beginning in 1990, and to engage in publicly traded in the form of land, or even only formally began in 1997. The first piece of publicly traded Beijing land by the year 2000 after the market. I just say that my absence of experience on this issue, the worldwide community has nothing to paint 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 least I personally think that put me in the background 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 insistent not to sell state-owned land use rights.
acquired by way of transfer of state-owned land use right of construction projects, the signing of the state-owned land use right transfer compact, 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 People's Government, the capable departments for urban and rural planning for construction land use permit.
city and county government planning departments of urban and rural land use planning in the construction shall not permit, without alteration as the state-owned land use right transfer contract part of the planning conditions.
wish in my future career, do not prop commercial and residential land planning department of land certificates to dress bubble die, amen.
2, setting up the project company, project, environmental assessment, real estate development qualification
every of these 4 namely nearly period apt begin a project to pursue asset. Very socialist specifics. But there are also some quite interesting asset, the relationship with the law namely relatively colossal, such as the establishment of the project enterprise. Here we have to note, the parent company photographed the land, to its wholly-owned company created below the appoint of the project, along to our laws, not a transaction. I anew emphasize: the parent company and its altogether owned subsidiary of the land among the convey, not a transaction. Stress once again: not a transaction. Therefore, the real possession subsidiary of the company tin be set projects, the house sold and then break it in the entity, leaving only a shell. This mode of action not legal risk at entire, quite thrifty and practical, so now the size of a tiny bit of real estate companies are so dry. Besides the project, this entity is purely a production of the blueprinted economy epoch left, very weary, do not know what this thing ought be thought. Project is mainly on investment projects and possibility. I do not understand the new mart, the feasibility of this thing, the perspective from what the administration is managed. Anyway, over the depth of the market economy, so the management of this material is too differ. Basically, some places do not control, in some places very strict on the tube. And what materials project in the end that is not remove what anyone says. Project has relationships with other programs that is even extra uncommon things accidental. Such as the recent national plan necessitating environmental appraisal carried out because 1st, head back project. This is based on strengthening environmental protection for sustainable evolution attentions. But in many places, the EIA is a important requirement for project acceptance material. Item can not simply do not stand the EIA. However, under the plan to tackle this problem are the human to do things out. Anyway, even now, projects have to be fired in, I do not know how we are always of these inexplicable policies come via. Anyway, whether I make preparations for these things are basically work directly to these departments, such as to the planning department, let them give me the feasibility study report recommended the establishment of the company, to the EPA, let me recommend them to environmental appraisal report the readiness of the company, and then let the company scamper out of these procedures. Preparation of spend does not material a morsel to more. In short I saw these procedures, the premier to severe pain.
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 personnel file networking, and want to get some balls people basically can not fool the construction sector, construction sector did not dare muddle in this matter, because anyone can be base online, a What is the professional qualification of a representation of any company. Structural engineers are now hard to find like, ah, feeling one. Hehe.
Next
about prim planning began construction report: master plan review stage.
3, General Plan reiterate 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 brightness, with a total floor area ratio is much,GHD IV Styling Set, did exceed the specified floor area ratio, building density is the number, how to plan the road and out of district, is not loyal with fire codes, etc., etc., these things are very professional ah professional.
here illustrate what I want, such as building density, this thing looks easy is not it, that is, the pedestal 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 floor, then the building density is 30%. Look this measurement should not be any controversy. But wait. My area of ​​3,000 square meters of buildings which,GHD Salon Styler, 2,000 square meters is a large elevated 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 naught more than to assure, protect the dwellers of leisure space thing. Although I now appear to be something built on the floor, but on top of my things are green, ah, ah did not dwindle my green,GHD Gold Styler, 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 infinite chamber 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 increase. This is the place for personal gain.
other places, such as setting fire aisle, high-rise building fire four weeks to set up the ring road. But such a train, the green area basically destroyed. How to do? Set the kind of invisible 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 leak drip, anyway, I personally do not know thatthe 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 again adjust 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 absolute graphic design, if we really want, no matter what the company's general layout, if you alternatively Agile Vanke or R & F, that stir up as long as 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 rotating radius is too small, and so on and so forth. (In this boast one: I Fucai, have tried to complete the work within 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 annihilate 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 premonitory misdeed of rule,GHD Straighteners, in fact,GHD IV Styler, 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: cell to the drain line, strong power lines, feeble lines, the three taken together, according to co-ordinate arrangements for the design of science, into the same sheet of drawings. Do not have to annotate the water supply and drainage, is how to tap into the community guidelines, then how the sewage and stormwater dismiss area; strong cordless power consumption is the line where the feed from, how public housing, how the door; weak content to more, What cable TV lines, various types of communication lines, network lines, interior control lines, etc., etc., many to decease. The above three things should be technological, then all had to go underground, into the buildings from the ground wearing a single re-connection in every family.
ah what these lines must be reasonably arranged, moving around is not. As non-professionals, to determine whether a district official 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 elementary arrangement according the road to the district, not get everywhere. What do a manhole cover if the floor is simply not see into the elapse, basically the area you might consider giving up.
Why am I so stressed
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 pool thing, I really seen enough of that; and then, for the juvenile me, is the network problems all day, the district web workers did not have a alternative, because only a buried pipe, do not The web operators do not want to come in line to cater quality services, and now this kin is not here, where the line is bad bad day fix, I This is Daguai it, rumble, click, off the web. Then again, do not pedal the summer air conditioning, open to a power voyage. Get circular the house with utensils, do not open with. Do not pedal meantime seeing TV the calculator, or have a night in the dingy consumption. This is a sign of pipelines did not do a good job ah. You say, this community can live in it?
pipelines being so major, then we say that we consider when designing good, good research, not on it? In fact, 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 effective you, no matter how many developers are doing preliminary work in advance, how much do the investigation, they can not vouch the interface does not change reserved. The most general is the municipal sewage pipeline suddenly re-construction, for the place, even now it does not change is the place to heave the class of a few centimeters, this inclination is insufficient because the drainage area, it is also finished. Too often this kind of thing. I am sure you often see the construction of municipal pipelines, digging up the road, to make trouble here today and tomorrow to make trouble where it is. Anyway, I was afraid of this thing out. That this situation is to lose money all else fails. Then, the high-voltage wire way port, a good start right from a definite substation access, until construction is completed, access to formal, I suddenly noticed that the substation has been removed, or it has been over capacity, and can not be let you elect, you must pick from other places, this time can only spend money consumed, and imposing lead. How much power leads to count the number of electricity. As for the, uh, what life would cause 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 articulation location of municipal pipelines. And then this thing is in turn affects the design of pipelines, in fact, the same thing. I do not say.
5, single review, construction project planning license
planning department review of the single unit design that is very strict, but overall, relating 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 mansion design. These procedures are mainly Han monomer content? I was so summary: The key is to appliance 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 alike cities. Parking spaces is insufficient, basically not even muse about through the single review.
, of course, during the general master plan review, also Mixed parking spaces, but the experience is mainly the amount of that stage, according to 35 square meters to 45 square meters square meters, the value of this experience of a parking space, ample to reckon the basement district, the general planning department is very cared about parking spaces will not be ample, not solemn in the digit of drawings. But not the same single phase to start counting. What hair trick this time will be cost. Spaces such as the so-called picture-you, do not stop the car into the parking spaces turns also put the matter, so on and so forth. But periodically, no matter how inadequate, set in place, it also manner that claims that I am here to do three-dimensional mechanical parking spaces. Three-dimensional mechanical parking spaces I deem many people have seen, that thing is very wrong words, so out of time to spend half an hour it is a very normal thing. But many developers are just lips service, at the peak of the review by monomer, the mechanical parking equipment that was not installed.
So why developers do not want to build bigger then the basement? That the construction of the basement at a detriment. 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 wastage? 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 lane. So by experience the value of parking spaces required for each share of the area, basically 35-45 square meters. Planning departments are so clutch. 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 able to purchase 40 million parking spaces in one. But this does not average that general rule. Hehe. Architectural Design of the trial finished, and then purify the design company about the construction plans, construction projects can apply for a planning permit. This process is no technical content. Not value to say. I alluded to before.
But this construction project planning permit, in the new I know not drilling details, do not know what this law means, what the secret out.
6, launch and air ward special review
these two things out dead. So I straight the retinue two conclusions: no fire and the air defense community design Standards. No residential fire and air defense equipment is qualified. I have such a direct point: the fire was reported built, is difficult to say, is the most complicated of all professional news under construction, but if the simple 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 centers. Review of the fire, in many cases are very crap, very bureaucratic. In addition, our developers and, absolutely, is not outrageous, to encounter the Fire Code, then the investment is too high. In addition, we users have no such awareness. Because many of the requirements of the fire is on the clash of use, such as elevators and stairwells were set up between a fire gate, and that the landlords and out, this is a very inconvenient. Basically, the fire design is absolutely impossible to do enough homework in strict accordance with specifications. In this adore, it is speed up stringent review. In general, the developers are entrusted to the fire building construction company agency reported. Why? Because these companies and fire departments long-term handle with the complex relationship between the fire department has a long history, constantly by them to come amenable 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 on the set scissors staircase, which is yet the steel law of peremptory norms. I personally have not seen developers to these imperative norms approximately also, even if they will get nigh to large rewards, such as the decrement of a staircase, that is how good thing, ah, but basically no one dared do. At least I did not dare. In my future vocation, I can not.
air defense projects, like the nerve is someone with Chinese characteristics. I do not know what Suansha. I truly will not have a raid to stay in the basement of high buildings, 911 of the vehicle in front of that building is to see. True to the bombing of a building, stay out of the basement is absolutely buried living. Of course this is only my private impression, and we do not idea.
civil air defense sector government departments, not the military establishment. For air defense purposes can also agree 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 civilian air defense parking spaces on the right, and now the argument is very great. All voices in society, especially since that attribute law to see through the nerves are. I tell you what all the air defense purposes, attribute rights are the state. Countries in order to encourage people to engage in civilian air defense projects to allow you to temporarily use the. But the property rights, in any case, what can not belong to all owners.
air defense intentions as part of the parking is only a temporary nature, can not sell, so developers will definitely be questing ways to decrease air defense area. In addition, the air defense equipment that is very crazy things,GHD Diamond Flag Styler, 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., to complete energy-saving design, make a energy calculations, you can begin the two review
vigor review, which in my private experience, is how the trial ambition do things. China is now more emphasis on sustainable development, the position of establishing energy efficiency put pile up lofty. Put it this way: What is 360-degree skylights, all open-style balcony, encircled courtyard without these things, certainly not in energy efficiency obedience. Do these things, the summer atmosphere conditioning was opened to the outrageous out. But people favor this new thing. Well, where North-South distinction is clear: the North in general are more energy saving criteria on review, the people in the concept is also more competent to adopt 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, penetrate, I like this 1, none of your commerce ah.
Here
could not assist but think of the residence 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 lusty northwardly. Northerners consider the apply after heating in winter is indeed not secondhand to alive large. More than 6 meters in the living room bay, certainly not in the heating on a standard. At the same time, without considering the toilets in the light and ventilation requirements, 90 square meters of dwelling space can indeed design a very good three-bedroom units. This is from the north of the same method and climate: air drying, and the lavatory less frequently used, most people are not adapted to a bath each day. (I note this is not a geographical discrimination ah I, I, entirely the sake of discussion.) But in the south, just making such a lavatory window, 90 square meters to design a three bedroom, it is almost impossible to achieve. This little drawing 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 spew the blood. The company is now forced to not do anything on the market, the introduction of a large number of compelled only two bedroom flats. Of course, the two-bedroom units also can live, but can not raise children, raising kid, this one is finished, join kid grandparents parents call, and even turned the place at all. Reality is so bloody drops. 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 reach is shrieked bad developers to do things against their conscience. I was mute.
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. However, based on our review of technology is very behind, uh, how should I mention, even the devise, construction techniques are very backward, so this review is a matter of opinion, 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, 2 svelte intermediate coarse. Construction Bureau of the inspection team to lead people to check on the construction site, work on the border of this tower, this tower to collapse suddenly, the whole inspection team all dead off. This is a big ah, the Government has therefore fashioned a extensive investigation, to investigate the reason of the event. The first is starting from the chart retard. The results of a search, the devise maintains no design problems. Then put the drawings sent to re-do the review, a search, then review the staff said, no, the drawings in question. On both sides to a falling out. Finally, both sides could not convince each other. The drawings breaches of peremptory norms say it, it is not violated. But that does not violate arbitrary norms to safe qualified? I see who do not dare to say the words. Finally, the construction unit can only pluck out a few fine sentence some money distress. 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, secure to anyway in the end I do not know.
construction plan review fares is very expensive, 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 dripping, quack, quack.
8, Yuni emission permits, noise permits, construction permits successive night
Yuni and noise, the two things that speak specifically to get here, because these two things are most afflicting. I kas long asin many cities, almost no control how these two things: Yuni and noise. But now, more and more cities, began to strengthen the management of these two things.
Yuni emissions now almost transform
major highway management sector, including roads, transport, police, the cardinal road out making money. Yuni transport construction conveyances, only in a specified time, the provisions of the roads. However, in many cases, do not be so standardized. Works to finish the work, principally when it is day and night may have dump ah, no way, can only bring an end to ... all deities.
Yuni during transport, it is easily contaminated surface. I have seen a automobile in Guangzhou, Panyu, from the Milky Way to spread all the direction, the results fined more than 50,000, manufacturers work hard to do no use, it is estimated that the transport sector were well done, hit the head of the pistol. Noise emission permits, is only in the specified time, with the standard, fewer clamor, the way construction. This is the tube with the environmental protection department. Now many cities have banned the use of beat pile. That thing people can not stand up and fight, and I memorize while I fair entered this industry, I depend on, standing in the site where, later listening to the daytime hammering the next day, the ears are murmuring, almost silly not to hammer the. Pile with the beat, of course, it is certainly the most economical. As long as none, absolutely developers pile with a hammer. I personally in any case, support to strengthen management in this regard. In adding, the consecutive construction of those at night, but also to be regulated. Now in some cities, the continuous 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 detect acknowledge was down. If you had the brashness not submitted for approval to start the night? It blames him for more money, and want to assist the Government's poverty officials. But maximum of the metropolis, alas, that is the point where almost no management.
I, as coming out from the advanced cities, represents, to some second and third tier cities go, people ask silly EPA, continuous construction noise emissions and how to do procedures at night ah? Results severely jeered by others many times. Quack, I believe there will be seen here after my period, painful smile 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.