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The author:(作者)归海一刀published in(发表于) 2014/2/11 10:05:00 Pilot co-ownership
"The core reading"
Late last year, the Ministry of urban and rural housing construction official said: "encourage local proceed from local conditions, active and innovative housing supply model, explore the development of co-ownership housing. "On February 7, was reported in this edition of Jiangsu Huaian co-ownership housing policy implementation. Shanghai Municipality and Shandong Pingyuan is also pursued through co-ownership of affordable housing for many years. What specific measures in the three places have similarities and differences?
Relaxed standards, mainly for "sandwich"
Housing guarantee system in Shanghai, household-income housing needy families, the main implementation of low-rent housing system; for household middle-income housing needy families, mainly implemented through co-ownership housing (affordable housing) systems to stage housing difficulties of young workers in the city and attract talent, Shanghai workers and other residents, the main implementation of public rental housing system.
In 2010, Shanghai co-ownership housing start applications and the applicants must have a residence town for more than 3 years and no houses for sale in the 5 years before the application is made, or gifts. In access conditions Shang, Shanghai implemented "double trapped" standard, housing difficult standard for per capita area 15 square meters following, which same account location housing in the two generation above compound family can enjoy must area relaxed, effective solution older youth, and new married households and elders points room live of problem; economic difficult standard since 2010 up continuous 4 times relaxed, currently 3 people and the above family has relaxed to per capita months can dominated income 5,000 yuan, and per capita property 150,000 yuan following, Two people and families can go up on the basis of the following 20%, basically cover middle income affordability but still no market "sandwich class" group.
From 2010 to 2013 batch end, Shanghai co-ownership housing is expected to benefit from the family reached 65,000 or so, basic applications, then selected that year. According to sample surveys, purchase most houses still retain co-ownership housing families, buying a House can ease both families (two generations), housing difficulties, so the actual beneficiary families left nearly 100,000 households.
Shandong province Pingyuan just began introduced "property total" Shi, distribution surface is narrow, 2010 provides must is town low policyholders, and no room (as has room, per capita not Super 15 square, and total housing area not Super 50 square) of family; later after repeatedly adjustment, 2012 of August 20, Pingyuan will Executive standard relaxed to "years per capita can dominated income 10,000 yuan", and "family housing total area not Super 75 square".
On admission, Pingyuan implement "three levels of auditing at both levels of publicity" audit system, neighborhood, neighborhood offices, joint investigation teams audit three-level home, neighborhood offices, the joint investigation group 2 times for public announcements, public notice not less than 15 days at a time. Allocation, per household for a unified foundation Pingyuan, veterans, disabled veterans, old people over the age of 70, major diseases in patients with housing difficulties of families in special circumstances, such as extra points, distribution according to score high and low floor, better the score, the higher the assigned location, with points allocated through a lottery.
Different down payment on capital recycling
Consider practical means and the Government mobilize support motivated by two factors, Shanghai set buyers are generally not less than 50% per cent property depending on the situation, the Government 30% to 4.5 per cent, between 5.5 and 70%.
Shandong Pingyuan in accordance with 6:4 of the distribution of housing families in cash 60% cash, guaranteed property rights jointly with the Government. Pingyuan designed 50 m2, 60 m2, 75 m2 and many other "shared-ownership" type. Pingyuan at present average price of 4,000 yuan/square meters of commercial housing, assigned by end of 2013 "shared-ownership" affordable housing price is 2000 Yuan/square meter (including water, electricity, global warming, natural gas facilities and solar installation costs), only about half of the commercial housing prices in similar areas.
Two official said, under the co-ownership model, part Government to return the funds, listed receipts can be recycled for the transfer of housing security. Shanghai official said that under such a mechanism, less pressure of direct government investment expenditures include waiving land leasing, taxes and investment such as municipal, business matching, financial burdens can bear.
Shanghai provides that government accounts into the financial management of the transfer price, and manpower balance in the price for co-ownership housing project, the exercise of the preemptive right to buy back a total of room for subsequent protection of property rights, and the construction of affordable housing and related services construction of supporting facilities and so on.
So far, the plain County in Shandong province has been completed and allocated a shared-ownership affordable housing 1242, County finance supporting capital of 160 million Yuan, back to 108 million Yuan.
Strict listing five years before I can transfer
Shanghai and Shandong Pingyuan requirements, buyers only 5 years after purchase, and which rooms can be transfer listed, and the Government has a priority right to buy. Jiangsu Huaian co-ownership housing time limits listed make no explicit provision, makes no provision for the Government to buy back.
In Shanghai, 5 years within, if applicants purchased merchandise housing or has eviction Shanghai, and couples divorce analysis produced, and family economic occurred major changes, special situation, by housing guarantees institutions be repo; 5 years Hou, only can listed transfer, price according to will with lots, and with quality merchandise housing market determines, purchase people and Government by respective of property share distribution listed transfer of total price, but housing guarantees institutions has priority purchased right. At this stage, Shanghai no provisions relating to personal full ownership.
Shandong Pingyuan housing Center Deputy Director Zhang Yongxuan said, affordable housing, "shared-ownership" model of strict market access, may not be transferred within 5 years, inheritance and mortgaging; after 5 years, according to when the commodity housing and security post with lots to the County Government pays a certain percentage of land revenue, after price will be able to obtain full property rights. After obtaining full property rights, housing may be assigned or by the County Government to give priority to buy back; housing transfer, once again, the family must not apply for affordable housing.
Shanghai official said that at present, there are a few home buying family has rented, loaned co-ownership housing or Housing Act of nature. At national level in the field of housing security at this stage has not come on laws and regulations, and no administrative penalties for these acts. Shanghai is in the purchase contract of houses for use during prohibition, has agreed to prohibit sexual activity after buying family assume liability for breach; housing housing following administration to discourage, under contract to bring civil actions. Through civil action dealing with illegal housing, there is a long, difficult to enforce and so on. Official suggested that national legislation should be made for management measures and mechanisms established for affordable housing.
(Original title: "sandwich class" housing (policy focus))
【核心阅读】
去年底，住房城乡建设部负责人表示：“鼓励地方从本地实际出发，积极创新住房供应模式，探索发展共有产权住房。”2月7日，本版报道了江苏淮安共有产权房政策的实施情况。上海市和山东平原县也推行共有产权的保障房多年。三地的具体措施有什么异同？
放宽标准，主要针对“夹心层”
在上海市住房保障体系中，对城镇户籍低收入住房困难家庭，主要实施廉租住房制度；对城镇户籍中等收入住房困难家庭，主要实施共有产权保障住房(经济适用住房)制度；对存在阶段性住房困难的本市青年职工和引进人才、来沪务工人员及其他常住人口，主要实施公共租赁住房制度。
2010年，上海市共有产权房开始申请供应，申请人需要具有城镇常住户口3年以上，且在提出申请前5年内无住房出售或赠与行为。在准入条件上，上海实行“双困”标准，住房困难标准为人均建筑面积15平方米以下，其中同一户口所在地住房中两代以上复合家庭可享受一定面积放宽，有效解决大龄青年、新结婚户与长辈分室居住的问题；经济困难标准自2010年起连续4次放宽，目前3人及以上家庭已放宽到人均月可支配收入5000元、人均财产15万元以下，两人及以下家庭可在此基础上上浮20%，基本覆盖了中等收入但仍无市场购房能力的“夹心层”群体。
从2010年到2013年批次结束，上海共有产权房预计累计受益家庭达到6.5万户左右，基本做到当年申请、当年选房。据抽样调查，购买共有产权保障住房家庭大部分房源仍保留，购买一套房可缓解两个家庭(两代)的住房困难，因此实际受益家庭近10万户左右。
山东省平原县刚开始实行“产权共有”时，分配面很窄，2010年规定必须是城镇低保户、无房(如有房，人均不超15平方米、总住房面积不超50平方米)的家庭；后来经过多次调整，2012年的8月20日，平原县将执行标准放宽到“年人均可支配收入10000元”、“家庭住房总面积不超75平方米”。
在准入上，平原县实行“三级审核、两级公示”的审核制度，由居委会、街道办事处、联合调查组三级入户进行审核，街道办事处、联合调查组2次进行公示，每次公示不少于15天。在分配上，平原县为每户家庭设立统一的基础分，对有退伍军人、伤残军人、70岁以上老人、重大疾病患者等特殊情况的住房困难家庭实行加分，按分值高低分配楼层，分值越高所分配的楼层位置越好，同分值的再通过现场摇号进行分配。
首付不同，资金可循环利用
考虑政府实际财力和调动保障对象积极性两方面因素，上海市设定购房人所占产权比例一般不低于50%，视项目情况，政府占3成至4.5成，个人5.5成至7成。
山东平原县则按照6∶4的比例分配，住房困难家庭用现金支付60%的房款，与政府共同享有保障房产权。平原县设计了50平方米、60平方米、75平方米等多种“产权共有”户型。平原县目前商品房均价为4000元/平方米，2013年底分配的“产权共有”保障房均价为2000元/平方米(包括水、电、暖、天然气配套费和太阳能安装费)，仅相当于同类区域商品房价格的一半。
两地相关负责人均表示，在共有产权模式下，政府能够回笼部分资金，上市转让的收益可循环用于住房保障。上海相关负责人说，在这种机制下，政府直接投资压力较小，支出主要包括免收土地出让金、税费和投入市政、公建配套费等，财政负担可以承受。
上海规定，政府获得的转让价款纳入财政专户管理，统筹用于共有产权房项目间价格的平衡、行使优先购买权回购共有产权房用于后续保障对象，以及保障性住房建设及其相关市政配套设施建设等。
截至目前，山东平原县已建成分配产权共有保障房1242套，县财政配套资金1.6亿元，回笼资金1.08亿元。
严格上市，五年后才可转让
上海和山东平原县要求，购房者只有在购买满5年后，该房才可上市转让，且政府具有优先回购权。而江苏淮安对于共有产权房的上市时限没有作出明确规定，也没有规定政府要回购。
在上海，5年内，如果申请人购买商品住房或有迁离上海、夫妻离婚析产、家庭经济发生重大变故等特殊情况，由住房保障机构予以回购；5年后，才可以上市转让，价格按照届时同地段、同品质商品住房市场价格确定，购房人和政府按各自的产权份额分配上市转让的总价款，但住房保障机构有优先购买权。目前阶段，上海尚无关于个人获得全部产权方式的规定。
山东省平原县房管中心副主任张永轩说，保障房“产权共有”模式实行严格上市准入，5年内不得转让、继承和抵押；满5年后，按照届时同地段商品住房与保障房差价的一定比例向县政府交纳土地收益等价款后，可以取得完全产权。取得完全产权后，房屋可以转让，也可以由县政府优先回购；房屋转让后，该家庭不得再次申请保障性住房。
上海相关负责人表示，目前，有少数购房家庭发生了出租、出借共有产权房或者改变住房使用性质等行为。现阶段国家层面在住房保障领域尚未出台法律法规，对这些行为无法进行行政处罚。上海目前是在购房合同中约定房屋使用过程中的禁止性行为，并约定发生禁止性行为后购房家庭需承担的违约责任；住房保障房屋管理部门在劝阻无效后，依合同提起民事诉讼。通过民事诉讼处理违规使用房屋行为，存在着时间长、执行难等问题。相关负责人建议，国家应立法为保障房确立供后管理措施和机制。
(原标题：让“夹心层”有房住(政策聚焦))
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