On February 25th, 65438 Times Weekly reporter learned from official website of the Ministry of Housing and Urban-Rural Development that the Ministry of Housing and Urban-Rural Development, the National Development and Reform Commission, the Ministry of Public Security, the General Administration of Market Supervision, the China Banking Regulatory Commission and the National Network Information Office have jointly issued the Opinions on Rectifying and Regulating the Order of the Housing Leasing Market (hereinafter referred to as the Opinions).

The Times Weekly reporter combed and found that the opinions were mainly aimed at regulating housing leasing intermediaries and housing leasing enterprises. Among them, the requirements for housing leasing intermediaries focus on industry norms, including the authenticity of housing information, the compliance of housing itself, and the construction of housing publishing platforms. The supervision of housing leasing enterprises focuses on financial supervision, including strengthening the supervision of housing leasing enterprises that adopt the business models of "AG low rent" (paying the rent of the house owner is higher than charging the rent of the tenant) and "long rent and short payment" (charging the rent of the tenant is longer than paying the rent of the house owner).

It is worth noting that the Opinions also suggest that among the rental income of housing leasing enterprises, the proportion of housing leasing loans should not exceed 30%, and those exceeding the proportion should be adjusted before the end of 2022.

In this regard, Jaco, Dean of the Branch of 58 Anjuke Real Estate Research Institute, told Times Weekly that the Opinions put forward specific and clear requirements for the housing rental loan business, which reflected the concern of the regulatory authorities about the "explosion" incident of leasing operators in recent years. Under the requirements of strengthening the supervision of housing leasing financial business and doing a good job in pre-lending investigation, it is expected to effectively reduce the operating risks of such leasing institutions and effectively improve the risk controllability.

Continue to rectify the chaos of housing rental agencies.

According to the introduction of the Ministry of Housing and Urban-Rural Development, since the beginning of this year, China has continued to carry out the work of rectifying the chaos of housing rental agencies nationwide, and held several special rectification work promotion meetings for housing rental agencies for deployment.

On June 5438+ 10 this year, the Ministry of Housing and Urban-Rural Development and other six departments jointly issued the "Notice on Printing and Distributing the Implementation Plan for the Special Remediation of Chaos in Educational Housing Leasing Intermediaries with the theme of" Do not forget your initiative mind, Keep in Mind the Mission ",requiring the housing and urban-rural construction departments of all provinces and 40 key cities to set up special classes, designate liaison officers, and establish a three-level linkage mechanism between the ministries, provinces and cities and a direct linkage mechanism between the ministries and 40 key cities.

The rectification work has achieved initial results. The Ministry of Housing and Urban-Rural Development pointed out. At present, the Ministry of Housing and Urban-Rural Development has notified two batches of typical illegal cases in June 5438+065438+ 10/3. According to the data reported by Xinhua News Agency, from June 2065438 1 day to June 2065438 19, 8 14 16 housing rental agencies and 9 197 illegal housing rental agencies were investigated and dealt with nationwide.

In order to consolidate the achievements of special rectification and make the rectification work institutionalized and normalized, the Ministry of Housing and Urban-Rural Development and other six departments jointly issued the Opinions recently-the Ministry of Housing and Urban-Rural Development made it clear in the Opinions.

The Times Weekly reporter found that the Opinions focused on 14 measures, including strict registration and filing management, real release of housing information, dynamic supervision of housing release, standardization of housing lease contracts, standardization of rental service charges, control of leasing financial business, and strengthening supervision of leasing enterprises. Among them, opinions on regulating the authenticity of intermediary housing and penalties for violations are the most concerned.

"In the leasing market, the main role of housing leasing agents is information matching, and its core is to ensure the authenticity, comprehensiveness and timeliness of housing." Yang Xianling, founder of Air and White Research Institute, told Times Weekly.

"The Opinions require intermediaries to publish real information through various means such as information labeling and platform specification. The requirements for the authenticity of housing are further improved, and it is expected that the phenomenon of false housing on the Internet will be effectively curbed. " Jaco judged.

Online signing and filing of housing lease contracts is also one of the key points. Huang Hui, a senior analyst at RealData, told Times Weekly: "Online signing and filing of housing lease contracts is an important way to supervise the housing lease market. 20 19 Hangzhou, Hefei and other cities have issued management measures for the filing of lease online signing. The online signing and filing of house lease contract can better protect the rights and interests of the lessee, and the lessee can ensure that the authenticity of the lease contract is recognized after the establishment of the lease contract, and the continued lease is not affected by the change of house ownership; At the same time, it is convenient to standardize the business behavior of leasing companies, which is more open and transparent and plays an important role in regulating the development of the leasing market. "

In addition, the "Opinions" also require real estate agents not to earn housing rental price difference. "This will more effectively restrain the second landlord." Yang Xianling said, "It is not a prominent problem for intermediaries to eat the price difference. More small and scattered second-landlord organizations will have poor communication and opaque information, and there will be a problem of price difference. This needs to be solved by increasing the inspection of these small and scattered institutions. "

Most long-term rental apartments have crossed the bottom line of 30%

On the other hand, the strict supervision of the financing of residential leasing enterprises in the Opinions may sound an alarm for the industry.

The "Opinions" require that the supervision of housing leasing financial business should be strengthened, and the housing leasing loan business should be based on contracts, and pre-lending investigation and post-lending supervision should be carried out.

Among them, in terms of "rental loans", the Opinions stipulate that housing leasing enterprises shall not require tenants to use housing rental consumer loans by means of concealment, deception or coercion. , shall not be in the name of rent installment, rent concessions to induce the lessee to use housing rental consumer loans.

In addition, regarding the supervision of enterprise funds, the Opinions suggest that the housing and construction departments should strengthen the supervision of housing leasing enterprises that adopt the business models of "AG low payment" (paying the rent of the house owner is higher than charging the rent of the tenant) and "long payment and short payment" (charging the rent of the tenant is longer than paying the rent of the house owner), and guide the housing leasing enterprises to set up a rental fund supervision account in the bank, and include the rent and deposit in the supervision account.

The Opinions also put forward specific requirements for the proportion of "rental loans" to corporate income. In the rental income of housing leasing companies, the proportion of housing leasing loans shall not exceed 30%, and the excess proportion shall be adjusted before the end of 2022.

In this regard, many experts told the Times Weekly reporter that "high income and low output", "long income and short payment" and "rental loan" are all likely to cause the capital chain of enterprises to break.

"In 20 19, some leasing companies broke the capital chain due to high income and low output, and long income and short payment formed capital precipitation through the mismatch of rent terms, and some enterprises misappropriated funds to expand the scale of housing. Once the capital chain breaks, the rights and interests of the lessee will be lost. " Huang Hui pointed out.

"For long-term rental apartment enterprises, rental loans, as credit funds, have certain leverage. When the business is difficult, the leverage of credit funds will accelerate the reduction of cash flow. Once the industry environment changes, the supervision of superimposed rental loans will be tightened, which will accelerate the outbreak of long-term rental apartment enterprises with operational difficulties. " Qiu Yunxian, chairman of UONE Wang You, said in an interview with Time Weekly.

Times Weekly reporter noted that "rental loan" was once the "lifeline" of leasing enterprises, especially long-term rental apartments. According to the listing prospectus of hanger-on Apartment, as of the end of June 20 19, 65.2% of the funds of hanger-on Apartment have used rental loans. The listing prospectus of Danke Apartment also revealed that as of the first three quarters of 20 19, 67.9% of tenants of Zero2IPO Apartment chose the rental loan method.

But at the same time, "rental loan" is also the "fuse" of long-term rental apartments. According to Fang Dongdong's statistics, from 20 17 to now, 69 parents have rented apartments because of the broken capital chain.

Affected by the Opinions, corporate funds will become the focus of supervision. Zhang Dawei, chief analyst of Zhongyuan Real Estate, judged in an interview with Times Weekly: "Before, due to inadequate supervision, there was no specific data on the proportion of rental loans in the income sources of housing rental enterprises. However, since the Opinions require that the amount of housing rental loans should not exceed 30% of the rental income of housing rental enterprises, the supervision of the fund pool is a necessary way. "

Time Weekly reporter found that 30% of the life and death line, major long-term rental apartments have crossed too far. According to the listing prospectus of Zero2IPO Apartment, the lease term between Zero2IPO Apartment and the tenant is usually 26 months, and most of them have a lock-up period of 12 months. As of June 30th, 20 19, 63. 1% of the rent payment of Zero2IPO apartment was paid by these installment loans.

With the improvement of the supervision order, long-term rental apartments will be defined as high-risk enterprises. Zhang Dawei said: "Once the fund pool is regulated, there is no capital willing to rent apartments for a long time."

By 2020, long-term rental apartments will enter the "speed of life and death". The Ministry of Housing and Urban-Rural Development has made it clear that for housing leasing enterprises that do not have the ability to continue to operate and expand too fast, measures such as interviewing warnings, suspending online signing for filing, issuing risk warnings, and investigating according to laws and regulations can be taken to prevent and resolve risks; Involved in the illegal establishment of a pool of funds, affecting the financial order, the relevant regulatory authorities should strengthen daily monitoring in accordance with their duties, investigate and deal with illegal acts.