At first, the housing accumulation fund system is a mature experience of economically developed countries to solve the housing problem of low-income families, and it has played a huge role as policy housing finance in practice. Its essence is a form of social self-help supported by the state. Through financial mutual assistance, the ability to pay for house purchase will be enhanced by depositing provident fund.
China's housing accumulation fund system is a policy financing channel for the government to solve the housing problem of employees' families. Housing provident fund is paid by state organs, institutions, various enterprises, social organizations, private non-enterprise units and their employees in a certain proportion of their wages, and belongs to individual employees. Housing provident fund is stored in a special account, which is specially used for employees to buy, build and overhaul their own houses, and can provide housing loans to individual employees, with the characteristics of obligation, mutual assistance and security. According to the regulations, the housing provident fund can enjoy tax policies such as being included in the cost of enterprises and being exempted from personal income tax, and the deposit and loan interest rates are low in and low out, which fully reflects the preferential policies.
1994, China urban housing provident fund system was fully implemented. 1999 China promulgated the Regulations on the Management of Housing Provident Fund, which was re-issued in 2002, gradually bringing the housing provident fund system into the legal and standardized track. At present, the management system of housing provident fund management committee decision-making, housing provident fund management center operation, bank account storage and financial supervision has been basically established.
By the end of 2003, there were 60.45 million employees who had set up housing accumulation funds nationwide, with a total accumulation of 556.3 billion yuan. Workers withdrew174.3 billion yuan from housing purchase and retirement provident fund, and issued personal housing loans of 234.3 billion yuan, which supported 3.27 million workers' families to buy houses and build houses, and played an important role in improving the housing conditions of residents' families (source: White Paper on Social Security Status and Policies of Housing Security in China). Relevant statistics show that by the end of 2004, the coverage rate of housing provident fund in China reached 58%, and the number of employees who established housing provident fund nationwide reached 6/kloc-. * * * Support 4.34 million workers' families to buy houses and build houses.
Housing accumulation fund belongs to policy housing finance and is an important part of China's housing security system. Its characteristic is to directly support urban workers to solve housing problems in the market by financial means. From the practical experience, the provident fund system has played a great role in supporting the housing of low-income families. The implementation of the housing provident fund system not only satisfies and improves the housing conditions of some low-income families, but also the value-added income of the housing provident fund has become the main source of funds for the construction of low-rent housing, which strongly supports the construction of low-rent housing. However, China's housing provident fund was established after the reform of urban housing system, and the relevant systems need to be gradually improved in practice and exploration to ensure that it can give full play to the due role of policy housing finance.
Limitations of housing provident fund security and use system
Although the housing accumulation fund system has made outstanding contributions to the construction of housing security system, the reform of urban housing system, the promotion of housing consumption and the improvement of living conditions of employees. However, with the deepening and development of the housing provident fund system, there are also many drawbacks in the management of housing provident fund, such as the lack of management system itself, the disunity of management system, or the existence of multi-head supervision system, which greatly hinders the healthy and rapid development of housing provident fund system.
The security of provident fund is mainly reflected in internal control and external supervision, as evidenced by the corruption of misappropriation and embezzlement of provident fund in recent years. In addition, the investment security of provident fund is also an issue that cannot be ignored.
Housing provident fund is the fund used by the management committee composed of all parties for decision-making, operation, bank account storage and financial supervision of the housing provident fund management center. According to the Regulations on Provident Fund Management, the Provident Fund Management Center is an agency for depositors to exercise management responsibilities. Although the management organization and supervision mechanism are relatively sound, there is still a problem of poor supervision in actual implementation. Some management committees are mere formality, and major issues cannot give full play to their decision-making role. Relying on the person in charge of the management center to operate huge amounts of money is not only a big responsibility, but also a big risk. At the same time, the housing provident fund management center reports the use of funds to the financial department every year, which is actually only static supervision, so it is difficult to give full play to the regulatory role. And bank custody also allocates funds according to the requirements of the management center, lacking real management functions. Therefore, the ineffective exercise of supervision power at the same level is the main reason for the lack of supervision. In addition, due to the high risk in the financial market, even if the government bonds are purchased according to regulations, the value-added income of the provident fund cannot be recovered as scheduled due to the operating efficiency of the custodian institution and the variety risk of purchasing government bonds, which also leads to the possibility that part of the principal of the provident fund faces great risks.
The utilization rate of housing accumulation fund reflects the developed degree of a city's real estate industry. In recent years, the utilization rate of housing provident fund in China has been hovering around 50%, with obvious differences between regions.
The analysis shows that the factors that affect the provident fund to give full play to its policy-oriented housing finance function mainly include the following aspects: First, the consumption consciousness is relatively backward, and people are not used to spending in advance, which leads to the provident fund only being saved but not being returned. Secondly, the management center has a weak sense of market competition, poor market promotion, low service level of provident fund, complicated loan procedures and long loan issuance time. Development enterprises are more willing to cooperate with commercial banks, squeezing the market share of provident fund loans. Third, the gap between housing provident fund and commercial bank loan interest rate is small, and it is limited by the amount, so its advantage in policy housing finance is not obvious. Fourth, the restrictions on the circulation of housing provident fund have caused the supply of provident fund in some areas to be in short supply, and it is necessary to strictly control the loan amount. However, a large number of areas are idle and the use efficiency is not high, which greatly affects the value-added space. Fifth, applying for provident fund loans, some areas have additional conditions, and there is no commercial loan easing. Sixth, the purpose of the provident fund is mainly to buy a house, but it is rarely used in self-construction and maintenance projects. Moreover, it can only be used for purchase but not for lease, resulting in families who can't afford to buy houses not enjoying the housing provident fund for a long time. At the same time, relatively low savings and low loans actually make low-income families suffer interest losses.
On the Optimization of Housing Provident Fund System
Through the above analysis of housing provident fund, it is not difficult to see that system innovation and strengthening supervision are important aspects of optimizing and perfecting the provident fund system. Accordingly, system optimization can be discussed from the following points:
First, strengthen supervision to ensure safety. Strengthen the actual powers and responsibilities of the CMC, the list of CMC should be announced to the public and subject to supervision, the flow of funds should be approved by the CMC, and the financial situation should be reported to the CMC and the financial department in a timely manner. At the same time, if there is a problem with the provident fund, the members of the management Committee should bear joint and several liability.
Second, strengthen information exchange, unify online supervision, and the competent authorities and the People's Bank of China implement dynamic supervision. Establish a network dynamic supervision system between the finance at the same level and the higher authorities, and keep abreast of the flow of collection and use. Coordinate the use of funds between regions, change the current situation of division, let the provident fund circulate, make full use of the provident fund and improve the efficiency of use.
Third, expand the direction of use. In addition to buying houses, self-building and maintenance, we should also increase support for low-and middle-income families, including monthly and annual payment of housing rent.
Fourth, lower interest rates. Provident fund loan is a policy finance, which has the nature of guarantee and should not be adjusted frequently with the interest rate of commercial loans. Reduce the interest rate of provident fund loans or implement differential interest rates to provide more favorable loan interest rates for low-income families who purchase self-occupied and small-sized houses with lower total prices. At the same time, innovate and enrich the types of loans, so that they can give full play to the role of policy and security finance.
Fifth, simplify the loan procedures and improve the service level. Improve the operating efficiency and service level of housing provident fund, strengthen publicity, actively cooperate with development enterprises, and make full use of housing provident fund.
Sixth, timely and reasonably adjust the loan amount. According to the social and economic development, the improvement of people's living standards and the development and changes of the real estate market, all localities should adjust the loan ceiling in a timely and reasonable manner so that provident fund loans can meet the housing needs of low-income families. Affordable housing system and its development
The development of affordable housing in China began at 1998. Affordable housing is an important part of China's housing security system. The Administrative Measures for Affordable Housing issued by the Ministry of Construction in 2004 stipulates that affordable housing refers to "the government provides preferential policies, limits the construction standards, supply targets and sales prices, and has the nature of security". It can be seen that affordable housing has two main characteristics: first, affordable housing is the guarantee of policy housing, which is the main difference from market-oriented commercial housing; Second, the government provides preferential policies and measures in the construction of affordable housing, such as reducing or exempting relevant taxes and fees, and exempting land transfer fees. , and accordingly restrict it in terms of construction standards, supply targets, sales prices, etc.
The introduction of affordable housing policy and preferential policies and measures in all aspects are the embodiment of the government's policy to protect the housing rights of low-and middle-income families. Due to the low income level of urban low-income families, it is difficult to completely solve the housing problem by market-oriented means, which leads to the phenomenon of slums in cities and affects the stability and development of the whole city. The affordable housing system has made indelible contributions to the realization of "home ownership" for the majority of low-and middle-income families. Statistics show that from 1997 to 2004, the national investment in affordable housing reached 385.285 billion yuan, accounting for11%of the real estate development investment in the same period. 1999 to 2003, the number of completed affordable housing units nationwide reached 268,000, accounting for 22 1% of the completed units in the same period. From 1999 to 2004, the national sales area of affordable housing reached 2180,000 square meters, accounting for 15.9% of the residential sales area in the same period.
Advantages and disadvantages of affordable housing system
Affordable housing has gone through the process of housing reform for more than ten years. The original intention of the policy is to help low-and middle-income families solve the housing problem. In order to support the construction of affordable housing, the state stipulates that land transfer fees are exempted for affordable housing projects, and many taxes and fees are reduced. At the same time, local governments have also given support in formulating policies and measures. Affordable housing has effectively solved the housing problem of low-and middle-income groups to a great extent, and its contribution is also enormous.
It is true that the affordable housing system, as an important aspect of the affordable housing system, has played a huge role in solving the housing problems of low-income families in cities. However, in the course of operation, there have also been some concerns, which have aroused the strong concern of functional departments, scholars and all walks of life. Even the dispute about the existence or abolition of affordable housing has once become the focus of social debate, and there is no consistent view on the development prospect of affordable housing. From a practical point of view, the problems of affordable housing mainly include:
The trend of large-sized houses and high-grade houses leads to high housing prices and limits the consumption of real low-and middle-income groups. The lax management of the sales process has led to the purchase of affordable housing by some unqualified groups, which has greatly reduced the policy purpose of subsidizing low-and middle-income groups. A high proportion of affordable housing is used for investment and rental, which not only makes government subsidies and public resources flow to non-targets, but also provides opportunities for power rent-seeking. The decline of investment year by year makes the supply of affordable housing scarce, resulting in a certain market disorder. There is information asymmetry among developers, regulatory authorities and property buyers. In order to reduce construction costs and pursue profits, developers usually increase the floor area ratio as a means, and the quality of houses cannot be effectively guaranteed. In addition, compared with commercial housing in the full sense, the price composition and price formation mechanism of affordable housing are quite different and have their own particularity. When determining the price of affordable housing, we should not only consider the cost factor, but also consider the payment ability of low-and middle-income families.
Suggestions on perfecting and perfecting the affordable housing system
Judging from the previous system implementation and the current market situation, we can improve and optimize the affordable housing system from the following aspects:
First, strictly control the scope of affordable housing to ensure the particularity of affordable housing. It is recommended to sell only to relocated households and rebuild households.
Second, according to the level of economic development and people's living standards, the construction area should be controlled at about 60 square meters.
Third, increase the construction of low-rent housing system, and form a perfect market system with ordinary commercial housing market and second-hand housing market as the main body, high-grade housing market and low-rent housing market as the supplement, and affordable housing as the necessary supplement.
Fourth, while reducing the investment in affordable housing, the government should promote the implementation of the housing provident fund system and the housing subsidy system to ensure that all units establish corresponding security systems.
Fifth, referring to the foreign affordable housing bill, the government issued a law requiring developers to build commercial housing, small-sized low-priced housing should not be less than a certain proportion of the total number of development units.
Sixth, strictly manage the listing and trading of affordable housing. Affordable housing belongs to policy housing, and buyers have limited property rights. Put an end to the market behavior that benefits from the transaction of affordable housing. Low-rent housing system and its development achievements
Low-rent housing means that the government provides social security housing to families who meet the minimum living standard of urban residents and have housing difficulties by means of rent subsidies or physical distribution. Since 1998, the government of China has actively promoted the construction of low-rent housing system and constantly improved the security policy of low-rent housing. For public housing and low-rent housing rented at the price stipulated by the government, property tax and business tax are temporarily exempted. Under the guidance of the unified national policy, local governments, combined with the actual situation of local economic and social development, set up a low-rent housing system for the lowest-income families in cities according to local conditions. The low-rent housing system is mainly based on the financial budget, raising low-rent housing funds through multiple channels, and implementing various security methods, mainly based on housing rental subsidies, supplemented by Shiwupeizu and rent reduction. For families whose housing area and family income are lower than the standards set by the local government, the local government will make arrangements according to the application, registration and waiting procedures to ensure their basic requirements.
From 1998, the idea of establishing low-rent housing was put forward, and the low-rent housing system in China has gone through nearly ten years. 65438-0999 The Ministry of Construction issued the Measures for the Administration of Urban Low-rent Housing. On this basis, in March 2004, many ministries and commissions jointly promulgated the Measures for the Administration of Low-rent Housing for the Lowest Income Families in Cities and Towns. The measures stipulate that the application for low-rent housing system must meet two conditions: the lowest-income families and housing difficulties. According to the data of the Ministry of Construction, by the end of 2006, 5 12 cities across the country had established a low-rent housing system with a total investment of 7.08 billion yuan, and a total of 547,000 low-income families improved their housing conditions through the low-rent housing system. Among them, the funds in place in 2006 accounted for 33%. In 2006, the housing difficulties of 6.5438+0.22 million low-income families were solved, accounting for 45.5%.
Three problems to be solved in developing low-rent housing
Judging from the development and current situation of low-rent housing, China's current low-rent housing system is in the process of improvement. Macro-control policies bring the construction of low-rent housing system into the target responsibility management of local governments, which urges local governments to pay more attention to the construction of housing security system and greatly promotes the construction of low-rent housing system. In particular, the promulgation of "Several Opinions of the State Council on Solving the Housing Difficulties of Urban Low-income Families" indicates that low-rent housing will be the focus of housing security in the future. Generally speaking, there are still three major problems to be solved in the construction of low-rent housing.
First of all, the source of funds for low-rent housing construction is unstable, the funds are seriously lacking, and the funds arranged by the government budget are relatively insufficient; Secondly, some cities do not pay enough attention to the construction of low-rent housing system, and the coverage of low-rent housing system is small, especially in the central and western regions; Third, the low-rent housing system is imperfect, and there are loopholes in procedures such as supervision and approval, so eligible families cannot obtain housing security in time. Moreover, the biggest difficulty in developing the low-rent housing system in the future is the problem of funds.
Low-rent housing system: the focus of housing security
On August 13, 2007, "Several Opinions of the State Council on Solving the Housing Difficulties of Urban Low-income Families" (namely "Document No.24") was issued, and it was proposed that solving the housing difficulties of urban low-income families should be an important task to safeguard the interests of the masses and an important part of the housing system reform, as well as an important responsibility of the government to provide public services, and accelerate the establishment and improvement of policies focusing on the low-rent housing system and solving the housing difficulties of urban low-income families through multiple channels. It can be seen that housing security as a public service has risen to the height of people's livelihood, and the government's regulation of the real estate market has shifted to the level of housing security. The policies on low-rent housing and policy objectives all reflect that low-rent housing has become an important channel and way of housing security.
Document No.24 has made specific policy provisions and arrangements on expanding the scope of low-rent housing system, reasonably defining the security objects and standards, improving the security methods in the existing system, increasing the supply of low-rent housing through multiple channels, and ensuring the security funds for low-rent housing, and put forward the goals and ways to realize the security supply of low-rent housing at a deeper level. However, on the whole, there are still three problems to be solved urgently in low-rent housing: construction funds, housing and qualification examination and approval of security objects.
First of all, from the main sources of low-rent housing construction funds in China, the channels mainly include financial allocation, value-added income from housing provident fund, social security and social donation. Referring to the diversified experience of foreign countries, including government capital injection, market financing and the establishment of funds or bonds, it can be seen that although China's policy further requires that part of the net income of land transfer fees be used for low-rent housing construction, it is still relatively simple and limited. Mobilizing all available funds and adopting diversified financing methods and channels are expected to provide more effective solutions for the funding sources of low-rent housing construction.
Secondly, although the central government attaches great importance to the construction of low-rent housing system, the implementation of local governments needs to be improved. At present, the number of low-rent housing in China is less than 10% of the real estate market, and local governments have a long way to go. If we can't really support and relax the land for low-rent housing construction from the perspective of people's livelihood, and encourage and implement the preferential policies for developers to build low-rent housing, the implementation of the policies may not achieve the expected results. Therefore, only by increasing the number of houses can we meet the housing needs of a large number of low-income people.
The third is to speed up the investigation of the housing situation of low-income families, comprehensively establish the housing files of the guaranteed objects, and timely issue real-time and feasible normative documents such as the application, review and exit management of low-rent housing for urban lowest-income families. While standardizing the application and approval mechanism of low-rent housing, we should guide the housing consumption concept of low-income groups and correct the wrong concept of psychological conflict caused by low-rent housing without property rights. Double-limited commercial housing, that is, commercial housing with limited apartment type and limited price when the government transfers land. Double-limit commercial housing is the product of national policy regulation and control after "affordable housing" in adjusting the housing supply structure in the face of rising housing prices in the past two years. Double-limit commercial housing evolved from price-limited commercial housing, that is, from the original price-limited commercial housing to increasing the apartment area.
As early as February 2004, Ningbo municipal government took the lead in launching price-limited commercial housing. Practice has proved that price-limited commercial housing has played an active and important role in reducing the price increase and meeting the housing needs of low-and middle-income families. So the price-limited commercial housing was widely promoted nationwide, and then it became a double-limited commercial housing by increasing the size of the house.
Judging from the current market situation of dual-limit commercial housing, some local governments are more enthusiastic about implementing dual-limit commercial housing. Double-limit commercial housing has both the color of housing security and the attributes of commercial housing. After calculating the development cost, the government restricts the selling price, apartment area, construction standards and sales targets, and controls the profits of developers within a reasonable range, and finally sets the land price. This has controlled house prices from the source of land, broken the monopoly of the real estate market and protected the housing interests of low-and middle-income people. At the same time, local governments can still collect certain land transfer fees.
The emergence of double-limit commercial housing has effectively made up for the fault of housing supply. There is a consumption gap between affordable housing and commercial housing consumption groups, and they are neither able to buy commercial housing nor eligible to apply for affordable housing. Double-limited commercial housing can effectively solve this dilemma and just make up for this market gap. The price of double-limit commercial housing is lower than that of ordinary commercial housing, and the purchase conditions are looser than those of affordable housing, which has become a useful supplement to the market.
As a beneficial supplement to the market, the significance of double-limit commercial housing is positive. Many details in the implementation process also need to be explored and improved. Judging from the current market experience, grasping and solving the four problems will contribute to the promotion and implementation of the policy.
First, it is necessary to determine the profit range of dual-limit commercial housing development enterprises; Second, rationally plan the development scale of dual-limit commercial housing; Third, introduce an effective supervision mechanism to avoid corruption; Fourth, establish an effective circulation mechanism. Housing Lease and Gradient Consumption Mode
It is true that in recent years, there are some misunderstandings in the real estate market and residents' housing consumption psychology, such as blind comparison, greed for money, and having to buy a new house when buying a house. However, this consumption concept is seriously inconsistent with China's national conditions of large population and low per capita resources. It is urgent to guide and strengthen the concept of rational consumption, advocate the construction of small-sized housing, buy second-hand housing and rent housing, and return the real estate market to a normal state of rational supply and demand.
At present, China's second-hand housing market is lagging behind, a large number of existing houses are not circulating smoothly, and housing demand is excessively concentrated in the first-class housing (new house) market. Relevant data show that the second-hand housing market in China only accounts for 20%-30% of the total housing transactions, and it is urgent to establish and form a gradient consumption pattern in the housing market.
The formation of gradient consumption pattern in housing consumption market will effectively stabilize housing prices and promote the stable development of the market. That is, low-and middle-income families solve the housing problem by buying second-hand houses with lower prices; Middle-or high-income families can improve their housing conditions by transferring their old houses and buying new mid-range houses with high cost performance. So as to form the cascade consumption of housing and promote the coordinated development of the primary and secondary markets.
At the same time, a healthy housing market should also be a market where sales and leasing coexist. The formation of dual consumption concept of paying equal attention to buying and renting is conducive to the formation of gradient consumption pattern. Renting a house should also be an option for housing consumption. Housing lease enables people to adjust their housing expenditure according to their own income and form a reasonable cascade consumption pattern. This consumption pattern and behavior reflects the real demand and is conducive to the healthy development of the market.
Therefore, we should simplify the examination and approval procedures and transaction examination and approval procedures for purchased public houses and second-hand houses, moderately reduce transaction taxes and fees, increase credit support for second-hand housing mortgage loans, and actively guide development enterprises to change a single sales model into a marketing model of both renting and selling. At the same time, the development and standardization of intermediary service industry, the establishment of smooth channels for both parties to the transaction, and the corresponding policy encouragement and standardization from the second-hand housing transaction and housing rental market will also play a positive role in promoting the formation of the housing gradient consumption pattern.