The revised "Implementation Opinions" not only relaxed the original application conditions such as the continuous payment period of social security, but also raised the average area standard to 60 square meters. In eligible areas, public rental housing can be allocated across regions after being idle for more than one year.
The "Implementation Opinions" appropriately optimize the two conditions of residence permit and social security period in the access conditions of public rental housing. The entry conditions are revised as follows: having a permanent residence in Shanghai or holding a residence permit in Shanghai; Has signed a labor or work contract with the employment unit in Shanghai for a certain period of time, and paid various social insurance premiums according to law. Compared with the original "Implementation Opinions", the prescribed period of continuous payment of social security has been cancelled.
In addition, combined with the development trend of improving the living conditions of Shanghai residents, the demand of increasing family size since the liberalization of the two-child policy, and the actual situation that incremental public rental housing is mainly arranged in the allocation of commercial housing, according to the reflection and suggestions of grass-roots public rental housing operators, the average construction area standard of public rental housing is adjusted from "generally controlled at 40-50 square meters" to "generally controlled below 60 square meters" in order to increase the allocation of two-bedroom housing.
In terms of rent allocation, in combination with the management requirements of focusing on accurate allocation of key industries and improving allocation efficiency, a provision was added in the section of "Rent allocation and supply procedures": "Strengthen the orientation of accurate allocation of public rental housing, and appropriately tilt employees of public welfare institutions such as education, science and technology, culture and health, as well as industries such as sanitation, public transportation, express delivery and housekeeping that provide basic public services for urban operation and citizens' lives." "Districts with the rest of the district to raise public rental housing, idle for more than a year, through the' urban joint' approach, by the city housing security management department to coordinate arrangements for cross-regional rent. "
In addition, the public rental housing will develop and apply intelligent access control. In the revised Implementation Opinions, a provision is added in "Standardizing Lease Behavior": "The rental unit and the lessee should go through the online signing system of the city's public rental housing lease contract for online signing and filing." In the "Strengthening Post-supply Management", provisions are added: "Strengthen the technical control of violations of rules and regulations, and develop and apply intelligent access control."
The following is the full text:
In order to further improve the housing security system in this city, standardize the development of public rental housing and solve the outstanding housing problems in big cities, According to the Guiding Opinions of the General Office of the State Council on the Construction and Management of Affordable Housing Projects (Guo Ban Fa [201] No.45), the Measures for the Administration of Public Rental Housing by the Ministry of Housing and Urban-Rural Development (Ministry DecreeNo. 1 1) and "On Accelerating the Development of Public Rental Housing" 0] No.87) and the Opinions on Further Standardizing the Development of Public Rental Housing (Jianbao [2019] No.55) issued by the Ministry of Housing and Urban-Rural Development, the National Development and Reform Commission, the Ministry of Finance and the Ministry of Natural Resources, with the consent of the municipal government, we hereby put forward the following implementation opinions on the development of public rental housing in this city.
First, clear the overall requirements
(1) Basic ideas. Public * * * rental housing is a kind of affordable rental housing provided by the government with policy support, operated by professional institutions using market mechanism, with limited housing area and conditions according to basic living requirements, and rented to specified objects for a limited period of time at a rental price slightly lower than the market level. To develop public rental housing, we should adhere to the position that "houses are for living, not for speculation", and in accordance with the overall requirements of accelerating the establishment of a "rent-and-purchase" housing system, make efforts to alleviate the staged housing difficulties of young workers, imported talents, migrant workers and other permanent residents who are legally and stably employed in Shanghai, further expand the coverage of housing security policies, and orderly connect with market-oriented rental housing to promote the overall standardized and healthy development of the housing rental market.
(2) management department. The joint meeting of the city to promote the healthy development of the real estate market is responsible for the decision-making and coordination of major issues such as the policies, development plans and phased tasks of the city's public rental housing. City Housing Authority (city housing security management department) is the administrative department in charge of public rental housing in this city. The district governments shall, in accordance with the principle of territorial management, be responsible for the implementation and management of the construction, raising and supply of public rental housing in their respective jurisdictions. District Housing Security Housing Management Bureau (district housing security management department) is the administrative department in charge of public rental housing in this district. City and district development and reform, planning resources, finance, taxation and other departments in accordance with the division of responsibilities, responsible for the management of public rental housing.
(3) Operating institutions. The municipal and district governments shall organize and support a number of professional operating institutions (hereinafter referred to as "operating institutions") engaged in the investment and management of public rental housing, be responsible for the investment, construction financing, supply and lease management of public rental housing, and guide all kinds of investors to actively participate. The operating organization is established in accordance with the relevant provisions of the Company Law, has the legal person status, adopts the market mechanism to operate, implements independent operation, and makes overall plans for revenue and expenditure, with the objective of maintaining capital and making small profits, and focuses on the function of public services.
(4) Development planning. The district governments shall, according to the economic development level of the region, the supply of market rental housing, the demand of specified objects and other factors, make overall arrangements and make rational layout, and determine the supply scale and implementation plan of public rental housing mainly by means of commodity housing allocation and construction, and incorporate them into the special planning for housing development in the region.
Second, raise housing through multiple channels
(a) housing financing channels. The municipal and district governments will make overall coordination arrangements and strengthen the financing of housing construction. Operating agencies can use a variety of channels to raise public rental housing: first, the allocation of commercial housing; The second is to focus on new construction; The third is to approve the transformation from other affordable housing through prescribed procedures; The fourth is to rebuild idle non-residential houses; The fifth is to acquire or act as an agent for rented and idle stock housing. Actively explore real estate development enterprises or social institutions to invest in construction and provide housing. Operating agencies to raise public rental housing, the city, district housing security management department in conjunction with relevant departments to identify the project.
(2) Housing requirements and standards. The public rental housing is mainly a complete set of small-sized houses or collective dormitories. The newly-built public rental housing should meet the safety and health standards and the requirements of energy conservation and environmental protection to ensure the quality and safety of the project. Complete sets of public * * * rental housing construction should comprehensively consider the residential use function, spatial combination, population and other factors, reasonably determine the proportion and structure of Taoxing, and generally control the average construction area below 60 square meters. The public rental housing built in the form of collective dormitory shall conform to the relevant provisions of the design code for dormitory buildings. The housing conditions, the number of people living in the public rental housing and the per capita rental area standards shall conform to the dormitory building design specifications and the "Shanghai Residential Housing Leasing Management Measures" and other regulations. Public rental housing should be decorated before use, and can be equipped with necessary furniture, household appliances and other equipment.
(3) Ownership management. The construction of public rental housing is "who invests and who owns it", and the rights and interests of investors can be transferred according to relevant regulations. It is necessary to strengthen the management of public rental housing ownership and do a good job in the registration of real estate ownership.
Third, standardize the supply management mechanism
(1) Access conditions. Applicants for public rental housing (including singles and families) should meet four conditions at the same time: first, they have permanent residence in this city or hold the Shanghai Residence Permit; Second, it has signed a labor or work contract with the city's employment units for a certain period of time, and paid various social insurance premiums according to law; Third, there is no self-owned housing in this city or the per capita housing construction area is less than 15 square meters. If it is difficult to get married and live in separate rooms, the per capita area can be appropriately relaxed; Fourth, the city did not enjoy other housing security policies at the time of application. City housing security management department according to the above basic conditions, formulate the city to raise public rental housing specific access standards, and can be adjusted in a timely manner. According to the above basic conditions, combined with the economic and social development of the district, the district governments formulate specific access standards for public rental housing in this district, and can adjust them in time; Before it is announced to the public, it should be reported to the municipal housing security management department for the record.
(2) Application and review procedures. To apply for public rental housing, you can apply to any district housing security management department in the city; Apply for public rental housing in the district, mainly to the district housing security management department where the work unit is located, or to the district housing security management department where the city's household registration is located. The applicant shall truthfully fill in the application form, submit the household registration certificate or residence permit, identity card, labor or work contract, housing status and other information as required, and promise to be responsible for the authenticity and validity of the submitted information, and submit it to the district housing security management department for review; Among them, the applicant does not need to provide the materials that can be retrieved by means of informationization, or the certification materials of other units that can be obtained by means of data mutual recognition and enjoyment. For the approved applicants, the district housing security management department shall issue a registration certificate. The district housing security management department can set up an acceptance window in the district public rental housing operating institutions or streets (towns), and entrust the implementation of normalized application acceptance and audit work. City housing security management departments to deal with the application for review of the situation to conduct spot checks, found to be inconsistent with the provisions, to the relevant district housing security management departments to put forward rectification opinions, the relevant district housing security management departments should promptly implement rectification.
(3) The procedures for rent allocation and supply. Public rental housing can be allocated to the applicant who has obtained the registration certificate, or it can be allocated to the unit collectively, and the unit will arrange for the employees who have obtained the registration certificate to live and use. Strengthen the orientation of accurate allocation of public rental housing, and appropriately tilt employees of public welfare institutions such as education, science and technology, culture and health, as well as industries and enterprises such as sanitation, public transportation, express delivery and housekeeping that provide basic public services for urban operation and citizens' lives. City, district housing security management departments should be based on the population structure, housing demand, affordability, etc., to develop public rental housing rental supply standards; According to the supply of housing, the waiting supply system can be implemented. Districts with the rest of the district to raise public rental housing, idle for more than a year, through the "urban joint" approach, by the city housing security management department to coordinate arrangements for cross-regional rent.
(4) Information systems and information platforms. City and district housing security management departments, public rental housing operating agencies improve the construction of public rental housing information system and information platform, publish and dynamically update housing information in real time, and interconnect with the information platform of the city's big data center, promote the "one network for public rental housing application", and continuously improve the convenience of citizens applying for public rental housing.
Fourth, improve the lease management mechanism
(1) Reasonably determine the lease price. According to slightly lower than the market rent level, determine the rental price of public * * * rental housing, specifically formulated by the operating agencies in accordance with the provisions, submitted to the housing security management department at the same level for the record. During the term of the lease contract, the operating agency may not unilaterally adjust the lease price.
(two) to ensure the payment of rent. The lessee shall pay the rent on time according to the contract, and those who meet the requirements may apply for withdrawing the storage balance in the provident fund account to pay the rent. The employing unit may, according to the relevant regulations of the unit, issue corresponding rent subsidies to employees who rent public housing, and the rent subsidies can be paid directly to the rental unit. If the employer collectively arranges the lease, it shall cooperate with the operating agency to establish a system of rent payment or rent collection and delivery.
(3) Standardizing the leasing behavior. The rental service and management of public rental housing can be implemented by the operating institutions themselves, and can also be entrusted to professional institutions. The rental unit shall sign a lease contract with the lessee, use a unified model text of the housing lease contract, and handle the online signing and filing procedures of the lease contract through the online signing system of the city's public rental housing lease contract. If the unit is collectively leased, the rental unit shall sign a lease contract with the employer, and sign a residential use agreement with the occupancy guarantee object as an annex to the lease contract. The term of the public rental housing lease contract is generally 2 years. If the lessee and residential user still need to continue to enjoy the security after the expiration of the contract, they should re-examine their qualifications and renew the lease if they meet the conditions. A public rental housing security object (including singles and families) enjoys the public rental housing security for a total of no more than 6 years.
(4) Strengthen post-supply management. If the lessee or residential user commits any illegal acts, such as lending, subletting, changing the use of the rented public rental housing, or leaving it idle for more than 6 months without justifiable reasons, and refuses to rectify it in violation of the property management regulations, the rental unit may terminate the lease contract with him. For the illegal behavior in public rental housing, the rental unit shall report to the district housing security management department and urban management law enforcement department where the housing is located in time, and the relevant departments shall handle it according to the regulations. The administrative decision information shall be incorporated into the public credit information service platform of this Municipality according to the relevant provisions of social credit management in this Municipality, and measures such as not enjoying the housing security policy of this Municipality can be taken within five years. Rental units should strengthen technical control over violations of rules and regulations, and develop and apply intelligent access control.
V. Increase policy support.
(1) Policy support. The administrative fees and government funds involved in the construction of public rental housing shall be implemented with reference to the relevant policies of this Municipality on housing with property rights protection. Public * * * rental housing construction land can be obtained by means of allocation, agreement transfer, lease or pricing shares. The government can support the development of public rental housing operating institutions through financial support and physical housing transfer. Public rental housing construction, raising and operation, enjoy preferential tax policies stipulated by the state. Newly-built public rental housing, especially dormitory, can appropriately increase the building floor area ratio and building coverage rate according to the actual situation; Conditional public rental housing projects can increase the construction of some commercial and other operating facilities. The construction and charging standards of water, electricity, gas and other facilities in public rental housing projects shall be implemented according to the standards of residential housing, and the actual usage shall be priced according to the standards of domestic water, electricity and gas consumption. Public * * * rental housing garbage disposal fees in accordance with the relevant provisions of the residents' garbage disposal fees. Local streets (towns and villages) actively organize various convenience and benefit services and community voluntary services to effectively improve the living quality of public rental housing communities. Combined with the actual population management requirements, the relevant departments should implement the relevant supporting policies for the household registration management, residence registration and schooling of minor children of public rental housing tenants. Strengthen the effective use of public space and commercial supporting facilities in public rental housing communities, improve the supporting service level of public rental housing, and enhance the satisfaction and comfort of the security objects.
(2) Investment and financing mechanism. Relevant municipal departments and financial management departments should actively support financial institutions, public rental housing operating institutions and relevant units in accordance with relevant regulations and in light of the actual situation of this Municipality, and explore innovative investment and financing mechanisms for public rental housing. Encourage financial institutions to issue long-term loans for public rental housing; Support qualified enterprises to raise funds by issuing medium and long-term bonds; Explore the use of insurance funds, trust funds and real estate trust and investment funds to expand the financing channels for public rental housing. Government investment in the construction of public rental housing, into the housing provident fund loans to support the construction of affordable housing pilot scope. Actively study other financing channels and investment and financing mechanisms.
VI. Others
(a) the relevant departments of the city and district shall, according to their respective functions and duties, strengthen supervision over the raising, application review, supply distribution and post-lease management of public rental housing construction, and promptly investigate and deal with illegal acts. Units and individuals who abuse their powers, neglect their duties, engage in malpractices for selfish ends, etc. shall be held accountable according to law and discipline. Public rental housing construction, application review, supply distribution and post-lease management are subject to social supervision, and relevant departments should promptly accept supervision and report, and publicly handle the results to the public.
(two) the city's public rental housing and low-cost housing in kind with the implementation of overall construction, parallel operation, classified use. Public rental housing can be used for low-rent housing in kind according to regulations. The stock of low-rent housing originally raised by the district housing security management departments can transfer the property rights to the public rental housing operating institutions in the district, or entrust the public rental housing operating institutions in the district to implement lease management.
(three) continue to encourage qualified units (including parks) to use their own land to develop unit rental housing, in accordance with the relevant provisions of the city's unit rental housing management, standardize the operation mode, improve the management mechanism.
(4) This opinion shall come into force on May/day of 202 1 year, and shall be valid until February 3/2025 1 day. The management of public rental housing from July 1 2020 to April 30/200212020 shall be implemented with reference to this opinion. Relevant municipal departments may, according to their respective responsibilities, formulate and revise relevant supporting policies; Each district may, in light of the actual situation in the region, formulate and revise relevant implementation rules.