On July 4th, the Opinions on Regulating the Housing Rental Market and Stabilizing the Housing Rental Price (Draft for Comment) drafted by Shenzhen Housing and Construction Bureau (hereinafter referred to as the Opinions) was publicly solicited for comments. The Opinions put forward a number of policies and measures to further standardize the behavior of the rental market and promote the stable and healthy development of the housing rental market in Shenzhen.
What are the main contents?
First, increase the supply of rental housing through multiple channels.
The "Opinions" put forward the goal of "striving to build 600,000 new houses of various types and not less than 300,000 rented houses in 2022", including increasing the supply ratio of leased housing land in new construction land; In new commercial housing, the supply ratio of self-sustaining rental housing is not less than 30% in principle; In newly-added talent housing, housing-type commercial housing and public rental housing, the overall supply ratio of rental housing is not less than 50% in principle; The upper limit of land area for supporting the construction of administrative office and living service facilities for industrial projects in the industrial park is increased from 7% of the total land area of the project to 15%, and the new part is mainly used for the construction of rental housing and public rental housing.
The second is to standardize the behavior of the housing rental market.
The "Opinions" proposes to establish a system for filing the main body of the housing leasing industry and a system for registering and filing leasing contracts; Establish a housing rental guidance price release system to guide the rational pricing of the market; Strengthen the supervision of the transaction information and behavior of leasing enterprises and intermediaries; Improve the housing grid management mechanism and other policy designs.
The third is to standardize the large-scale transformation and lease operation of villages in cities.
From different angles, the Opinions put forward to strengthen the guidance for the large-scale transformation of villages in cities, reasonably set the entry threshold for leasing enterprises, and promote the large-scale transformation of villages in cities in an orderly manner through planning guidance, overall planning and price guidance. At the same time, the leasing company is required to give priority to meeting the leasing needs of the original tenants, set reasonable prices according to the guiding standards of leasing prices, and strictly implement the water and electricity prices set by the government.
The fourth is to play the role of housing rental transaction service platform.
The Opinions put forward policies and measures to speed up the improvement of service platform functions and strengthen information construction, and called for the establishment of a long-term mechanism for the city's housing rental trading service platform to simultaneously release housing rental related information.
Fifth, increase policy support for housing leasing.
The Opinions put forward policy measures from four aspects: strengthening the construction of leasing legal system, innovating land transfer methods, improving preferential tax policies and increasing financial support for the housing rental market, which has brought strong support to the development of the housing rental market.
Sixth, strengthen the order rectification of the housing rental market.
The Opinions put forward rectification measures from three aspects: cracking down on illegal leasing, strengthening the supervision of leasing loans, and encouraging complaints and reports of illegal leasing, striving to effectively crack down on market chaos and protect the legitimate rights and interests of both parties with the help of special rectification actions in the housing leasing market.
What changes will it bring to renting a house?
1, tax incentives
Whether it is a housing leasing enterprise, an enterprise that rents real estate to a housing leasing enterprise, or even an individual landlord who rents a house, the opinions have given corresponding preferential policies in terms of taxation.
For example, the "Opinions" suggest that housing leasing enterprises rent houses to individuals, collect, register or record newly signed or renewed housing leasing contract information on the government housing leasing transaction service platform, and appropriately reduce the VAT collection rate if the rent is not higher than the rental guidance price; For individuals who collect, register or record the newly signed or renewed housing lease contract information on the government housing lease transaction service platform, and the rent is not higher than the rental guidance price, the comprehensive collection method will be adopted for taxation, and the comprehensive collection rate will be 0% before the end of 2023. From September 30, 2009 to September 30, 2065438, if individuals and enterprises fail to collect, register or record the newly signed or renewed housing lease contract information on the government housing lease transaction service platform, or the rent is higher than the rental guidance price, they will be taxed according to the current regulations, and the tax payable in the past will be traced back according to law.
Shenzhen Housing and Urban-Rural Development Bureau said that this move is to give full play to the function of the government housing rental transaction service platform and improve the guidance of rental prices. Therefore, it is recommended to sign a contract on the government leasing platform and the rent is not higher than the guide price, giving certain tax incentives.
2. Guiding price of house lease
The Securities Times reporter noted that the "government housing rental transaction service platform" which appeared repeatedly in the above preferential policies was officially launched as early as 20 17 12 18. At the same time, the "Opinions" put the guiding price of housing rental in Shenzhen, which was postponed for one year last year, on the agenda again. However, as one of the preconditions of the above-mentioned tax incentives, it is not stated in the Opinions when the guiding price of housing rental for judging rent will be released.
As a matter of fact, Shenzhen publishes the guiding rent for house leasing every year. The reporter inquired about the "Shenzhen 20 17 Housing Rental Guidance Rent" issued by Shenzhen Housing Rental Management Office. According to the official rental guide of Shenzhen, the average residential rent in Shenzhen in 20 17 was 26. 1 yuan/square meter, and it was 24.6 yuan/square meter in 20 16, and the overall average rental price increased by 6. 1%.
But in reality, the rent of ordinary commodity housing in Shenzhen is much higher than these figures. Although the housing rental guidance price is known as the "official rental guidance price", it has not been recognized by the majority of landlords and tenants because of its distance from the actual rental market price. Then, when the housing rental guidance price comes out has become one of the focuses of public opinion tracking.
3. Personal renting is more secure.
The "Opinions" put forward that a unified model text of housing lease contract in the whole city should be formulated, and both parties to the lease should strictly fulfill the contract within the contract period; The lessor shall not unilaterally raise the rent, deduct the deposit at will or collect fees under various excuses.
Previously, the debt dispute caused by "rent loan" had attracted attention. It is reported that the "rental loan" mode refers to the capital operation mode that the housing leasing enterprise mortgages the lessee's credit to a third-party financial company, and the financial company pays all the rent to the leasing enterprise in advance, and then the leasing enterprise gives it to the landlord, and the lessee repays the money to the financial company regularly.
The "Opinions" clearly stated that it is strictly forbidden for intermediaries and housing leasing enterprises to provide products and services for leased housing in violation of regulations through self-financing or cooperation with other institutions; The amount of housing rental consumer loans is not higher than the amount agreed in the lease contract, the loan period is not longer than the lease term agreed in the lease contract, the loan funds can only be included in the housing tenant's account, and the housing lease contract shall not be embedded with the relevant contents of housing rental consumer loans; It is strictly forbidden to issue long-term and large personal housing rental consumer loans; Lending institutions should strengthen the use and risk monitoring of housing rental consumer loans to prevent misappropriation, embezzlement and blind leverage risks. For housing leasing enterprises that collect retail houses and rent them out (light asset strategy), banks may not issue loans, and may not raise funds and leverage through trust channels and financial instruments.
The "Opinions" further clarified the large-scale unified rent transformation of housing in urban villages, and eligible ones can be included in the policy housing security system.
Coincidentally, recently, it was reported in the market that Vanke was negotiating with the landlord contracted by the village in the city for compensation for breach of contract, and was ready to give up some contracted "peasant houses" in remote areas such as Pingshan and Guangming in Shenzhen. Vanke is willing to negotiate with the landlord according to the contract and compensate the corresponding liquidated damages.
In this regard, Vanke responded that the rental housing business is one of Vanke's core businesses, and the company will unswervingly promote the long-term healthy and steady development of this business. As one of the commercial models of rental housing, "Ten Thousand Villages Plan" will continue to advance steadily. Up to now, Wancun has opened more than 400 buildings with 10000 rooms, but it did encounter some practical difficulties in the promotion process. Based on the objective situation in the process of comprehensive promotion, it is planned to partially adjust and optimize the existing housing structure, and related work is being promoted in an orderly manner. The adjustment is for better and longer-term development, thanks to the attention of the outside world to Wancun commerce.
In 20 17, Vanke vigorously promoted the "Ten Thousand Villages Plan" in Shenzhen, which is a new business that Vanke specializes in the comprehensive renovation and lease operation of villages in cities. However, in 20 18, a discussion broke out in Shenzhen market about the soaring rent after the housing in the village in the city was converted into rental apartments. Subsequently, a discussion about comprehensive improvement or urban renewal made Shenzhen village in the city once again the focus of public opinion.
Recently, the Securities Times reporter once again came to Sungang Village, Luohu District, the public opinion center for the comprehensive improvement of urban villages in Shenzhen last year. After the completion of the related comprehensive renovation project, the former calm was restored here.
Some local villagers told reporters, "This is the renovation of a row of houses next to the main road and Baogang Road in the village, and the rest of the places have remained basically unchanged. At that time, some companies did want to accommodate some houses and turn them into rented apartments, but the rent here was already high. It is conceivable that the rent after changing into a long-term rental apartment is definitely unbearable for ordinary people. The reporter's investigation found that the monthly rent of a 50-square-meter farm house is mostly between 2,500 yuan and 3,000 yuan, and the rent itself changes with the changes in the market environment. However, a large-scale urban renewal project near Sungang area is about to enter the market, and a large number of employed people make the rent here high.
The comprehensive renovation of the village in the city has become an important source of rental housing, but the village in the city is obviously a very complex system subject, and the entire strategic layout of housing enterprises must be adjusted accordingly. However, in addition to the housing problem in the village in the city, the long-term rental apartment industry has had frequent problems in the past: news such as the explosion of many long-term rental apartment brands, excessive formaldehyde, and bundled lending platforms have been exposed one after another, and some housing enterprises have to shrink their long-term rental apartment business.
An insider who once invested in renting an apartment for the village head in the city said that once the owner handed over the house, the enterprise began to pay the rent, not counting the labor cost and the later decoration cost. In addition, there will be a lot of trouble in the structural transformation of houses. In fact, long-term rental apartments have generally entered a bottleneck period of development, whether they are owned by second landlords or large housing enterprises.
It can be seen that for the long-term rental apartment industry, the "Opinions" that are still soliciting opinions will have an important impact.
There are less than three months before the introduction of the rent guidance price. What changes will the above Opinions bring? We will wait and see!