Matters needing attention in delivery and acceptance of new houses

I didn't know what to do when I handed over the house a while ago. Later, I checked some information, I don't know. At first sight, I was shocked. It turns out that there are so many points and pits that need attention when handing over the house.

I must pay attention to my interests, so i query has collected a lot of relevant information and sorted out some detailed information as follows, hoping to play some roles for friends who have the same needs in the future.

The first step of closing the house: pay attention to receiving the notice of occupancy in time.

This is the repossession step of 1. Pay attention to the deadline Generally, the time limit agreed by developers is within 30 days after the notice is issued, and the buyers will arrange their own time.

After receiving the notice of occupancy, we must first judge whether the developer has delivered the house as scheduled. If the delivery is overdue, it is necessary to make suggestions, decide whether to look at the house according to the developer's reply, and look at the house according to the time agreed in the notice. Remember to bring the purchase contract, occupancy notice, ID card and money.

Step 2: Check "Three Books, One Certificate and One Form"

A formal letter will be sent to you in the check-in notice. "Three Books" refers to the residential quality guarantee, residential instruction manual and construction quality certificate, "One Certificate" refers to the comprehensive acceptance certificate for the completion of real estate development and construction projects, and "One Form" refers to the completion acceptance record form.

"Completion Acceptance Record Form" is the detailed information of the acceptance record submitted by the real estate to the competent department, and it is the sign document that the developer must be responsible for the real estate.

In particular, we should pay attention to asking for the record form of completion acceptance. We should not only look at whether the developer has this record form, but also carefully check whether each item is filed, such as fire protection facilities. The Completion Acceptance Record Form is strictly binding on the business. As long as the project is reported to the competent authorities for the record, the developer must be responsible for life. If something goes wrong, the developer can be held accountable.

These three documents are the signs that the building has passed the acceptance and been recognized by the relevant state departments, and are the necessary conditions for developers to hand over the building. However, many developers have issued a notice of repossession when the construction has not been accepted. For example, property buyers take back the building in some way and sign relevant documents. According to the principle of freedom of contract and autonomy of will, once signed, it is regarded as recognition of the quality of the building. It is difficult for buyers to get legal support in litigation.

"Housing Quality Guarantee" is the developer's commitment to housing quality and warranty period and scope.

"Residential Instruction Manual" refers to the specific technical indicators in housing design, construction and acceptance, such as seismic indicators and wall structure types.

Therefore, property buyers must remember to ask developers to show "three books, one certificate and one form" before taking over the house to ensure that the building has passed the acceptance and is consistent with the purchase contract. Only when the documents are complete can you sign the occupancy form and take over the house.

The third step of house inspection: go through the formalities of house inspection

One principle must be mastered in the process of house inspection and collection: "first collection", "first collection" and "first collection" (the important things are said three times)

It is a normal procedure to pay the fee in advance to check in and collect the house, but there are not many developers who can let the buyer go through the formalities in advance at present. The usual practice is to let the owner sign the repossession document first, and then issue a receipt, so that the owner can go to the property management office to get the key.

When the owner entered the house, he found that the goods were not right and the complaint was weak. This is unfair to the buyer. In order to avoid this situation, the words "indoor conditions are not clear" or "building conditions are not clear" can be marked on the repossession document.

Some developers say that asking for house inspection is provoking contradictions, and it is not easy for developers. As consumers, especially the owners of property buyers, we have always been a vulnerable group. We are not provoking contradictions, we are just fighting for our own rights and interests, hoping that the house we received can be as promised by the developer in the contract.

"Advance receipt" not only conforms to commercial practice, but also has legal basis. The consideration of the house is the house price. As long as consumers pay the house price, or pay a corresponding proportion of the price according to the contract, they will fulfill their contractual obligations, and developers should pay the house. Before the house is delivered, the owner has the right to check and accept the house first.

Then close the house. Step 4: Start the house inspection.

Main contents of house inspection

(1) Measured area of the house (interior area)

(2) the flatness of the top surface and the ground and the verticality of the wall.

(3) Detection of perpendicularity of Yin-Yang angle

(4) Check the hollowing of walls and floors, and check the hollowing of kitchens and bathrooms (including caisson walls).

(five) whether there are signs of water seepage in the bathroom and window sill.

(six) whether the drainage pipe and floor drain are blocked.

(seven) whether the socket is electrified and whether the strong box and weak box are in good condition.

(eight) whether the doors and windows are damaged and whether the glass is in conformity with the purchase contract.

In the process of house inspection, it is best to have a special person to make synchronous records, and it is best to fill in four copies of the house inspection form, and the owner will keep one copy and hand it over to the representative for signature.

Housing theme

Whether the ceiling is flat and free from hollowing, cracking, shedding, rebar exposure and rust spots; Whether the wall surface is smooth, clean and uniform in color, without hollowing, cracking and explosion; Whether the ground is flat, free from hollowing, cracking, rebar exposure and sanding; Whether the balcony is flat, without cracks, floor drain and backwater; Whether there is a table holder in the kitchen, and whether the gap between the outlet copper valve, flue and ground level is up to standard; Whether the ground elevation difference of toilet reaches the standard or not, water storage test; Wall column, Yin and Yang Angle with and without size, verticality, verticality.

door

Whether the door frame is stable, grouted, well formed and firmly installed, and sealed with rubber strip; Whether the appearance of the door leaf is smooth, the paint surface is intact without sagging, brush leakage and bumping, and the color is consistent; Whether the door lock is firm, easy to operate and evenly locked; Whether the door handle is firm and the operation is flexible; Whether the door shaft is flat and firm, and whether it rotates smoothly; Whether the cat's eye is intact and the field of vision is clear; Whether the doorbell button is in good condition and the power-on sound; Whether there is visual intercom, whether it is clear and whether it is powered on.

window

Whether the window frame is stable, geometric and smooth, and whether the material conforms to the contract; Whether the sash is firmly installed, whether the switch is flexible, whether it is tightly closed, and whether the material conforms to the contract; Whether the glass is intact (using safety glass); Whether the handle is intact, firm and flexible; Whether the sealing strip is tight and the window frame is tight; Whether the windowsill is in good condition, with and without cracks and immersion; Whether the height of the guardrail in front of the window meets the specifications, and whether it is safe, stable and unobstructed.

circuit

Check the sockets: plug in five-hole sockets with indicator lights respectively, and the lights are on, indicating that there is electricity. At this point, pull down the socket switch in the main switch box (it should be marked) and the indicator light will go out. Frequent tests prove that the switch and wiring are good and the socket is safe. If the switch is pulled down and the indicator light of the socket is still on or flashing, it means that there is something wrong with the quality of the switch or the wiring, and it should be repaired immediately, otherwise it will be life-threatening if you accidentally get an electric shock. The socket should also be tested for good insulation to the ground with a shaking table; Each branch switch in the switch box shall be clearly marked. If not, correct it immediately. The switches in the switch box should be installed firmly, and each switch should be shaken vigorously from left to right for inspection. If it is found to be loose, it should be tightened or replaced. Otherwise, it will cause greater danger when there is poor contact and fire in future use; Check whether the cable TV socket and broadband socket are loose or unplugged; Check the number of weak current sockets; Check whether the visual intercom and emergency call buttons work normally; Check the doorbell of the entrance door: use two No.5 batteries to test whether the doorbell doesn't ring or keeps ringing.

channel

Waterways are mainly embodied in kitchens and bathrooms. Toilets generally have two floor drains, a toilet drain, a bathtub drain and a washbasin drain. See if the setting is fair, and then decide whether it can be changed according to the needs of your own decoration, but the detailed transformation plan depends on the opinions of experts.

Heating, gas

According to the room, check whether the heating pipes and radiators are installed tightly and firmly, whether the pipe joints are leaking, and check the suppression test records. It is very important to test the water before the heating period, so you must participate in it yourself and know the location of the main control valve of the household. Note that it is absolutely not allowed to dismantle and change the heating pipes and radiators without authorization.

Central air conditioning: the air outlet pipe, condensed water outlet pipe, temperature control switch and air outlet are correctly positioned and firmly installed. Special note: the position and function of kitchen exhaust duct and bathroom exhaust duct.

When the gas pipeline enters the household, whether the gas rooms of the main pipeline and branch pipelines are set, and whether the gas meters and control valves are complete. Note that it is absolutely not allowed to dismantle and modify natural gas pipelines without authorization.

waterproof material

Waterproofing here refers to the waterproofing of kitchens and bathrooms. Of course, some of the houses currently delivered have been declared in advance to be waterproof and need to be renovated. If it has been waterproof at the time of delivery, then we can't help but agree that the wrong waterproof is good or not. If you don't try it before decoration, then if you find water leakage after decoration, the maintenance project will be big. You have to tear down the newly decorated floor to make a new waterproof layer.

pipeline

The pipes mentioned here refer to drainage pipes/sewage pipes. Especially seven is the balcony and other sewage outlets. At the time of acceptance, take a container of water in advance, and then pour the water into the sewage outlet. See if the water flows smoothly. Why do you accept this? Because in the process of construction, some workers often "steal" this job when cleaning. Pour some cement residue into the drain pipe and drain it away. If the cement is sticky, it will block at the elbow, causing drainage problems.

There is another situation, but it has nothing to do with acceptance. That is to see if there is a water storage and odor-resistant elbow in the sewer pipe. According to experience, if there is no water storage and odor-resistant elbow in the sewage pipe, the overall quality of the house will be scored 12. Why do sewage pipes need this kind of elbow? Because the elbow will store water, the odor from the lower pipeline will be blocked under this layer. Without elbows, the sewers in laundry rooms and toilets will smell strange. Perhaps some developers will think that floor drain deodorization is enough. Engineering practice has proved that deodorizing floor drain is far from meeting the actual needs.

Sign the property management convention before acceptance.

After you check the property and prepare to sign the house acceptance certificate, you must sign the property management convention first, and make an agreement in advance to avoid disputes in the future. You need to know what constitutes the property management fee to be paid in the future, and how to verify the cleaning fee, security fee and greening fee, so as to be clear. At the same time, check the qualifications of the property management company in your residential area to see if it meets the management standards you require. The wall of your house is painted with gray-black cement mortar. Do you accept white putty or paint and tile? Take a look at whether the wall color is uniform, whether the internal angle, external angle and gray line are straight and square, and whether the edges are neat. Touch the surface to see if it is not smooth, peeling, pitted, sanding, and knocking on the wall to see if it is empty. It is necessary to bother, but these are just general quality problems, and developers can rework and repair it.

Check the blank room for cracks.

See if there are visible cracks in the walls and ceiling. Look at the location, length and regularity of cracks. If the cracks are irregular, short in length and large in number, accompanied by empty drum painting, it is only a general painting quality problem; If the cracks are oblique, horizontal, vertical and long, and they are connected together, and appear on the corners of doors and windows, vertical walls and external walls, and your home is on the top floor, it will be more troublesome. Many of these cracks are called temperature cracks. The width of temperature cracks is different in different seasons and temperatures, and it changes periodically. The reason is that the structural design of the building and the construction measures to prevent "common quality problems" are ineffective, and it is difficult to really solve the general rework and repair.

Do waterproof inspection for blank room.

The house is used to shelter from the wind and rain, but water leakage is the most prone to problems besides cracks. Whether waterproof is good or not can only be seen at this stage. First of all, look at smallpox: rooms, balconies, kitchens and bathrooms, to see if there are any water traces soaked in water, especially around the white drainage pipes hanging on the ceilings of kitchens and bathrooms. Then look at the wall to see if there are any water marks soaked by water in the corner of the outer wall, the hole of the air conditioning pipeline, the hole of the outer door and window, and the window sill. Finally, look at the outer door, the closing place of the door and window sash, the door and window frame, and the splicing place of the sash to see if there are any water traces that have been leaked by water.

Check doors and windows of blank room

Good quality doors and windows, the surface should be clean, flat, smooth, bedding face without scratches, bumps; The materials of window frames, crosspieces and sashes are not warped or deformed; The sealing strip around the door window frame is complete and firm, and there is no leakage; After the doors and windows are naturally closed, the frame and the fan naturally stick together, and the size around the gap is the same. There is no crack, damage or looseness in the door and window glass, and there is no dust and water vapor in the hollow inner layer of the hollow glass; The joint between rubber sealing strip and glass and glass notch is smooth, without edge, groove and fracture; Sealant should be firmly bonded, with a smooth and straight surface and no cracks.

Step 5: Pay the fee.

When handing over the house, the developer may list a considerable amount of fees to be paid. Some of them are reasonable, but most of them are probably unreasonable charges.

What fees do I need to pay for the house?

1, deed tax

Deed tax is the tax paid by the owner to the state when he obtains the title certificate. Payment time: deed tax can only be paid at the time of transfer. Special note: Except for the tax authorities, no unit has the right to levy. Implementation: the owner does not need to pay deed tax to the developer when he moves in, but can go directly to the tax bureau to apply for the real estate license.

2. Property agency fee

The owner has the right to choose to handle the title certificate by himself, and the developer has no right to forcibly charge the owner.

3. Public Maintenance Fund

This fund is different from the property management fee. It is only used for overhaul, renewal and transformation of residential parts and facilities after the warranty period expires. Tax rate: 2% of the transaction price of the house. Special note: No developer or property company has the right to collect or collect overhaul fund. This money should be given to the community office. If you give overhaul fund to the developer, you probably won't get it back.

4. Regional surveying and mapping fees

The principle of collecting area surveying and mapping fees is "whoever entrusts, pays", and the purchase contract has stipulated the obligation of developers to provide area surveying and mapping data to buyers, so the fees should be paid by developers.

5. Property fees

One-year property management fee, property management fee and water and electricity security deposit, especially stating that it is not illegal for ordinary communities to pay property fees for less than one year. Property management service charges should be clearly marked, and the charging items and standards and charging methods should be announced in the business premises or charging places.

The owner's acceptance of the house should mainly pay attention to:

1. Check the actual delivery of the house according to the delivery conditions agreed in this contract and the supplementary agreement.

2. Check the completion acceptance record and the measured area of the house.

You can get the key only after the house inspection procedure is completed and there is no problem.

4. Go through the property delivery formalities after receiving the key.

5. If problems are found in the process of house inspection, the developer's signature and seal shall be obtained in written form, and the evidence shall be properly kept. Don't get the key until the problem is solved.

Deed tax and public maintenance fund are paid only when property rights are handled, and should not be used as a prerequisite for developers to hand over houses. The owner has the right to refuse this illegal request and ask the developer to hand over the house. If the developer refuses to deliver the key, it shall bear the liability for breach of contract for overdue delivery in accordance with the provisions of the sales contract.

If the delivery is overdue, the owner may require the developer to bear the liability for breach of contract in accordance with the contract.

Property management companies charge property management fees, and owners and developers do not need to pay them when they go through the formalities of handing over the house. The property management fee can only be paid when the owner checks the house and gets the key to complete the handover procedure, and the property management fee for more than one year cannot be collected in advance.

When the owner finds that there are quality problems in the house after moving in, such as cracks in the wall or floor, water leakage in the window, and a lot of hollowing in the wall. The owner has the right to ask the developer and the property management company to provide free maintenance and claim compensation. If the owner finds that there are major structural quality problems in the house after moving in, he can directly ask the developer to return the house and ask the developer to bear the liability for breach of contract.

If the owner has doubts about the measured area provided by the developer, the owner can take measures to safeguard rights:

As far as auction is concerned, the developer must issue two area reports on the houses built, one is the predicted area of the houses, which is used for the provisional total house price at the time of house pre-sale; One is the measured area of the house, that is, the final area when the developer delivers the house. All these tasks were completed by the surveying and mapping center entrusted by the developer. If the owner has doubts about the measured area of the shopping industry, he can hire a qualified unit to retest. If the re-measured area is inconsistent with the measured area provided by the developer, the developer shall refund the corresponding house payment and bear the measurement expenses. If the area is consistent, the owner will bear the cost of this survey. However, the general measurement cost is very high, and it can only be realized if everyone raises funds together.

The warranty period of the house is: the main structure bears the warranty within the service life; Roof and wall waterproof for 5 years; Floor and balcony slope water with floor drain drainage 1 year; Kitchen and bathroom floor, basement, pipeline leakage, doors and windows cracking, hardware damage 1 year; The pipeline is blocked for 2 months; Electrical switch for 6 months; Houses are termite-proof 15 years and will not be harmed. During the warranty period, if it is caused by the quality of the project, the property management company will instruct the real estate developer to maintain it free of charge, and if it is improperly used by the owner, it will pay the maintenance fee by itself.

The owner has the right to decorate and decorate the purchased house, but should ensure that the house structure and public facilities are not affected and report to the property management company in advance.

The standard of infrastructure equipment in the contract is the standard of seven connections and one leveling.

Seven connections and one leveling means that the land (original land) is leveled after primary development, including water supply, electricity supply, access, postal service, communication, heating and gas supply.

When the house is delivered, the real estate development enterprise shall provide the buyer with the house quality guarantee, house description, construction project quality certificate and construction project completion acceptance record form (hereinafter referred to as "three books and one form") in accordance with the provisions of the system of quality guarantee and house description for commercial houses.

What are the precautions for handing over the house?

1. View the attachments and supporting facilities of the house purchase contract;

2. Clear area measurement, width depth measurement and clear height measurement;

3. The floor empty drum, cracks, sand inspection;

4. Check the wall surface for hollowing, cracking, cracking, ash explosion, flatness and angle of yin and yang;

5. Roof inspection;

6 doors and windows installation quality and accessories inspection;

7. Conduct a leak test;

8. Circuit insulation and grounding detection;

9. Water supply and drainage installation quality inspection;

10. Detection of other detailed structures.

I. List of materials for repossession:

1. Original and photocopy of valid certificate (ID card, passport) of the owner.

2. Original pre-sale contract of commercial housing.

3. The original invoice (or receipt) for the house payment.

4. Bring the house acceptance notice mailed to you.

5. Provide photos of permanent residents (optional).

Tools needed to close the house:

1 and 1 plastic washbasin-for receiving sewage pipes.

2. 1 small hammer-used to check whether the walls and floors of the house are empty.

3. 1 5m tape measure-used to measure the width of cracks and the clear height of houses.

4. 1 electric pen-used to test whether all high-voltage sockets and weak current types are unblocked.

5. 1 calculator-used to calculate data.

6, 1 pen-used for signature

7. 1 broom-used for cleaning indoor sanitation.

8. 1 small stool, some newspapers, plastic tape, packing rope-after a long time, you can have a rest and seal the sewer pipe in advance.

As you can see from the above, don't think that everything will be fine as long as you hand over the house on time. Property buyers must pay attention to the above contents before accepting the house. If they can't meet the delivery standard and don't provide two copies and one form, they must remember not to accept the house, otherwise there will be endless troubles.