Tiantai central garden property

1. Configuration of vertical and horizontal passages in residential buildings: (1) The so-called vertical and horizontal passages in residential buildings refer to spaces for people to go up and down and pass horizontally, as well as spaces for ventilation, air exchange, ventilation and lighting in residential buildings; It plays a very important role in the distribution of housing area and plays a decisive role in the * * * area of housing; (2) It is stipulated in the national standard that these two passages of residence must be shared by the whole building, before the revision of the national standard; (3) A house has multiple functional areas, and the passage through each functional area is connected in each functional area, so the passage is shared by the whole building. (4) These channels passing through each functional area are shared in different parts of one or several functional areas, and the connected parts are shared in the functional areas; (5) When these channels are only in a functional area or an ownership unit of a functional area, then they are only shared in this functional area or this ownership unit.

2. About the allocation of the area of the overhead floor of the house: 1) The overhead floor of the house refers to the space part with load-bearing structure (generally no maintenance structure) which is set in the middle of the underground, ground and floor of the house for some needs; 2) If the height of the overhead floor exceeds 2.20m, the construction area shall be calculated as one floor; 3) The overhead floor is only used as a public house of the building or a public house of the community, but it is not included in the total construction area of the building; 4) If the overhead floor is used as a commercial house with the approval of the planning department, its area shall be included in the total area of the house; 5) For operation, as an ownership unit (or multiple units), participate in the distribution of the * * * floor of the building; 6) If it is used for business by developers or other departments without approval, it should also be shared, regardless of whether he has disputes; In addition, if it is used for public welfare, it is generally not shared.

3. Number of "floor": In recent years, real estate management departments, planning and design departments, developers, housing units, etc. It always conflicts with the number of the house surveyor on the number of floors of the house; 1) The so-called "floor" is defined as a continuous overlapping plane space consisting of part or all of a closed space with a height greater than 2.20m; 2) The floors of buildings are divided into general floors, floors below plus or minus zero and floors above plus or minus zero; 3) The first floor of the lighting window in the semi-basement above plus or minus zero and the semi-overhead floor (height) above plus or minus zero is the first floor above plus or minus zero; 4) The overhead layer, refuge layer, equipment conversion layer and composite layer (thermocline layer) are regarded as natural layers; 5) In a certain floor of the house, the local space set by its space height and the local space of larger stairs (such as mezzanine, false floor, tiger window, shelf, technical floor, etc.). ) is not counted; 6) Their floor numbers should be divided into+1.2.3.4.5.6.7-1.2.3.7) Pay attention to the special name of each floor; 8) Write down the names and numbers of other non-layers.

8. On the issue of "hollow" deduction area .........

4. About the calculation of the area of "hollow" (the above 8 mistakes) 1) The so-called "hollow" of the house refers to the space part of the house that passes through several floors from bottom to top except various tube wells; 2) These holes are generally located in stairwells, hallways, rotating houses and other parts (there are other similar ones); 3) The area calculation of these hollow parts is not uniform in China; 4) According to the relevant provisions of the national standard, "the hollow part of the foyer is only calculated according to the foyer area" and "single-storey houses are calculated regardless of height". 5) hollow out according to deductive principle; 6) Hollow cover buckle; Hollow without cover does not count as area; 7) The hollow stairs are buckled in layers; 8) The hollow area is less than 0.2 square meters.

5. Regarding the question of "who uses (gains) and who shares": 1) This formulation is not mentioned in the banking standards and national standards; 2) This formulation has been controversial in the evaluation of these two standards; 3) This formulation is not very reasonable; 4) An important aspect of the national standard has two foundations, namely, half of the external wall is paved, and the house has a coefficient; The other is that some areas of houses don't look like income, but those non-income owners should also enjoy rights (there are many examples); 5) But this formulation is easy to be accepted and applied in many places. Don't mention this before the new standard is introduced; Otherwise, there will be mistakes; 6) If you want to mention it, the expression "rationality, fairness, justice, benefiting the people and protecting the people" is ok.

6. Regarding whether the area is calculated according to the "plastering" thickness of the wall:

1), plastering is a paint layer; 2), it also includes the facing material that the exterior wall and the coating layer are closely bonded together; 3) The area of this thickness must be calculated; 4) Not counting this thickness is against the principle of "actual measurement"; 5) Plastering thickness has a basically fixed modulus; 6) adding the modulus to the prediction;

7. Relationship between forecast and actual measurement: 1) The forecast is empty and only provides reference data for developers in the pre-sale of houses; 2) Prediction is not actually measurement; 3) Prediction cannot be used as the basis for housing registration and mapping; 4) There must be a difference between the prediction and the actual measurement; The forecast quantity must implement a standard, the real estate measurement specification. 5) Other relevant specifications are subordinate; 6) The final area must be subject to the actual measurement; 7) When publishing the forecast area, be sure to indicate "This is forecast data"; 7) There is no change between the actual completion of the house and the predicted drawings. If the thickness of plastering on the external wall is increased in the prediction, the predicted area should be consistent.

8. Relationship between property measurement code and other related codes: 1). The current housing survey code is the main technical basis for housing surveyors at present; 2), the current specification is not specified or vague, you can learn from other relevant specifications and regulations and documents similar to our category; 3) The regulations and implementation rules issued by local government departments are the supplementary contents of the specifications; If some specifications contradict our specifications, ours shall prevail; 4) Relevant documents include Code for Residential Design, Code for Fire Protection Design of High-rise Buildings, Code for Cadastral Surveying, and documents and notices of the Ministry of Construction related to house surveying and mapping since 1985, such as the document 19981February 25th. (95)5 17 and the latest document 74. 5) Other items that need to be carefully screened.

9( 1), the configuration of fire exits is generally shared in the building; 2) If it is found that it is changed into a balcony or the like during the actual measurement, it should be distinguished separately and shared indoors and in the area;

Continued 10), on the allocation of "refuge floor" and "equipment transfer floor"

The floor specially designed for people to take refuge or escape in an emergency is called "refuge floor"; Because the building structure is complex or high, a layer of equipment specially designed for a certain area on a certain floor of the building is called "equipment conversion floor"; Normally, it should be shared by the whole building. When the analysis finds that such a layer is indeed in a certain area, it will be shared in that area. The above should be shared according to the national standard. At present, some places are not equipped with "refuge floor" (pure refuge floor); Because its area is too large and it is unfair to share with the people, it should be independent as a public area; However, it is nominally a refuge floor, but actually a mixed floor of the equipment floor, which should be shared according to the specific situation.

Continued 1 1), on building allocation (also called primary allocation, primary allocation and superlative allocation)

The contents of building configuration include: the outer half wall of the whole building; Vertical and horizontal passages that run through the whole building and communicate with various functional areas; Tube wells and garbage lanes serving the whole building; Computer room, floor and basement serving the whole building; Public foyer, duty room and management room serving the whole building; Other parts of the house serving this building are carefully analyzed in this building;

The allocated area should be included in the available area at the next level; If there is no next level, stand; If there is a lower level, there is usually a (1) composite functional area: that is, there are several functional areas in this area, and the allocated area of the upper level is added to it for pre-allocation; (2) Assign a single functional area, that is, add the * * * shared area of the composite functional area with the single functional area and redistribute it; (3) In this single functional area, if anything happens, such as different areas of the floor, it will be shared again; (4) If it is allocated to one household or several households, and they have * * *, they need to be redistributed; (5) If a single household is divided again, its * * * area needs to be determined again for final distribution. I think there are only five or six levels of housing distribution, one principle, from high to low, from one level to the next.

Continued from 1 1): About "Calculation of the area of terrace, terrace and platform (roof) with enclosure structure"

(1) terrace refers to the use of the roof plane of each floor of the house as a platform for the activities of the upper household (or suite); Terrace refers to the roof platform of a certain floor in the house; Rooftop refers to the platform of the top layer of the building with partial enclosure structure. (2) Where there are buildings on these three platforms that meet the five conditions of the house, calculate the area; (3) If these three sets of names are indicated on the design drawings, the area is generally not calculated; (4) When the upper balcony, corridor and walkway are used as the roof, buildings similar to balconies, doorways and porches are enclosed in the relevant parts of the balcony, and the area should be calculated according to the appropriate area calculation method.

Continued 13): On the division of "functional areas"

(1) Houses are generally divided into residential and non-residential; (2) Houses include dormitories and apartments; (3) When a house consists of residential buildings and non-residential buildings, it should be divided into different functional areas; (4) Dividing functional areas according to the nature of housing units; (5) Functional division GB/T 17986. 1-2000 Table A6 is divided into 8 categories and 28 subcategories; (6) For example, there are many offices in a commercial building, and you can't divide it into office functional areas. Such functional areas should be located accurately; (7) When a house has many different functional areas mixed together, it is a multi-functional area (also called a compound functional area). (8) Divide functional areas within the composite functional area. (9) There are floors in the area, and there are households (sets or multiple sets) in the floor. There may be large solidarity households and small solidarity households indoors.

Continued 14) large apartment allocation:

(1) Locate whether the house is a building; (2) dividing functional areas; (3) Determine the name of the part with an area of * * * *; (4) locate these * * * parts in buildings, composite functional areas, single functional areas, floors, households (sets) and unit households; (5) Share according to the methods in 1 1 and 13.

(Continued from 15), the big room is built separately.

1) The definition in the national standard does not clearly stipulate the problem of separate construction of newly-built large or oversized houses; 2) The definition of architecture in the national standard is too simple; 3) The definition of "building" in my Discussion and Solution of Several Major Technical Problems in Real Estate Surveying and Mapping is incomplete and needs to be supplemented; 4) The large-sized residence mentioned in this paper refers to tens of thousands of square meters or hundreds of thousands of square meters, with podium buildings connected, multifunctional, and some closed houses with the nature of central garden, especially like a community; 5) This type of house has the following characteristics: the underground infrastructure may be a whole, basically there are large basements, garages, civil air defense facilities, some are not a foundation, and some use the gaps between the main houses as underground infrastructure. 6) How to divide them into "buildings"? In addition to the principles set in 3) (please browse this post, in this column), the following are added: a) The ground is independent, while the underground is the foundation, which can be divided into separate buildings, and the underground area serves multiple buildings as a room; B) The podium is connected, the underground is a foundation, there is no obvious dividing foundation, and the planning, design, completion and drawings are the same, which is a building; C) Residential and central garden-style super-large houses are divided into buildings according to the first two principles; 7) The above methods and the principle of building separation (combined with the previous one) form the definition of "building".

16), shared housing project

The allocation of civil air defense projects in China is as follows: (1) The area of civil air defense projects must be calculated, excluding the total area of the whole building; (2) Civil air defense projects are not mixed or shared; (3) Including the area of civil air defense projects combining peacetime and wartime, plus its own area deducted from the total area, put it aside. I am in favor of the latter.

17) "External Hanging" and "External Sticking" of Buildings

(1) The so-called external building refers to the other decorative wall hung with decorative materials (such as glass and marble). ) outside the main wall of the house and fixed with some components at a certain distance; (2) The so-called external sticking refers to the decorative materials (such as tiles and tiles) that are closely attached to the living wall on the external wall surface of the external wall; (3) When calculating the area, the former only calculates the outer surface of the main wall; When calculating the area of the latter, attention should be paid to its decorative design when planning and designing, and the decorative exterior wall should be calculated, and the outer edge of the painted surface of the exterior wall should be calculated when there is no design; (4) The wall thickness is not calculated for the interior decoration surface of the house; (5) This is the original meaning of the national standard.

18, some questions about "balcony":

1) At present, there are only two kinds of balconies in the national standard, closed and non-closed; 2) Add cover and no cover; 3) All balconies determined in the drawings of the planning and design department are determined according to their area; 4) Because there is a principled error in the definition of building area in the national standard, that is, "building area refers to the horizontal projection area of the external wall of the building above the foot, including balcony, corridor, basement and outdoor stairs, with a top cover, firm structure and a height of 2. Permanent buildings more than 20 meters "; A\ Its last words are "the area of"; B, the basement has been covered, and cannot be juxtaposed with other attached balconies. C the original standard CH500 1 has no principle difference from the existing national standard definition (to be continued).

Continued 18), c, I have expounded most of my views on the discussion and solutions of several major technical problems in the national standard in the fourth part, and I still think it should be solved like that; 4) Emphasize that the balcony area did not have a "cover", but now it has developed into a cover, which should be respected; That is: full cover (not closed) counts as half, half cover counts as half cover, half cover or not; 5) The balcony similar to the balcony in the main structure (or main wall) or the balcony enclosed by the main column should still be regarded as the whole area. The so-called inner balcony. 6) As for its cover, it is understandable if the bottom of the upper balcony is used as the cover of the lower balcony, and it is totally unreasonable if the bottom of the lower balcony is used as the cover of the lower floor. It is impossible to calculate the area by analogy.

(20) the concept of "independent use":

The so-called "independent use" means that a part of a building in a house is different from other parts of the house in use function, has other uses, and is used alone for buildings with certain uses and contents; Generally speaking, he has the following characteristics: 1) He is very independent; 2) It is an independent functional area; 3) In general, it is not easy to tell whether he is independent on the design drawings; 4) Surveying and mapping personnel need to distinguish between developers and judge whether they can be used independently; 4) As an independent use, it must be confirmed separately; 5) Determine the ownership area in two cases. One is that he will participate in the distribution of the * * * area of the whole house and other large functional areas; The other is to calculate its area separately, not to participate in the beach, and not to be shared; 6) This part is generally concentrated in basements, garages, civil air defense projects, overhead floors, infrastructure buildings outside buildings, and other buildings that are obviously used for commercial purposes (such as houses facing streets, shopping malls serving all people, etc.). ); 7) It is particularly important to note that the basement and garage mentioned in the previous article are shared by our house surveyors in the whole building when judging and mastering the rooms that are not used independently but serve the building. If the developer uses it for business again, we will inform the owner of the violation, and we will implement it according to the national standard.

(2 1) Various garage assignments:

After knowing the concept of independent use, the general principle of garage allocation will not be a big problem, but there are a few minor problems to pay attention to: 1) Garages serve buildings and should be allocated within buildings; 2) The garage is designed for commercial use and should be used as one or more power units to participate in the distribution of buildings or functional areas; 3) The basement combined with peacetime and wartime is used as a garage, and the area is not shared or shared; 4) The garage designed by experts at the bottom of the house should be used as an independent right unit and shared with the whole building and functional area; If it is an open garage, divided into many fixed parking spaces, it should be shared within this functional scope, just like shops in shopping malls; 5) There are many things about the area calculation of three-dimensional garage; Generally speaking, there are: first, the three-dimensional garage with zipper lifting and stretching on relatively high floors and mechanical operation to make it return is generally operated independently. The garage only counts as one floor area, and the area of each parking space cannot be determined; Second, there is a separate space or room, and the car can be transported into or driven into several garage floors with a height greater than meters by an elevator or a lifting device similar to an elevator, and then it can be carried out according to the first four methods; Third, if the height of this garage is less than 2. 20 meters, no matter how many floors, is a floor, according to the above method.

(22) the relationship between piles, columns, piers, decorative columns, load-bearing columns and walls;

1) crib; Independent vertical masonry with small length, also known as brick stacks and stone pillars, generally does not calculate the area;

2) pier; Independent vertical masonry and concrete masonry, also known as Bowden, which are longer than and higher than piles, generally do not calculate the area separately;

3) column; Vertical linear members in buildings mainly bear axial pressure caused by various actions, and sometimes they also bear bending moment, shear force or button moment; Used to support beams, trusses, floors, etc. If the column is a part of the maintenance structure or wall of the house, the construction area should be calculated according to its periphery; If the natural wall is highlighted, whether to calculate the area according to the specific situation;

4) Decorative column; A column with a part of decorative materials on the periphery of the column has the same function as the column after deducting its decoration;

5) walls; Buildings that play the role of maintenance and spacing on the periphery or inside of the house;

6) The relationship between these structural names is a bit subtle; When piles, piers, columns and walls happen together, the problem comes; (a) there are columns, piers and piles as load-bearing components without walls, and the area is calculated according to the periphery when measuring;

(b) If columns, piles, piers and walls are integrated, the area of the wall shall be calculated according to the periphery (or centerline) of the wall.

(c) If the accessories (such as corridors) of some houses in the national standards are not specified above, the provisions shall prevail.

(23) About the relationship between stairs and floors

1), first of all, we should use the number of floors of the house to determine the area of the stairs of the house, which is the stability principle;

2) Secondly, determine the floors of the house and which floors the stairs are attached to;

3) No matter how many stairs there are, no matter whether they are connected with the room or not, the building area is calculated according to the number of floors;

4) For example, the facade of a building is a second interview building with 13 floors, and the back facade is a staircase with 7 floors (in appearance) as high as the facade. The second interview building has one set for every two floors (one set for the top three floors), and the staircase has an access door for every single floor, so it should be counted as 13 floors instead of 6 floors;

5) At present, it is incorrect to count floors of duplex buildings as floors in many places;

(24) About the "use" of the house:

1) The "use" of the house is divided into use, statistical use, design use, present use, actual use and past use;

2) The "uses" of houses, commonly known as big uses, are divided into two categories: one is residential and the other is non-residential; That is, the buildings outside the house are non-residential. Statistically, it is established by judging the proportion of residential and non-residential buildings in a place and the comprehensive situation with related supporting facilities. This is the most basic use;

3) Statistical use (actual use specified in the real estate survey) refers to the social nature or use or occupation of the unit or department where the house is located. Now it is divided into eight categories, which are listed in the first column of schedule 6 of the manual, that is, the houses are classified into one category; Non-residential houses are divided into seven categories: industry, commerce, culture and education. , but also serve the statistics of houses; This classification is very important, and many housing surveying and mapping workers confuse it with design use and current use;

4) Design purpose refers to the definition of the purpose of the house itself by the planning and design department when designing each house, including every whole or partial use of the house; This purpose sometimes changes in the design stage, but it will not change in general, but the design purpose has little to do with the purpose of our house surveying and mapping, and has a lot to do with our judgment on the big purpose of the house now.

5) Current use refers to the use of the house itself after a large number of uses and actual uses (statistical uses) are determined, that is, 28 types in the second block of Schedule 6 in the specification; He should judge according to the actual use, and there should be no confusion;

6) Actual use is statistical use;

7) Past use refers to the actual use of the house before the change of the use of the house;

8) The national standard only mentions the actual use of the house, but does not explain the above contents, but the main contents are clear, that is, including the above contents. Therefore, when investigating the use of houses, our real estate surveyors should judge the use of houses according to the above spirit, and can't joke, because this is an important content of housing statistics. Of course, some cities in our country don't have this business;

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9) For example, the house is a commercial and residential building (note "There is no commercial and residential building in the use of the house"). When counting the actual use of the house, take the building as the unit to see which part has a large area and fill in the use of the house, but note the use and area of the other part;

The office building of the iron and steel company is used for "industry" rather than "office", which is his practical use.

And the office building is the office building of an industrial building, which he uses now. If this office building is bought by an enterprise, its purpose becomes "business", and its past purpose is "industry". By analogy, we can judge the purpose of the house. Of course, there are also current uses that are contrary to actual use, but the theory is the same.

On the Division of House "Architecture"

The problems related to "buildings" in the Code for Real Estate Survey (hereinafter referred to as the Code) are mainly in 5.4.3 and 5.4.2, which are very simple. Of course, this definition followed the definition of the old code (CH500 1), which was correct and clear at that time, but it did not attract the attention of the majority of housing survey workers. Now, the division method of "building" must be complete. When it comes to the allocation of housing area, it is of great importance and must not be taken lightly. The reason for this is the following：

1) is really independent, with the same structure. There is no doubt that houses composed of different floors can be divided into one building.

2) "Independent building" should be judged as follows:

A) Due to historical reasons, before the release of the new and old codes, it has been appraised by relevant departments, and no matter what structural type the house is, it has been appraised as a building.