How to break the ban on partitioned houses and decentralized long-term rental apartments in Beijing?

The topic of housing distribution has once again aroused public concern. Recently, the Beijing Municipal Commission of Housing and Urban-Rural Development and the Beijing Municipal Market Supervision Bureau have successively issued three model contracts, which will raise the prohibition of splitting houses to the legal level.

On the basis of controlling the rent level, enterprises are prohibited from cutting off supply and obtaining more profits. So, how to develop decentralized long-term rental apartments?

Confusion of "N+ 1" mode

The Beijing News reporter learned that the new model version of the Housing Lease Contract not only stipulates the lease method and rent, but also reiterates the group rental policy: the room originally planned and designed as the living space is the minimum rental unit, and the internal structure of the house cannot be changed. Sub-lease, it is not allowed to sub-lease in disguised form by means of beds. Kitchen, bathroom, balcony and underground storage room shall not be rented for people to live in.

"It has been strictly forbidden to partition houses and group renting houses before. This time, the model text of the housing lease contract and the specification for the release of housing information were released, which made the policy clearer and firmer. " Zhao, secretary general of Beijing Real Estate Agency Association, said.

However, due to the large living room area and relatively suitable price, the living environment of the rental agency has been greatly improved after renovation, and the Beijing rental market has a certain demand for "N+ 1" housing.

Long Dongping, co-founder of mushroom rental, pointed out a major status quo: "N+ 1" mode is a common phenomenon in head-institutionalized enterprises, and the proportion of "N+ 1" in a large number of central rental institutions or individual houses is also very high.

From the operational point of view, "increasing the number of rooms through division is the most common way to improve floor efficiency, and it is also the most direct profit growth point of long-term rental apartments." Jaco, chief analyst of 58 Anjuke Real Estate Research Institute, said.

It is worth noting that the high cost of decoration is still a realistic problem faced by decentralized apartments. "When taking a house, the contract signed by the apartment organization and the original owner may be three or five years. Once the owner does not renew the contract, the renovation cost may not be earned back. Therefore, the solution usually adopted by apartment operators is to divide the house into partitions. " Yang, the founder of domestic cat looking for a house, said.

In this context, the new rental policy may have a direct impact on the operation of decentralized apartments. "If the operating enterprise is leased as a whole, it is not allowed to be split or leased as a whole. So, what is the value of long-term rental apartments? How can we recover the cost of unified decoration? This is a real problem that long-term rental apartment operators must face. " Yang said to him.

Does the new lease policy affect profitability and scale expansion?

"Banning' n+1'means that one room is missing. No matter which parent rents an apartment company, it may affect the occupancy rate or return on investment. " Zhang Hongwei, chief analyst of Tongce Research Institute, said.

According to Li Quan, the founder of Fang Dongdong, the most influential is the head operation organization, and medium-sized enterprises such as Beautiful House and Zhongrun will also be affected to some extent. "Enterprises will not only lose money, but also lose scale."

But in terms of the degree of influence, it still depends on the implementation of the policy. "How big the impact is and how long the digestion time is, this year may be difficult to evaluate." Yang Xianling, the founder of Blank, said.

However, Betrox, co-founder of Ba Le Rabbit, is optimistic. In his view, this policy puts forward higher requirements for long-term rental apartment enterprises, but it will promote the development of large institutions and platforms.

Betrox thinks so because this policy will not affect the huge rental demand, nor will it reduce the market size, or prevent the industry from further market development. In addition, the policy is not to deny enterprises, but to make outstanding enterprises willing to invest for a long time and pursue long-term returns develop better.

Xiangyu said in an interview that Xiangyu insists on normal operation within the scope of legal compliance, and the new rental policy has basically no impact on the operation of Xiangyu.

The overall scale of decentralized long-term rental apartments has grown slowly.

In fact, since the beginning of this year, the long-term rental apartment industry has experienced ups and downs. Recently, it was reported that Le Jia apartment was in arrears with the landlord's rent in Hefei, Xi and other places, which was suspected to be "explosive". Subsequently, Le Jia Apartment issued a rumor announcement, saying that it had been operating normally. However, Le Jia also said frankly, "Our company will still operate normally and maintain the Hefei market, but it will no longer expand the market".

According to the ranking list of China long-term rental apartments in the first half of 20 19 released by Ke Rui, compared with the end of last year, the overall scale of decentralized long-term rental apartment operators grew slowly in the first half of this year. The reason is that Ke Rui Research Institute believes that decentralized leasing enterprises have been interviewed by the Housing Construction Committee and other departments for many times due to problems such as fire fighting, formaldehyde, renting loans and driving up rents, which restricts and regulates the development of enterprises. The government's strict control over the rent increase also makes the scattered long-term rental apartment operators get few effective houses, which is also the main reason for the slow growth of the overall scale.

In addition, different cities have different degrees of acceptance of housing distribution. For example, in the Beijing market, in the first half of this year, Tongzhou and other places dismantled partitions and rectified violations, and decentralized leasing enterprises were affected to some extent.

"An industry blowing from the ground to the sky and then falling from the sky to the ground is a typical feature of the previous period, indicating that everyone is impetuous. Frankly speaking, long-term rental apartments have not solved the pain points of most tenants, but have raised the overall rent of the market. " Dense fog indicates.

In fact, the leasing industry is different from the hotel industry, because it involves people's livelihood, and rents cannot be raised casually. Prior to this, Vanke's "staking in Shenzhen" led to an increase in rents, which made its "Wancun Plan" stand on the cusp of public opinion.

"Grassroots workers need a place to live. If the target customers change after the rent rises, it will not increase the living space of the original workers, but make their choice space smaller. This is a big problem facing the long-term rental apartment industry. " Yang said to him.

"After two or three years of rapid development, the scale of housing leasing enterprises has grown rapidly, and the degree of institutionalization, specialization and scale of the housing leasing industry has been continuously improved. The development of enterprises and industries has explored some laws. For example, after experiencing rapid expansion, it is definitely necessary to slow down and solve various problems encountered in development by strengthening management and standardizing operations. Deceleration is to go more steadily and further. " Zhao said to him.

Li Quan also believes that 20 19 is a year of reflection for the long-term rental industry, and postponing expansion is the most sensible choice. Giving up the "yardstick" without quality and living long is the real "good".

Industry: Innovative modes are needed to improve operational efficiency.

"There is still a lot of room for long-term rental apartments in the future, but it remains to be seen where the development direction is." Yang said to him.

Yang suggested that long-term rental apartments can be innovated in the model. In his view, it is more appropriate for long-term rental apartments to develop in a "light" direction. "If you do' heavy' decoration in order to be a long-term rental brand, there will be many problems, which may not be what the market really needs."

He put forward a big solution: long-term rental apartments can be turned into a model in which property companies help owners take care of vacant houses, that is, the property companies are networked and the apartments in the community are rented as a whole, without a special team, but managed by property companies to provide standardized services. "The property management company manages the house and does not allow points. This model also gives profits to property companies and can achieve profitability. For tenants, the rent has not increased much. " Yang said to him.

In Jaco's view, there is no solution for decentralized long-term rental apartments to break through the profit ceiling, and it is difficult to "run fast" and "run well". At present, the best scheme is to control the development scale of Beijing market and strictly control the cost of housing acquisition. At the same time, expand the layout scale in hot second-tier cities in a timely manner.

In addition to the differences in urban layout, Long Dongping believes that in terms of specific operations, long-term rental apartments need to make efforts to improve operational efficiency, reduce management costs and improve additional services in order to form a reasonable and long-term development.

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