The problem of relocation

At present, there are two kinds of relocation, municipal relocation and commercial relocation. Generally speaking, municipal relocation cannot be a nail house, because the sunshine policy implemented by the government means that you can see how much money others take, and others can also see how much money your family takes. Therefore, it is not a wise choice to be a nail house for municipal relocation, and your home happens to be a municipal relocation. Therefore, my suggestion is:

At present, compensation can generally be calculated in this way: either by population or by area. Generally, the relocation group will calculate which one is not good for you according to your family situation. I don't know how many people there are in your family, nor how many square meters there are in your family. So I can't give you a rough figure.

Another kind of relocation is commercial relocation. You can take what my brother upstairs said: be a down-to-earth nail house. The longer the delay, the more cost-effective, because you can wait, but developers can't wait, because they don't care about getting more 10 to 200 thousand.

Responder: Xiang Wentian is a hero-senior manager level 6 4- 10 17:35.

At present, there are two kinds of relocation, municipal relocation and commercial relocation. Generally speaking, municipal relocation cannot be a nail house, because the sunshine policy implemented by the government means that you can see how much money others take, and others can also see how much money your family takes. Therefore, it is not a wise choice to be a nail house for municipal relocation, and your home happens to be a municipal relocation. Therefore, my suggestion is:

At present, compensation can generally be calculated in this way: either by population or by area. Generally, the relocation group will calculate which one is not good for you according to your family situation. I don't know how many people there are in your family, nor how many square meters there are in your family. So I can't give you a rough figure.

Another kind of relocation is commercial relocation. You can take what my brother upstairs said: be a down-to-earth nail house. The longer the delay, the more cost-effective, because you can wait, but developers can't wait, because they don't care about getting more 10 to 200 thousand.

Respondent: Wei Yong 1 106- probationary period level 1 4- 12 15:20.

The landlord lives in that Aauto Quicker district, and my family is going to move. A lot of information and policies have been issued, and a lot of knowledge about relocation and related laws and regulations have been compiled. Here I give the landlord some useful information and some websites for him to have a closer look. If the landlord wants to know more, we can discuss it together. I am engaged in real estate development and sales. Although I don't know much about relocation, I know a lot about real estate. I dare not say that the landlord will have enough knowledge in the future.

move

How to get compensation for demolition houses in Shanghai

Since last June 1 1, Shanghai's housing demolition management measures have been greatly adjusted, from "head" to "brick", and compensation and resettlement have been carried out according to the market price of the demolished houses. Over the past few months, Shanghai has successively issued more than a dozen detailed rules on the level of compensation and resettlement lots, the standard of entrusted service fees and the standard of demolition subsidies, and Yangpu, Luwan, Hongkou, Changning and Pudong New Area have also successively announced the price compensation standards of various districts.

He Yaozu, director of the Housing Demolition Management Office of Shanghai Housing and Land Resources Administration, said that at present, the city has identified more than 400 demolition bases according to the scale of demolition projects and the size of plots. Judging from the current implementation situation, 70%-75% of the citizens choose monetary compensation and resettlement, the special funds obtained from relocation and resettlement, and some self-raised funds to choose their favorite commercial housing in the market. The rest of the citizens choose the way of property rights exchange to obtain property rights houses equivalent to monetary compensation in the local area, or on the basis of "demolition and return", increase the price difference area of lots and obtain property rights houses in different places.

Market-oriented compensation and resettlement for demolition cancels the hukou factor in the original compensation and resettlement, effectively stops the bad phenomenon of trying to increase the number of hukou or changing the family structure by means of "fake divorce" in order to obtain more compensation and resettlement expenses, which is in line with the development direction of the real estate market. Relevant persons pointed out that during the transition period of the old and new policies, some citizens also built illegal buildings to increase the living area of the demolished houses, which is unnecessary. Because according to the regulations, in the process of evaluating the demolished houses, a real estate appraisal agency with the qualification of house demolition appraisal recognized by the Municipal Bureau of Premises and Resources must be entrusted for evaluation, and all kinds of illegal buildings are not included in the calculation area.

Policy question and answer

▲ What are the main contents of the compensation and resettlement agreement?

(1) Construction area of the demolished house; (2) The amount of monetary compensation; (3) compensation and resettlement methods; (4) Time limit for relocation; (five) other matters that need to be agreed by the parties. Where property rights are exchanged, the compensation and resettlement agreement shall also include matters such as the value, area, location and grade of the resettlement house.

▲ How can the demolisher pay monetary compensation to the demolished person or lessee?

The demolisher shall deposit monetary compensation in the name of the demolished person or lessee, and the bank shall issue a special deposit receipt. The special deposit slip can be used to pay the house purchase price or cash.

▲ How does the new relocation policy maintain the housing demand of residents with small living area and low income?

For some house that are difficult to buy with monetary compensation to meet that basic needs of life, Shanghai adopt the resettlement method of different property rights exchange houses, and the standard is based on the construction area of the house to be demolished, and the resettlement area is increased by a certain proportion. If the construction area of the resettlement house exceeds the resettlement area, the demolished person and the lessee shall pay the house price according to the market price of the resettlement house. Low-rent objects and families with special difficulties, such as the elderly, the disabled, orphans, etc., give priority to this compensation and resettlement method, and may appropriately reduce or exempt the house payment exceeding the area to be resettled.

case analysis

Why did Mr. Zhang get the monetary compensation of 6.5438+0.37 million yuan for house demolition?

Mr. Zhang's family of five once lived in a 9.6-square-meter north-facing cabin and a 12.7-square-meter attic in Fuxing Middle Road, Luwan District. During the renovation of Taipingqiao area, Mr. Zhang's hut was demolished and received monetary compensation of137,000 yuan. How is this137,000 yuan calculated?

First of all, it depends on the minimum compensation unit price and subsidy coefficient formulated by Luwan District where Mr. Zhang's family is located. According to Hong, chief of the demolition management section of Luwan District Real Estate Bureau, Luwan District is divided into two areas, namely, south and north, with Xujiahui Road as the boundary. There is a slight difference in the standards of demolition subsidies between the north and the south, but the minimum compensation unit price is 4009 yuan, and the price subsidy coefficient is 20%. Where the demolished houses belong to non-complete single-purpose houses such as old-style alley houses and simple houses, the demolished person or lessee, with a construction area of less than 35 square meters, can choose to change houses. Among them, the demolition of housing construction area of less than 25 square meters, according to the calculation of 25 square meters.

According to the evaluation department's estimation, the construction area of Mr. Zhang's demolished house is 34.34 square meters, and the market unit price is lower than the minimum compensation unit price of 4,009 yuan in this area, calculated at 4,009 yuan. The housing price subsidy is calculated according to the formula of A×X, that is, 4009× 20% = 8065438+ 0.8 yuan per square meter.

As Mr. Zhang's house property belongs to the religious group house rented by the demolition and housing management department, as the lessee, according to Formula 3, that is, the monetary compensation amount = (market unit price × 80%+ price subsidy )× the construction area of the demolished house, the monetary compensation amount he obtained is (4009× 80%+801.8 )× 34.34 = 65438+.

Relevant calculation formulas of price compensation and resettlement in residential housing market

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Private houses are not leased, but are leased to owners by the market (formula 1 applicable).

Owners of old rented private houses (Formula 2 is applicable)

Lessee (including houses rented by the government) (Formula 3 applies)

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Owners of public houses choose owners of property rights exchange (formula 1 applicable).

The owner chooses the owner with monetary compensation (Formula 4 is applicable).

Lessee (Formula 3 is applicable)

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Owners of religious groups' houses (Formula 2 is applicable)

Owner (Equation 3 applies)

Owner of Escrow House (Formula 2 is applicable)

Owner (Equation 3 applies)

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List of price compensation and resettlement standards in Shanghai residential housing market

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Basic formula monetary compensation amount = (market unit price+price subsidy) × construction area of demolished houses.

Formula 1 monetary compensation amount = (market unit price+price subsidy) × 100%× construction area of the demolished house.

Formula 2 monetary compensation amount = evaluation unit price × 100%× construction area of demolished houses.

Formula 3 Monetary compensation amount = (market unit price ×80%+ price subsidy) × construction area of demolished houses.

Formula 4 Monetary compensation amount = evaluation unit price ×20%× construction area of demolished houses.

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Compensation standards for demolition in some areas have been introduced.

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Price Subsidy Factor Minimum Compensation Unit Price (RMB/m2)

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Hongkou District 25% Class A Lot 3430; Lot 3329 of Class B; Class c batch 29 19

3150 of Section 3A of Area 3 in Yangpu District; 3B Lot 2950

The fourth lot 25% 4A lot 2950; 4B Lot 2700

3310 of Section 3A of Pudong New Area III; Section 3B 3150; 3C Lot 2752

Class IV lot 40% 4A lot 2412; 4B Batch 2 142

40% 1473 of the five types of lots.

40% of the six types of lots1236

Baoshan District 30% grade lot 2200; Lot b1500; Class c lot 1200

List of price compensation and resettlement standards in Shanghai residential housing market

Private houses are not leased, but are leased to owners by the market (formula 1 applicable).

For owners who have been renting private houses, the lessee rents them at the rent stipulated by the government (including owners who "leave the government" to rent houses on their behalf) (Formula 2 is applicable).

Lessee (Formula 3 is applicable)

Owners of public houses choose owners of property rights exchange (formula 1 applicable).

If the owner chooses monetary compensation, the lessee rents out the owner according to government regulations (Formula 4 is applicable).

Lessee (Formula 3 is applicable)

Owners of religious groups' houses (Formula 2 is applicable)

Lessee (Formula 3 is applicable)

Owner of Escrow House (Formula 2 is applicable)

Owner (Equation 3 applies)

Housing market price compensation

Relevant calculation formulas of price compensation and resettlement in residential housing market

Basic formula monetary compensation amount = (market unit price+price subsidy) × construction area of demolished houses.

Formula 1 monetary compensation amount = (market unit price+price subsidy) × 100%× construction area of the demolished house.

Formula 2 monetary compensation amount = evaluation unit price × 100%× construction area of demolished houses.

Formula 3 Monetary compensation amount = (market unit price ×80%+ price subsidy) × construction area of demolished houses.

Formula 4 Monetary compensation amount = evaluation unit price ×20%× construction area of demolished houses.

The "market unit price" in the above formula refers to the appraised unit price of the real estate market. If the evaluation unit price is lower than the minimum compensation unit price standard, it shall be calculated according to the minimum compensation unit price standard ("minimum compensation unit price standard" refers to the average unit price of purchased public houses in the same region); "Price subsidy" is determined according to a certain proportion (not less than 20%) of the average unit price of purchased public houses in the same region.

If the market evaluation unit price of the demolished house is lower than or equal to the minimum compensation unit price, the price subsidy = a× x; If the market evaluation unit price of the demolished house is higher than the minimum compensation unit price, the price subsidy = (2a-b) ××

A is the lowest compensation unit price, B is the market evaluation unit price of the demolished house, and X is the subsidy coefficient.

Under what circumstances can forced relocation be implemented?

Under what circumstances can forced relocation be implemented?

Forced demolition refers to the act of forcibly removing houses according to law after the house dismantler and the demolished person or the lessee fail to reach an agreement on compensation and resettlement for demolition through consultation, and one party applies for an administrative ruling to the district or county real estate bureau where the house is to be demolished, and the demolished person or the lessee fails to complete the relocation within the time stipulated in the administrative ruling.

There are two ways of forced demolition: 1) administrative forced demolition, which is applied by the district and county real estate bureaus, and the district and county people's governments instruct the district and county real estate bureaus, public security organs and other relevant organs and departments to implement forced demolition; 2) Judicial compulsory demolition shall be implemented by the district/county real estate bureau applying to the people's court.

At the same time of compulsory demolition, the compensation and resettlement of the demolished person or the lessee shall be implemented at the same time.

Grade of compensation and resettlement lots for urban house demolition in this city (full version)

Shanghai Real Estate Assets Demolition (2002) Avenue No.0040

First-class location: East to Zhongshan East Road 1 and 2; South to Jinling East Road; West to Henan Zhongnan Road; North to beijing east road.

Secondary lot: the primary lot is outward, south to Fuxing East Road, Tibet South Road, Zhaozhou Road, Xujiahui Road and Zhaojiabang Road to Xujiahui; West to Xujiahui, Huashan Road and Jiangsu Road, east to Yuyuan Road, and north to Urumqi North Road; North to Xinzha Road, turn north to Shimen No.2 Road, Hengfeng Road, Tianmu West Road, * * Hexin Road, Qiu Jiang Road, Baoshan Road, Sichuan North Road, Dongjiangwan Road and Tianai Road, and follow the east perimeter of Lu Xun Park to Ouyang Road and Dalian West Road; East to Quyang Road, siping road and Liyang Road, along Hongkou Port to Huangpu River.

In addition, it also includes Xujiahui, Caojiadu, Tilanqiao and Laoximen.

Third-level lots: the second-level lots are Tengyue Road, Longchang Road and Yingkou Road outward and eastward; North to Songhua River Road and Zhongshan North Road, west to Zhongshan West Road and Caoxi Road; South to Longcao Road, Longshui North Road and Longhua West Road, along Longhua Port to Huangpu River.

Pudong New Area runs south through Yanghe River, Yuntai Road, Pudong South Road, Dongfang Road, Longyang Road, Yanggao Road, luoshan road Road, Zhang Yang Road, Donglu Road, Boxing Road, Zhang Yang Road, Zhaojiagou (back to Huangpu River) and Huamuji Town.

Grade IV lot: the part of Puxi City outside Grade III lot (except Minhang District, Baoshan District, Jiading District and Jinshan District).

The third-class sections of Pudong New Area are outward, with Jiyang Road, Huannanyi Avenue, old and new boundary, extension of inner ring road (formerly known as century avenue), Chuanyang River, Jiang Shen Road, Caojiagou, Zhang Qiao Town boundary, Yanggao Road, Jufeng Road, Planning Road, Zhaojiagou, Zhang Yang Road, Donglu Road, Boxing Road, Zhang Yang Road, luoshan road, Longyang Road, Dongfang Road and Pudong.

Grade 5 lots: Minhang District, Baoshan District (except Changxing and hengsha island), Chengxiang Town, Jiangqiao, Fengbang, Anting and Nanxiang in Jiading District; Jinshan petrochemical zone.

The fourth-grade section of Pudong New Area is outward, between the inner ring and the outer ring, and the dividing line between Huangpu River, Huannanyi Avenue and the new area (connecting back to Huangpu River).

Six-level lots: areas outside the five-level lots in Baoshan District, Jiading District and Jinshan District, and lots outside the three, four and five levels.

Outside the Grade 5 section of Pudong New Area.

Minimum compensation unit price standard for house demolition in Pudong New Area

Minimum compensation unit price subsidy coefficient at regional scale.

3 a Tangqiao New Road, Pujian Road, Yanggao South Road, Shen Yuan Road and the east bank of Huangpu River 5700 yuan /m2 20%

20% is 565438 yuan +000 yuan /m2 within Ⅲ B inner ring, outside Ⅲ A area and in Hua Mu Town.

Grade C, except Grade A and Grade B, is 4700 yuan /m2 20%.

4a The boundary of Jiyang Road, Huannanyi Avenue, Yanggao South Road, Chuanyanghe, luoshan road, Yanggao North Road, Zhaojiagou and Grade III lots is 4300 yuan/m2 20%.

Four B, except for four A areas, the four-level lot is 3200 yuan /m2 20%.

The boundary between the outer ring road, the inner ring road, Huangpu River, Huannan No.1 Street and the new area of Grade 5 and 4 lots is 2050 yuan/m2 20%.

65438 yuan +0.800 yuan/㎡ 20% outside the sixth and fifth grade lots.