How to distinguish residential area, public building area, building area, interior area and pool area?

Building area: The building area of a house refers to the horizontal area of the space surrounded by the external wall of the building. If the construction area of multi-storey and high-rise residential buildings is calculated, it is the sum of the construction areas of each floor. The construction area includes the usable area of the house, the area of wall columns, the area of stairs and walkways, and other common areas. (The total house price is calculated according to the construction area, which is usually the same as the area marked in the loushu or other brochures. )

Interior area: it is the balance of "building area" after deducting the apportioned area.

Interior area: commonly known as "floor tile area" or interior construction area. It is a concept of content space on the basis of practical area, after deducting the buildings that occupy space such as columns and walls. (For ordinary property buyers, what is important is the interior area, that is, the rate of getting a room)

With the above area indicators, we can easily get the pool coefficient and pool rate.

Allocation coefficient = public building area (i.e. allocation area)/interior building area

Allocation rate = public building area (i.e. allocation area)/building area

Because the sharing area is certain, the interior area is definitely smaller than the building area, so for the same subject, the sharing coefficient is definitely greater than the sharing rate.

Beware of salespeople stealing the concept of pool coefficient with pool rate data. On the one hand, it will make people feel that the pool is very small, and on the other hand, it is impossible to accurately calculate the actual pool area.

According to the current operating experience of the real estate market, the allocation coefficient of ordinary multi-storey houses is 10%- 15% without underground equipment room, bottom shops and overhead floors. The allocation coefficient of small high-rise residential buildings with elevators is between 17%-20%; High-rise residential buildings are relatively higher.

On housing area and pool coefficient

Pool area = building area-usable area

Pooled coefficient, that is, housing rate.

The room rates are as follows:

High-rise tower residence (75%-78%), and the sharing coefficient is (22%-25%).

High-rise banlou residence (78%-85%), and the allocation coefficient is (15%-22%).

Small high-rise banlou residence (85%-88%), and the allocation coefficient is (12%- 15%).

Multi-storey residence (88%-95%), and the allocation coefficient is (5%- 12%).

Room rate = interior construction area (interior usable area+interior wall area+balcony area) ÷ construction area.

You subtract the room rate from 100%, which is the sharing coefficient.

The interior construction area of the commercial house is the exclusive use area of the commercial house. It consists of three parts. One is the use area of commercial housing, the other is the wall area of commercial housing, and the third is the balcony area.

The usable area of commercial housing includes the sum of indoor areas such as bedroom, living room, hall, aisle, kitchen, bathroom, storage room and closet. The plastering thickness of the interior wall is included in the usable area, and the indoor stairs of the duplex room are included in the household usable area.

Wall area of commercial housing

There are two types of commercial housing: public wall and non-public wall. Public wall refers to the partition between adjacent households and the partition between households and stair walkways (including gables); Non-public wall refers to the partition wall between rooms in commercial housing. Horizontal wall area of public wall: For residents, the area of public wall is half that of a household, and for other public walls, it should be divided into indoor part and public part. The interior part is controlled by half of the thickness of the partition wall. For example, the partition wall between households is 24 cm (commonly known as 24 walls), and each household accounts for 12 cm. Then the partition wall and external wall (including gables) between the household and the public staircase walkway are 12 cm, which is included in the interior area and the rest is included in the public area. In actual calculation, the indoor area and the interior wall area are calculated together.

Balcony area

The balcony area is generally calculated according to the peripheral size of the balcony that highlights the wall surface. Balcony has closed and non-closed balcony, closed balcony accounts for the whole area, non-closed balcony accounts for half of the area. Whether the balcony is closed or not shall be subject to the architectural design approved by the planning.

The pool area is the abbreviation of shared public building area, and the sum of it and the interior building area constitutes the building area of commercial housing. At present, there are no clear laws and regulations on the treatment of pool area in China. Because of the fuzziness of pool area, it has become the focus of debate in the process of real estate transaction.

How to distinguish the pool area?

At present, there is no law to limit the pool area in China, only the administrative regulations of the Ministry of Construction and the departmental documents of local governments have made principled provisions. At present, this policy is mainly implemented according to the national standard of People's Republic of China (PRC), Code for Property Survey, which came into effect on August 1 2000. According to the Code for Property Survey, the shared public building area is:

1. Lobby, public hall, corridor, aisle, elevator (building) hall, stairwell, elevator shaft, elevator machine room, garbage chute, pipeline shaft, water pump room, fire escape, power supply and distribution room, and guard room on duty, etc. , as well as public houses and property management houses serving the whole building.

2. The partition walls and external walls (including gables) between each set and the public building space are half of the projected area of the wall surface on the water surface.

The public building space that should not be included is:

1. Warehouse, motor vehicle garage, non-motor vehicle garage, driveway, etc. , as the basement of civil air defense engineering, has the independent use function of independent use space;

2. Houses sold by self-operated and self-used units;

3. The guard room and management (including property management) room serve multiple houses.

* * * The assessed construction area is the construction area of the whole building minus the sum of all sets of construction areas of the whole building, and then minus the construction area of the basement, carport, garage, gatehouse, management rooms serving multiple buildings and civil air defense works.

How to share the pool area?

The pool area is too large, which will inevitably reduce the cost performance of the house; Too small will affect the comfort of living. So how to share the pool area is reasonable?

At present, there is a concept that can be considered, that is, the sharing coefficient of housing. The calculation method of the housing allocation coefficient is: divide the total of the existing building area to be allocated by the total of the units participating in the allocation, and then multiply the units participating in the allocation by the allocation coefficient to get the allocation area of each house. Among them, the area to be shared should be measured by the surveying and mapping team of the property right department.

Generally speaking, the pool area of high-rise buildings is larger than that of multi-storey buildings. The allocation coefficient of high-rise buildings is generally between 0. 18-0.26, and that of multi-storey buildings is generally between 0. 1 1-0. 16. But every building, even every suite in a building is different, so the pool area of the house should be measured on the spot, and it should be determined according to the use function and related supporting conditions of the house, and there is no limit.

The pool area of the house is the most opaque one. Many buyers simply don't know what pool area is. Which areas should be shared? Why are there pools? According to many people's point of view, the pool area is not the indoor area, but they have to pay their own money and pay management fees for many years, which makes property buyers feel "unfair" because they don't know which public facilities are owned by the owners and which public buildings are owned by the developers. These problems can not be clearly defined, so there is controversy. For investors, more importantly, the pool is too big to buy any more!

How big is the pool area?

I believe all property buyers understand that public building area is indispensable, among which gardens, walkways and lobbies are the most common public areas. Apportioned area is the abbreviation of shared public building area. It and the sum of the interior construction area constitute the construction area of commercial housing, so the pool area is indispensable. In a real estate, the pool area is too large, which will inevitably reduce the cost performance of the house; Too small will affect the comfort of living. So, what proportion should the pool area take?

The shared area of high-rise buildings is larger than that of multi-storey buildings. Generally speaking, the distribution coefficient of high-rise buildings is between 0. 18-0.26, and that of multi-storey buildings is between 0.11-0.6. The professional also stressed that each building should be based on the use function of the house and related supporting conditions, and there is no limited scope, so the pool area of the house should be subject to field measurement.

How to share the pool area?

The "sharing coefficient" mentioned above is a standard to determine the size of the sharing area, so what is the "sharing coefficient"? What does it have to do with the pool area?

Let's take a look at how the allocation coefficient of public building area is calculated: the public building area of the whole building ÷ the sum of the building area of each unit of the whole building. What is the "public building area of the whole building"? In a residential area, which areas belong to the public building area, which areas can be shared by the public and which areas do not need to be shared?

According to the national standard "Code for Property Survey" of People's Republic of China (PRC), which came into effect on August 1 2000, the shared public building area is 1, lobby, public hall, corridor, aisle, elevator hall, stairwell, elevator shaft, elevator machine room, garbage chute and pipeline. 2. The partition wall and external wall (including gables) between the suite and the public building space are half of the projected area of the wall area.

Public building spaces that should not be included and can not be used for apportionment include: 1, warehouses, motor vehicle garages, non-motor vehicle garages, driveways, etc. , as the basement of civil air defense engineering and independent use space with independent use function; 2. Houses owned and occupied by the sales unit; 3. The guard room and management (including property management) room serve multiple houses.

Then, how can each household share the public building area? Public area shared by each household = sharing coefficient of public building area × interior building area of each household.

The pool area has always been a pain in the hearts of buyers.

The calculation of pool area seems simple, but in fact, the data involved in the calculation of pool area, such as the sum of the public building area of the whole building and the building area of each unit of the whole building, are unknown, so there is no way to calculate the allocation coefficient of public building area. For such a professional term, even the sales staff can't answer it, and even if they know it, they can't test its authenticity. Therefore, it is up to the developer to decide how much they should share in the units they buy. In such a case that the information of buyers and developers is not equal, the buyers' right to know can not be reflected at all, so disputes about the pool area continue.

Another question is, who owns and uses the pool area? It should be said that since the pool area has been shared with every owner, its ownership of course belongs to all owners. However, the problem is far from simple. Because developers are always reluctant to clearly disclose which public areas have been used for public sharing, buyers have no way of knowing which public areas belong to the owners and which belong to the developers, let alone ownership and use rights. Because of this, developers have more opportunities to drill holes. Some time ago, a developer in Chengdu was sued by the owner for selling the garage area that had been shared with the owner. Because the developer can't produce evidence to prove that the construction cost of the garage is not included in the cost of commercial housing, the result is of course that the owner wins the case. In some communities in Guangzhou, profitable billboards are erected in community gardens ... From these things, we can see that in the eyes of developers, how much weight does the rights and interests of buyers have?

Unfortunately, in the current laws and regulations, there are very few involved in the pool area. In this case, how can buyers ensure that their interests are not infringed?

Teach you a few tricks to avoid risks

There is an annex in the newly-launched commercial housing sales contract indicating "explanation on the composition of shared construction area between public houses and public houses", but only the part to be shared and its composition are listed, and the specific data are still uncertain, so it is still possible for developers to let owners share more. Here, we have summarized several measures for buyers' reference.

The first measure: ask for pool data;

When signing the purchase contract, let the developer show the data related to the calculation of the pool area, including the basic data such as the construction area of the whole building, the sum of the interior construction area and the construction area that should not be shared. You can also ask the developer to list the specific items of the shared public building area and the area of each item, so that the owners can calculate the shared area through data and clarify their rights and interests.

The second measure: obtaining relevant information;

Owners have the right to inspect or hire lawyers to consult relevant documents of purchased real estate from design units, planning units, surveying and mapping departments and other institutions, such as final design drawings or final design plans, final area measurement reports, calculation methods of various data and their documents.

The third measure: stipulate the pool area in the house purchase contract.

For the clauses in Article 3 and Annex 2 of the Commodity House Purchase and Sales Contract concerning the shared construction area between public housing and public housing, the buyer shall stipulate the number of shared construction area in the contract, and specify the specific location and area of shared construction area in Annex 2, Composition of Shared Construction Area between Public Housing and Public Housing. In particular, the more detailed the agreement, the better for the buyer. In case of disputes, buyers can protect their interests through contracts.

Once a dispute occurs, the only choice is to sue the law to avoid wasting unnecessary manpower and energy. Of course, what we expect is that with the continuous improvement of laws, the continuous strengthening of government supervision and the continuous enhancement of developers' integrity awareness, the rights and interests of ordinary property buyers can be better protected.

There are many related introductions on the Internet.

You can find out for yourself.

I hope my answer is helpful to you ~