"New rules for housing leasing" has become a hot word, and housing enterprises have laid out one after another.

On July 30th, China held a meeting in the Political Bureau of the Central Committee to analyze and study the current economic situation and deploy economic work in the second half of the year. The meeting demanded that the house should be used for living, not for speculation, and the long-term management mechanism of real estate should be implemented, and real estate should not be used as a short-term means to stimulate the economy.

Since 20 10, the housing purchase restriction policy has just passed its tenth year. The Red Star journalist noticed that since the second half of this year, many cities have successively issued relevant regulations on housing leasing, which put forward more requirements for the leasing market.

"Now the development of rental housing is definitely the main theme of the whole supervision." On October 8th, 65438/kloc-0, Li Xiuting, an associate professor studying the direction of real estate economy in the University of Chinese Academy of Sciences, said in an interview with Red Star News, "For the market, if the rented house can develop sustainably for a long time, it will play a very important role in stabilizing the market and monitoring the future house price and real estate market."

What are the new lease policies (hereinafter referred to as the "New Deal") in all parts of the country? What impact will it have on the macro market of real estate? What adjustments will real estate enterprises make?

change

From "Restricted Purchase" to "Renting"

The housing purchase restriction policy has just passed its tenth year this year.

Back to April 30th, 20 10, Beijing issued the detailed rules for the implementation of "National Ten Articles", which took the lead in stipulating that "each family can only buy a new set of commercial housing". Subsequently, after the promulgation of the "National Five Articles" on September 29, a total of 16 first-and second-tier cities such as Shanghai, Guangzhou, Tianjin, Nanjing and Hangzhou introduced purchase restriction policies.

Later, the purchase restriction policy was continuously optimized and refined, and the "restriction" laws were different in different places, but in general, the purchase restriction was an overall regulation trend of real estate in the country.

In the second half of this year, Red Star journalists found that the national purchase restriction policy tends to be stable, but many governments have intensively introduced new policies in the rental market.

First, in mid-July, the Ministry of Finance and the Ministry of Housing and Urban-Rural Development publicized the list of the first batch of pilot cities for the development of financial support housing rental market. Among them, Beijing, Shanghai, Nanjing, Hangzhou, Hefei, Fuzhou, Xiamen, Jinan, Zhengzhou, Changsha, Guangzhou, Shenzhen and other cities 16 were shortlisted.

The Red Star journalist noticed that among the shortlisted cities of 16, Beijing, Shenzhen, Guangzhou, Hefei, Nanjing, Changchun and other places have made new moves in housing leasing in the second half of the year. In addition, Shaanxi, Nanjing, Zhuhai and other places also have corresponding lease regulations.

At the end of September, "New Rules for Lease of 9 Sites" once became a hot search in Weibo. According to the incomplete statistics of Red Star journalists, in the second half of this year, Shaanxi, Beijing, Shenzhen, Guangzhou, Hefei, Nanjing, Zhuhai, Changchun, Nanning and other nine places successively issued new housing rental regulations, which promoted the healthy development of the housing rental market by increasing the supply of housing and standardizing market management.

As far as the industry is concerned, Huang Hui, a senior analyst of RealData, told Red Star News that after 89 years of development, the housing rental industry has experienced a transition from the embryonic stage to the rapid development stage, especially in the last two years, the industry has developed too fast. "Regulatory policies are an effective tool to prevent market risks and an important means to protect tenants' rights and interests. Today, with the rapid development of the industry, the market mechanism needs to be regulated in parallel to ensure that the industry runs on the right track. "

From a macro perspective, Li Xiuting told Red Star journalists that the development of rental housing is definitely the main theme of current real estate regulation. "For the market, if rental housing can develop sustainably for a long time, it will play an important role in stabilizing the market."

New rules/regulations

"Steady supervision"+"Strong supervision"

According to the incomplete statistics of Red Star journalists, since the second half of this year, the new leasing policies in these cities have generally focused on adding affordable housing, stabilizing rents and cracking down on "black intermediaries".

9 new rules for urban leasing According to Red Star News?

Li Xiuting concluded that all cities are doing "stable regulation" and "strong supervision" of the real estate market.

1. Regulation: increase the supply of rental housing and stabilize the rent.

According to Red Star journalists, many of the new lease regulations issued by these nine cities have proposed plans to increase the supply of rental housing. For example, Changchun and Shenzhen directly set specific new land supply targets; Encouraged by financial incentives, Hefei wants to revitalize existing housing.

On July 1 day, Guangzhou issued the Notice on Standardizing the Management of Newly-added Rental Houses. According to the plan, by 2020, the city plans to use collective construction land to build rental housing with a construction area of 3 million square meters, and the annual approved construction area is controlled at 1 10,000 square meters.

On August 30th, Shenzhen officially issued the Opinions on Standardizing the Housing Leasing Market and Stabilizing the Housing Leasing Price, pointing out that the supply of rental housing should be increased through multiple channels, and efforts should be made to raise 600,000 sets of various types of housing through new construction by 2022, including no less than 300,000 sets of rental housing.

On September 2nd, Nanning issued the "Work Plan for Training and Developing the Housing Rental Market in Nanning" to encourage and regulate individuals to rent idle houses. Support eligible residents to rent housing, and allow existing complete sets of housing to be rented with the original design room as the smallest unit.

On September 9th, Changchun issued the "Implementation Opinions on Further Cultivating and Developing the Housing Leasing Market", which made it clear that from 20 19 to 202 1 year, Changchun will increase the rental housing by increasing the supply of rental housing land and supporting large enterprises to build rental housing, and form a basic housing leasing market system by adding 3150,000 square meters of rental housing.

On September 23, Hefei released five pilot measures to explore housing leasing innovation, appropriately built new rental housing in areas with insufficient supply, and strived to increase the supply of rental housing.

"If the rental market is to develop, suppliers should follow suit. The national policy requires the market to be specialized, large-scale and organized. Multi-channel security of rental housing is actually a part of the scale, that is, there must be enough housing for people to select to better meet the diversified needs. This is very necessary. " Li Xiuting explained.

In addition to increasing the supply of rental housing through various means, judging from the new regulations of nine cities, Red Star journalists found that stabilizing the rental price of rental housing is also one of the focuses of attention in various places.

The Notice of Guangzhou Housing and Urban-Rural Development Bureau on Standardizing the Management of Newly-added Rental Housing points out that it is not appropriate to collect rent for more than one year at a time, and rent collection encourages one to pay one, with the maximum deposit not exceeding three times the monthly rent.

On July 8, according to the new model text of Beijing Housing Lease Contract issued by Beijing Municipal Commission of Housing and Urban-Rural Development, the lessor shall not unilaterally increase the rent during the lease period without the consensus of both parties. If the contract is terminated in advance, the lessor shall refund the rent received but not yet incurred within the agreed date after the termination of the contract. After the termination of the contract, the lessee shall move out within the agreed time.

On September 18, Shenzhen issued "Several Measures on Standardizing the Rental Price of Industrial Houses (Trial)", and put forward the release system of the rental guidance price of industrial houses. In order to strictly control the excessive rise of industrial housing rent, the competent department has compiled and issued the guidance price of industrial housing rent to improve the transparency of rent, guide both parties to reasonable rent and stabilize market expectations.

2. Supervision: crack down on "black intermediaries" and establish a supervision platform.

The Red Star journalist learned from the Ministry of Housing and Urban-Rural Development that on September 19, the Ministry of Housing and Urban-Rural Development held a special rectification work promotion meeting for housing leasing institutions. It is required to correct and investigate the illegal acts of housing leasing intermediaries through special rectification, resolutely ban a number of "black intermediaries", effectively curb the chaos of housing leasing intermediaries, accelerate the construction of long-term mechanisms, and continuously optimize the housing leasing market environment.

According to IC photos

The Red Star journalist noticed that among the cities that introduced new lease regulations one after another, many cities invariably put forward the requirements of "cracking down on black intermediaries". Li Xiuting told Red Star journalists that measures such as "cracking down on black intermediaries" belong to the category of "strong supervision".

Specifically, Shaanxi Province issued the "Implementation Plan on Issues Related to Renovating the Chaos of Housing Leasing Intermediaries", which requires resolutely rectifying the chaos of housing leasing intermediaries, correcting and investigating the publishing of false housing information, illegal charges, malicious deduction of deposit rent, threats and intimidation of tenants, and resolutely banning a number of "black intermediaries".

Nanjing issued the "housing rental risk tips" to remind the public to pay attention to identify and prevent "black intermediaries." When the landlord entrusts to rent the house and the tenant rents the house, he should choose a formal housing leasing enterprise or real estate intermediary agency with good market credibility to check his business license and related qualifications in time.

On September 12, Nanjing issued the Notice on Further Standardizing Housing Leasing Operation Behavior to Prevent Market Financial Risks, which once again stated that it is strictly forbidden for intermediaries and housing leasing institutions to provide products and services that are illegally leveraged through self-financing or cooperation with other institutions.

Li Xiuting believes that for intermediaries, strict supervision can promote the standardization and transparency of the whole industry, which is an important part of the long-term mechanism; In addition, it will also improve the overall concentration of the industry. "If standardization is strengthened in the future, the industry as a whole may be adjusted and upgraded. Under such circumstances, its concentration will increase and the operational requirements for the intermediary itself will also increase. "

For how to better supervise the rental market, Zhuhai, Nanjing, Hefei, Nanning, Changchun and other cities have also proposed the establishment of rent bank custody, rental supervision platform, rental management system, online signing and filing, etc., to strengthen the management of rental houses.

In addition, many areas have further stipulated the chaos of rental houses. For example, Zhuhai, Beijing, Nanning and other cities have clear regulations on individual living area and "partitioned rooms" in housing leasing.

Huang Hui, a senior analyst at RealData, said: "Guangzhou, Nanjing and other places have introduced policies aimed at preventing both renting and selling, and really put incremental housing into the rental market to balance market supply and demand. From the point of view of the stock market, banning the forms of residential products such as group renting houses and cracking down on black intermediaries and second landlords can protect the tenants' housing rights and interests more effectively and prevent the risks in the leasing market. "

affect

Tenant leasing is a ballast stone, and it is also the layout of enterprise operation.

How does the regulation of housing rental market affect the trend of the whole real estate industry? Li Xiuting's analysis of Red Star News, especially in first-and second-tier cities, has a strong demand for housing and a continuous introduction of population. The purchase restriction policy has suppressed some demand, but the demand for housing has existed for a long time, and the pressure of rising house prices still exists.

"In this case, if the rental housing market develops well, it can attract part of the demand for house purchase and let it move towards rental demand, which can alleviate the pressure of rising house prices in the first-tier cities in the future and in the long run to some extent. This is very important for stabilizing and stabilizing housing prices. " Li Xiuting said.

Huang Hui also told the Red Star journalist that the regulation of the leasing market is actually to guide the structural demand changes of the market and promote the stable development of the real estate market. "Housing leasing is the ballast stone of the real estate market. Only by stabilizing and developing the housing rental market can we effectively balance the demand of the buying, selling and leasing market and stabilize the expectation of housing prices and rents. The regulation policy of the leasing market can continuously standardize the development of the industry, protect the rights and interests of tenants, guide people to change from purchase demand to leasing demand, alleviate the mismatch of structural demand in the real estate market, and promote the stable development of the real estate market. "

In this context, the Red Star journalist noticed that a number of housing enterprises have stepped up their layout in the leasing market.

On September 25th, Vanke A(000002, SZ) announced that it was allowed to publicly issue special corporate bonds for housing leasing with a total face value of no more than 8 billion yuan to qualified investors. According to the inquiry results of offline institutional investors, the coupon rate of this bond is finally determined to be 3.55% through negotiation between the issuer and the lead underwriter (bookkeeper).

As for the way to raise funds, the announcement said that it was used for 7 rental projects, distributed in Beijing, Shanghai, Dalian, Dongguan, Shenyang and other places, and a * * * provided 4,944 rental houses.

Longhu Guanyu, a brand of Longhu Group (00960, HK), tasted the sweetness of the rental market on 20 18. According to the annual report of Longhu in 20 18, the official residence rental income in 20 18 was 426.559 million yuan, which was 96 1.4% higher than that in 20 17, accounting for 10.4% of the total income of the Group.

By the first half of this year, Guanyu's accumulated revenue was 430 million yuan, a year-on-year increase of 207%. Longhu Group's financial report shows that Guanyu's goal this year is to open more than 80,000 rooms, with a revenue of 654.38 billion yuan, and its goal is to earn more than 2 billion yuan by 2020.

Regarding whether the rental market will face the problem of reshuffle, Li Xiuting analyzed that under the new demand, the industry has standardized and transparent business rules. Under this rule, it will inevitably put forward new requirements for housing enterprises and intermediaries. "Only high-quality enterprises will eventually get long-term development."

Red Star News reporter yaoyu Yang Peiwen