What departments do real estate companies need to go to for development and construction?

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Application process of operation, development and construction of real estate companies

1, land certificate, construction land planning permit, and planning is divided into approval stages.

Land certificate and construction land planning permit, plus the approval of planning points, are the prerequisites for real estate development.

The land certificate is issued by the land department, which is the certificate of land ownership, indicating the land use and use period (only indicated); Construction land planning permit is issued by the planning department, which is the legal basis for approving land use and land use boundaries; The reply of the planning points is issued by the planning department, which is the legal basis for determining the land intensity indicators such as floor area ratio, building density and parking space allocation requirements. These indicators are reflected in this reply, including the current requirements for small apartment proportion restrictions, and will also be reflected in this document.

Generally speaking, a piece of land must be approved by the planning department and issued with a construction land planning permit (hereinafter referred to as the land planning certificate) in order to obtain the land use right certificate. This should definitely be a necessary procedure. Because the land department must calculate the land transfer fee according to the land function and land use intensity approved by the planning department, the land use and fixed number of years can be stated in the land certificate.

Article 38 of the new "Urban Planning Law": If the right to use state-owned land is provided by means of transfer in urban and town planning areas, before the transfer of the right to use state-owned land, the competent department of urban and rural planning of the people's government of the city or county shall put forward the planning conditions such as the location, nature of use and development intensity of the land to be transferred according to the regulatory detailed planning as an integral part of the contract for the transfer of the right to use state-owned land. Land plots with uncertain planning conditions shall not be allowed to transfer the right to use state-owned land.

For a construction project that obtains the right to use state-owned land by means of transfer, after signing the contract for transferring the right to use state-owned land, the construction unit shall, with the approval, approval and filing documents of the construction project and the contract for transferring the right to use state-owned land, obtain the construction land planning permit from the competent department of urban and rural planning of the people's government of the city or county.

The competent department of urban and rural planning of the people's government of a city or county shall not arbitrarily change the planning conditions in the construction land planning permit as an integral part of the contract for transferring the right to use state-owned land.

2. Qualification of project company establishment, project establishment, environmental assessment and real estate development.

These four items are almost the things that must be done at the beginning of every project.

The establishment of the project mainly examines the investment amount and feasibility of the project. In handling these matters, we basically go directly to these departments, such as the planning department, and ask them to recommend the company that compiled the feasibility study report to me. Let's go to the Environmental Protection Bureau and ask them to recommend the companies that prepare the EIA report to me, and then let these companies go through these procedures. It doesn't matter if the preparation cost is slightly higher.

The qualification of real estate development is relatively technical, and the key is that professional and technical personnel are not easy to find.

3, the general layout review stage

At this stage, the names of different places are different. I have heard more about the "construction detailed planning review". This stage is to review the master plan drawings of the community.

General layout audit is the most technical activity in the whole development and construction process. This process usually takes 2 to 3 months and often needs to be revised repeatedly with the planning department.

4, pipeline comprehensive review, drainage permit

Pipeline comprehensive review is one of the professional review contents of the planning department.

The drainage permit is issued by the municipal department and is specially used for the drainage of the community. Now it's all rain and sewage diversion. That is, rainwater and domestic sewage should be divided into two pipes. This east-west pipeline is about the pipe diameter and flow rate, as well as the location of connecting municipal pipelines. Then it is actually the same thing that this thing in turn affects the comprehensive design of pipelines. I won't say any more.

5. Monomer audit: The planning department of the construction project planning permit is also very strict in the audit of monomer design, but on the whole, it is easier to pass than the general plan.

A design company may apply for a construction project planning permit after reviewing the single design and refining the construction drawing. This process has a low technical content. Not worth talking about. I just brushed it off.

6, fire and civil air defense special review

Let's talk about fire fighting first. The fire department is an armed police, not a government agency. Everyone should know this.

The civil air defense department belongs to the government department, not the military establishment. The part of the basement used for civil air defense can also be used as parking spaces, but this part should be zoned out and property certificates cannot be issued.

Because civil air defense parking spaces are only temporary and cannot be sold, developers will definitely find ways to reduce the area of civil air defense.

7, energy saving review, construction drawing review

After obtaining the construction project planning permit, the design company will refine the construction drawings again and complete all construction drawings and structural calculations such as structural construction drawings and hydropower construction drawings. , complete the energy-saving design and do an energy-saving calculation, so that you can start these two audits.

8. Sludge discharge, noise discharge and night continuous construction permit

Noise emission permit means that construction can only be carried out in a standardized and less noisy way within a specified time. This is the responsibility of the environmental protection department.

9, quality supervision, safety supervision

Quality supervision station and safety supervision station are subordinate institutions of the Ministry of Construction. Before getting the construction permit, you must go to two stations for examination and approval.

In practice, whenever testing is involved, it will be handled by the quality supervision office; It is the duty of safety supervision to find faults with the naked eye without testing.

10, construction bidding, construction supervision

First of all, I must explain that according to the current bidding law in China, private real estate companies (without state-owned economic components) do not need to bid for construction projects and can directly contract out. But in some big cities, such as Guangzhou, no matter what enterprise construction, it is necessary to do bidding.

File new personnel information with the Construction Bureau. After the supervisor is exempted from bidding or bidding procedures, the supervisor applies for the completion of construction. Formulate the supervision plan and supervision rules, submit them to the construction department for review, and send the supervision review opinions after the review is passed. Just through it.

Next, the construction permit.

Supervision planning and supervision details, to be honest, in my personal experience, I have never seen the construction department really do the audit.

1 1, construction permit

The materials required for the construction permit are basically a summary of all the above procedures.

12, pay-off and check the line

Let's talk about this briefly. After the drawing is completed, it is a technical job to locate the buildings on the drawing on the spot. Need to measure and determine the coordinates. This job is called giving. The premise of formal setting-out is to obtain the construction permit. After the release, the Institute of Surveying and Mapping will issue a release book.

In the case of early construction and illegal construction, it is necessary to do the work of this surveying and mapping institute. Let them pay off in advance.

This line inspection work has a lot to do with future acceptance. Therefore, the Surveying and Mapping Institute has to be provided as the Emperor Lao Zi, especially on the occasion of setting out the line in advance.

13, pre-sale permit

In cities where real estate has become an industry, pre-sale permits are required to be handled online and publicized throughout the process. The most important conditions for the pre-sale permit are: two-thirds of the high-rise building structure is completed and the low-rise building structure is capped. This condition is different from that for banks to handle mortgage loans: no matter how many floors, they can be capped before lending. Therefore, now the high-level often completes two-thirds of the structure, and after obtaining the pre-sale permit, the developers are not active in pushing the plate.

Another place worth mentioning about the pre-sale permit is the forecast map. The housing survey department under the housing management department calculates an area in advance according to the drawings provided by the developer. This is called predictive painting. After completion, the field measurement is the actual measurement.

14. On the issue of land release for pre-sale.

Let's talk about land mortgage first. Now the regulations on land mortgage are getting stricter and stricter. Land can only be mortgaged after obtaining a building permit. At present, the loan amount is basically determined and issued according to the construction scale contained in the construction permit.

According to the increasingly strict sales management rules, when handling the pre-sale permit, the plot cannot have any mortgage. However, we all know the fact that any developer will inevitably choose to mortgage the land. This means that developers are facing serious financial pressure when handling pre-sale permits: either repaying loans or replacing collateral, otherwise the pre-sale permits will not come out.

Repaying the loan is almost a non-consideration. Change the collateral? It is even more impossible. There are not so many physical objects to mortgage. Even if there is, it has been mortgaged, and it has been waiting until now. It is time to test human wisdom. The task now is: not to repay the loan, not to replace the collateral, but also to lift the mortgage and get the pre-sale permit.

In addition, in cities that can handle the mortgage of projects under construction (not every city here can handle the mortgage of projects under construction). Housing management departments in many cities do not accept this kind of mortgage registration), but they can also try to release the land and use the mortgage of the projects under construction on the land instead. Also use the suspension period to do things. This method can also be used in places where land and housing management are merged.

15, planning, fire protection, civil air defense, pipeline, quality and other special acceptance, completion acceptance for the record, delivery.

Planning acceptance is mainly to check whether the planning indicators exceed the standard. After capping, before completion, you can do this acceptance. The premise of this acceptance is to do on-line inspection, which can basically pass, and there will be no too much trouble when planning acceptance. Now the quality acceptance is very simple. After completion, the construction unit, developer and supervision unit will issue an overall acceptance report, and then hand it over to the quality supervision station for the record. That's it.

The quality acceptance and professional acceptance have been completed, and the planning acceptance has also been completed, that is, we will finally go to the Construction Bureau for completion acceptance and filing. There is nothing to say about this record.

The completion of the completion acceptance record is a statutory formal handover condition. Without this completion acceptance record, the owner can refuse to accept the house.