What Are the Different Kinds of Repossession Jobs?

Refers to the matters needing attention when buying a house. Including the acceptance procedures, how to check the quality of the house, the area and the use of the environment, understand the property after decoration and check-in and so on.

Checkout details

This entry lacks an information bar . Supplementing related content makes the entry more complete and can be quickly upgraded. Hurry up!

After the house is developed and completed, the buyer accepts the house purchased and completes the house purchase agreement.

Collection rules (detailed version). Taste it carefully to know the secrets.

Coming soon! This is the most important step in the process of buying a house, so there must be a certain legal awareness in the brain and the string of law. There is a certain process for housing collection. From a legal perspective, the following aspects should be paid attention to:

I. Considering the receipt of the building receipt

Developers will send the notice of receipt of the building to the buyer by registered letter more than ten days before the completion of the building, informing them of the specific time and the materials to be prepared. Before going out, in addition to the various documents required to be carried in the notification, if possible, please prepare the following items if possible: square ruler, tape measure, paper, pen, sticky notes, test pencil (or other plug-in small appliances), Digital camera or DV, small hammer, mineral water, etc.

[Special reminder: DV or digital camera is best to have date display function, in order to capture the problem as a voucher. Pen and paper are used to record problems found. Easy sticky notes are used to write down the problem and maintenance opinions, and paste it in the place where the problem occurs so that maintenance personnel can find it. Test the pencil and check that the power is all turned on. A square ruler measures whether the wall or floor is straight. A small hammer is used to check empty drums, such as ceilings, floors, windowsills, balconies, porcelain plates, etc. If the sound of percussion is a little echoed, it is a bit problematic, and the dull sound indicates a pass. The use of mineral water is in the bottle. After all the items have been tested, use a mineral water bottle to receive water and spill it on the ground to see if the ground is flat and the slope of the water is not enough.

After receiving the notice of occupancy, you should first determine whether the developer has delivered the house as scheduled. If the house is overdue, it shall submit a handling opinion, and decide whether to go to the house based on the developer s response, and go to the house at the time agreed on the notice. The buyer should bring the required documents (including the receipt notice, a copy of the owner's ID card, the original payment receipt and other receipts, etc.) within the time indicated on the receipt notice (usually about 30 days). Contract, etc.) to go to the designated unit (real estate site) to complete the check-in formalities.

Special Note:

1. Pay attention to the deadline for repossession. It is more troublesome to miss the repossession date.

2. The closing date can be early but not postponed. If the actual delivery date exceeds the agreed date on the contract, you can consider claiming against the developer according to the contract.

3. If there are special circumstances that cannot arrive on time, you can entrust relatives, friends, and lawyers in writing, or you can contact the developer in time, negotiate a separate time, and confirm in writing.

4. If the buyer does not go to the designated place to complete the relevant house collection formalities within the agreed time, from the legal point of view, it is generally regarded as the developer has actually delivered the house to the buyer. Bear all the risks and taxes of the purchase of the house from the date]

Usually the developer will send a "Payment Notice" together with the notice of occupancy and send it to the owner. The fees payable for check-in are explained in detail. Pay the public maintenance fund and the upfront property management fee The public maintenance fund of the house is what you should pay. Even if you ca nt trust the developer, you must also realize that the public maintenance fund, which accounts for 2% of the total housing price, is only paid by the developer on behalf of the government, and they ca nt take any advantage. After giving it to our owners to control, developers have no right to use it. Also, before you move in, you must pay the property management fee for 1 to 3 months (it can also be regarded as a property management deposit), so that the property management company can have a sufficient flow of management funds in the future. You do nt have to pay any property management fees during the month. Pay the deed tax and prepare early for the title certificate. The deed tax is paid when you apply for the title certificate, but the developer will charge you in advance in order to avoid future troubles. According to the relevant state regulations, after buying a house, the buyer should pay 1.5% of the total deed tax to the government (after November 2008), and the developer has the right to collect and pay. Determine if the house meets the delivery conditions

1. Completed Acceptance Record Form-the most important

The "Architecture Form for the Examination and Acceptance of Housing Construction Engineering and Municipal Infrastructure Engineering" is the most important document that should be paid attention to at present. This form is formulated by the Ministry of Construction to standardize the management of the project's completion inspection and filing. It is made by the design, supervision, construction unit, and construction unit, and the inspection is completed within 15 days of the completion of the project.

As long as the items in the Completion and Acceptance Record Form are submitted to the competent department for record, the developer must be responsible for the real estate for life. Therefore, the "Completion and Acceptance Record Form" has a strict binding effect on real estate developers. According to relevant regulations, each item on the form must be reported to the competent authority for record. Buyers who have moved in have the right to refuse to accept the house.

2. "Residential Quality Guarantee"

The "Residential Quality Guarantee" is a promise made by the developer for the quality of the house and the duration and scope of the warranty. Reminders are reminded to carefully review the specific sections and pay special attention to the warranty period.

China's real estate regulations stipulate that real estate development enterprises should provide buyers with a "Residential Quality Guarantee" and a "Residential Use Manual" when a commercial house is delivered for use. The engineering quality guarantee is a legal document that the real estate development enterprise assumes the quality responsibility for the commercial house sold. It should specify the quality level, warranty scope, warranty period and warranty unit verified by the engineering quality supervision unit. The developer shall bear the warranty responsibility in accordance with the provisions of the Residential Quality Guarantee.

The warranty period of a commercial house is calculated from the date on which the developer delivers the house for completion and acceptance. The specific warranty period and scope of the engineering quality guarantee are: the foundation and main structure are within a reasonable service life; the roof is waterproof for 3 years; the wall, kitchen and bathroom floor is 1 year; the "House Quality Guarantee" generally stipulates that the basement and Leakage for pipes is 1 year; 1 year for plastering of walls and ceilings; 1 year for cracking of hollow drums and large areas of sand; 1 year for cracks in doors and windows, hardware and sanitary ware damage; lamps and electrical switches The damage is 6 months; the pipeline is blocked for 2 months; the heating and cooling system equipment is a heating or cooling period; the warranty period for other parts and components shall be agreed by the buyer and seller and written in the engineering quality guarantee.

The house has quality problems during the warranty period. If the house use function is affected after being repaired by the warranty unit, or the purchaser is damaged due to the substandard quality of the main structure, the developer shall be liable for compensation according to the engineering quality guarantee. If the purchaser considers that the quality of the main structure is unqualified, it may apply to the engineering quality supervision unit specified in the "Residential Quality Assurance Certificate" for re-inspection. If the verification is unqualified, the purchaser has the right to check out.

The residential quality guarantee certificate is a written document that guarantees the buyer's promise of the quality of the house when the newly built house is sold to the buyer by the real estate developer, and has legal force.

3. "House Use Instructions"

"Residential Instructions for Use" refers to specific instructions and precautions for specific technical indicators in the design, construction, and acceptance of a house, such as the seismic index and the type of wall structure.

4. "Construction Engineering Quality Certification"

5. "Complete Comprehensive Acceptance Certificate for Real Estate Development and Construction Projects"

6. "Measured Area Mapping Report"

Special Note:

1. Only if the above documents are available, it will indicate that the house has specific delivery conditions. Therefore, you must review the relevant documents when you receive the house, and confirm that the house has the delivery conditions before you can proceed with the inspection, settlement fees, and turnkey. So pay attention to these documents, especially remind you to look at the original rather than a copy.

2. The "Architecture Record Form for Completion and Acceptance of Construction Projects" is the most important document. At the time of house closing, you must not only look at the developer's "Record Form", but you must also carefully check whether each sub-item is filed. It is a prerequisite for housing collection. Even if the developer does a good job, if you do not have this form, it means that it does not meet the standard for housing delivery, and you have the right to refuse housing.

3. For these documents, on the one hand, it is necessary to check whether they are available, on the other hand, it is also necessary to check the legality of these documents.

4. If the developer refuses to show these certification documents, or the documents are incomplete, you can ask the developer to sign the "About the seller's refusal to show the" Dwelling Quality Guarantee "and" Dwelling Instruction Manual "," Construction Engineering " "Responsibility Confirmation Letter for Completion Acceptance Record Form".

5. Remind you: You can take away the "Residential Quality Guarantee", "Residential Instruction Manual" and the completion drawing of pipeline distribution, and save it as evidence.

6. If the developer is unable to provide the above-mentioned relevant documents, the purchaser has the right to refuse to accept the house, and the responsibility for the delayed delivery of the house shall be borne by the developer.

3. House Inspection

One principle must be grasped in the process of house collection: "priority check before acceptance". That is, the buyer must first inspect the house (including the documents necessary for acceptance and delivery), pay the fee first, check the building status according to the delivery standards, and then pay the corresponding fees before check-in. "Check before acceptance" is not only in line with commercial practice, but also has a legal basis. The consideration of the house is the payment of the house. As long as the consumer pays the house payment or pays a corresponding proportion of the price according to the contract, he fulfills the contract obligations , The developer should hand over the house. Before the house is delivered, the owner has the right to inspect the house first. If the developer has to sign the house before accepting the house, he can take a workaround and indicate in the house requisition document that "See" or "Unknown situation in the house" or "Unchecked" etc .. Be sure to pay attention to the warranty period of the quality of the house before you receive the building. The contents of the Residential Quality Assurance Certificate delivered by the developer are compared one by one, and the warranty expiration time of each item is calculated according to the specific date of the completion acceptance document issued by the Construction Commission.

1. Detection of house area:

The developer is required to issue a "Measured Area Surveying and Mapping Report", and verify the actual measured area of each set of house area according to the professional measurement unit affiliated to the Housing and Land Administration Bureau, and check whether there is an error between it and the sold area. The measured area error exceeds 3%, and the house can be suspended.

2. Check the quality of the house:

Buyers need to carefully check the quality of commercial housing when conducting house acceptance. They can mainly start from the following aspects:

(1) The quality of the house itself

(2) Whether the supporting facilities such as landscaping, community facilities and facility standards meet the contract.

(3) Quality of installed pipes, fittings, doors and windows.

Special Note:

1. Be sure to master the principle of prior acceptance before acceptance.

2. If the developer refuses to go through the other inspection formalities before the house inspection, the purchaser may ask the developer to sign the "Confirmation Letter of Responsibility for the Seller's Refusal to Submit House Inspection" and suspend the formalities.

3. Buyers should understand the pooled area and related knowledge to prevent developers from occupying.

4. If there is a quality problem, the developer should perform maintenance within a time limit, and the purchaser should require the developer to sign a written letter, which will cause the owner to overstay, and the developer shall bear the liability for breach of contract.

5. As long as the buyer has fulfilled the contractual obligations in accordance with the contract, the developer should deliver the house unconditionally, otherwise it should be regarded as a breach of the contract by the developer. The developer has no right to refuse to hand over the house for any reason such as "not paying the relevant fees".

6. Don't take the standard of model house as a realistic standard, unless the developer specifies the relevant decoration standard in the contract according to the model room standard.

Fourth, the final result of new house acceptance

1. If there is no problem in the inspection of the house: fill in the relevant documents such as the "Inspection Handover Form" according to the actual acceptance. On this record sheet, the inspection situation should be recorded one by one. For items that cannot be confirmed, the words "unclear" and "unable to identify" are not recorded or written. If problems are found, they should be truthfully recorded and the developer should be dealt with within a time limit.

2. If you are unsatisfied, you can put forward your opinions and fill them in the "Inspection Transfer Form" as a written basis. If the developer does not prepare the relevant forms, the buyer should send the comments to the developer in written form.

3. If the problem is found, the buyer and the seller can negotiate to resolve it. If it can be repaired, they should negotiate and sign relevant rectification and maintenance documents, and agree on the next acceptance time (generally no more than 30 days).

4. The problems found should be noted in detail on the building inspection form. If it is indeed that the building cannot be collected, the reasons for not accepting the building shall be specified and the developer shall be required to sign and stamp it.

Special Note:

1. The principle to be adhered to after the inspection: whenever problems are found, regardless of their size, they must be recorded in relevant documents or forms, regardless of the rhetoric of the house accompaniment accompanied by the developer; You should bring your own pen and paper and record them one by one.

2. The behavior of the property company cannot represent the developer (unless expressly authorized in writing), so do not sign documents with the property company regarding the quality of the house.

3. When a problem is found in the inspection of the house, the developer must stamp it to confirm it and agree on a treatment plan.

4. If the developer refuses to stamp to confirm the problems in the house, it is necessary to obtain evidence that it is not that the buyer did not collect the house on time, but that the developer intends to deliver the house does not meet the contract's agreement or legal conditions.

V. Collection procedures

1 The developer should first present the "Acceptance Record Form for Construction Project Completion", and issue "Residential Instructions for Use", "Residential Quality Guarantee" and various relevant acceptance forms to the residents, such as the "Residence Inspection Form for Residents' Houses" Details of each acceptance content, such as living room floor, balcony floor, etc.) and acceptance opinion form (such as "Building Acceptance Record Form");

2 The buyer submits a copy of the identity card, a notice of receipt of the building, collects the house key, and is led by the receptionist of the merchant. The buyer inspects the building status according to the delivery standards agreed by the two parties;

3 Building inspection according to the standard agreed in the original contract;

4 After the completion of the building inspection, the buyer fills in the House Inspection and Handover Form according to the actual acceptance situation, and at the same time copies the water meter and electricity meter bottom numbers in the designated form (usually attached to the House Inspection and Handover Form); Put forward opinions and fill them in the "Building Acceptance Record Form" as a written basis. If the developer does not prepare the relevant forms, the buyer should send the opinions to the developer in written form.

5 According to the buyer's opinion, the buyer and the seller negotiate a solution. If it can be rectified, they should negotiate and sign relevant rectification and maintenance documents, and agree that the next acceptance time should generally not exceed 30 days;

6 If the buyer is basically satisfied with the building, he should sign and approve the "Residence Inspection Form for Residents".

7 Check-in

1) Change the invoice and pay the relevant fees for staying;

2) Fill in the "Resident File Form", "Accommodation Agreement", "Fire Responsibility Letter" and other forms;

3) Obtain various occupancy manuals such as the "Resident Handbook" and "Service Guide" and gifts.

Inspection process

To get the keys from the property, there should be several keys such as the floor key, the entrance door key, the mailbox key, the water meter, and the electric meter (if there is a remote meter reading). Then you can go to the house with the property staff. (Remember to take those tools) When developers check in for the owner, they like "no license to rely on"! Buyers should be extra careful when checking in. Don't look around and sign easily, so that developers find excuses to shirk responsibility when problems are found after decoration. Bring a pen, paper, tape measure, ruler, small blade, camera, etc. during inspection to facilitate measurement, recording, and evidence collection. The following should be checked:

1) Check the quality of the house in detail, including cracks in doors, windows, and balcony;

A. Check the house for cracks. First of all, carefully check whether there are cracks on the floor and the top of the house's master bedroom and living room near the terrace. It is best to have no cracks. If there are cracks, it depends on what kind of cracks. Generally, the cracks parallel to the room beams are quality problems, but they are basically not dangerous, and they will not hinder the use after repair. If the crack is at a 45-degree oblique angle to the wall angle or perpendicular to the beam, it means that the house has serious settlement and structural quality problems. Secondly, it is necessary to see whether there are cracks on the two sides of the terrace. If there are cracks, it is also a serious quality problem. Finally, see if there is a crack in the load-bearing wall. If the crack runs through the entire wall and penetrates to the back, it indicates that the house has a hidden danger. For this type of house, the buyer must not report fluke.

B. Check whether the house is tilted. Although special equipment is needed to detect the inclination of a house, buyers can use visual methods to observe the problem from different angles and distances. Sometimes, a heavy object can be tied with a string on the roof, lowered against the wall to the foot of the wall, and the degree of tilt can be checked from all around. Tips: Because the new house is closed for a long time, there will be some dust and construction debris in the door and window tracks, so don't be impulsive. Push the door and window with force. When you feel a blockage, check it carefully and use a broom. You can watch it

2) Check the flatness of the wall, whether there is water seepage or cracks

Inspect the house for leaks. Buyers should pay attention to seeing the water leakage on the ground and the top floor of the house, and carefully inspect the house wall for discoloration, blistering, peeling, and ashing. These are all signs of leakage. It should also be checked for leaks in the tops of kitchens, bathrooms, balconies and plumbing connections. After inspecting the house, it is best to ask the staff of the property company to go there before the house is handed over, and let the kitchen and bathroom water go for a while, and then check to see if there will be leakage.

Wall: Looking around the wall or touching it with your hand, you can see whether the wall is flat and clean. Note that there must be air-conditioning tube holes in the relevant locations. These are basically to be observed by our eyes. The basic inspection procedure is one look, two knocks and three gouges.

[Hint: Especially check whether some walls have water marks, especially some gables, kitchen sanitary tops, exterior walls and other places. If so, be sure to find out the cause as soon as possible.

3) Inspection doors and windows

Here is still the acceptance window. The key point of acceptance is the tightness of the acceptance windows and balcony doors. The most troublesome part of the window's sealability acceptance is that it can only be tested for good or bad in heavy rain. But this can usually be confirmed by looking at the integrity of the sealant. The balcony door generally depends on the level difference between the inside and outside of the balcony door. I have seen a situation where the level of the balcony is the same as the indoor level. In this way, it is difficult to avoid the problem of rainwater infiltration on heavy rainy days.

Doors and windows: There should be no holes and soft springs when pressing the door and window covers by hand, whether the right-angle joints are tight, the surface is smooth, whether it will be closed or opened automatically if it is not locked, and whether the four corners are at right angles. No nail holes, bubbles, or noticeable chromatic aberrations. Spray the exterior wall with a water pipe for 10 minutes or more, and then see if water stains appear on the windowsill. In addition, pay attention to whether the marble of the window sill is cracked. You can touch the window sill with your hand to avoid scratching your hands.

4) Carefully inspect the ground for cracks in the empty shell.

[Hint: If there is a drum, you must instruct the staff to accompany the property to repair it as soon as possible, otherwise the floor will be penetrated easily during the decoration, which will hinder the neighbourhood relationship. The above 2-3 items can be used with small hammers and feeler gauges.

Floor: See if the floor is uplifted, listen to whether the floor is hollow, and trim the floor. You cannot ignore it, especially at the corner and near the door. Pay attention to it. Pay attention to whether there are obvious gaps and unevenness in the floor, and whether the joint between the floor and the skirting board is tight. Walk slowly in each room and listen carefully for the sound of "creak".

5), check the ground

Its experiments accept this, it is difficult for general users. The ground level is to measure the horizontal error between the indoor floor farthest from the doorway and the floor inside the doorway. Examination of this can often reflect the building quality of the developer.

Because as the owner, it is impossible to check and accept the main structure. Then you can only look at quality from these details. If you don't find it difficult to measure, the method is quite simple.

Go to a hardware store and buy a small transparent water pipe, about 20 meters long, and fill it with water. First draw a sign at the door 0.5 meters or 1 meter from the ground. Then adjust the water level of the water pipe to the height of this mark, and find someone to fix in this position. Then move the other end of the water pipe to the room farthest from the door. Then look at the height of the water pipe there, then make another sign. Then use a ruler to measure the height of the sign above the ground. The difference in height is the difference in level of the house. You can also use this method and so on to measure the level difference of the whole house.

In general, if the difference is normal around 2 cm, 3 cm is acceptable. If it is out of this range, you have to pay attention. The worst level difference I have ever seen is 7 cm. After the measurement, I thought I was wrong. The above work is a bit tedious. If you have a friend who owns a laser leveler (of course, this equipment must be only available in large professional companies) this problem can be solved much better.

6) Hydropower and coal are unblocked and can be used normally. Open the faucet to check for leaks and make the water flow as large and anxious as possible. One is to check the water pressure and the other is to try the drainage speed. (Generally the new house will be provided with a simple faucet for the owner). Use a multimeter to measure whether each of the strong and weak power is unblocked. Prompt you: Close the branch and check whether each branch has complete control of each branch line. Whether water, electricity, gas, telephone lines, and closed circuit television lines are in place. It is necessary to check whether the vertical distance between strong and weak electricity exceeds one meter, and the distance is not up to the requirements, which will affect the TV viewing effect in the future (this is often ignored).

In addition to checking whether the power is on, the main purpose of checking the wires is to see if the wires meet the national standard quality. Then whether the cross-sectional area of the wire meets the requirements. Generally speaking, the wires in the home should not be lower than 2.5 square meters, and the air-conditioning wires should reach 4 square meters. Otherwise, when using air conditioners, it is easy to overheat and become soft. Of course, this is an ideal configuration, and most civil wires will be one grade worse.

7) Check the sinking condition, first use the basin to fill the water, and then irrigate to the various drains, including the sink sink, the bathtub sink, the toilet sink, the kitchen and the sanitary and balcony floor drain, etc. Basically, each sink should be filled with two sinks. Around the water, you should hear grunts and no water on the surface.

Kitchen: Repeatedly fill water in the nozzle of the sink, and check whether the water pipe is free from foreign objects. Check the drainage of the bathroom. See if the water can be discharged to the water outlet unobstructed, otherwise it will cause inconvenience to the future residence or increase the cost of renovation and renovation.

[Hint: After doing this, make sure that there is no problem. You should cover these spouts (such as basin water, bathtub water, and toilet water) as soon as possible with a plastic bag over the spout, and then bundle them, and the water such as a floor drain needs to be plugged. True (remember to leave a place to pull away).

8) Accept the ground water. Put water in the toilet, just shallow (about 2cm high). Then make an appointment with the owner downstairs to check the ceiling of their home bathroom after 24 hours.

Toilet: Check the toilet's upper and lower water pipes to see if the drainage pipe is draining smoothly and whether there is a leak in the upper pipe. For the toilet water inspection, it is best to repeat the drainage test to see the drainage effect. The sound of "Guru" is normal. In addition, the toilet and the floor should be fixed with expansion bolts and sealed with silicone glue (not sealed with cement).

[Hint: After all the water is used up, you should turn on the water meter again, read the water meter number clearly, record it, and record the meter number at the same time. There is another situation, but it has nothing to do with acceptance. That is to see if there is a water storage deodorant elbow in the sewage pipe. According to experience, if the sewage pipe has no water storage and deodorization elbow, then the overall house quality will have to score 12 points. Why is this elbow needed for the sewage pipe, because the elbow will store water, so that the odor from the lower pipe will be blocked under this layer. Without the elbow, the drains in the laundry room and toilet will emit a strange smell. Maybe some developers will think that using a deodorant floor drain is enough. Project practice has proved that deodorant floor drains are far from meeting actual needs. And because of this small place, the construction quality of the builders is often the best.

9) Measure the height of the building, just use a 5 meter tape measure. Sampling data source location and specific data, it is best to include water meters, electricity meter numbers, floor height, toilet pit distance, bathtub length and width, shower room size, suspended ceiling The height is recorded in a small notebook, and some data and questions about house acceptance are written on the paper provided by the property company.

The building height is 2.8 meters, the actual height should not be lower than 2.6 meters, the actual height of 3 meters should not be lower than 2.75 meters, and the residential floor height cannot be lower than 2.8 meters.

10) Check whether there are any omissions in the facilities, equipment, etc. indicated in the sales contract, whether the brand and quantity are consistent, and implement the after-sale maintenance period and warranty work of the related products, and clarify these authorities.

[Hint: Usually there should be no major issues in this regard, but it is important to check carefully.

11) Verification of house area: When any commercial house is delivered for use, it must be verified by a qualified professional measurement unit for each set of house area to obtain the measured area. Therefore, when checking by yourself, as long as the actual area is checked with the area agreed in the contract, you can know whether there is an error in the area. If the error is large, the developer shall be proposed and negotiated with the developer in a timely manner.

Well, after checking these tasks, if there is no problem, then pay for it; if there is a problem, you need to determine a solution and a date with the property staff to see if the result of the settlement affects the house requisition. If it affects, you need to negotiate. . If the acceptance is qualified, the buyer must sign and approve the "House Acceptance Handover Form", collect the house keys and the "Resident Handbook", and pay the relevant fees in accordance with the unified regulations of the management office. If the acceptance is unsuccessful, the purchaser should also clearly record the deficiencies on the transfer order, and may not go through the check-in formalities for the time being.

[Home inspection tools]

1) 1 plastic washbasin (through water)-used to check whether the sewer pipe is blocked, but the tightness of the pipe and the wall pressure cannot be tested

2) 1 small hammer or steel ball (tapping or rolling)-used to check whether the wall and floor of the house are empty

3) 1 feeler gauge-for measuring the width of cracks

4) One 5 meter tape measure-used to measure the clear height of the house

5) 1 multimeter --- used to test whether each strong current socket and weak current category are unblocked

6) 1 calculator --- used to calculate data

7) 1 pen-for signature

8) 1 broom-for cleaning indoor hygiene

9) 2 small stools and some newspapers, plastic straps, packing ropes-used for a long time, can rest and pre-close the sewer pipes.

10) A letter-signature paper --- At any time, a written registration shall be made of the problems found in the process of repossession, and shall be signed and confirmed by both parties.

How to deal with unqualified acceptance?

Quality problems found in the house takeover inspection can be dealt with separately according to their different degrees of impact on the house:

1) For quality problems that affect the safety of the structure of the house and the safety of the use of equipment, the construction unit must agree on the period for the reinforcement and maintenance of the building until it is qualified. The construction unit is responsible for handling the safety issues affecting neighboring houses.

2) For quality problems that do not affect the safety of the use of houses and equipment, the construction unit may be responsible for maintenance within the agreed period, or the cost compensation method may be adopted and handled by the takeover unit.

3) Check-out list to check the room does not meet the standards can check out

(First of all, the "certificate" issued by the developer is not a substitute for the "Beijing Construction Project Completion Acceptance Record Form" as a delivery condition.

The terms of delivery stipulated in Article 8 of the "Commercial Housing Sales Contract" signed with the developer are that the commercial housing can only be delivered to the house after having the "Beijing Construction Project Completion Acceptance Record Form". In accordance with the "Regulations on the Quality Management of Construction Projects" of the State Council and the "Interim Measures for the Administration of Records of Completion and Acceptance of Housing Construction and Municipal Infrastructure Projects" of the Ministry of Construction, the "Interim Provisions on the Acceptance and Acceptance of Housing Construction and Municipal Infrastructure Projects" The Provisional Regulations on the Administration of Recording, the Fire Protection Law of the People's Republic of China, and other relevant laws and regulations stipulate that the construction project must pass the acceptance of the construction unit, survey unit, design unit, construction unit, and supervision unit and pass the public security fire department and environmental protection. After the department, civil air defense department, and other departments stipulated by laws and regulations approve (according to the approval documents or permitted use documents issued by the above-mentioned departments), they should go through the formalities for the completion and acceptance of the construction project with the government's competent authority for the completion of the construction project. After reviewing the developer's application materials and other information, the competent authority of the government construction project's completion filing decided to agree to the filing or order the construction unit to go through the completion acceptance inspection again. Therefore, the certification issued by the developer is that the construction unit, the survey unit, the design unit, the construction unit, and the supervision unit have passed the acceptance inspection and are in the process of completing the completion acceptance procedure. It is not that the construction project has passed the acceptance inspection and completed the construction project according to law. The legal proof of the formalities of acceptance and filing, in addition, the "certificate" is not the delivery conditions stipulated in Article 8 of the "Commercial Housing Sale Contract." Therefore, the developer delivered the house on the premise that it did not go through the formalities for completion and acceptance of the relevant government departments and obtained the "Beijing Construction Project Completion Acceptance Record Form", which violated the relevant national laws, regulations and provisions of the "Commercial Housing Sale Contract". Housing delivery conditions. According to Article 11 and Article 9 of the "Commercial Housing Sales Contract", you have the right to refuse to accept the house and the developer shall be held liable for breach of contract for the late delivery of the house in accordance with the contract.

Second, the developer unilaterally stipulates that the prerequisites for the house to pay the deed tax, public maintenance funds, and advance management fees in advance as a prerequisite for house delivery violate the relevant national regulations and contractual agreements.

According to Article 7 of the "Provisions on the Implementation of the Residential Quality Guarantee and Residential Instructions System for Commercial Housing", "Real estate development enterprises shall have delivery acceptance procedures when delivering commercial housing to users, and shall have users signing for the normal operation of residential equipment and facilities. "Approval.", Article 11 of the "Commercial Real Estate Sales Contract" stipulates: "After the commercial real estate meets the conditions for delivery and use, the seller shall notify the buyer in writing to complete the delivery formalities. When both parties conduct the acceptance and delivery, the seller shall produce Article 8 of this contract Provide the required certification documents and sign the house transfer order. If the purchased commercial house is a residence, the seller should also provide the "Residential Quality Guarantee" and "Residential Instructions for Use of the House." The seller does not show the certification documents or the certification documents are incomplete. The recipient has the right to refuse the transfer, and the responsibility for the delayed delivery of the house shall be borne by the seller. ". In addition, the seller (or the seller entrusts the property management company to complete the house check-in procedures) to deliver the house to the buyer is the seller's fulfillment of the obligations of the house and the third-party property management contract stipulated by the law and the "Commercial Housing Sales Contract." The company has no legal relationship in any sense. After the buyer has completed the house transfer formalities with the seller, the rights, obligations and risks of the house are transferred to the buyer. When the buyer and the property management company sign the "Prophase Property Management Entrustment Agreement" or "Property Management Entrustment Contract", the buyer and the property management company have a legal relationship in property management entrustment. The buyer, as the owner, shall Convention on Maintenance, Property Management and Property Management Entrustment Contract stipulates that the property management company shall pay property management fees and other expenses.

In addition, according to the relevant provisions of the deed tax and public maintenance fund regulations, the buyer as the statutory taxpayer of the deed tax and the payer of the public maintenance fund has the obligation to pay taxes and pay the public maintenance fund in accordance with the law. The buyer can also entrust the seller or the property Management companies or other third parties pay related taxes.

In short, it is obviously wrong for the seller or the property management company to refuse to deliver the house because the buyer does not pay the relevant taxes and property management fees, but if the buyer voluntarily entrusts the seller or the property management company to collect and pay Tax laws are not prohibited.

Matters related to property management

I. Contracts, rights and obligations

1. According to the requirements of Tax Guofangzi (1999) No. 185, the owner should sign a Property Management Service Contract with the property company, which is supervised by the Municipal Land and Housing Management Bureau, to determine the rights and obligations of both parties. Don't think that it is only a few dollars per square meter per month. Of course, you can afford it and you can afford it. You need to see what constitutes the property management fee you will pay in the future. How are the cleaning, security, and greening fees determined? Yes, let the property management company speak clearly and plainly. Also, it is best to check the qualifications of your community property management company. In the end, if you have the management standards that do not meet your requirements, do nt give them in the future management. You cause unnecessary trouble. If you know this company in advance, you will be able to know yourself when you set up an owner committee in the future.

2. The property has a one-year warranty period from the date of the collection, which is indicated in the collection book. During this period, the developer will repair the property due to various quality problems caused by construction.

Second, property payment

1. Management fee for the month.

2. Other costs include car, motorcycle, and bicycle storage fees; payment of water, electricity, and gas fees (or working capital), etc.

3. When the owner signs the contract, he also has to pay a one-time management fee, but it must be remembered that these management costs do not include water supply and power supply for one household and one meter (including meter reading devices)

Equipment cost, post box and postage, telephone line fee, decoration management fee, etc. Quality problems found during inspection should be clearly recorded and the construction unit should be urged to make improvements.

Note 1: For charge items not listed on the price tag, the owner can refuse to pay and complain to the relevant department.

Note 2: Deed tax, stamp duty, transaction management fee, house surveying and mapping fee, comprehensive license application fee, deed cost, and the dynamic (static) state maintenance fund of property management, water fee turnover fund, pipeline gas installation fee, cable TV Installation and maintenance fees, property management fees, public electricity bills, etc. shall be charged in accordance with the relevant documents or approvals of the Land, Housing and Management Department and Price Bureau.

Annex A: "Commercial Housing Quality Guarantee Certificate"

1. The quality level verified by the engineering quality supervision department;

2. The foundation and main structure bear the warranty within a reasonable service life;

3. The warranty content and warranty period of each part and component under normal use;

4. The unit that the user applies for repair, the time limit for reply and processing.

"House Use Instructions"

1. The development unit, design unit, and construction unit shall specify the supervision unit when entrusting supervision;

2. Structure type;

3. Notes on decoration and decoration;

4. Instructions for the configuration of water, sewage, electricity, gas, heating, communication, fire protection and other facilities;

5. Instructions and installation precautions related to the reserved places for the installation of equipment and facilities;

6. Explanation of precautions for waterproof layer and balcony;

7. Other issues to be explained.

Annex B: Residential electricity standards

Whether the "electrical facilities" in a house meet the requirements for use must be determined according to the national design standards for residential electricity. On June 1, 1996, the Ministry of Construction issued a new national standard, but this standard is only a minimum requirement. The national standards of some important power distribution projects are listed below for reference by buyers.

Generally, the two-bedroom (and more than two-bedroom) dwellings are designed with a minimum electrical load of 4.0Kw, and the meter specification is 10 (40) A. The design of the residential power supply system should meet the following basic safety requirements:

1. The electrical wiring shall be laid in accordance with the safety and fire prevention laying methods, and the conductor shall be copper wire; the cross-section of each residential entrance line shall not be less than 10 square meters.

2. The air-conditioning power socket, power socket and lighting of each house shall be designed separately; the kitchen power socket and the bathroom power socket shall be provided with independent circuits.

3. Except for air-conditioning power sockets, other power socket circuits should be provided with leakage protection devices.

4. Each house shall be provided with a general circuit breaker.

5. The bathroom should be connected by local equipotential bonding.

Annex C: How to self-assess the floor area

There are more and more disputes over the area of commercial housing. In the final analysis, it is caused by some unscrupulous developers who "play with the area". Because when we buy a house, the real estate agent usually provides ready-made floor space data. So how do you "know what?" In this regard, I will introduce the method of self-assessment of commercial housing area.

Tools: ordinary measuring tape, calculator.

Note: Measurement refers to two different steps of measurement and calculation.

Measurement: It is mainly to measure the actual size of the house.

Step 1: Obtain a detailed floor plan of the standard floor or your own floor.

Measurements and calculations based on detailed residential floor plans can be convenient and accurate. The plan should include the main data of the house: the axis size of each room (that is, the size between the centerline of the load-bearing wall or column) and the total size of the external wall, that is, two dimension lines, and the area of each room. Most of the residents are on the standard floor, and the measurements and calculations are mainly based on the standard floor drawings and area. If the floor of the house is special, such as the ground floor and the top floor, the drawings of the floor are used. In order to measure the area of a household, the area of the entire building may not be measured.

Step 2: Measure and calculate the internal use area and building area.

Use area measurement. The size measured on the inside of the room is the size of the room axis minus the thickness of the wall and the thickness of the plastering surface, and cannot be used as the size in the area. In other words, the area calculated based on this size is not the area used. The area used is calculated by the dimensions of the interior of the room, minus the thickness of the structure by the dimensions of the axis. Generally, when the load-bearing wall is a brick wall, the structure thickness is 24cm, the thickness of the external wall structure in cold areas is 37cm, the thickness of the concrete wall structure is 20cm or 16cm, and the non-load-bearing wall ranges from 12cm, 10cm, and 8cm. Generally, the axis is located in the middle of the wall, with half the wall thickness on each side of the middle. The thickness of the white plaster surface is generally 2 ~ 3cm (it should be marked in the specific drawings).

If the error is close to or exceeds 20 cm, there may be problems. Measure the internal dimensions of the two directions of the room, and multiply to get the area of the room. The area of door and window openings is not included in the area used.

The total use area of each room (including: hallway, hallway, hall, bedroom, kitchen, bathroom, storage room, wall cabinet, balcony and other non-fixed structures) is the total residential area.

The calculation of the building area in a house divides the junction of the house with other houses and public parts along the axis, and the total area between the house axis is the total building area in the house. The calculation methods are: one is to add the total area of use plus the structural area of each wall; one is to directly calculate the area of the geometric figure enclosed by the axis of the house. However, the total construction area in the house is generally not marked in the drawings and has no substantial meaning. It is only used for the next calculation of the entire construction area of the house.

Annex: How to calculate the sales area of D

1. According to the "Calculation of Commercial House Sales Area and Public Building Area Allocation Rules" (trial) by the Ministry of Construction, and in accordance with the actual situation of this city, formulate this provisional regulation.

2. The floor area of commercial buildings shall be calculated in accordance with the State's current "Building Area Calculation Rules" and the State Economic Commission's "Building Area Calculation Rules".

3. Commodity houses are sold by suits or units. The sales area of commercial houses is the sum of the built-up area in the suite or unit (hereinafter referred to as the built-up area in the suite) and the public building area to be apportioned. Commercial house sales area = building area within the suite + apportioned public building area

Fourth, the building area within the suite = the area within the suite + the area of the wall inside the suite + the area of the balcony.

(I) Use area in the set

The use area in the housing suite shall be calculated in accordance with the provisions of Article 2.5.2 of the "Design Code for Residential Construction" (GBJ96-86). Other buildings can be calculated by referring to the above code or according to the special building design code.

(B) the inner wall area

The maintenance or load-bearing walls around the use space in each set of commercial houses are divided into two types: shared walls and non-shared walls. The common wall refers to the partition wall between the sets of commercial buildings, the partition wall between the sets and the public building space, and the outer wall (including the gable). Half of the horizontal projected area of the common wall is included in the inner wall area of the sleeve. The horizontal projection area of non-common wall walls is included in the inner wall area of the sleeve.

(3) The construction area of the balcony shall be calculated in accordance with the State's "Calculation Rules for Construction Area".

1. For enclosed balconies, the building area is calculated according to the horizontal projected area on the periphery;

2. Pick the balcony (bottom balcony) to calculate the building area according to half of the horizontal projection area of its bottom plate;

3 Concave balcony calculates the construction area according to half of its net area (including the wall area of the baffle wall);

4 Half-buffered and semi-recessed balconies, the selected area is calculated based on half of the horizontal projection area of its floor, and the recessed portion is calculated based on half of its net area.

Fifth, the principle of apportionment of public building area.

(1) The apportionment of the common building area of commercial housing is based on the building. The public building area to be allocated for each commercial house shall be determined according to the ratio of the building area in its suite to the sum of the building areas in the suites of the building.

(2) The area of public buildings serving the entire commercial house shall be allocated by each set of commercial buildings in the building; the area of public buildings serving a local area shall be allocated by the units of commercial buildings benefiting. Where the area of public buildings is apportioned multiple times, the apportionment coefficients shall be calculated separately. The public building area to be allocated for each set of commercial houses shall be the sum of the public building area allocated for each time.

(3) After apportionment of public building area, no specific part of the building area allocated to each commercial house shall be divided, and no one shall occupy or change the use function of the original design.

6. Allocated public building area.

(1) Lobby, public entrance hall, corridor, aisle, public toilet, electric (building) staircase lobby, stairwell, elevator shaft, elevator machine room, garbage canal, pipeline well, fire control room, pump room, water tank room, freezer room , Fire passage, transformer (distribution) electric room, gas pressure regulating room, satellite TV receiver room, air-conditioning room, hot water boiler room, elevator lounge, guard room on duty, property management room, etc. and other functions for this building Special equipment rooms for services.

(B) Half of the horizontal projected area of the partition wall and the outer wall (including gable wall) between the set and the public building space.

7. Public building space that should not be counted.

(1) Basements, warehouses, motorized garages, non-motorized garages, driveways, heating boiler rooms, and independent use spaces with separate use functions as civil air defense works.

(2) The self-operated and self-used houses of the house-selling units.

8. For non-operational houses that benefit from other purchasers and need to be allocated, the name of the house and the total construction area to be allocated should be stated in the sales (pre-sale) contract.

IX. Calculation method for apportioning public building area. Allocated public building area = building area within the suite × allocation factor of public building area Public building allocation factor = sum of public building area / building area within the public building area = building area of the entire building-sum of building area within the house-no Building area to be apportioned

X. When selling (pre-) selling commercial houses, the selling unit shall clearly specify the sales area of the commercial house, the public building area allocated and the public building parts in the sales (pre-) sales contract (including the supplementary agreement).

XI. The construction project is partially completed, and the sales unit applies to calculate the sales area of the completed commercial housing. Because some of the public buildings or other commercial buildings participating in the allocation have not yet been completed, it is necessary to take the approved construction area as the basis. The land management department agrees and requires a written commitment: For the previously calculated sales area of commercial housing, after the construction project is completely completed, compared with the final measured result of the housing and land management department, if the area is increased, the settled house price should be maintained unchanged; If the area is reduced, the sales unit shall be refunded at the actual selling price.

Twelve, if the sales of commercial buildings are based on the entire floor or the door of the whole building, and the sales area includes the floor or the building's public building area, it will not participate in the allocation of the same public building area on other floors (doors); its public building area will not be Share on other floors or doors. The allocation of other public building areas shall be implemented in accordance with these regulations. No one may occupy or change the original design and use function of the public building space of the whole building (including the public building area included in the entire floor and the sales area of the entire building door).

XIII. For the calculation of the construction area of a building according to the set, reference shall be made to these regulations; these regulations shall not apply to public housing sold by the unit according to the housing reform policy and price.

14. The surveying and mapping of the sales area of commercial buildings shall be carried out in accordance with the "Technical Regulations on Surveying and Mapping of Commercial Buildings (Buildings) in Beijing".

15. These regulations shall be interpreted by the Municipal Housing and Land Administration.

16. These regulations shall come into effect on the day when they are issued. The "Notice Concerning the Survey and Mapping of Sales of Commercial Houses in Our City" was repealed at the same time.

How to treat floor slabs and wall cracks during acceptance check

The problem of cracks has always been one of the factors that cause disputes between owners and developers. Generally speaking, cracks are divided into wall cracks and floor cracks from the place of occurrence. The causes of cracks are divided into settlement, temperature stress, building materials, concrete mix ratio, incomplete design, and failure to implement relevant construction process standards.

The owner should focus on the safety, usability and durability of the house. As for the appearance of the surface, it can be solved through targeted technical measures through secondary decoration. Therefore, when checking in, the owner should focus on . Inspect the exterior wall of the house for cracks (there is a hidden danger of water leakage). . Whether the load-bearing wall has cracks, whether the cracks run through the entire surface of the wall and penetrate to the back, and whether there are inclined cracks (hidden structural safety risks). . Whether there is a through crack in the load-bearing wall and there are directional and regular cracks in the same position on the walls of different floors (with hidden structural safety risks). . Check the floor (ground and roof) for penetrating cracks (cracks parallel to the beams of the house). According to Article 8.1.1 of the Code for Acceptance of Construction Quality of Concrete Structures, the crack width is within the allowable range of the current design code (0.3mm ) Is a general defect and does not affect the bearing capacity of cast-in-place plates. But cracks have an adverse effect on the durability of the structure. . Check the floor (ground and roof) for stress cracks. This situation usually occurs on the surface of the support or the bottom of the middle of the plate. Such cracks are generally expressed as cracks at 45 ° to the corner of the wall, cracks perpendicular to the beam, etc. Such cracks are often not opposed, and the shape is wide outside and narrow inside. It should be said that such cracks often have an impact on the safety and durability of the structure and need to be taken seriously by the owner. . Whether there are penetrating cracks in the cantilever structural panels such as balcony and awning (there are hidden structural safety risks).

What Are the Different Kinds of Repossession Jobs?

Checkout details

IN OTHER LANGUAGES

RELATED ARTICLES

How can we help?