On May 1, rental houses in Suzhou were officially "N+1" legalized. This is not the first case. In fact, with the development of local leasing markets, the "N+1" model has gained legal status in many cities. In the industry's view,' N+1' can provide more houses with low total price to the society and alleviate the situation of high rent under the condition of meeting the fire code. However, in the Beijing market, although the "N+1" model has also been used in decentralized long-term rental apartments. However, Beijing's leasing policy has not advanced in the direction of allowing "n+1".
In May, the "N+1" rental house in Suzhou was clearly compliant
From May 1, the "N+1" rental house in Suzhou was officially legalized. Approved by the seventh meeting of the Standing Committee of the 13th People's Congress of Jiangsu Province, the Regulations of Suzhou Municipality on the Administration of Residential Safety of Rental Houses (hereinafter referred to as Suzhou Rental Regulations) will be implemented. Among them, lease and public security management, fire management and legal responsibility are clearly defined.
Suzhou rental regulations stipulate that the lessor should take a bedroom and living room (hall) with external windows as the minimum rental unit. Bedrooms and living rooms (halls) with an area of less than 12 square meters shall not be partitioned for rent. A living room (hall) with an area of more than 12 square meters can be partitioned off for rent; However, the county-level city (District) people's government stipulates that the living room (hall) shall not be partitioned for rent. If the living room (hall) is allowed to be partitioned for rent, it should be fixed with light incombustible materials. After the partition, it should have direct natural lighting and natural ventilation conditions to ensure the overall structural safety of the house, and shall not affect the evacuation, escape and fire rescue. Kitchen, bathroom, balcony, garage and underground storage room shall not be rented for living.
In addition, the Suzhou Rental Regulations also stipulate that the per capita usable area of each rented room shall not be less than four square meters. The number of people living in each rented room shall not exceed two. However, unless there is a legal relationship of maintenance, support and maintenance obligations.
In this regard, Yan Yuejin, research director of the think tank center of Yiju Research Institute, pointed out that there is a large demand for leasing in Suzhou, and more housing supply can be formed through similar partition. The introduction of this policy can help stabilize the increase in leasing prices. From the actual process, there are many requirements for partition, such as being confined to living rooms and other properties, which need to meet hard requirements such as fire fighting and lighting. From this perspective, the subsequent partition properties also need to do relevant standardized operations.
not only that, the implementation of Suzhou rental regulations also means that there is a clear boundary between the compliance of rental houses and the violation of the rental market by relevant departments. Quan Li of Fangdongdong Apartment College pointed out that if kitchens, bathrooms and balconies are cut off as rooms for rent, or "N+2", "N+3" and "N+N" are separated into multiple rooms, it will be classified as illegal or group renting, and such houses will not only be the key targets, but also bear legal responsibilities.
"N+1" is ubiquitous in the second-hand housing market
The Beijing News reporter learned that the so-called "n+1" refers to the large living room in the house, which is rented out as a separate room after renovation. Due to the strong demand for leasing, the "N+1" model was promoted nationwide.
in p>2115, Shanghai promulgated the "Trial Opinions on Encouraging Various Social Institutions to Agent Rental Housing with Idle Stock in the Society", which clearly stipulated that the living room (living room) with a usable area of 1.2 square meters or more in a single house can be rented as a separate room, except the dining room and hall. As a result, Shanghai began to try the N+1 rental method.
with the development of local leasing markets, the N+1 model has gained legal status in many cities. Taking Wuhan as an example, on October 4, 2117, Wuhan took the lead in issuing a batch of supporting policies for cultivating and developing the housing rental market. The relevant provisions clearly stipulate that the living room with direct lighting and natural ventilation conditions in a single house can be rented, and the entrance and aisle should meet the requirements of residential design specifications and relevant regulations on fire safety management. It is not allowed to rent the original house after it is divided and built in violation of the residential design code, not to rent it according to the beds and other disguised forms, not to destroy the load-bearing structure of the house, and not to add kitchens and bathrooms.
"I personally support the legalization of the' n+1' model, but oppose' n+‘N+1'." Li Wenjie, president of Beijing Real Estate Agency Industry Association, pointed out that many houses in the past were large in area due to the influence of plot ratio and design planning. The rent of the rented houses that the working class needs most is less than 3,111 yuan, which accounts for the vast majority. These houses are relatively small in area. Therefore, for the vast majority of rental needs, there is a mismatch in the matching of houses. Under the condition of meeting the fire code,' n+1' can provide more low-priced houses to the society and alleviate the situation of high rent.
it is worth noting that in recent years, the state has supported some large and medium-sized cities with net population inflow, high housing prices and large rental demand gap, and raised public rental housing and market rental housing through multiple channels, among which collective land construction of rental housing is the key support content. In the industry's view, collective land construction rental housing plays an important role in efficient use of land resources, increasing the effective supply of rental housing through multiple channels and accelerating the orderly development of the housing rental market.
from the perspective of newly-built rental housing, Li Wenjie pointed out that building rental housing on collective land is a feasible source of large supply at present, which can meet the market demand, but the period is relatively long. The "N+1" model can quickly revitalize existing houses, reduce rents and meet the needs of young people with low rents.
"The so-called rental housing, office and rental housing should not be too far apart. Therefore, a large number of rental behaviors exist in urban areas, especially in business office concentrated areas. Therefore, the' N+1' model will exist in the urban second-hand housing market for a long time. " Li Wenjie said.
Quanli also said that "N+1" is an inevitable product in the development of urban leasing. From a longer perspective, sharing is a transitional product, not an ultimate product, but it will exist for a long time.
Beijing's lease policy has not pushed forward in the direction of allowing N+1
In Beijing market, due to the strong demand for lease, it was quite common to partition the living room into a single living room in Beijing's group rental market, and the "N+1" model was also used in decentralized long-term rental apartments. However, Beijing's leasing policy has not advanced in the direction of allowing "n+1".
According to the Beijing News in June, 2114, at the "Working Conference of the Capital Committee for Comprehensive Management on Group Renting", the relevant person in charge mentioned the new governance mode of "N+1". However, this mode must be carried out on the premise of meeting fire safety and normal lighting and ventilation. However, there is no clear document that this model has been formally implemented, so the question of whether this "N+1" rental house is legal has always been vague in the industry.
regarding the legality of partitioned houses, as early as July 2113, the relevant notice in Beijing made it clear: "The rental of houses should meet the safety conditions of construction, fire protection, public security and sanitation, and the rooms originally planned and designed as living spaces should be the minimum rental units, and the internal structure of houses should not be changed to be partitioned and rented, and it is not allowed to be partitioned and rented in disguised form by means of beds. Kitchens, bathrooms, balconies and underground storage rooms shall not be rented for people to live in. " At the same time, it is stipulated that "the per capita living area of rented houses shall not be less than 5 square meters, and the number of people living in each room shall not exceed 2."
In this context, in May last year, the Beijing Municipal Commission of Housing and Urban-Rural Development, the Municipal Public Security Bureau and the Municipal Bureau of Land and Resources jointly formulated the Opinions on the Development of Leased Dormitories for Employees (Trial). According to the policy, the leased dormitory for employees is a rented house specially rented to the employing unit for employees' own accommodation and centralized management. The per capita use area shall not be less than 4 square meters, and the number of people living in each dormitory shall not exceed 8. Its supply channels are new construction on collective construction land, industrial parks, and renovation of idle factories, shopping malls, office buildings, hotels and other houses.
In this regard, Zhao Xiuchi, a professor at Capital University of Economics and Business and vice president of Beijing Real Estate Law Society, pointed out that this policy reduced the need for "N+1" from another channel. In addition, the rental demand is divided into high, medium and low end, and the rental demand of large-sized units also exists. Therefore, in her view, Beijing's rental policy will not advance in the direction of allowing "N+1".
Li Wenjie also said that at present, Beijing is dismantling its non-capital functions in an orderly manner, and the regulations on residential safety are stricter, and the rent level is relatively stable. Therefore, it is expected that the current relevant policies will be maintained.
Wu Xin, editor of Beijing News Zhang Xiaolan, proofreads Liu Baoqing
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