Evaluate technical specifications and other subsidy standards
(County Construction Bureau, Price Bureau and Land Bureau, March 2004)
Chapter I General Principles
1. According to the State Council's Regulations on the Management of Urban House Demolition, Jiangsu Province's Regulations on the Management of Urban House Demolition, Guiding Opinions of the Ministry of Construction on the Evaluation of Urban House Demolition, Nantong City's Administrative Measures on Urban House Demolition (Tong [2003] 16) and Nantong City's Technical Specification for the Evaluation of Compensation Price for Urban House Demolition (Tong Fang Fa [2003]
Two. The compensation price for urban house demolition mentioned in this evaluation standard refers to the real estate market price of the house to be demolished under the guidance of the government, which is different from the market price determined by both parties through consultation under market regulation.
Three, this specification is applicable to Hai 'an county urban housing demolition compensation price assessment (hereinafter referred to as the demolition assessment).
Four. Appraisal purpose: to appraise the real estate market price, so as to determine the monetary compensation amount of the demolished houses.
Five, according to the general law of real estate evaluation, the demolition evaluation can use market comparison method, route price method and other methods.
Six, to undertake the demolition assessment business assessment agencies and their appraisers shall abide by professional ethics, stress credibility, implement good services, and be responsible for the contents and results of the assessment report.
Seven, the demolition evaluation should follow the principles of fairness, legality, substitution and timely evaluation.
The time of demolition assessment is generally the date when the house demolition permit is issued. If the demolition is large in scale and implemented in stages, the implementation date of this (segmented) house demolition is the appraisal time.
Eight, matters not covered in this specification, should be handled in accordance with the relevant laws, regulations, rules, norms and real estate market evaluation routine.
Chapter II Basic Steps and Methods of Demolition Assessment
First, the basic steps and methods of demolition assessment
1. Grasp the principles and basis of the legal rights of the appraised house;
2. Conduct on-the-spot investigation and evaluation according to the legal basis;
3. Extract and fill in the evaluation materials;
4. Prepare the evaluation report;
5. Report the evaluation results.
Second, the demolition evaluation method:
The demolition evaluation can be carried out by market comparison method and route price method. For the same evaluation object (the building is the evaluation unit and the bungalow is the evaluation unit), the same evaluation method is used for evaluation.
The unit of measurement of the demolition appraisal object is the legal construction area or legal land area of the house to be demolished.
(a) market comparison method:
1. These Measures are mainly applicable to the demolition evaluation of residential houses on state-owned land and collective land requisitioned according to law in urban planning areas.
2. The calculation formula of this method is:
The compensation amount of the demolished house = the new Jian 'an price of the legal construction area+the location compensation base price of the legal land use area or the legal construction area.
3. Jian 'an price compensation:
(1) The evaluation and compensation of the building structure, grade and new factors of the evaluated house are based on the Evaluation Standard for Building Structure and Grade of All Types of Demolished Houses in Hai 'an County (monetary resettlement) (Schedule 2- 1, 2-2) and the Evaluation Standard for New Houses in Hai 'an County (Schedule 3- 1, 3
(2) Position compensation:
According to the Basic Price of Location Compensation for Urban Residents and Houses with Land Expropriation in Hai 'an County (attached table 1), the basic price of location compensation is determined in combination with the specific location evaluation of the relocated households. Its area calculation method:
① Location compensation is calculated according to the legal land area if the legal land use area of residential houses in the planning area is greater than the legal construction area, and the location compensation is calculated according to the legal construction area if the legal construction area is greater than the legal land area.
(2) If the residential (village) house belongs to the transferee land, the location compensation shall be calculated according to the following standards: the land transfer fee paid per square meter at the time of land transfer, the transfer period × the remaining service life × the land area transferred.
(three) the lessee who has enjoyed the preferential policy of housing reform and rented state-owned public houses or public houses by units shall not enjoy the location compensation in the urban housing demolition and resettlement, and shall be given appropriate subsidies by the residents.
(3) The floor coefficient of the evaluated complete residential house is revised according to the Standard of Floor Adjustment and Correction Coefficient of Complete Residential House in Hai 'an County (Table 5), and the revised price base is calculated according to the compensation amount of Jian 'an price.
(4) If the appraised apartment is a multi-storey standard apartment with complete water, electricity and supporting facilities, it will be revised by +3% of the appraised value.
(5) Correction of environmental factors of the assessed house. According to the natural environment, social environment and living environment of the demolished houses, such as overlooking, landscape, noise, air pollution, building density, road traffic, surrounding greening, education (schools, kindergartens), shopping, medical care and other factors, the revised weight ratio is between-2% and-2%.
4. If the relocated households, villages and groups have the conditions to arrange the homestead for the relocation of their houses after the collective land expropriation in the urban planning area, the relocation price of the demolished houses will be merged into new compensation with the approval of the planning management department. According to the "Hai 'an County (self-demolition and self-construction) all kinds of demolition compensation evaluation standards" (Table 2-3) and "Hai 'an County all kinds of demolition houses into new depreciation rate (%)" (Table 4), the evaluation is controlled.
(2) route price method:
1. These Measures are applicable to the demolition evaluation of non-residential houses.
2. The calculation formula of this method is:
Compensation amount for house demolition = location compensation amount of legal construction area+compensation amount of new price for Jian 'an of legal construction area of house to be demolished.
(1) Determination of location compensation price: The commercial pavement houses facing the street are revised and determined according to the Basic Price of Location Compensation for Commercial Pavement Houses Demolition on Main Roads in Counties (Attached Table 7), Calculation Table of Street Adjustment Coefficient of Non-residential Houses in Hai 'an County (Attached Table 9) and Table of Floor Adjustment Correction Coefficient of Non-residential Houses in Hai 'an County (Attached Table 10). Production, warehousing, office buildings and non-street-facing commercial pavements are determined according to the base price of location compensation for the demolition of commercial, production, warehousing and office buildings in Hai 'an County (Table 8).
(2) For non-residential house demolition, if the legal land use area is larger than the legal construction area, the compensation shall be calculated at 20% of the base price of location compensation for similar lots.
(3) The Jian 'an price of non-residential houses is based on the Evaluation Standard of Building Structure and Grade of Various Demolished Houses in Hai 'an County (monetary compensation) (Table 2- 1, 2-2), combined with the New Evaluation Standard of Various Demolished Houses in Hai 'an County (Table 3- 1, 3-2) and the New Evaluation Standard of Various Demolished Houses in Hai 'an County.
3 non residential housing demolition compensation:
If the demolition of non-residential houses leads to the suspension, closure or closure of business activities, a one-time comprehensive subsidy can be given according to the average tax amount of value-added tax and business tax in the two years before the demolition. See the One-time Comprehensive Subsidy Table for Non-residential Business Buildings in Hai 'an County (attached table 1 1).
Third, other salary evaluation
1. The compensation evaluation of facilities, equipment and decoration works that exceed the structural grade conditions of the assessed building shall be conducted in accordance with the Compensation Standard for Auxiliary Facilities, Equipment and Decoration Works of Housing Demolition in Hai 'an County (Attached Tables 6- 1, 6-2, 6-3, 6-4, 6-5, 6-6 and 6-7)
2. Such as trees (including fruit trees), bamboo gardens and ancestral graves. If the demolisher needs to cut down or move within the scope of demolition, the Compensation Standard for Appendages within the Scope of House Demolition in Hai 'an County (attached tables 12- 1, 12-2, 12-3, 65438) shall apply.
3. If the livestock and poultry raised by the relocated households are sold due to house demolition, a one-time compensation shall be given in accordance with the Compensation Standard for House Demolition and Breeding in Hai 'an County (attached table 13).
Chapter III Relocation Subsidy Standards
A, residential housing relocation subsidy standard:
1. For the demolished residential houses, the standard for paying relocation allowance is: one-time payment of relocation allowance according to the 5 yuan standard per square meter; One-time payment of relocation subsidies is less than 200 yuan, and the demolition person shall make up the 200 yuan (200 yuan is the guaranteed amount); If the one-time payment of relocation subsidy exceeds 200 yuan/household, the relocation subsidy will still be calculated according to the residents' housing standards.
2. The relocation subsidy standard for non-residential houses shall be implemented according to the Relocation Subsidy Standard for Non-residential Houses in Hai 'an County (attached table 14).
Two, housing demolition temporary resettlement subsidy standard:
1. Temporary transitional subsidy shall be paid to the demolished who solve the transitional housing by themselves. The standard is: if the area of the demolished house is less than 30 square meters (including 30 square meters), the first-class lot: monthly temporary transitional allowance 100 yuan; Second-class location: 80 yuan, with monthly temporary transitional subsidies; Category III and below: 50 yuan, which pays temporary transitional subsidies on a monthly basis. The demolition of housing area of more than 30 square meters, per square meter to pay temporary transitional subsidies in 3 yuan.
2, the implementation of monetary compensation for housing demolition, a one-time payment of 6 months of temporary resettlement subsidies; For resettlement, temporary resettlement subsidies shall be paid in accordance with the agreement.
Three. Provisions on the payment of relocation subsidies and temporary resettlement subsidies:
1. The payment of relocation subsidy and temporary resettlement subsidy shall be based on the legal construction area confirmed by the ownership certificate or other legal ownership documents of the demolished house, and calculated by households. Used to calculate households less than 30 square meters caused by yield analysis.
2, the demolition of rental housing, relocation subsidies and temporary resettlement subsidies should be paid to the lessee. However, if there are other provisions in the lease contract, such provisions shall prevail.
Four, the demolition of production-oriented industries, enterprises, non-residential housing, resulting in the normal production of the demolition unit to stop production, according to the county labor department to provide the demolition unit registered, on-the-job, pay labor insurance personnel list, according to Hai' an County Bureau of Statistics announced last year's per capita monthly income standards to subsidize industrial workers. Among them, part of the production, economic subsidies for no more than 3 months; If all production is stopped, the economic subsidy shall not exceed 6 months. Enterprises with abnormal production or stopped production before demolition shall be subsidized according to the monthly minimum living guarantee line for laid-off workers 176 yuan, and the longest period shall not exceed 6 months.
Five, the minimum guarantee compensation:
1. The total monetary compensation (excluding relocation incentive fee and temporary transition fee) obtained by the demolished person or the public housing tenant in the demolished county is less than RMB 40,000 or RMB 30,000 (the compensation amount of the public housing tenant is less than RMB 30,000); The total monetary compensation received by the demolished person or other tenants of township public houses (excluding relocation incentive fees and temporary transition fees) is less than RMB 30,000 or RMB 20,000 (the compensation amount of public houses tenants is less than RMB 20,000); And confirmed by publicity at the same time meet the following conditions, the county demolition department were given 40 thousand yuan or 30 thousand yuan; Other towns and villages were supplemented by the demolition of 30 thousand yuan or 20 thousand yuan.
(1) The demolished person or the tenant of the demolished public housing has only one set of housing in the county;
(2) those who enjoy the government's minimum living security are "three no objects (no children, no job, no source of income)";
(three) the demolition of houses for a long time for actual living;
(4) the demolished person or the lessee of the demolished public housing has not enjoyed the housing subsidy.
2, the county demolition of private houses or public housing tenants get 40 thousand yuan or 30 thousand yuan of monetary compensation, other towns demolition of private houses or public housing tenants get 30 thousand yuan or 20 thousand yuan of monetary compensation; If there is still no economic ability to solve the housing problem, the demolition person shall be responsible for purchasing the second-hand housing outside the location level of the demolished house (the county town shall not exceed Grade III, and the towns shall not exceed the town area). (Resettlement space: the area shall not be less than the legal construction area of the demolished house, and the quality shall not be worse than that of the demolished house).
Six, new residential housing from the date of completion to the date of issuing demolition permits, less than 5 years (since the date of approval of the building to increase the construction period of 9 months) was demolished, the demolition should be the legitimate construction area of the house to be demolished by Jian 'an replacement price within 20% of the increase in compensation.
Seven, the demolition of industrial and commercial business license and tax payment certificate, and continue to do business premises 1 year or more residential housing, according to the actual business area, give a certain proportion of non-residential housing location compensation price, of which, 1 year or more (including 1 year) less than 3 years, an increase of 5%; More than 3 years (including 3 years) but less than 5 years, the proportion will increase by10%; More than 5 years (including 5 years), the proportion increased by 20%.
Chapter IV Supplementary Provisions
1. The compensation, subsidy standards and location division involved in this appraisal standard are applicable to the county planning area of Hai 'an County. The base price of location compensation for other townships (towns) shall be implemented with reference to the Base Price of Location Compensation for Residential and Non-residential House Demolition in Hai 'an County (attached table 15).
Two, the demolition of people within the time limit stipulated in the announcement, signed an agreement on schedule and take the initiative to move the relocated households, according to the legal construction area to give appropriate incentives.
Three. This evaluation standard came into effect on April 6, 2004. Hai Jian [2003] No.26 "Hai 'an County Urban Housing Demolition Compensation Price Evaluation Technical Specification" shall be abolished at the same time. Before the implementation of this evaluation standard, the demolition projects that have received the house demolition permit and have been implemented shall be implemented according to the original standard.
Four, this assessment standard by the Haian County Construction Bureau is responsible for the interpretation of.