Chapter I General Provisions

Article 1 In order to standardize the technical behavior of urban house demolition and appraisal and safeguard the legitimate rights and interests of the parties involved in the demolition, according to the Law of People's Republic of China (PRC) Municipality on Urban Real Estate Management, the Regulations of the State Council Municipality on Urban House Demolition Management (Order No.305 of the State Council), the Regulations of Jiangsu Province on Urban House Demolition Management, the Measures of Xuzhou Municipality on Urban House Demolition Management (Order No.78 of the Municipal Government) and the Regulations on Real Estate Appraisal (GB/T 5029/KLOC).

Article 2 These Rules shall apply to the assessment of house demolition on state-owned land within the urban planning area of this Municipality.

The valuation of urban house demolition mentioned in these rules refers to the evaluation of the real estate market price according to the location, use and construction area of the house to be demolished, so as to determine the monetary compensation amount of the house to be demolished.

Article 3 The purpose of evaluation in these Rules is to "evaluate the real estate market price to determine the monetary compensation amount for the demolished houses". ?

Article 4 The appraisal price of urban house demolition is the real estate market price of the house to be demolished, and the appraisal object is the price of the house to be demolished with legal property rights and legal state-owned land use rights, excluding relocation subsidies, temporary resettlement subsidies, compensation for suspension of production and business due to non-residential house demolition, compensation for interior decoration and other accessories of the house to be demolished.

Article 5 The value standard of house demolition evaluation is the open market value, that is, the influence of factors such as house lease, mortgage and seizure is not considered.

Article 6 A valuation institution shall make a valuation according to the location, use and construction area of the house to be demolished. Commissioned by the demolition valuation, the demolition parties should be clear about the nature and area of the house to be demolished.

Article 7 The appraisal time of house demolition appraisal 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.

Eighth demolition appraisers shall conduct on-site investigation of the demolished houses, make on-site investigation records, and shoot images reflecting the appearance and internal conditions of the demolished houses.

The field survey records shall be signed and approved by the appraisers, the residents and the residents.

If it is impossible to conduct on-site investigation and obtain video materials for the house to be demolished due to the reason of the demolished person, or if the demolished person does not agree to sign the record of on-site investigation, it shall be witnessed by an unrelated third person except the demolished person and the appraisal institution, and a corresponding explanation shall be made in the appraisal report.

Ninth housing demolition valuation preferred market comparison method. If you don't have the market comparison method, you can use other valuation methods for valuation and fully explain the reasons in the valuation report.

Chapter II Valuation Procedures?

Tenth demolition commissioned assessment, shall provide the following information to the assessment agencies:

(1) Power of attorney for valuation;

(2) Housing demolition permit;

(3) Property ownership certificate, state-owned land use certificate and temporary building approval materials of the appraisal object (if the demolished person refuses to provide them, the demolished person shall hand over the files, and the departments of real estate, land and planning shall cooperate with them);

(four) the list of the building structure, use and ancillary facilities of the demolished house.

(5) Other relevant information.

Article 11 After accepting the entrustment of appraisal, the appraisal institution shall file with the house demolition management department within 3 days from the date of acceptance.

Twelfth demolition, demolition should be in the valuation data, on-site investigation and other aspects to cooperate with the work of the valuation agencies. If the demolition party fails to provide relevant information truthfully or does not assist the appraisal agency in field investigation, resulting in inaccurate appraisal or other consequences, it shall bear corresponding responsibilities.

Article 13 An appraisal institution shall, in accordance with the requirements of the appraisal power of attorney and relevant laws, regulations and technical specifications, select the appraisal technical route, collect evidence, determine relevant parameters, conduct data calculation, and submit the appraisal report within the agreed time.

The publicity and interpretation of the appraisal results shall be implemented in accordance with the provisions of provincial regulations.

Article 14 The appraisal report and related materials shall be filed by the appraisal institution for future reference and reported to the real estate department for the record.

Chapter III Valuation Methods?

Article 15 Where the market comparison method is used for evaluation, the following three methods can be used for evaluation:

(A) the direct correction method of comparable examples

The direct correction method of comparable examples is to directly calculate the market price of each house to be demolished according to the steps required by the real estate valuation specification.

(2) Standard sample price correction method

The price correction method of standard model house is to select "standard model house" first, and evaluate the unit price of "standard model house" as the price of model house through direct correction of comparable model house, and then correct the price of model house as the evaluated price of each demolished house.

(3) Location price correction method

Location price correction method is based on the basic principle of market comparison method. By correcting the market price of ordinary commercial housing in the location where the demolished house is located, the evaluation price of the demolished house is obtained.

Article 16 The operation steps of direct correction of comparable examples are as follows:

1, collecting transaction examples;

2. Choose comparable examples;

3. Establish a price comparable basis;

4. Modify the transaction;

5. Modify the transaction date;

6. Correct the regional factors;

7. Make individual factor corrections;

8. Find the reference price.

Seventeenth selected comparable examples shall meet the following requirements:

(1) The comparable example shall be the house with the same demolition location as the appraised object;

(2) Comparable examples should choose houses similar to the appraised object, including the same purpose and the same building structure;

(3) For the selected transaction example, the transaction price is the normal transaction price or can be revised to the normal transaction price;

(4) The deadline is close to the evaluation time, and should not exceed 65,438+0 years. Usually, the deadline should be within 6 months;

(5) Select more than three comparable examples;

(6) The transaction unit price difference of the selected comparable examples is generally less than 20%.

Article 18 Establish a price comparable basis.

After selecting a comparable example, the transaction price of the comparable example should be converted to establish a price comparability basis. The unified payment method is one-time payment on the trading day; Uniformly adopt the price per square meter of construction area (excluding the price of accessories such as decoration) as the unit price form; Unified use of RMB yuan as a monetary unit; The connotation of unified area is the building area, and the unit of area is square meters.

Article 19 After establishing the basis of price comparability, the transaction situation, transaction date, regional factors and individual factors shall be revised.

Appraisal price of the appraisal object = comparable example price+transaction correction+transaction date correction+regional factor correction+individual factor correction or?

The appraised price of the appraised object = comparable example price ×( 1+ correction coefficient of transaction situation+correction coefficient of transaction date+correction coefficient of regional factors+correction coefficient of individual factors)

Comparable example price-real estate actual transaction price based on price comparability;

Transaction correction-correcting the price deviation caused by special factors in trading behavior. If it is a normal transaction, the correction value is 0;

Transaction date correction-the transaction date can be adjusted from the example price to the price at the time of evaluation, which can be adjusted according to the price information published by the real estate transaction department;

Regional factor correction —— Adjust the price of comparable examples under their external environmental conditions to the price of the assessed object under external environmental conditions, mainly including the degree of prosperity, the convenience of transportation, environmental and landscape factors, the completeness of public facilities, planning restrictions, etc.

Individual factor correction-adjust the individual conditional price of comparable examples to the individual conditional price of the appraised object, mainly including the degree of newness, decoration condition, facilities and equipment, plane layout, floor and orientation, etc.

The difference between the revised unit price and the average unit price of comparable examples is generally not more than 30%.

Namely: | Revised unit price-average unit price of comparable examples |/average unit price of comparable examples ≤ 30%.

Twentieth residential housing area and single factor correction coefficient reference table are shown in table 1, table 2; See Table 3 and Table 4 for the regional and individual coefficient correction factors of commercial, financial, entertainment, catering, service and office buildings. See Table 5 and Table 6 for the correction factors of regional and individual factors of industrial storage buildings.

When the appraisal institution corrects the regional factors and individual factors according to the actual situation, if it exceeds the coefficient range in the above table, it shall fully explain the reasons in the appraisal report.

Calculation of the result of the amendment to Article 2 1

After the above amendments, the evaluation results can be calculated by simple arithmetic average method or weighted arithmetic average method. ?

Calculation formula:

Revised unit price 1 = comparable example 1 unit price transaction correction value transaction date correction value regional factor correction value individual factor correction value?

Revised unit price 2 = proportional 2 unit price+transaction correction value+transaction date correction value+regional factor correction value+individual factor correction value?

Revised unit price 3 = proportional 3 unit price+transaction correction value+transaction date correction value+regional factor correction value+individual factor correction value?

Correction value = unit price of comparable example × percentage change of coefficient

Simple arithmetic average formula:

Revised unit price = (revised unit price 1+ revised unit price 2+ revised unit price 3)/3?

Weighted arithmetic average formula:

Revised unit price = (revised unit price 1 × weight+revised unit price 2 × weight+revised unit price 3 × weight)/sum of weight?

Appraisal price of the appraisal object = revised unit price × construction area

Twenty-second standard sample price correction method steps:

1. Classify the demolished houses and select standard model houses;

When evaluating, several standard model houses should be selected according to the principles of the same use, the same location, similar location, similar structure and similar age.

2. Evaluate the unit price of each standard sample through direct correction of comparable examples;

3. Modify the standard model house to the price of similar demolished houses.

Appraisal price of demolished houses = unit price of similar standard samples ×( 1+ adjustment coefficient of individual factors )× construction area of demolished houses.

Twenty-third operation steps of location price correction method:

1. Collect the transaction price of ordinary commercial housing where the demolished house is located, and determine the average unit price of ordinary commercial housing in this location;

2. Determine the full replacement unit price of commercial housing according to the replacement price of housing announced by the Municipal Housing Management Bureau and the Price Bureau and the structural characteristics of commercial housing.

3. According to the Reference Table of Comprehensive Factor Grade Price of Residential Land (see Annex 7) and the comprehensive factors of commercial residential living environment, determine the comprehensive factor grade price of commercial residential land.

4. Calculate the location price.

Location price = average unit price of commercial housing-full replacement unit price of commercial housing-comprehensive factor grade price of commercial housing parcel.

5. Calculate the evaluation price of the house to be demolished.

Unit price of the house to be demolished = (location price+horizontal price of parcel comprehensive factors+replacement of the house into a new price) × floor price difference coefficient.

The floor price difference coefficient is calculated by the appraiser according to the transaction price of the second-hand housing market.

The appraisal price of the demolished house = the appraisal unit price of the demolished house × the construction area of the demolished house+the legal courtyard compensation price.

Legal courtyard compensation price = (legal land area-legal building area) × location price× 60%

If the legal courtyard compensation price is negative, take zero.

Comparable example correction method and standard sample price correction method are used to evaluate the demolished houses. If the legal courtyard factor is not corrected, the legal courtyard correction value can be calculated separately with reference to this article.

Article 24 Where the income method is adopted for valuation, the determination of the valuation result shall conform to the relevant provisions of the Code for Real Estate Valuation. Housing income should be determined according to the net income of housing rent, which should be revised and determined according to the average social income level of the same business purpose and the same region. The capitalization rate can be determined by the safe interest rate plus the risk adjustment value, and the safe interest rate should be the 5-year treasury bond interest rate.

Article 25 Where the cost method is used for valuation, the market price of real estate shall be evaluated separately. The land price within the scope of housing occupation should be obtained by market comparison method, surplus method, cost approximation method or benchmark land price coefficient correction method. The replacement price of the building is based on the replacement price standard issued by the relevant government departments. Building depreciation is calculated by straight-line depreciation method. If it is not applicable, it can be calculated by the new discount method (acceptable service life). Housing construction equipment should be depreciated separately.

Twenty-sixth need to evaluate the price of land use rights within the scope of housing occupation separately, and the technical behavior of evaluation shall comply with the provisions of the Regulations on Urban Land Valuation.

Twenty-seventh demolition compensation valuation, in principle, two or more valuation methods should be adopted. The market comparison method should be used to evaluate the business premises that can collect sufficient and comparable transaction examples that meet the prescribed requirements. If there is no condition to choose the market comparison method for non-residential evaluation, the income method should be used for evaluation. If it is difficult to determine the income of the house, it can be evaluated by cost method or other methods. If there is any difficulty and only one pricing method can be used, the reasons shall be explained. ?

Special purpose houses and other non-residential demolition compensation valuation, there are relevant valuation provisions, from its provisions.

Chapter IV Classification and Valuation of Demolished Houses

Article 28 Houses are divided into residential houses and non-residential houses. Residential houses can be divided into complete houses and non-complete houses; Non-residential houses include commercial, financial and insurance, catering, service, office, industrial storage and other houses.

Twenty-ninth the classification and valuation of houses to be demolished can be classified according to their location, use, building structure, land acquisition methods, legal courtyards and other factors, and then the prices of various houses can be evaluated separately. The valuation method of similar houses should be consistent with the technical route.

Thirtieth demolition parties shall provide the property information issued by the real estate ownership management department and the proof of the way to obtain the right to use state-owned land within the occupied area of the demolished house. Can not be provided, the assessment agency can not verify, can be identified as the transfer of acquisition. If the right to use state-owned land is obtained by means of allocation, the evaluation result of compensation for house demolition does not include the land transfer fee that should be paid in the normal transaction process or the price equivalent to the transfer fee.

Thirty-first projects under construction shall be priced by cost method. The land valuation of the project under construction is based on the use, parameters or planning and design scheme approved by the government management department, and the project construction progress is subject to the state when the demolition management department notifies to stop construction.

Thirty-second housing demolition household valuation results should meet the requirements of integrity, relevance and rationality, and the price of the same kind of houses and the price of different types of houses are objective and reasonable.

Chapter V Evaluation Report?

Article 33 If the value of a single house to be demolished is less than 500,000 yuan, the appraisal result report may be in tabular form, and other appraisal result reports shall be in written form. The tabular evaluation report shall disclose all important information that affects the evaluation results. Non-tabular appraisal result report and appraisal technical report shall be prepared in accordance with the relevant requirements of the Code for Real Estate Appraisal.

Thirty-fourth evaluation results are valid from the date of submitting the formal evaluation report to the end of the demolition compensation for the demolition project.

Article 35 The appraisal result report must be signed by a full-time registered real estate appraiser, and the paper size is A4.

Chapter VI Supplementary Provisions?

Article 36 These Rules use "evaluation" and "valuation" as synonyms.

Thirty-seventh illegal buildings and temporary buildings exceeding the approved period shall not be valued. Temporary buildings that do not exceed the approval period shall be evaluated according to the reconstruction cost, approval period, remaining period and salvage value rate.

Thirty-eighth housing demolition appraisal involves the original price, construction equipment, project cost and other professional and technical work, the appraisal institution may entrust a qualified institution to assist in the appraisal. If there is no provision in these rules, it shall be implemented in accordance with the relevant provisions of other relevant technical specifications of national, provincial and municipal valuation. ?

Thirty-ninth to exchange property rights as a way of compensation for house demolition, the market value evaluation of the exchanged house real estate, in accordance with these rules. ? Fortieth other laws, regulations and rules have relevant provisions, from its provisions.

Forty-first counties (cities) and jiawang district can refer to these rules.

Article 42 These Rules shall be implemented as of February 6, 2005. These rules are not applicable to the demolition valuation of the demolition project that has previously issued the house demolition permit.