北京地产内幕大揭秘
——Beijing real estate insider secrets third largest undeveloped qualities
作者： 来源：北京晨报 发表时间：2001-12-07
三分之一没有开发资质
随着人们生活水平的不断提高，随着“入世”和依法治国方针的确立，人们对居住及其环境的要求也随之提高，那种只要有房住而不讲究居住环境与品质的时代已经一去不复返了。为规范房地产市场，尤其是商品房中的住宅市场，为更好地保护购房者的合法权益，北京市瑞中律师事务所邓泽敏律师等开展了调研。
调查人主要走访了６个住宅商品房小区的部分业主，并从北京市工商局、《北京青年报》、《北京日报》、《中国房地产报》、《北京晨报》、部分房地产公司的从业人员、部分房地产律师及律师事务所、北京市消协、政府相关职能部门等做了相应的调查了解，提出了当前市场面临的难点热点，供市场及相关各方参考。
一万元敢玩房地产开发公司面临管理黑洞
在房地产公司的设立阶段，注册资金不到位，房地产企业的资质管理形同虚设。据调查统计，目前房地产公司在先期成立阶段，注册资金没有完全到位的占９２％，股东基本未投入注册资金的占１５％；而注册资金投入量在一半以上的才占５０％左右。与上海、深圳相比，目前北京的开发商进入市场的门槛相对较低，加之北京市９９％的施工企业都不同程度地垫资给开发商盖房，开发商基本上靠预售款来带动开发的占５０％以上，一旦销售跟不上，缺乏滚动资金，买受人也只能认倒霉。难怪有人说，在北京只要有一万元就可以玩房地产。
作为律师，本人曾亲历一个房地产公司的设立：一家民营企业作为股东约定投资２４００万元，占注册资金的８０％；一家国营企业作为股东约定投资６００万元，占注册资金的２０％。但事实上，这两家股东一分钱没投，却堂而皇之地注册了一个注册资金达３０００万元的房地产公司。这当中不但包括房地产公司设立、审批过程的混乱，还涉及公司登记中存在的大量问题。这其中往往涉及１、２个核心人物（或叫幕后人物），主要是他们在操纵、谋划房地产公司的设立及项目的审批。且公司成立后，原股东往往退出历史舞台，部分法人股转让给个人（或转让给幕后人物可以操纵的法人），但无论转让给谁，注册资金还是事实上不到位。
说到这里可能有人会说，注册资金不到位，工商行政管理部门根本不会批，但这个问题业内人士或代为办理工商登记的某些人会很清楚……
而在资金不足的情况下，为了运作项目，就只能靠施工企业垫资施工、内部认购、用地作抵押向银行贷款、采取无证销售等方式运作。一旦后续资金不到位，要么烂尾，要么偷工减料草率交房，从而导致业主要么得不到房、要么房屋质量得不到保证。
商品房违法销售百分比内部认购仍有6%至10%
国家已三令五申，明确“内部认购”属违法销售，但无论在房展会上，还是在房地产广告上，均不同程度地存在一定数量的内部认购，目前内部认购在商品房买卖中占６％至１０％左右。
无证销售（或此证代替彼证）占31%
《商品房销售管理办法》第六条规定：“商品房预售实行预售许可制度。”其他房地产的相关法规也有类似规定。但目前有的房地产项目在预售时，没有预售许可证３１％（当然有一部分在后期补办了预售许可证），有的项目甚至连预售许可证都没有申办就公开预售。笔者在８月份开工的一个商品房项目中，售楼小姐称“预售许可证”１０月份可以办下来，但销售部经理却拿出另外一个“预售许可证”称已办下业主拟预购房屋的“预售许可证”，后经笔者调查，业主预购房屋的“预售许可证”尚未申办。由此可见，商品房销售中不但存在无证销售，甚至在“预售许可证”尚未申办的情况下，当着律师的面（笔者已亮明身份），就明目张胆地用此证代替彼证。
三分之一没有开发资质
目前，房地产开发企业的设立是先进行工商登记，而后由房地产管理部门进行资质认定。因为工商登记已确立了企业的法人地位，房地产管理部门的任何行为既不能否定也不能制约企业的法人地位和经营行为。
建设部２０００年３月２９日颁布的《房地产开发企业资质管理规定》第３条明确规定：“房地产开发企业应当按照本规定申请核定企业资质等级。未取得房地产开发资质等级证书的企业，不得从事房地产开发经营业务。”但目前，在市场上销售商品房的房地产商，有１／４至１／３或者更多没有资质，有的甚至是成立了４、５年的房地产商。但目前也存在一种见怪不怪的情况――没有资质的企业，楼盘可能销售的很好；有资质的企业有时倒出现后续资金不到位、或因为涉及诉讼等情况从而导致烂尾的情况发生。所以，目前商品房市场很大的问题是楼盘是否好销或后续资金是否能及时到位。
不交纳教育配套费
由于部分出卖人未按有关规定向当地教育部门交纳“教育配套费”，导致买受人买了房，其子女却有可能失学。
虚假广告占30%
《商品房销售管理办法》第十四条规定：“房地产开发企业、房地产中介服务机构发布商品房销售宣传广告，应当执行《中华人民共和国广告法》、《房地产广告发布暂行规定》等有关规定，广告内容必须真实、合法、科学、准确。”但现实中，房地产开发企业的某些广告，不但谈不上真实、合法，科学，准确也是无从谈起。目前的商品房销售中所涉及的广告内容，１００％真实、合法、科学、准确的几乎没有，一般都包含３０％以上的虚假成分。
承诺不能全部兑现占95%
目前大量的房地产广告中，包含大量的承诺性内容，《商品房销售管理办法》第十五条规定：“房地产开发企业、房地产中介服务机构发布的商品房销售广告和宣传资料所明示的事项，当事人应当在商品房买卖合同中约定。”但现实中，３８％的出卖人拒绝约定楼书中的承诺，９５％左右的出卖人不能将楼书中的承诺全部约定在合同中，６８％的出卖人只能约定楼书中的５０％左右的内容。
With the continuous improvement of people’s living conditions, as the "WTO" and the establishment of the rule of law principle, the people’s living environment and the consequent increase in demand, as long as there is room to live without stress that the living environment and quality are gone and will never return. To standardize the market, particularly the residential commercial housing market to better protect the legitimate rights and interests of property buyers, Beijing Britain Island law firmsDeng Zeminlawyers launched investigations.
Investigation main visited six residential part of the commercial housing estate owners, and from the Beijing Municipal Administration of Industry and Commerce, "Beijing Youth Daily", "Beijing Daily", "Chinese real estate newspaper", "Beijing Morning News", some real estate companies practitioners, some real estate lawyers and law firms, the Beijing Association, relevant government departments and other functions to the corresponding investigation, by the difficulties facing the current hot market for market information and related parties.
10,000 to play Real Estate Development Company with the property management company established in the black hole
stage, the registration funds are not available, the quality of real estate management business name. According to the survey, the current real estate company formed in early stages of the registered capital of 92% did not fully in place, the basic shareholders of the total registered capital input 15%; not registered in more than half of the capital investment of around 50% only. And Shanghai, Shenzhen comparison, the current market Beijing developers threshold relatively low, with 99% of Beijing’s construction enterprises aroused varying degrees to developers building and basically rely on developers to boost development Yushoukuan above 50%, sales up once, the lack of rolling funds, the buyers can identify itself. No wonder some people say, as long as there is 10,000 yuan in Beijing can play real estate.
as a lawyer, I have witnessed the establishment of a real estate company : shareholders agreed as a private enterprise investment 24 million yuan, accounting for the 80%; a registered capital of state-owned enterprises as shareholders agreed investment 600 million, representing 20% of registered capital. But in fact, the two shareholders did not cast away, but grandly registered a registered capital of 300 million real estate company. This includes not only real estate companies, the establishment, approval process chaos, but also involves the presence of a large number of companies registered. Which often involve one, two central figures (or called shadow figures), mainly in the manipulation and planning for the establishment of real estate companies and projects for approval. And the company, the original shareholders are often withdrawn from the arena of history, some corporate shares transferred to the individual (or can be transferred to the backstage manipulation of the corporate figures), but no matter who is assigned to a registered capital or in fact in place.
Some may say here that the registration funds are not available, industry and commerce would not grant, but the problem for the industry or the industrial and commercial registration, took some people will be very clear : :
underfunded in the circumstances, in order to operate the project, It can only rely on the construction business underwritten the construction and internal sale and use as collateral to the bank loans, to take undocumented marketing manner. Once the follow-up funds are not available, either completed or jerry-built summary others, resulting in either no owners of houses, or housing quality can not be guaranteed.
commercial housing and the percentage of sales to 6% of internal subscription is 10%
countries have repeatedly and explicitly "internal subscription" unlawful sales, but in numerous meetings, or in real estate advertising, there are varying degrees within a certain number of subscription, the current internal sale accounted for the sale of commercial housing in 6 to 10%.
undocumented sales (or the licence to replace another card) for 31%
< home sales management, "Article 6 :" pre-sale of commercial housing pre-sale licensing system. "Other property related legislation has similar provisions. But some real estate projects in the current pre-sale, no sale permits 31% (of course, some of the late completion of the pre-sale permits), and some projects are not even pre-sale permit application on public sale. I started in August of a commercial housing projects, the sales girl called "pre-sale permit" for the month of October can do down, but the sales manager has come up with another "pre-sale permit" that has to do with the owners of the houses to be purchased the tickets "pre-sale permit," after the author investigation, the owners purchased the tickets housing "pre-sale permit" has not bid. Thus, not only the existence of undocumented sales of commercial property sales, even in the "pre-sale permit" not for the circumstances, the presence of lawyer (the author has Liangmingshenfen), the flagrant use this card to replace another card.
third undeveloped qualities
Currently, the real estate development business is to proceed with the establishment of industrial and commercial registration, then the real estate management confirmation of qualities. Business registration has been established as the legal status of enterprises and real estate management practices can neither deny nor any constraints of the legal status and operation of enterprises.
the Ministry of Construction on March 29, 2000 promulgated "real estate development enterprise performance management regulations," defined in paragraph 3 : "in accordance with the provisions of real estate development enterprise should apply for approved enterprises professional level. Failure to obtain certificates of quality real estate development enterprises, shall not engage in real estate development business. "But now, commercial housing sales in the market of commercial real estate, 1/4 to 1/3 or more without merit, and some are even set up four or five years the real estate business. But there is also a just commonplace -- no record of the enterprise, the market may be good marketing; Enterprises have received a follow-up funding in place sometimes do, or because of circumstances related to the proceedings leading to failure occur. Therefore, commercial housing market is very good sales or whether the problem is real possibility of timely follow-up funding in place.
not pay education costs
As part of the seller not matching the relevant provisions of the local education sector to pay "education package fees" to the buyers buy, their children are likely to drop.
false advertising accounted for 30%
< home sales management, "Article 14 states :" real estate development enterprises, and real estate home sales intermediary service agencies issued advertisements should implement the "PRC Advertising Law", "real estate advertisement issued provisional regulations" and other relevant provisions, advertisements must be true and legal, scientific and accurate. "But in reality, some real estate development companies advertising not only be real, legitimate, scientifically and accurately is impossible. The current home sales involved advertisements, 100% real, legitimate, scientific, accurate almost no generally contain more than 30% of false elements.
honour all commitments can not be accounted for the large number of real estate advertisements 95%
includes substantial commitments sexual content, "sales of commercial property management," Article 15 states : "real estate development enterprises, real estate home sales issued by the intermediary service agencies advertising and promotional information explicit matters, the parties had agreed should be in commercial housing sales contracts. "But in reality, the seller refused to agree Loushu 38% of the commitments, the seller could not be Loushu about 95% of the commitments agreed in all contracts, The seller agreed Loushu only 68% of the 50% of the content.
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http://www.robroad.com/data/2006/0719/article_53119.htm
北京市瑞中律师事务所主任、创始合伙人 邓泽敏律师联系电话：13901011630
