There are a lot of things to consider, mainly the four major aspects of the following to give you a more detailed explanation.
1 Check all outlets
Friends who don't have an electric pen can take a charger and a three-phase connector plug. The charger can check two-phase outlets and the three-phase connector plug can check three-phase outlets.
2 Check all the windows
-Check the glass:The glass can not have scars, every piece we buy is a commodity, to be carefully inspected, otherwise the loss is their own. Don't think it doesn't matter if there is a small scar on such a big piece of glass, think if you are buying a mirror, you definitely don't want a mirror with a scar.
-Check the window screensMany screens have broken screens or have big scratches on them.
-Check if the window touches the wall when it opensWalls can be easily ruined
3 Check the phone line, broadband interfaceThe phone line and broadband panel of Tianlun are not of good quality and it is important to see if they are fixed securely!
4 check the heater, balcony guardrail is solid
5 check every light and switch
6 check every faucet
7. acceptance of the house to check the "completion of the record acceptance form" of the original and the "housing area measurement table", otherwise, once you pick up the keys, and then mention the area problem will be too late in the judicial practice, in order to take possession of the house did not mention the objections, as if the The fact that the buyer receives the house to give up the right to dispute the area
8. acceptance of attention to the window hinges, and water pipes, a lot of problems ah
The first
Housing with the use of conditions, the developer will be delivered to the buyer of the house, the buyer of the house means to take possession of the house. Compared with the general purchase and sale of goods, the delivery of housing is more complex, because it involves two aspects of the relationship, on the one hand, the fulfillment of the contract for the purchase and sale of housing, and on the other hand, the establishment of the property management contract. Article 11 of the model contract specifically provides for the handover of the house, and this article explains a few of the main issues.
The general procedure for handing over a house
1. The developer issued a notice of possession. The notice of possession includes the time of possession, the fees to be paid, and the treatment of failure to take possession of the house on time. The form of the notice can be by phone, fax, letter, etc. The developer will send the notice to the owner of the property in the form of a letter. To be on the safe side, the developer in the phone, fax and other ways of notification, it is best to use registered mail at the same time, otherwise, it is difficult to prove that they have issued to the buyer notice of possession, may result in the responsibility for delayed delivery of unfavorable consequences.
2. The buyer to pay the relevant fees. Such as housing price settlement, property fees, public **** maintenance fund.
3. Home inspection. Buyers of housing acceptance, see whether there are quality problems, the quality problems found to the developer, the developer to rectify, repair and then by the buyer inspection.
4. Buyers receive the house. After acceptance of the house, the developer will give the key to the buyer. Generally speaking, the delivery of the key is the main sign of the handover of the house. In addition to ownership (ownership transfer time to the management body for the transfer of time shall prevail), all rights on the house from the key delivery by the buyer to exercise. Of course, the risk is also borne by the buyer (e.g., the risk of fire, earthquake, etc. after the delivery of the house to cause the loss of the house).
How to take possession of the house
On the question of how to take possession of the house, many home buyers are not very clear thinking. In fact, there are three main questions to ask when closing on a home.
1. Review the relevant documents. As a home buyer, you should first review whether the house has the conditions for delivery. Regarding the delivery conditions, there is a clear agreement in the eighth article of the contract, from Beijing, the general contract agreed to the house to obtain the Beijing Construction Engineering Completion Record Sheet as a prerequisite for the delivery of the house. According to the provisions of the "Beijing Urban Housing Transfer Management Measures" implemented on December 1 this year, the completion of the record form has become a legal condition for the developer to hand over the house. If there is no completion record form, as the buyer can generally refuse to take possession of the house.
In addition, home buyers also need to review several documents, including: residential quality specification, residential quality assurance, housing area measurement table.
2. Review the quality of the house. The main purpose of the home inspection is to see whether the house is consistent with the contract agreement, including the house type, orientation, size, structure and so on. If there are changes in these aspects, then the buyer can ask for a refund. In addition, a very important task is to review whether there are quality problems in the house. If there are quality problems, the developer should be asked to make repairs, and then re-inspect the house after the repairs have been made.
3. Review the cost of delivery. There are a range of costs involved in the delivery of a home.
Housing price settlement. The contract price is based on the projected area of the house, and when the house is completed, the measured area will certainly be different, and the two sides will settle the price based on the difference in area.
Property management fees. As an alien neighboring property, a mandatory property management system is in place. After the buyer takes over the house, regardless of whether he moves in or not, he starts to enjoy the services of the property management enterprise in the previous period, and therefore he has to pay the property management fee at the time of taking over the house. According to the current regulations in Beijing, property management companies can charge a maximum of one year's worth of property fees at a time.
Public **** maintenance fund. The public **** maintenance fund is a fund for major and medium repairs of public **** parts of the house and public **** facilities, which is paid at 2% of the house price, and can be handed over to the developer, or paid directly to the district office of the Housing Authority.
The second
1 trick: see the "record" to stay "two books"
New housing before moving in, the owners should see the project should be filed a copy of the relevant instruments, in order to confirm that the project is a legal building; at the same time, should be given Residential Quality Warranty and Residential Instruction Manual provided by the developer.
2 strokes: the bathroom does not seepage does not store
Check whether the bathroom floor leakage, you can use a plastic bag full of sand on the floor drain, and then in the bathroom to store some water, 24 hours later, to the corresponding lower level of the bathroom, to see whether there is a leak at the top of it. This test is best done at the same time as the upper floor occupants, so that you can test both the floor of your own bathroom for leaks and the top of your own bathroom for leaks.
Check whether the bathroom floor water storage, but also first in the bathroom to store some water, and then release the water to see whether there is water on the ground. Qualified ground should not be water should not exist, because the installation of the floor leak is the lowest part of the bathroom. However, the exception of rough housing, because the floor around the leak left a certain late paving the height of the ground.
4 strokes: tap the surface to listen to empty crack
Wall plaster, ground decorative surface layer and other decorative surface layer whether there is empty crack phenomenon, as long as the hammer gently knock will know. If you hear "empty" sound, that is, the surface layer with the wall (ground) surface contact gaps, need to rework; if you hear a dull thumping sound, it shows that they are in good contact.
5 strokes: the top tenants check the seepage of rain
If you buy the top, be sure to check the top of each house with or without rainwater seepage traces. Because in accordance with the requirements of building construction, the delivery of housing either after two heavy rain "test", or construction in the supervision of the unit under the supervision of the rain test.
6 moves: balcony cracks dangerous
Generally speaking, most of the wall cracks are not structural cracks, affecting the aesthetic, but the danger is not great. The structural problems of the house often appear in the balcony, in case you find the room and the balcony of the connection with the cracks, it is likely to be the precursor of the balcony fracture, be sure to immediately notify the relevant units.
7 strokes: insulation is not good wall dripping
Winter, the room wall if there is dew phenomenon (similar to the summer chilled bottle of beer, in the room temperature of the outer bottle wall appearing water droplets), this wall insulation must have problems.
8 strokes: open the faucet to check the leakage plug
Water and sewage pipes with or without seepage, leakage, blocking phenomenon, open the faucet will know, it is necessary to pay attention to, as far as possible to let the water flow a little bit bigger, a little bit more urgent, a look at the water pressure, and try to drain the speed.
9 strokes: heating branch pipe slope
Heating supply and return branch pipe is not placed horizontally, the water supply branch pipe connected to the inlet end to be higher than the end of the connection to the radiator, back to the branch pipe of the two ends of the height of the opposite, the slope and the length of the two branch pipe is proportional to the general difference of 1% per meter.
10 strokes: heating pipes to casing
Heating pipes through the wall and through the floor should be set up casing (in the pipeline and wall or floor intersection, to the pipeline and then a small section of pipe), the casing of the ground should be 2-3 centimeters above the ground, the ground for the initial renovation, the ground should be 5 centimeters above the ground. Its role is to prevent the heating pipe thermal expansion and contraction after arching crack walls and floor.
11 strokes: pull the power is indispensable
The electric gate and meter in the outdoor, should check whether it can control the indoor lamps and lanterns and indoor sockets, the method is to pull the gate after the indoor whether the power is completely cut off; the indoor has a sub-gate, but also should be the same to check the various sub-gate whether the complete control of all branches of the line.
12 strokes: insurance socket to protect young children
In order to prevent young children from sticking their fingers into the socket holes, 30 centimeters above the ground, the socket must be with the insurance device.
13 strokes: bathroom outlet rules
The bathroom outlet should be moisture-proof socket and splash-proof measures? The bathroom lighting base must be a magnetic port safety lamp base? There should be no socket above the wash basin.
14 strokes: kitchen and bathroom adjacent to the ventilation channel
Kitchen, bathroom should be arranged with the ventilation channel nearby, which is conducive to odor, exhaust and other gases quickly discharged to maintain clean indoor air.
15 strokes: switch interface pull
Check the degree of solidity of the switches and sockets, especially don't forget to open the phone, TV line interface, pull hard to see if the virtual set.
The third
1, window edge and concrete interface with or without gaps? Window frame is easy to hit the place, the frame wall joints must be dense, there can be no gaps.
2, the house is too tight in all parts of the switch window? Open and close smoothly?
3, are there cracks on the roof? Generally speaking, the cracks parallel to the room beams, is the quality of the eye, although the quality of the problem, but basically does not hinder the use; if the cracks and the corner of the wall at an oblique angle of 45 degrees, or even perpendicular to the beams, then it is shown that the house settlement is serious, the residence has a serious structural quality problems.
4, look at the roof of the Department of pitting? This kind of pitting is professionally known as "lime burst point", is not enough time for the lime water to mature due to. If the top of the pockmarks, the interior decoration will have a great negative impact.
5, the wall roof has no part of the bulge? Knock with a wooden stick to have a hollow sound?
6, toilet water is smooth? Flushing sound is normal? Toilet flushing water tank has no leakage sound?
7, bathroom, kitchen, whether there is a floor drain, whether the slope is the right head, never to the door at the tilt, or the water to flow into the living room.
8, try all the switches and sockets in the house and the main electric switch? Various circuits, closed-circuit television, telephone socket location, etc., should also be carefully understood. 30% of the fire is due to electrical accidents, which is quite related to the setup of electrical wiring. For the safety and convenience of electricity, the country has introduced the Residential Design Code, which stipulates that the number of circuits should not be less than five for each set of residence. Increasing the number of circuits can ensure the service life of the wires and reduce the occurrence of short-circuit fire accidents.
9, the roof has no water damage? Cracks? If there are water stains, it means that there is suspicion of leakage. If you are living in the top floor of the house tenants, then observe whether the top floor leakage is never to forget.
10, the material of the water supply pipe? Most of the water supply pipes are made of copper. Copper pipe can be used safely for 50 years. Copper can inhibit the growth of fine insects and increase the copper content in the water, which is good for health.
11 test gas water heater switch properly?
12, living room, living room various pipelines are exposed? Is there a pipeline through? Because there are more pipelines through the living room, it will cause difficulties in decoration, but also cause visual obstacles, affecting the overall sense.
13, tap water quality? Pay attention to distinguish between municipal water and community water supply.
14, the wall, roof floor has no special tilt? Bend? Wave? Rise or depression place? The easiest way is to take a flashlight to irradiate the wall and roof, there is no bump at a glance can be seen.
15, check whether the house is clean? Is there any residual construction debris? Check for trash in all spaces that can be taken apart?
16. Ask the developer to produce the completion record form of the property and the breakdown of the actual area measured by the surveying and mapping unit.
The equipment you should bring on the day of repossession
1, a camera with a date display function, so that you can take pictures of any problems as proof.
2, pen and paper, instantly write down the problems found.
3, easy to paste a stack of notes, write down the problem and maintenance advice, posted in the problem areas, so that maintenance personnel to find.
4, flat three-plug small appliances a (such as hairdryer, electric beard, etc.), inserted into the house of each power outlet to check whether the power supply has been fully connected.
5, the sales brochure, while looking at the side against the kitchen, bathroom and other attached equipment is consistent with the developer's original commitment.
6. Please ask your friends who have experience in repossession to help provide advice and identify problems.
The fourth
What do I need to check?
-------- area, electrical, roofing, ground, decoration, structure, external walls are not one less purchase area
From the practice of the handover of housing, due to a poor understanding of the method of calculating the area of sales of commercial housing, most buyers focus only on the acceptance of the structure of the house, the quality of the decoration and ignore the verification of the area of the house. In fact, the size of the housing area not only affects the final property rights, but also involves the price of housing, which has a direct impact on the economic interests of the buyers. So the verification of the sales area of the purchased house is also an important part of the housing acceptance work, should cause home buyers pay great attention to. Should be based on the Ministry of Construction issued the latest implementation of the "sales area of commercial real estate calculation and apportionment of common building area rules (for trial implementation)", the purchase of the area of the calculation.
Electrical
1, electrical wiring installation should be flat, firm, straight, over the wall should have conduit. Conduit connection must be tight, aluminum wire connection shall not be stranded or tied. The use of pipe wiring, the connection point must be tight, reliable, so that the pipeline in the structure and electrical connected as a whole and have a reliable grounding;
2, should be installed according to the set (unit) meter or reserved meter position, and grounding device;
3, lighting appliances and other low-voltage appliances mounting bracket must be firm, complete parts, good contact, correct location;
4, a variety of lightning All connections of various lightning protection devices must be firm and reliable;
5. The elevator should be able to accurately start the operation, layer selection, leveling and stopping, and the noise and vibration of the traction machine shall not exceed the specified value. Brake, speed limiter, alarm and other safety equipment should be sensitive and reliable;
6, the TV signal has a shielding effect on the residence, TV signal is weak or high-rise building blocking and reflective wave complex area of the residence, should be set up with TV **** antenna;
7, the configuration of air-conditioning units, washing machines, refrigerators, electronic water heaters, electronic gas stoves, electronic monitoring and alarm systems Senior residence, should check whether the electrical equipment can operate normally, all kinds of pipelines are safe and reliable;
8, configured with a telephone residence, should check whether the telephone line is opened as scheduled, whether the effect of the reception is harmonious, whether the telephone bill has been paid. Also check the water, sanitation, fire, supporting facilities and other equipment.
Roofing
1, all types of roofs need to be well drained, no water, no leakage;
2, flat roofs should have thermal insulation and heat preservation measures, more than three-story houses in the common parts of the roof should be set up access holes;
3, balconies and more than three-story houses should be organized drainage of the roof, water outlets, guttering, downpipes should be installed securely, the interface is flat and dense, no leakage.
3.
Ground
1, the surface layer and the grass-roots level must be firmly bonded, no drums, the overall plane is flat, not allowed to have cracks, peeling and sanding and other defects. Block material surface (such as teak flooring) should be smooth surface, joints uniform and straight, no missing edges and corners;
2, bathroom, balcony, lavatory floor and the relative elevation of the adjacent ground should be in line with the design requirements, there should be no stagnant water, not allowed to invert the flooding and seepage;
3, wooden floors should be flat and solid, joints close.
Building inspection
I, the acceptance of civil engineering building overall appearance does not appear tilt, the room beams, columns, walls, no obvious dimensional deviation (please bring a steel tape measure); walls, floor surfaces, ceilings, etc. do not appear obvious cracks; batch of layer is not allowed to have tortoise cracks, peeling, eye of sand and blistering and other defects; doors, windows, and the wall should be leveled with the processing of the combination of parts of the wall, no lack of edges and corners. The treatment of the combination between doors and windows and the wall should be smooth, without missing corners.
Two, the acceptance of water supply and drainage works 1, no water seepage between the joints of water supply and drainage pipes, especially the joints of plastic pipes; 2, all the water out of the hose is normal, no leakage of flush toilet, no rupture of the water pipe, the joints are well sealed; 3, the kitchen, bathroom, balcony floor slope is enough, the floor drain is not blocked, rapid drainage; 4, in the kitchen, toilet to do soak test for 24 hours, no seepage phenomenon. Among them: (1) floor drain out of the wall pipe should not be water seepage to the outside wall; (2) should not be water from the kitchen and toilet along the foot of the wall seepage to the hall, room wall, wall foot; (3) the upper floor of the household kitchen and toilet, balcony water should not be seeped down to the corresponding ceiling in your home (in particular, to check the ceiling light socket, around the mouth of the riser); (4) the ceiling and corners of the wall under the roof and the wall (especially around the window) there should be no traces of rainwater seepage (in the heavy rain). After two days to check is appropriate);
Three, the acceptance of lighting and electrical engineering 1, check the room power switch and leakage protection device sensitivity (generally to press the electrical appliances have their own detection knob to observe whether the protector can work shall prevail); 2, to check the household wiring is reasonable and beautiful; 3, three-wire sockets have been installed and connected to a good ground; 4, the lamps and lanterns switch is normal, the sockets can be energized (in case you bring a rechargeable razor). (Do not prevent bring rechargeable razor and other things to test); 5, doorbell, alarm system is working properly;
Four, the acceptance of the renovation project (including sanitary ware) 1, wood flooring, ceramic tiles, window sill marble, etc., no cracks and color difference, flat without drums (a small hammer to knock up not hollow); 2, the wall, ceiling latex paint or white ash color is correct, uniform, no flaking phenomenon of the surface layer; 3, no wood flooring, Tile, the cement floor should be roughly flat; 4, aluminum alloy or steel doors and windows should be installed correctly and firmly, no distortion, flexible switch, complete accessories, especially windows and balconies floor glass door installation. To check the acceptance of the details are really very much, the buyer in the inspection of the building is best to ask for professional assistance, and the problem is not once can be seen, therefore, check a few more times there is no harm.
Notes:
2 What should the buyer do after receiving the notice to move in?
2.1 You can go to take possession of the house on the date agreed on the notice. When you take possession of the house, you should first check whether the documents provided by the real estate developer are in line with the above requirements and whether there is any seal of consent for filing by the Construction Commission on the Completion Filing Form (the Completion Filing has been changed to be the responsibility of the Construction Commission's Construction Quality Management Department), and then conduct a field inspection of the house you want to take possession of.
2.2 Before handing over the keys with the real estate developer should pay attention to the following issues:
2.2.1 Check whether the housing occupied is their own purchased houses, such as with the purchase contract, annexes and supplemental agreements do not match the residence of the real estate developer before the proposed, re-checking and replacements;
2.2.2 The area of the error occurred should be based on the agreement of the contract to the real estate developer to put forward their claims;
2.2.2 area of the error should be based on the agreement of the contract to the real estate developer before the move-in. Real estate developers to put forward their own claims;
2.2.3 their own inspection of the quality of housing, such as the discovery of structural problems, should be put forward to the real estate developer before moving in, and reflect to the relevant departments; such as the discovery of non-structural problems, should be and the real estate developer handover of the real estate developers truthfully do a good job of recording in writing, and require the real estate developer to commit to a certain period of time for maintenance in writing;
2.2.4 According to the The agreement of the purchase contract, annexes and supplemental agreements on the inventory of equipment in the house, checking the degree of intactness of water, electricity, gas, heat and other equipment and the use of the condition, if there is any discrepancy or defect, should be requested to the real estate developer to indicate it in the handover list at the time of the handover, and the real estate developer should be requested to confirm in writing the date of the specific replacement and allotment;
2.2.5 On the property delivery verification list or the handover list provided by real estate developer, matters that can not be determined should be recorded in writing. For matters that cannot be determined in the property delivery checklist or handover sheet provided by the real estate agent, it shall be indicated as "not clear for the time being" or "cannot be determined" and signed or stamped by both parties at the indicated place.
3 What should the buyer do if the conditions of delivery are not met?
3.1 For real estate developers do not meet the conditions of delivery, many buyers do not take action, naive that real estate developers breach of contract as a matter of course will be compensated according to the contract or termination of the contract, but the reality is not so, the right to rely on their own claim, if the buyers do not propose, do not advocate, and even think that the first to live in the house before, but do not know that their own such practices! Has given up their rights, equal to the default of the real estate developer.
3.3.6 The main structure of the house is unqualified or there are serious quality problems;
3.3.7 The absolute value of the error ratio of the area is more than 3%;
4. shall assume responsibility for the quality warranty of the commercial housing sold. The parties shall agree on the warranty scope, warranty period and warranty responsibility in the contract. The warranty period is calculated from the date of delivery."
4.2 Regarding the length of the warranty period, according to Article 33 of the Measures for the Administration of the Sale of Commodity Houses: "The warranty period of the commodity houses shall not be less than the duration of the warranty period agreed in the quality warranty book issued by the construction contractor to the real estate developer; if the duration is less than the minimum warranty period determined in the Provisions, the warranty period shall not be less than the the minimum warranty period determined in the Provisions." Therefore, the real estate developer has a warranty responsibility to the buyer, but the actual real warranty work is the construction contractor, the warranty period is based on the construction contractor to the real estate developer's commitment to the time as the basis. The article said the "provisions", is the "sales of commercial real estate management approach" Article 32 of the "commercial residential implementation of residential quality assurance and residential instructions system," and the "provisions" of Article 6 states: "The state of residential engineering quality warranty period otherwise provided for the warranty period in accordance with national regulations."
4.3 Then according to the State Council's "Regulations on the Administration of the Quality of Construction Works", Article 40 stipulates that: under normal conditions of use, the minimum warranty period for construction works is as follows:
4.3.1 Infrastructure works, foundation works and main structural works of housing buildings, for the reasonable serviceable life of the works as stipulated in the design documents; (Note: this period may reach the building's useful life.)
4.3.2 Waterproofing works of roofs, leakage prevention of bathrooms, rooms and external wall surfaces with waterproofing requirements, 5 years;
4.3.3 Heating and cooling system, 2 heating and cooling periods;
4.3.4 Electrical pipelines, water supply and drainage pipelines, equipment installation and renovation works, 2 years;
4.3.5 Other items of the The warranty period shall be agreed between the contracting party and the contractor;
4.3.6 The warranty period of the construction works shall be calculated from the date of acceptance of completion;
4.4 Therefore, the author believes that it is more accurate to say: "The warranty period of the construction works shall be calculated from the date of acceptance of completion". Even if the real estate developer and the buyer agree that the warranty period is calculated from the date of delivery, they are likely to subtract the time between the completion of the housing acceptance and delivery, buyers who buy the last house or the existing house, must pay attention to the time limit of the warranty period when you take possession of the house, to avoid missing the warranty time.
5 Analysis of a number of behaviors of the current Beijing real estate developers
5.1 various excuses to force buyers to entrust them or their commissioned companies to do the real estate license, forcible "collection" of the deed tax and the public **** maintenance fund
5.1.1 The basic countermeasures - the buyer has the right to reject.
5.1.2 According to China's "Contract Law" and "Protection of Consumers' Rights and Interests Law", real estate developers can only be signed by the buyer and the buyer of the purchase contract agreed upon conditions of delivery, and can not take advantage of their own delivery of the keys to hold the keys of the favorable position of the coercion of the buyers to accept their own unilaterally proposed conditions, such as the unilateral increase in the conditions of buyers can not be accepted by the impact of the delivery of the house, you must If the conditions are unacceptable to the buyer, the buyer must bear the responsibility of delaying the delivery of the default and pay the liquidated damages to the buyer.
5.1.3 Article 29 of the Law of the People's Republic of China on the Administration of Tax Collection clearly stipulates that, "Except for the tax authorities, tax personnel, and units and personnel entrusted by the tax authorities in accordance with the laws and administrative regulations, no unit or individual may conduct tax collection activities." So far, the Beijing Municipal Bureau of Land Taxation has only entrusted the Beijing Land Resources and Housing Management Bureau to collect the deed tax.