Keyword one: contract
Look at the content of the preparation for the closing
According to the agreement of the contract for the sale of commercial property, the commercial property in the delivery of the use of conditions, the developer should be by telephone, mail or media announcements, the formal notice of the owners to take possession of the house; the buyer should be informed of the notice of the takeover of the house within a certain period of time, in a timely manner to take possession of the house, and do the relevant preparations for the takeover of the house.
The following four clauses in the contract should be familiarized with:
Article 3: the basic conditions of the commercial property purchased by the buyer. This includes: location, structure, storey height, etc. The owner should pay attention to the comparison when inspecting the house.
Article 8: for the appearance of the building is not in accordance with the contract agreed upon time of delivery, the owners can be based on Article 9: the seller shall be late delivery of liquidated damages to the content, to require the developer to make compensation.
Article 14: the seller's commitment to the normal operation of infrastructure, public **** supporting buildings. The contents of this article include water, electricity and gas, which shall meet the agreed conditions of use at the time of handing over the house.
Annex III: Decoration and equipment standards. This part of the content of the detailed agreement on the handover of indoor doors, windows, kitchen, sanitary and other parts of the decorative standards, is an important basis for the inspection.
Emphasis: ★★★★★
Keyword 2: Payment
Read the contract Calculate the amount
A Deed tax: after January 1, 2008 signed the contract to purchase a home buyers, residential area of 144 square meters or less, plot ratio of 1.2 or more, the price of the transaction is less than 5,728 yuan/square meter, the deed tax of the total amount of the house, other residential, shops are 3%. For buyers who signed the purchase contract before 2008, if the residential area is below 144 square meters, the plot ratio is 1.2 or above, and the transaction price is below 4,290 yuan/square meter, the deed tax is 1.5% of the total house price, and it is 3% for other residential houses and stores.
B Specialized Maintenance Funds: According to the relevant provisions of the Xi'an Property Management Regulations: 2% of the total house payment for multi-storey residences, 3% of the total house payment for high-rise residences, and 3% of the total house payment for stores and office buildings in general.
The above two fees should not be collected by the development enterprise. Special maintenance funds should be paid to the designated account of Xi'an Municipal Housing Authority Housing Maintenance Funds Management Center, Bank of China Xidajie Branch. Deed tax should be paid at the Deed Tax Collection Window on the second floor of Xi'an Second-hand House Transaction Market, No. 116, West Street, Xi'an, or at the Deed Tax Collection Window on the first floor of Xi'an Housing Property Rights Cadastre Management Center, No. 93, Xiangmiyuan, Beimadao, Xi'an.
C Initial Installation Fee of Natural Gas: If the contract between the developer and the natural gas company is signed before May 10, 2007, it should pay 2278 RMB/household, and after May 10, 2007, it should pay 1518 RMB/household.
D Cable TV installation fee: $350/household, plus $150 for each additional port.
Emphasis: ★★★★★
Keyword 3: "two books and one table"
Get your hands on the house before you accept it in detail
A "two books" refers to the "Residential Quality Warranty" and "Residential Use Manual . At the time of delivery developers must provide to each to the owners, the main content is residential construction.
such as: load-bearing walls, piping types and other parts of the use of instructions, as well as the developer of the housing warranty commitment, such as housing in the warranty period
in the event of quality problems, should be repaired by the developer as agreed.
B "Completion Acceptance Record Form", which is often referred to as "a form". This table is the relevant government departments of the entire building for the record, the developer has a strict binding effect, the developer must be responsible for the building lifetime. The "Completion and Acceptance Record Form" is in triplicate, with one copy filed by the Xi'an Municipal Construction Commission, one copy handed over to the Xi'an Municipal Housing Bureau for the real estate license, and one copy retained by the developer. Homebuyers usually see copies when they take possession of their homes, but they can check the details of the 'Completion and Acceptance Record Form' at the Xi'an Municipal Commission of Urban and Rural Construction (Municipal Construction Commission) according to the number on the copy.
Emphasis: ★★★★★
Keyword 4: area
±3% or less Within the normal error
In the handover, the developer should show the Xi'an Housing Measurement Office of the actual measurement report on the property, which includes the public *** apportionment of the area and the set of floor area, and the table is the only basis for the settlement of the payment of the house. At the same time, the authority of the area of the actual measurement of the table, for the special maintenance funds to pay, for property certificates and other matters is crucial.
Because of errors in construction, the floor area and common area of the house agreed in the purchase contract are generally not exactly the same as the actual measurement. According to the Ministry of Construction, an area difference of plus or minus 3 percent or less is considered a normal error.
If there is a big difference between the area and the contract agreement, the owner should deal with the area difference according to Article 5: Area Confirmation and Area Difference Handling Methods of the Purchase Contract.
Attention: ★★★★
Keyword five: home inspection
Bring a small hammer to check the problem yourself
When inspecting the house, the staff of the property and the developer's engineering department are usually accompanied. For the discovery of housing problems, should be recorded and rectified in a timely manner. We need to remind you that in the inspection should focus on the following four aspects:
A Doors and windows around the outer frame should play sealant, doors and windows without scratches, damage, push and pull smoothly;
B utilities, owners should focus on checking the electrical circuit, whether the drainage is normal, the bathroom and other water-using rooms should be done to test the water storage;
C Walls, floors, no drums, cracks, and water-using rooms should be 2cm high and adjacent floors should have a height of 2cm. Adjacent to the ground there is a 2cm difference in height;
D Spoke ground heat, heating pipeline pressure is the focus of the home inspection, test pressure is generally 0.6Mpa, time in 10 minutes or so.
Home inspection, the property staff will carry the test circuit, drainage, pressurization and other equipment.
Owners should also carry tools to inspect the house, such as: a small hammer to test the drums, tape measure roof beams, window frames, bathroom height difference, floor height, chalk marking the location of the problem, to facilitate the construction side of the visual rectification.
Value: ★★★★★
Keyword six: public **** part
No fire equipment does not meet the conditions of handover
The developer's handover standards, not only refers to the indoor construction, the public **** part of the same is an important criterion of the handover of the house, the public **** part of the failure to meet the use of standards, the owners should also pay attention to the part of the use of the public ****.
A In many home inspections, Master Xiao found that the fire hydrant boxes in the public **** area are empty, which is not in line with the conditions of the handover. At the time of handover, the developer must be equipped with all the equipment in the hydrant and connected to the water source, to achieve normal use conditions;
B newspaper boxes, building signs, door signs, layer position signs and other parts. At the time of handover, all these signs should be posted intact;
C Facilities and equipments such as gas, water supply, power supply, heating, road parking lot, security system, etc., should all be in place and reach the condition of normal use.
Emphasis: ★★★★
Keyword 7: Rectification
Common Problems One by one for the record
A For the common problems of the house, such as: empty drums, broken windows and doors, incomplete installation of pipelines, etc., the owner has to write them all in the "Housing Handover Acceptance Sheet", and agree on a specific time for rectification.
B For violating the decoration and renovation standards in Annex III of the purchase contract, e.g., the security door can not meet the standard of use, the insulating glass is replaced by a single glass, etc., the owners can ask the developer to rectify or pay compensation in accordance with the agreed standards according to the purchase contract.
C If the housing problem is more serious, such as: long-term leakage or legal, agreed not in place, the owners can notify the developer in writing, requesting compensation or withdrawal.
Emphasis: ★★★★
Keyword eight: property fees
Look at the agreement Examine the property qualifications
After all the home inspections are completed, the owners will be in the property company to sign a "pre-establishment of property agreement" should be carefully viewed to figure out the property management fees to be paid in the end by those parts of the components of the cleaning fee, security fees, greening fees, how to calculate. At the same time, examine the qualifications of your neighborhood property management company, whether it has the management standards you require.
After confirming that there are no problems with the house, the owner can receive the keys to officially take possession of the house, and at the same time should pay part of the property fee (usually 3 months). If the owner does not renovate and use the house for a period of time after taking possession of the house, then according to the relevant regulations of the Provincial Price Bureau: the owner does not have any use or renovation after taking possession of the house, then the property fee is 70% from the first month after taking possession of the house. As for the renovation or residence after the house, according to the Xi'an Municipal Price Bureau on the forwarding of amendments to the "Shaanxi Province, the implementation of measures for the management of property service charges (for trial implementation)" Article 19 of the notice, not to use the period of more than six months in a row of the house, confirmed by the registration of the property service enterprises, starting from the seventh month, the cost of its property services at 70% of the charges.
Attention: ★★★★★
Keyword nine: decoration
The original structure is best left unchanged
After taking possession of the house, the owners will have to face the decoration. The original facilities of the house, equipment in the change must pay special attention. In particular, the use of floor heating pipes in the room, laying the ground must be careful.
During the renovation period, homeowners must use residential equipment correctly and not alter the main structure of the house without authorization.
If homeowners change the structure of the house because of the design of the renovation, they must first have to submit the renovation plan to the property company, after professionals confirm that there is no impact before the renovation. Homeowners are advised not to alter the original structure of the house, which is the basic requirement to ensure the safety of normal residence.
Emphasis: ★★★★
Keyword 10: warranty
Warranty period developers shall be liable
Many homeowners in the renovation after moving in, found that there are some problems with the house, such as: leakage of the external wall, pipe running, roof beams, wall cracking and other cases, in the complaint to the property, the development of the enterprise can not be resolved in a timely manner. Such problems have a great impact on the normal life of the owners, so it is important for the owners to understand the various solutions to the problems in the house.
According to Article 40 of the Regulations on the Administration of Quality of Construction Works, there is a warranty of 5 years for roof waterproofing, waterproofing of bathrooms, rooms and external wall surfaces, and a warranty of 2 years for electrical piping, water supply and drainage piping, equipment installation and decoration works.
During this warranty period, the developer must bear the quality warranty responsibility for the commercial properties sold. Therefore, the owners of housing quality problems encountered after the receipt of housing, should be based on the warranty period of the agreement to require the development of enterprises to rectify.
Problems occurring during the warranty period, the owners of the development of the enterprise does not solve or shirk their responsibilities, etc., should be timely to the Xi'an Municipal Construction Committee Quality Supervision Station to reflect.
Attention: ★★★★
Seeing the house synopsis
Adherence It's important to insist
A Adherence to inspecting the house first and signing later. Owners can only properly protect their rights and interests if they insist on inspecting the house first and taking possession of it later.
B If the housing situation can not be determined, can be noted in the housing handover acceptance form, "indoor situation is not clear", "building condition is not clear" and other words.
C All the problems in the inspection of the written submission to the developer to sign, to avoid leaving a problem.
D After the owner receives the keys in the property, it can be regarded as a formal acceptance from the legal point of view.
E Carry a camera (preferably with the date on the photo) to record the problems in the inspection.
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