Chang Jian Gui (21) No.5 Document "Technical Rules for Compensation and Appraisal of House Demolition in Changzhou City"

Technical Detailed Rules for Compensation and Valuation of Urban House Demolition in Changzhou City Chapter I General Provisions Article 1 These Detailed Rules are formulated in accordance with the Law of the People's Republic of China on Urban Real Estate Management, the Regulations of the State Council on Urban House Demolition Management, the Regulations of Jiangsu Province on Urban House Demolition Management, the Code for Real Estate Valuation, the Rules for Urban Land Valuation and other laws, regulations and relevant provisions. Article 2 On the state-owned land within the urban planning area of this Municipality, the appraisal technical behavior of real estate appraisal institutions and appraisers engaged in house demolition appraisal (hereinafter referred to as demolition appraisal) shall meet the requirements of these Detailed Rules. Article 3 The object of demolition appraisal is the demolished houses and their attachments (including the right to use state-owned land within the occupied area) identified by on-site investigation within the scope of demolition. Article 4 The purpose of demolition appraisal is expressed as "to evaluate the real estate market price for determining the monetary compensation amount of the demolished houses". The time point of demolition appraisal is the date when the house demolition permit is issued. The value standard of demolition appraisal is the open market value, regardless of the influence of factors such as house leasing, mortgage and seizure. Fifth houses to be demolished are divided into residential and non-residential categories, of which residential houses are divided into complete sets of houses and non-complete sets of houses. A complete house refers to a multi-storey unit house with two or more households in one staircase, which has bedrooms, kitchens, bathrooms, living rooms, etc. with the consent of planning departments and according to unified planning, design and construction; Non-complete houses refer to all houses except complete houses. Non-residential buildings are divided into business buildings and non-business buildings. Business premises refer to legal places that can provide customers with tangible goods for sale and face-to-face service activities in accordance with regulations; Non-business premises refer to all non-residential premises except business premises. Article 6 Urban residential buildings and non-business buildings are divided into different demolition location grades according to their locations, and urban business buildings are divided into different route grades according to their locations. See Annex I and Annex II for the specific division. Seventh demolition valuation is based on the market comparison method. Generally, the demolished houses are appraised by the revised benchmark price method. The basic formula is as follows: the appraised price of the demolished houses is the benchmark price, the standard house benchmark price for houses, the partition benchmark price for non-business houses and the route benchmark price for business houses; Modify the comprehensive coefficient for market comparison. Other special demolished houses can be appraised by other market-oriented appraisal methods. Article 8 The benchmark price is the basis for evaluating the market-oriented price of the demolished houses. The benchmark price of the house is based on the market evaluation price of the selected standard house; Non-residential business premises shall determine the benchmark price of the route according to the market price of the standard houses with different types of restrictions on each route when they are calculated and published; Non-business houses in non-residential buildings are mainly determined according to the market price of houses with different types of restrictions in each district when they are calculated and published. The benchmark price of non-residential houses is mainly based on market comparison method, combined with income reduction method and cost method. Article 9 The price of demolition appraisal shall be denominated in RMB, with the accuracy of RMB. Chapter II Residential Demolition Appraisal Article 1 The technical route for calculating the demolition appraisal price of complete houses is as follows: 1. Determine the appraisal benchmark. Generally, standard houses should be set as the valuation benchmark within the scope of demolition projects. See Annex 4 for the restriction conditions of "standard houses". 2. Calculate the benchmark price. The benchmark price of "standard house" is appraised by market comparison method, and the benchmark price is determined according to the arithmetic average of the reference price. See Annex V for the selection conditions of comparable examples for calculating the benchmark price. The calculation formula is: standard house reference price = comparable example price ×××× standard house benchmark price = (n is the number of comparable examples, n≥3) The standard house benchmark price grid should be the price of the house on the standard floor (floor coefficient is 1%). —correction factor of trading situation. Since the normal trading example of buying and selling is a comparable example, the factor is 1. —Transaction date correction coefficient, which can be determined according to the real estate transaction price information provided by the real estate management department. -entity factor correction factor, which refers to the entity factor correction factor of standard houses corrected by comparable examples. See Annex VI for the determination of this factor. —Location factor correction factor, which is revised to standard housing location factor correction factor for comparable examples. See Annex 6 for the determination of this factor. 3. Determine the estimated price. The demolished houses are compared with the "standard houses" in terms of physical conditions and location factors, and the benchmark price is revised according to the principle of comparison to obtain the estimated price of the demolished houses. The calculation formula is: the estimated price of the demolished house = the standard house price ×× F K I 31-the entity factor correction factor, which is the entity factor correction factor for the demolished house modified by the standard house. See Annex 6 for the determination of this factor. K I 32 —— Location factor correction factor, which refers to the location factor correction factor for standard houses to be demolished. See Annex 6 for the determination of this factor. F— Floor coefficient, which is adjusted according to the corresponding floor coefficient when buying and selling for the first time or buying houses with preferential housing reform, or determined according to the floor coefficient table of adult suites in Annex 6. The evaluation price of complete sets of houses is not lower than that of non-complete sets of houses with the same location, new development and structural grade. Article 11 The technical route for calculating the demolition valuation price of non-complete houses is as follows: 1. Determine the valuation benchmark. Generally, standard houses should be set as the valuation benchmark within the scope of demolition projects. See Annex 4 for the restriction conditions of "standard houses". 2. Calculate the benchmark price. The benchmark price of "standard house" is appraised by market comparison method, and the benchmark price is determined according to the arithmetic average of the reference price. See Annex V for the selection conditions of comparable examples for calculating the benchmark price. The calculation formula is: standard house reference price = comparable example price ×××× standard house benchmark price = (n is the number of comparable examples, n≥3) The standard house benchmark price grid should be the price of the house on the standard floor (floor coefficient is 1%). —correction factor of trading situation. Since the normal trading example of buying and selling is a comparable example, the factor is 1. —Transaction date correction coefficient, which can be determined according to the real estate transaction price information provided by the real estate management department. -entity factor correction factor, which refers to the entity factor correction factor of standard houses corrected by comparable examples. See Annex VI for the determination of this factor. —Location factor correction factor, which is revised to standard housing location factor correction factor for comparable examples. See Annex 6 for the determination of this factor. 3. Determine the estimated price. The demolished houses are compared with the "standard houses" in terms of physical conditions and location factors, and the benchmark price is revised according to the principle of comparison to obtain the estimated price of the demolished houses. The calculation formula is: the estimated price of the demolished house = the standard house price ××× K I 31-the entity factor correction factor, which is the entity factor correction factor for the standard house to be demolished. See Annex 6 for the determination of this factor. K I 32 —— Location factor correction factor, which refers to the location factor correction factor for standard houses to be demolished. See Annex 6 for the determination of this factor. -Non-complete comprehensive correction coefficient is .98. Article 12 If the height of the attic (refers to the clearance height between the attic floor and the roof) is less than 2.2m, the compensation shall be made by multiplying the horizontal projection area by the highest height of the attic (if it is higher than 2.2m, the part below 2.2m is calculated as 2.2m) and dividing the average height of the cornice height by the converted construction area of 2.2m by 1.5 times the replacement price. If the net height of the cabinet board and the indoor floor is less than 2.6 meters, the attic height shall be recognized after the attic height is used to offset the insufficient part of the floor height. Attics, floating pavilions and attics built since the demolition scope is determined are not counted. Chapter III Appraisal of Non-residential Demolition Article 13 The technical route for calculating the demolition appraisal price of non-residential business premises is as follows: 1. Defining the location route. Please refer to Annex II for the location route of the demolished business premises. 2. Determine the benchmark price. Refer to Annex II for the route benchmark price of the demolished business premises. 3. Determine the estimated price. Each demolished house is compared with the "standard house" corresponding to the determined route benchmark price in terms of time factor and real estate entity status factor, and the benchmark price is revised according to the principle of comparison method to obtain the estimated price of each demolished house. See Annex 4 for the restriction conditions of "standard houses". The calculation formula is: the estimated price of the demolished house = the benchmark price of the route ××—the time factor correction coefficient. The coefficient can be determined according to the real estate transaction price information provided by the real estate management department. —The correction factor of entity factors. See Annex VII for the determination of the factor. The appraisal price of the business premises shall not be lower than that of the office premises in the same location, new development and structural grade. Article 14 The technical route for calculating the demolition valuation price of non-business houses in non-residential houses is as follows: 1. Defining the location. Please refer to Annex 1 for the location of the demolished non-residential and non-business premises. 2. Determine the benchmark price. Refer to Annex III for the benchmark price of the demolished non-residential and non-business premises. 3. Determine the estimated price. Each demolished house is compared with the "standard house" corresponding to the location benchmark price, and the benchmark price is revised according to the principle of comparison to obtain the estimated price of each demolished house. The calculation formula is: the estimated price of the demolished house = the location benchmark price ××—the time factor correction coefficient, which can be determined according to the real estate transaction price information provided by the real estate management department. —The correction factor of entity factors. See Annex 8 for the determination of the factor. —Location factor correction factor. See Annex 8 for the determination of the factor. Chapter IV Other Demolition Valuation Article 15 The benchmark price of the business premises where famous shops and famous products have won the honorary title above the municipal level will be increased by 5%. Sixteenth, with the consent of the planning department, according to the unified planning, design and construction of land for the transfer and allocation of business premises, the route benchmark price increased by 3% and 2% respectively; The benchmark price of non-business premises, such as office, medical care, education, etc., for which the nature of the land is transferred will increase by 1%. Seventeenth demolition of the bottom business premises in the distance of -15m (including 15m) from the high-priced street, the benchmark price of the route increased by 15%; If the distance from the high-priced street is 15-3m (including 3m), the benchmark price of the route will increase by 1%; If the distance from the high-priced street is 3-5m (including 5m), the benchmark price of the route will be increased by 5%; If the distance from the high-priced street is 5m (excluding 5m), the benchmark price of the route will not increase. The revised route benchmark price of low-priced street is not higher than that of high-priced street. Demolition of the underlying business premises facing the street on both sides (more than two sides facing the street, according to the calculation of two sides facing the street), the width of the secondary street does not reach 5% of the width of the main street, and the benchmark price of the route increases by 5%; The width of the secondary frontage reaches or exceeds 5% of the width of the main frontage, and if it is less than 1%, the benchmark price of the route will increase by 1%; If the width of the secondary frontage reaches or exceeds 1% of the width of the main frontage, the benchmark price of the route will increase by 15%. The demolition of the underlying business premises at the same time in line with the provisions of the preceding two paragraphs, the route benchmark price can only be revised according to one of the provisions; The provisions of the preceding two paragraphs shall not apply to the business premises on the second floor and above. Article 18 Non-business premises and residences that have obtained industrial and commercial business licenses and have been used as business premises for more than one year shall be valued according to the following provisions: (1) Those that have obtained industrial and commercial business licenses before April 1, 199 and have been in business since then shall be valued according to the benchmark price of business premises. (2) If the industrial and commercial business license was obtained after April 1, 199, and it has continued to operate so far, it shall be calculated according to the following formula: estimated price = benchmark price of business premises route × business years weight+estimated price of residential (or non-business premises) ×(1- business years weight) business years weight = (year of demolition-year of obtaining business license)/(year of demolition-benchmark year 199). The rental income or operating income of the house shall be revised and determined according to the social average income level of the same business purpose and location. The income method should be used for valuation according to the relevant requirements of the Code for Real Estate Valuation. Article 2 Where the cost method is used for valuation, the market price of the real estate shall be appraised separately. The land price within the scope of housing occupation should be obtained by cost method; The cost of construction and installation works shall be calculated by the method of quantity measurement or partial method, and the cost composition of the replacement price of buildings shall conform to the relevant provisions of the Code for Real Estate Appraisal. Please refer to Annexes XII and XIII. Building depreciation can be calculated by the new discount method. If the new discount method is not applicable, it can also be calculated by the straight-line depreciation method. Housing construction equipment should be depreciated separately. Article 21 The land use area stated in the certificate of state-owned land use right is larger than the building area of the demolished house, and the compensation amount for the enclosed and independent use part is: land area larger than the house × land location benchmark price (unit price). See Annex 9 for the land location benchmark price (unit price). Twenty-second temporary buildings that have not exceeded the approved period shall be valued at the cost method; The project under construction should be valued by cost method, and the construction progress of the project is subject to the state when the government management department notifies to stop construction. Land compensation for projects under construction is based on the use, parameters or planning and design scheme approved by the government management department. Twenty-third where the demolition valuation involves the original cost calculation, mechanical and electrical equipment valuation, engineering cost analysis and other professional and technical work, you can entrust a qualified institution to engage in this kind of business to make a separate valuation. Twenty-fourth in the demolition appraisal, the interior decoration is an independent special appraisal operation. The values of the replacement price, comprehensive unit price, comprehensive novelty rate and other indicators involved in the calculation shall be selected according to the specific situation of the appraisal and with reference to the provisions of Annexes X and XI of these Rules. Chapter V Supplementary Provisions Article 25 Other demolition appraisal situations not covered by these rules shall be handled according to the opinions put forward by the municipal housing demolition management department jointly with relevant departments. Twenty-sixth Wujin District, Xinbei District location benchmark price, route benchmark price by the district construction, price, housing management, land and other departments with reference to these rules to develop and report to the municipal construction, price, housing management, land and other departments for approval before implementation. Municipalities can refer to these rules and formulate specific rules in light of local actual conditions. 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