Matters needing attention include many aspects, mainly four aspects, which are explained in detail below.
1 Check all sockets.
Friends who don't have a pencil can bring a charger and a three-phase connector plug. The charger can check the two-phase socket and the plug of the three-phase connector can check the three-phase socket.
Check all the windows.
Check the glass: there should be no scars on the glass. Everything we buy is a commodity, so we should check it carefully, or we will lose money. Don't think that it doesn't matter if there is a small scar on such a big piece of glass. Think about it. If you are buying a mirror, you definitely don't want a mirror with a scar.
Check the window screening. Many screens have broken screens or big scratches.
Check whether the window touches the wall when it is opened. This wall is easily destroyed.
3 Check the telephone line and broadband interface. The quality of Tianlun's telephone line and broadband panel depends on whether it is fixed firmly!
4 Check whether the radiator and balcony guardrail are firm.
5 Check each light and switch.
6 Check each faucet.
7. To close the house, check the original of the completion record acceptance form and the measured housing area table. Otherwise, once the answer comes out, it will be too late to ask the question of area. In judicial practice, if no objection is raised when the house is closed, it is regarded as the fact that the purchaser gives up the right to dispute the area.
8. Pay attention to the window hinges and water pipes when closing the house. There are many problems.
First article
After the house has the conditions for use, the developer will deliver the house to the buyer, which means that the buyer will accept the house. Compared with the general commodity sale, the delivery of the house is more complicated, because it involves two aspects, on the one hand, the performance of the house sale contract, on the other hand, the establishment of the property management contract. Article 11 of the model contract specifically stipulates the handover of houses. This paper explains several main issues.
General procedures for handing over houses
1. The developer issued a notice of repossession. The notice of closing the house includes the closing time, the fees to be paid, and the handling of failing to close the house on time. The forms of notification are telephone, fax, letter, etc. To be on the safe side, the developer should use a registered letter in addition to telephone and fax notices, otherwise it will be difficult to prove that he has issued a notice of repossession to the buyers, which may lead to the adverse consequences of delaying the delivery of the house.
2. Buyers pay related fees. Such as house price settlement, property fee, public maintenance fund, etc.
Step 3 check the house. Buyers check and accept the house to see if there are any quality problems, raise quality problems with the developer, and the developer will rectify them. After maintenance, the buyers will check the house.
4. The buyer receives the house. After the house is accepted, the developer will give the key to the buyer. Generally speaking, the delivery of keys is the main symbol of house handover. Except for the ownership (the time of ownership transfer shall be subject to the time when the management authority handles the transfer formalities), all rights related to the house shall be exercised by the buyer when the key is delivered. Of course, the risks at this time are also borne by the buyers (such as the risk of house loss caused by fire and earthquake after the house is delivered).
How to close the house
Many property buyers are not very clear about how to close the house. In fact, there are three main problems in repossession.
1. View related files. As a property buyer, we must first examine whether the house has the conditions for delivery. The terms of delivery are clearly stipulated in Article 8 of the contract. From Beijing's point of view, it is generally stipulated in the contract that the house obtains the Beijing construction project completion record form as a prerequisite for delivery. According to the Administrative Measures for the Transfer of Urban Houses in Beijing, which was implemented in February this year 1, the completion record form has become the legal condition for developers to hand over the house. If there is no completion record form, as a property buyer, you can generally refuse to accept the house.
In addition, property buyers have to review several documents, including: residential quality specification, residential quality guarantee, housing area calculation table, etc.
2. Review the housing quality. The owner's house inspection mainly depends on whether the house conforms to the contract, including the type, orientation, area and structure. If these aspects change, buyers can ask to return a house. In addition, it is also important to check whether there are quality problems in the house. If there is a quality problem, you should find a developer to repair it, and then check the house after the repair.
3. Check the delivery fee. A series of expenses are involved when handing over the house.
House price settlement. For the auction house, the contract price is calculated according to the predicted area of the house. After the house is completed, the measured area will definitely be different, and the two sides will settle the house price according to the area difference.
Property management fee. As the adjacent properties of different properties, the mandatory property management system is implemented. Property buyers, whether they move in or not, begin to enjoy the services of the property management company in the early stage, so they have to pay the property management fee when they close the house. According to the current regulations in Beijing, property management companies can charge property fees for up to one year at a time.
Public maintenance fund. Public maintenance fund is a fund prepared for major and medium repairs of public parts and facilities of houses. It can be paid according to 2% of the house price, can be handed over to the developer, or can be directly handed over to the housing department of the Housing Authority.
The second article
1 Trick: Look at "filing" and keep "two copies"
Before moving into the new house, the owner should see a copy of the relevant filing documents of the project to confirm that the project is a legal building; At the same time, it should obtain the "residential quality guarantee" and "residential instruction manual" provided by the developer.
2 strokes: the bathroom is watertight and does not exist.
Check the bathroom floor for leaks. You can put sand in a plastic bag on the floor drain and then store some water in the bathroom. After 24 hours, go to the corresponding lower toilet to see if there is any water leakage at the top. This test is best carried out at the same time with the upper-level residents, so that it can not only detect whether the floor of the bathroom leaks, but also detect whether the top of the bathroom leaks.
Check whether there is water on the bathroom floor. You can also store some water in the bathroom first, and then drain it to see if there is water on the floor. Qualified ground can't have water, because the floor drain is the lowest place in the bathroom. But in addition to the blank room, leave a certain height of the floor around the floor drain.
4 strikes: tap around and hear the sound of air bursting.
Whether the wall plastering, ground decorative surface and other decorative surfaces are cracked can be known by tapping with a small hammer. If you hear the sound of "empty", it means that there is a gap between each surface and the wall (ground) surface, and it needs to be reworked; If you hear a dull crash, it means they are in good contact.
5 tricks: top-level residents check the rain.
If you buy a top floor, be sure to check the top surface of each house for signs of rain leakage. Because according to the requirements of building construction, the delivered house has either passed the "test" of two rainstorms, or the construction party has carried out a rain experiment under the supervision of the supervision unit.
6 strokes: balcony cracks are dangerous.
Generally speaking, most cracks in the wall are not structural cracks, which affect the appearance, but the danger is not great. Structural problems of houses often appear on balconies. If cracks are found at the joint between the room and the balcony, it is likely to be a precursor to the balcony fracture, and the relevant units must be notified immediately.
7 strokes: poor insulation, dripping on the wall.
In winter, if there is dew condensation on the wall of the room (similar to the bottled beer chilled in summer, there are water drops on the wall of the outer bottle at room temperature), there must be something wrong with the insulation layer of this wall.
8 trick: turn on the faucet to check for water leakage.
Turn on the faucet to know whether the upper and lower water pipes are leaking, leaking or blocked. It should be noted that the bigger the water flow, the more urgent it is. One is to look at the water pressure, and the other is to try the drainage speed.
9 trick: the heating branch pipe has a slope.
The heating branch pipe and the return branch pipe are not placed horizontally. The end of the water supply branch pipe connected to the water inlet pipe is higher than the end connected to the radiator, and the heights of the two ends of the water return branch pipe are just opposite. This slope is directly proportional to the length of the two branches, generally 1% per meter.
10 trick: set the heating pipe.
The heating pipe should pass through the wall and floor (put a small piece of pipe on the pipe at the joint between the pipe and the wall or floor). The casing on the ground should be 2-3 cm higher than the ground, and the newly renovated casing should be 5 cm higher than the ground. Its function is to prevent the wall and floor from arching and cracking after the heating pipe expands with heat and contracts with cold.
1 1 Tip: It is very important to turn off the power.
When switches and meters are outdoors, check whether they can control indoor lamps and sockets. The method is whether the indoor power supply is completely cut off after the switch is turned on; If there are switches in the room, you should also check whether each switch completely controls each branch line.
12 trick: the safety socket protects children.
In order to prevent children from putting their fingers into the socket holes, all sockets 30 cm above the ground must be equipped with safety devices.
13 trick: there are many rules for toilet sockets.
Should the power socket in the bathroom be moisture-proof and splash-proof? The lighting seat in the bathroom must be a magnetic mouth safety lamp holder? There should be no socket above the washbasin.
14 trick: the kitchen and bathroom are close to the ventilation duct.
Kitchen and bathroom should be arranged near ventilation pipes, which is conducive to the rapid discharge of odor, waste gas and other gases and keep indoor air clean.
15 trick: pull the switch interface.
Check the firmness of the switch and socket, especially don't forget to open the line interface of the telephone and TV, and pull it hard to see if it is empty.
The third article
1. Is there a gap between the window and the concrete interface? The window frame is easy to play, and the joints of the frame wall must be dense, and there can be no gaps.
2. Are the opening and closing windows in all parts of the house too tight? Is the opening and closing smooth?
3. Are there cracks in the roof? Generally speaking, cracks parallel to beams are common quality problems at present. Although there are quality problems, it basically does not hinder the use; If the crack is at an oblique angle of 45 degrees to the corner, or even perpendicular to the beam, it means that the house is seriously settled and the structural quality problem is serious.
4. See if there are pits on the roof? This kind of pitting is called "lime explosion point", which is caused by the lime water not being cured for enough time. If there are pits on it, it will bring great adverse effects to the interior decoration.
5. Is there any local uplift on the wall ceiling? Hit it with a stick. Is there an empty tone?
6. Does the toilet run smoothly? Is the flushing sound normal? Is there a leaking sound in the toilet flush tank?
7. Whether there is a floor drain in the bathroom and kitchen, and whether the slope is appropriate, do not lean towards the door, otherwise water will flow into the room.
8. Try all the switches, sockets and master switches at home. Is there a problem? The locations of various circuits, closed-circuit televisions and telephone sockets should also be carefully understood. 30% of fires are caused by electrical accidents, which has a considerable relationship with the setting of electrical circuits. In order to use electricity safely and conveniently, the state has issued the Code for Residential Design, which stipulates that the number of circuits in each residential building should not be less than five. Adding loops can ensure the service life of wires and reduce the occurrence of short-circuit fire accidents.
9. Is there any water stain on the ceiling? Cracks? If there is water stain, it means there is water leakage. If you live in a penthouse, you must not forget to observe whether the top floor leaks water.
10. What is the material of the water supply pipe? At present, most water supply pipes use copper pipes. Copper pipes can be safely used for 50 years. Copper can inhibit the growth of bacteria and increase the copper content in water, which is beneficial to health.
1 1 Test whether the gas water heater switch is suitable?
12. Are all the pipelines in the living room and living room exposed? Is there a pipe through it? Because there are many pipelines passing through the living room, it will cause decoration difficulties and visual obstacles, which will affect the overall feeling.
13. How is the tap water quality? Pay attention to distinguish between municipal water and community-owned water.
14. Are there any special inclinations of the walls and ceiling floors? Bend over? Wave? Where are the bumps or depressions? The easiest way is to shine a flashlight on the wall and ceiling, and you can see at a glance whether there is a bulge.
15, check whether the room is clean? Is there any construction waste residue? Check all detachable spaces for garbage.
16. The developer is required to issue a property completion record form and a detailed list of the measured area of the surveying and mapping unit.
The equipment should be brought on the day of recovery.
1, a camera with date display function, so as to take photos of the problem as proof.
2, pen and paper, write down the problem immediately.
3. It is convenient to post a stack of notes, write down problems and maintenance suggestions, and post them where there are problems, which is convenient for maintenance personnel to find.
4. Flat small appliances with three plugs (such as hair dryers and electric razors). ) plug it into various power outlets in the house and check whether the power supply has been completely connected.
5, sales brochures, at the same time to see whether the kitchen, bathroom and other ancillary equipment meets the original commitment of the developer.
6. Ask friends who have experience in repossession to help provide suggestions and find problems.
The fourth article
What should I check when I repossess the building?
-The area, electricity, roof, floor, decoration, structure and external wall should not be less than the purchase area.
From the practice of housing handover, most buyers only pay attention to the acceptance of housing structure and decoration quality, but ignore the verification of housing area because they don't know much about the calculation method of commercial housing sales area. In fact, the size of housing area not only affects the final property right, but also involves the house price, which has a direct impact on the economic interests of buyers. Therefore, checking the sales area of the purchased house is also an important link in the house acceptance work, which should be highly valued by buyers. The purchase area shall be calculated according to the latest "Rules for Calculation of Commercial Housing Sales Area and Allocation of Public Building Area (Trial)" promulgated and implemented by the Ministry of Construction.
electrical
1, electrical wiring installation should be smooth, firm, straight, conduit should be over the wall. The conduit connection must be tight, and the aluminum wire connection shall not be spliced or knotted. When using pipeline wiring, the connection points must be tight and reliable, so that the pipeline is structurally integrated with electricity and has reliable grounding;
2. Electric meters or reserved meters shall be installed according to sets (units), and grounding devices shall be provided;
3, lighting appliances and other low-voltage electrical installation bracket must be solid, complete parts, good contact, correct position;
4. All connection points of various lightning protection devices must be solid and reliable;
5, the elevator should be able to accurately start running, floor selection, flat floor, stop floor, the noise and vibration of the traction machine shall not exceed the specified value. Safety devices such as brakes, speed limiters and alarms should be sensitive and reliable;
6 houses with shielding effect on TV signals, houses with weak TV signals or houses with complex reflected waves in high-rise buildings should be equipped with TV antennas;
7, equipped with air conditioning, washing machine, refrigerator, electronic water heater, electronic gas stove, electronic monitoring alarm system of senior residential, should check whether the distributor equipment can run normally, all kinds of pipes are safe and reliable;
8. For houses with telephones, check whether the telephone lines are opened as scheduled, whether the answering effect is harmonious, and whether the telephone charges have been paid off. In addition, water inspection, sanitation, fire fighting, supporting facilities and other equipment are needed.
Roof covering method
1, all kinds of roofs must be well drained without water accumulation and leakage;
2. The flat roof should have heat insulation measures, and the houses with more than three floors should be provided with manholes in the public parts of the roof;
3. Balcony and residential roof with more than three floors should have organized drainage, and outlets, eaves gutters and downpipes should be installed firmly, with smooth interfaces and no leakage.
ground
1, the surface and the base must be firmly bonded without hollowing, the overall plane is flat, and there are no defects such as cracks, peeling and sanding. Block surface (such as teak floor) should be smooth and uniform, with straight joints and no edges and corners;
2, bathroom, balcony, bathroom floor and the relative elevation of the adjacent ground should comply with the design requirements, there should be no water, not allowed to pour the water and leakage;
3, MuLou ground should be smooth and firm, joint tightly.
Experience in building inspection
1. After acceptance of civil engineering, the overall appearance of the building is not inclined, and there is no obvious dimensional deviation of indoor beams, columns and walls (please take a tape measure); There is no obvious crack on the wall, floor and ceiling; The batch layer has no defects such as turtle crack, peeling, sand hole and foaming; The joint between doors and windows and the wall should be smooth and without edges and corners.
Second, the water supply and drainage engineering acceptance 1. There is no water seepage at the joint of water supply and drainage pipeline, especially at the joint of plastic pipe; 2. All water pipes are in normal condition, the toilet is not leaking, the water pipes are not damaged, and the joints are well sealed; 3, kitchen, bathroom, balcony ground slope is enough, floor drain without blockage, rapid drainage; 4. The kitchen and bathroom shall be soaked for 24 hours without leakage, among which: (1) There shall be no water leaking from the wall at the outlet of the floor drain; (2) There should be no water seeping from the kitchen and bathroom along the footings to the walls and footings of halls and rooms; (3) Don't let the water from the kitchen, bathroom and balcony of the upper-level residents seep down to the corresponding ceiling of your house (especially check the ceiling lamp holder and the vertical nozzle); (4) The ceiling, corner and wall under the roof (especially around the window) should have no traces of rainwater infiltration (it should be inspected within two days after heavy rain);
Iii. Acceptance of lighting power consumption project 1, check the sensitivity of indoor power main switch and leakage protection device (generally press the test button of the electrical appliance to see if the protector can work); 2. Check whether the indoor wiring direction is reasonable and beautiful; 3. Whether the three-wire socket has been installed and connected with the ground wire; 4. The switch of lamps and lanterns is normal, and the socket can be electrified (don't test with a rechargeable razor); 5. The doorbell and alarm system work normally;
Iv. Acceptance of decoration works (including sanitary ware) 1, wooden floor, ceramic tile, window sill marble, etc. , no crack and color difference, smooth, empty drum (small hammer is not empty); 2, metope, smallpox latex paint or lime color is correct, uniform, no peeling phenomenon on the surface; 3. When there are no wooden floors and floor tiles, the cement floor should be roughly flat; 4. Aluminum alloy or steel wood doors and windows should be installed correctly and firmly, without distortion, with flexible switches and complete accessories, especially the installation of balcony windows and floor-to-ceiling glass doors. There are so many details to be inspected, it is best for buyers to ask professionals for assistance when inspecting the house. The problem is not obvious at once. So it doesn't hurt to visit a few times.
Precautions:
What should the buyer do after receiving the notice of occupancy?
2. 1 The house can be closed on the date agreed in the notice. When closing the house, first check whether the documents provided by the real estate agent meet the above requirements, and whether there is a chapter on the completion record form that the Construction Committee agrees to put on record (the completion record has been changed to the Project Quality Management Office of the Construction Committee), and then conduct on-site acceptance of the house.
2.2 Before handing over the keys with real estate developers, we should pay attention to the following issues:
2.2. 1 Check whether the house you are staying in is your own house. If it is inconsistent with the purchase contract, annex and supplementary agreement, you should submit it to the real estate agent for re-examination and replacement;
2.2.2 If there is any area error, you should put forward your own opinions to the real estate agent according to the contract before moving in;
2.2.3 Check the house quality by yourself. If structural problems are found, they should be raised with the real estate agent before moving in and reflected to the relevant departments; If non-structural problems are found, a written record should be made truthfully when handing over to the real estate agent, and the real estate agent should be required to make a written commitment to carry out maintenance within a certain period of time;
2.2.4 Inspect the equipment in the house according to the purchase contract, annexes and supplementary agreements, and check the completeness and usage of water, electricity, gas and heat equipment. If there are any discrepancies or defects, ask the real estate agent to indicate them on the handover list at the time of handover, and ask the real estate agent to confirm the specific replacement and completion date in writing;
2.2.5 Items that cannot be determined in the House Delivery Verification Sheet or House Delivery Sheet provided by the real estate agency shall be marked as "unknown" or "unknown", and both parties shall sign or seal the marked places.
3 what should I do if the purchaser does not meet the delivery conditions?
3. 1 Many property buyers don't take action against the real estate developers, naively thinking that the real estate developers will make compensation or terminate the contract according to the contract, but the reality is not like that at all, and the rights depend on their own opinions. If property buyers do not put forward or advocate, or even think that they will live in the house first, they do not know that they have given up their rights, which is equivalent to acquiescence to the default of real estate developers.
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 area error ratio exceeds 3%;
Pay attention to the warranty period of the house when you close it.
4. 1 Article 33 of the Measures for the Administration of Commercial Housing Sales issued by the Ministry of Construction: "Real estate development enterprises shall undertake the quality warranty responsibility for the commercial housing sold. The parties shall stipulate the warranty scope, warranty period and warranty responsibility in the contract. The warranty period is calculated from the date of delivery. "
4.2 With regard to the length of the warranty period, according to Article 33 of the Measures for the Administration of Commercial Housing Sales: "The warranty period of commercial housing shall not be less than that stipulated in the quality warranty issued by the construction contractor to the real estate developer; If the duration is less than the minimum warranty period determined by the Regulations, the warranty period shall not be less than the minimum warranty period determined by the Regulations. " Therefore, the real estate agent bears the warranty responsibility for the purchaser, but the contractor of the construction project actually undertakes the warranty work, and the warranty period shall be subject to the time promised by the contractor of the construction project to the real estate agent. The "regulations" mentioned in this article refers to the "regulations on the implementation of residential quality warranty and residential use description system for commercial housing" stipulated in Article 32 of the Measures for the Administration of Commercial Housing Sales, in which Article 6 stipulates: "If the state has other provisions on the quality warranty period of residential projects, the warranty period shall be implemented in accordance with the state regulations."
4.3 Then, according to Article 40 of the State Council's Regulations on Quality Management of Construction Projects, under normal use conditions, the minimum warranty period of construction projects is:
4.3. 1 The basic engineering, foundation engineering and main structure engineering of building construction are the reasonable service life of the project specified in the design documents; (Note: This service life may reach the service life of the building. )
4.3.2 Roof waterproofing works, leakage prevention for bathrooms, rooms and external walls with waterproof requirements, 5 years;
4.3.3 The heating and cooling system consists of two heating periods and cooling periods;
4.3.4 Electrical piping, water supply and drainage piping, equipment installation and decoration works, 2 years;
4.3.5 The warranty period of other projects shall be agreed by the Employer and the Contractor;
4.3.6 The warranty period of the construction project shall be calculated from the date of completion acceptance;
4.4 Therefore, the author thinks that it is more accurate to say that the warranty period of a construction project is calculated from the date of completion and acceptance. Even if the real estate agent and the purchaser agree that the warranty period is calculated from the delivery date, it is likely to subtract the time from the completion and acceptance of the house to delivery. Buyers who buy weifang or xianfang must pay attention to the time limit of the warranty period when collecting the house, so as not to miss the warranty time.
5. Analysis of some behaviors of real estate developers in Beijing at present.
5. 1 Forcing the buyers to entrust themselves or the companies entrusted by them to handle the real estate license under various pretexts, and forcibly "collecting" the deed tax and the public maintenance fund.
5. 1. 1 Basic countermeasures-the buyer has the right to refuse.
5. 1.2 According to the provisions of China's Contract Law and Consumer Protection Law, the real estate agent can only hand over the house according to the delivery conditions agreed in the purchase contract signed with the purchaser, and can't use his favorable position of mastering the key when handing over the house to coerce the purchaser to accept the additional conditions unilaterally put forward by himself. If unilaterally increasing the unacceptable conditions of the purchaser affects the delivery of the house, it must bear the liability for breach of contract and pay liquidated damages to the purchaser.
5. 1.3 Article 29 of the Law of People's Republic of China (PRC) Municipality on Tax Collection and Management clearly stipulates: "No unit or individual may carry out tax collection activities except tax authorities, tax personnel and units and personnel entrusted by tax authorities according to laws and administrative regulations." So far, Beijing Local Taxation Bureau has only entrusted Beijing Municipal Bureau of Land Resources and Housing to collect deed tax.