Clearing up doubts
1. First of all, it must be made clear that the collection of non-acceptable housing is the owner’s right and the right can be abandoned and postponed. It is the developer’s obligation not to submit the room, and the obligation must be fulfilled on time.
2. The main process of normal housekeeping on site: Presenting the owner's certificate (buying a house contract, etc.) - Checking and receiving the relevant documents to hand over the house - Asking for a key - Testing the house (including community planning) - Signing the "house handover book" - Taking leave .
3. It is not necessary to sign the “Notice of Receiving a Houseâ€. The “Notice of Receiving a House†is for the developer to prove that he has not submitted a house breach of contract (although, from a logical point of view, it cannot be proved, but the relevant department approves the certificate, so the owner can not prevent it.) and a pre-information to the owner.
4. At the transfer of the house, you must not sign the "house handover letter" first and then collect the key. Due to the current characteristics of China, where the dispute arises, as long as the owner has signed the “house handover letterâ€, even if the housing does not meet the conditions for lodging, the owner’s success is rare.
5. The proof of delivery includes the "Resident Housing Quality Acceptance Table", "Dwelling Operation Manual" and "Residential Quality Assurance Certificate". In the absence of any of the above, the owner has the right to refuse to accept the house. However, these vouchers can be easily issued to the owners by the unilateral production of the developers, and these are not the key proofs of the housing qualification.
6. “Comprehensive acceptance†is the comprehensive inspection conducted by the Construction Committee on the quality, design, planning, fire protection, and environmental protection of the entire completed community. According to the law, houses that have not passed comprehensive inspection and acceptance cannot be delivered. Therefore, through comprehensive inspection and acceptance, it is the key to formal delivery.
According to the national regulations, the completed houses shall be checked and accepted by the quality supervision station after passing the acceptance check by the developer organization, and then through comprehensive inspection and acceptance before the housing can be delivered.
The current acceptance procedure in Changsha is reversed: After the developer organization has passed the inspection, the joint inspection and acceptance by the Construction Committee shall be organized first (we do not think that the comprehensive inspection and acceptance has been cancelled), and will be submitted to the Quality Supervision and Inspection Station for acceptance and filing, and the “Completion Acceptance Record for Construction Projects shall be issued. Tables before you can make a room.
Therefore, the owner who has no access to the "Construction Project Acceptance Record Form" has the right to refuse to accept the house. When inspecting the “Construction Project Completion Acceptance Record Formâ€, it is only necessary to review the “recording opinions†on the last page. If the “recording opinion†indicates the part of the record, conditional pending delivery, etc., then the house cannot be delivered yet. Even though the house has already obtained the “Construction Project Completion Acceptance Record Formâ€, the owner still has the right to refuse to accept the house.
7. Acceptance of housing through comprehensive inspection does not necessarily mean that it is qualified. Many cases have shown that some houses have not yet commenced construction and have obtained all the inspection and acceptance documents signed by the government. We do not intend to comment on the government’s assessment. We only remind the owners that they can’t just look at certain documents and that it’s best to test them on site. Because China is still largely self-reliance. When the house is inspected on site, the owner has the right to request a review of the construction drawings of the house. Because the owner has the right to be informed of the true state of the house. Without a construction drawing for reference, it is impossible to know whether the house is constructed according to the plan, whether it meets the standards approved by the state, and whether the actual state of the house is consistent with the status of the house. The construction drawings can be obtained from the developer or from the property company (the developer should deposit the relevant drawings with the property).
8. If the quality of the house (including design and planning) fails, it means that the house does not meet the delivery conditions. Since they cannot be delivered because they do not meet the conditions, owners may refuse to sign the "household handover book" if they have reason to reject it. (Of course, if the quality problem can be tolerated within the limits of the owner, it may also consider rectifying the first housing afterwards). At the same time, attention should be paid to the developer and the property company in a letter of deadline (telegram or express delivery) to require developers to bear the responsibility for breach of contract by delaying delivery of the housing and require the property company to undertake the obligation of acceptance when receiving the property. The responsibility for breach of contract caused the owner to suffer losses. Use this as evidence.
9. Upon receipt of the house, the "Property Maintenance Fund Payment Certificate" with the special chapter of the maintenance fund window and the "Difference Certificate of Deed Taxation" with the special financial seal for deed tax revenue shall be required and shall be obtained within a reasonable time limit. If the developer did not hand over the maintenance fund and the deed tax to the relevant government departments, the above two certificates could not be obtained, and the owner would not be able to obtain the title certificate.
10. With respect to the “Owners’ Convention†formulated by the property company, the owner has the right to refuse to sign, which does not constitute a reason for the developer not to submit the housing. As the name suggests, the owner's convention must be formulated by the owner to regulate the behavior of the owners. The property company serves the owner and obeys the owner and has no right to formulate any system that restricts the behavior of the owner.
11. If the property company uses the access management IC owner's card for the convenience of management, the card is not a necessity for the owner (decorator) to live, but is a necessity of the property management means and belongs to the management equipment of the property company, and this necessary price Already included in the property management fee. Equipping the owner with an IC card is an obligation of the qualified property company, so the card is provided to the owner free of charge when the room is handed over. Owners do not have to pay for the obligations of others.
12. When a house is purchased or delivered, if a staff member invites certain landlords to join the future owners' committee, and this is the case, or if the candidates for the future business committee are inexplicably specified and elected in silence, the industry committee The representativeness of the conference will inevitably be compromised because China is rich in "traitors." In the future, only the majority of owners will be subject to control.
What kind of "equipment" should be taken for acceptance of new houses?
1. A plastic washbasin ---- for the acceptance of the sewage pipeline 2. A small hammer ---- for the acceptance of the house wall and the ground is empty drum 3. A pair of calipers ---- used to measure cracks Width 4. A 5 m tape measure - used to measure the house's net height 5. A multimeter - used to test whether the various power sockets and weak electricity class flow 6. A calculator - --- Calculated data 7. A pen - for signature 8. A broom - used to clean indoor hygiene 9. A small stool and some newspapers, plastic bags, packaging ropes - long time , can take a break and the normal acceptance of the pre-closed sewer pipe generally takes 2 to 3 hours, and it is recommended that you get early in the morning, such as 8 o'clock, or 2:30 p.m.
What should I do when I go to the property management office? First of all, go to the property department to check the data section. There are several pieces of information that need to be checked: A. The "Residential Quality Assurance Certificate" of the house (can be taken away)
B. "House Use Instructions" (can be taken away)
C. "Completion Acceptance Record Form"
D. Area measurement table
E. Pipeline Distribution As-built Drawings (Water, Strong Electricity, Weak Electricity, Structures) (Can be Taken away) If the real estate agent is fully prepared, it is generally possible to view the data within 10 minutes. Second, verification of areas, contracts, and prices is a problem that often takes care of them. Confirm whether the drawing of the sales contract is consistent with the reality, whether the structure is the same as the original design, whether the area of ​​the house has been actually measured by the real estate department, and whether there is any difference with the contract signing area (check the sale contract first, and see how much the error is, Usually 3%, not considered within 3%, beyond the part of the deal, the proposed contract is 2% error, but not more than 5% is better). The contract between the two parties shall prevail. Generally this time varies from person to person, time is 30 to 40 minutes.
What are the steps to check the house? After reading the information, you can basically go to the acceptance of the house. For the time being, don't deliver some property expenses and related expenses. At this time, the property will urge you to deliver, you can negotiate with them, and after the acceptance, you will pay the cost again. Take the key from the property and there should be a floor key, an entry door key, and a mailbox key. Then you can go to the house with the property staff. A look at a detailed inspection of the quality of the house, including doors and windows, balconies and other parts of the phenomenon of cracking (large risk of cracks in the balcony). Whispering: Because the new house is empty for a long time, there will be some dust and construction debris in the door and window track, so you must not be very impulsive, use brute force to pull the doors and windows, when you feel a sense of blocking, take a closer look, with a broom You can see after clearing. Second, look at the flatness of the wall, see if it seeps, and if there is a crack. Whispering: In particular, check if there are any traces of water on the walls, especially on the top of the kitchen, the exterior of the bathroom, etc. If any, be sure to find out the reasons as soon as possible. Third, look carefully at the ground and carefully inspect the ground for cracks in the empty shell. Whispering: If you have any empty drums, you must be obliged to accompany the property personnel to repair them as soon as possible. Otherwise, it will be easy to break through the floors during the renovation and hinder the relationship between the neighbors. (The above 3 items can be used for small gimmicks and calipers.) 4 Look at the smooth flow of utilities and whether they can be used normally. Open the tap to check for leaks, try to make the flow bigger and anxious. Let's take a look at the water pressure. Secondly, try the drainage speed (usually a new house will be equipped with a simple faucet to the owner). Use a multimeter to measure whether each strong or weak power is unblocked. Whisper: Close the gate and check if each gate fully controls the branch lines. Five to see the acceptance of the water situation, the first use basin water, and then to the various water irrigation, respectively, basin water, bathtub water, toilet water, kitchen and bathroom and balcony floor drain, basically every sink should be poured into two basins Around the water, you should hear the noise and surface water. Whispering: After doing this, make sure that there are no problems. We must bring these waters (such as basin water, bathtub water, and toilet water) into the mouth as soon as possible, and then put them in a plastic bag to cover the nozzles. The water must be tamped. (Remember to leave a place that can be pulled off). Six to see the acceptance of ground water conditions. Water is released in the toilet and shallow (about 2cm high). Afterwards, the owners who are downstairs are expected to check the ceiling of their home toilet after 24 hours. Whispering: After all the water has been used up, the water meter should be turned on again to see the number of the water meter and record it. At the same time, the number of the meter should be recorded. Seventh, check whether there are omissions in the facilities and equipment indicated on the sales contract, and whether the brands and quantities are in compliance. Whispering: Usually in this area, there should be no big problem, but it is really necessary to verify it carefully. 8 Look at the floor height of the building and use a 5 meter tape to sample the location and data of the source. Whisper: It is best to record the water meters, meter numbers, floor height, toilet pit distance, bath length and width, shower room size, ceiling height on a small notebook, and write some data and questions on the acceptance house. The property company provided the paper.
In the end, check the work. If there is no problem, then pay the money. If there is a problem, you need to determine the solution and the date of settlement with the property person to see if the result of the settlement will affect the collection. If it does, you need to negotiate. Now.
1. First of all, it must be made clear that the collection of non-acceptable housing is the owner’s right and the right can be abandoned and postponed. It is the developer’s obligation not to submit the room, and the obligation must be fulfilled on time.
2. The main process of normal housekeeping on site: Presenting the owner's certificate (buying a house contract, etc.) - Checking and receiving the relevant documents to hand over the house - Asking for a key - Testing the house (including community planning) - Signing the "house handover book" - Taking leave .
3. It is not necessary to sign the “Notice of Receiving a Houseâ€. The “Notice of Receiving a House†is for the developer to prove that he has not submitted a house breach of contract (although, from a logical point of view, it cannot be proved, but the relevant department approves the certificate, so the owner can not prevent it.) and a pre-information to the owner.
4. At the transfer of the house, you must not sign the "house handover letter" first and then collect the key. Due to the current characteristics of China, where the dispute arises, as long as the owner has signed the “house handover letterâ€, even if the housing does not meet the conditions for lodging, the owner’s success is rare.
5. The proof of delivery includes the "Resident Housing Quality Acceptance Table", "Dwelling Operation Manual" and "Residential Quality Assurance Certificate". In the absence of any of the above, the owner has the right to refuse to accept the house. However, these vouchers can be easily issued to the owners by the unilateral production of the developers, and these are not the key proofs of the housing qualification.
6. “Comprehensive acceptance†is the comprehensive inspection conducted by the Construction Committee on the quality, design, planning, fire protection, and environmental protection of the entire completed community. According to the law, houses that have not passed comprehensive inspection and acceptance cannot be delivered. Therefore, through comprehensive inspection and acceptance, it is the key to formal delivery.
According to the national regulations, the completed houses shall be checked and accepted by the quality supervision station after passing the acceptance check by the developer organization, and then through comprehensive inspection and acceptance before the housing can be delivered.
The current acceptance procedure in Changsha is reversed: After the developer organization has passed the inspection, the joint inspection and acceptance by the Construction Committee shall be organized first (we do not think that the comprehensive inspection and acceptance has been cancelled), and will be submitted to the Quality Supervision and Inspection Station for acceptance and filing, and the “Completion Acceptance Record for Construction Projects shall be issued. Tables before you can make a room.
Therefore, the owner who has no access to the "Construction Project Acceptance Record Form" has the right to refuse to accept the house. When inspecting the “Construction Project Completion Acceptance Record Formâ€, it is only necessary to review the “recording opinions†on the last page. If the “recording opinion†indicates the part of the record, conditional pending delivery, etc., then the house cannot be delivered yet. Even though the house has already obtained the “Construction Project Completion Acceptance Record Formâ€, the owner still has the right to refuse to accept the house.
7. Acceptance of housing through comprehensive inspection does not necessarily mean that it is qualified. Many cases have shown that some houses have not yet commenced construction and have obtained all the inspection and acceptance documents signed by the government. We do not intend to comment on the government’s assessment. We only remind the owners that they can’t just look at certain documents and that it’s best to test them on site. Because China is still largely self-reliance. When the house is inspected on site, the owner has the right to request a review of the construction drawings of the house. Because the owner has the right to be informed of the true state of the house. Without a construction drawing for reference, it is impossible to know whether the house is constructed according to the plan, whether it meets the standards approved by the state, and whether the actual state of the house is consistent with the status of the house. The construction drawings can be obtained from the developer or from the property company (the developer should deposit the relevant drawings with the property).
8. If the quality of the house (including design and planning) fails, it means that the house does not meet the delivery conditions. Since they cannot be delivered because they do not meet the conditions, owners may refuse to sign the "household handover book" if they have reason to reject it. (Of course, if the quality problem can be tolerated within the limits of the owner, it may also consider rectifying the first housing afterwards). At the same time, attention should be paid to the developer and the property company in a letter of deadline (telegram or express delivery) to require developers to bear the responsibility for breach of contract by delaying delivery of the housing and require the property company to undertake the obligation of acceptance when receiving the property. The responsibility for breach of contract caused the owner to suffer losses. Use this as evidence.
9. Upon receipt of the house, the "Property Maintenance Fund Payment Certificate" with the special chapter of the maintenance fund window and the "Difference Certificate of Deed Taxation" with the special financial seal for deed tax revenue shall be required and shall be obtained within a reasonable time limit. If the developer did not hand over the maintenance fund and the deed tax to the relevant government departments, the above two certificates could not be obtained, and the owner would not be able to obtain the title certificate.
10. With respect to the “Owners’ Convention†formulated by the property company, the owner has the right to refuse to sign, which does not constitute a reason for the developer not to submit the housing. As the name suggests, the owner's convention must be formulated by the owner to regulate the behavior of the owners. The property company serves the owner and obeys the owner and has no right to formulate any system that restricts the behavior of the owner.
11. If the property company uses the access management IC owner's card for the convenience of management, the card is not a necessity for the owner (decorator) to live, but is a necessity of the property management means and belongs to the management equipment of the property company, and this necessary price Already included in the property management fee. Equipping the owner with an IC card is an obligation of the qualified property company, so the card is provided to the owner free of charge when the room is handed over. Owners do not have to pay for the obligations of others.
12. When a house is purchased or delivered, if a staff member invites certain landlords to join the future owners' committee, and this is the case, or if the candidates for the future business committee are inexplicably specified and elected in silence, the industry committee The representativeness of the conference will inevitably be compromised because China is rich in "traitors." In the future, only the majority of owners will be subject to control.
What kind of "equipment" should be taken for acceptance of new houses?
1. A plastic washbasin ---- for the acceptance of the sewage pipeline 2. A small hammer ---- for the acceptance of the house wall and the ground is empty drum 3. A pair of calipers ---- used to measure cracks Width 4. A 5 m tape measure - used to measure the house's net height 5. A multimeter - used to test whether the various power sockets and weak electricity class flow 6. A calculator - --- Calculated data 7. A pen - for signature 8. A broom - used to clean indoor hygiene 9. A small stool and some newspapers, plastic bags, packaging ropes - long time , can take a break and the normal acceptance of the pre-closed sewer pipe generally takes 2 to 3 hours, and it is recommended that you get early in the morning, such as 8 o'clock, or 2:30 p.m.
What should I do when I go to the property management office? First of all, go to the property department to check the data section. There are several pieces of information that need to be checked: A. The "Residential Quality Assurance Certificate" of the house (can be taken away)
B. "House Use Instructions" (can be taken away)
C. "Completion Acceptance Record Form"
D. Area measurement table
E. Pipeline Distribution As-built Drawings (Water, Strong Electricity, Weak Electricity, Structures) (Can be Taken away) If the real estate agent is fully prepared, it is generally possible to view the data within 10 minutes. Second, verification of areas, contracts, and prices is a problem that often takes care of them. Confirm whether the drawing of the sales contract is consistent with the reality, whether the structure is the same as the original design, whether the area of ​​the house has been actually measured by the real estate department, and whether there is any difference with the contract signing area (check the sale contract first, and see how much the error is, Usually 3%, not considered within 3%, beyond the part of the deal, the proposed contract is 2% error, but not more than 5% is better). The contract between the two parties shall prevail. Generally this time varies from person to person, time is 30 to 40 minutes.
What are the steps to check the house? After reading the information, you can basically go to the acceptance of the house. For the time being, don't deliver some property expenses and related expenses. At this time, the property will urge you to deliver, you can negotiate with them, and after the acceptance, you will pay the cost again. Take the key from the property and there should be a floor key, an entry door key, and a mailbox key. Then you can go to the house with the property staff. A look at a detailed inspection of the quality of the house, including doors and windows, balconies and other parts of the phenomenon of cracking (large risk of cracks in the balcony). Whispering: Because the new house is empty for a long time, there will be some dust and construction debris in the door and window track, so you must not be very impulsive, use brute force to pull the doors and windows, when you feel a sense of blocking, take a closer look, with a broom You can see after clearing. Second, look at the flatness of the wall, see if it seeps, and if there is a crack. Whispering: In particular, check if there are any traces of water on the walls, especially on the top of the kitchen, the exterior of the bathroom, etc. If any, be sure to find out the reasons as soon as possible. Third, look carefully at the ground and carefully inspect the ground for cracks in the empty shell. Whispering: If you have any empty drums, you must be obliged to accompany the property personnel to repair them as soon as possible. Otherwise, it will be easy to break through the floors during the renovation and hinder the relationship between the neighbors. (The above 3 items can be used for small gimmicks and calipers.) 4 Look at the smooth flow of utilities and whether they can be used normally. Open the tap to check for leaks, try to make the flow bigger and anxious. Let's take a look at the water pressure. Secondly, try the drainage speed (usually a new house will be equipped with a simple faucet to the owner). Use a multimeter to measure whether each strong or weak power is unblocked. Whisper: Close the gate and check if each gate fully controls the branch lines. Five to see the acceptance of the water situation, the first use basin water, and then to the various water irrigation, respectively, basin water, bathtub water, toilet water, kitchen and bathroom and balcony floor drain, basically every sink should be poured into two basins Around the water, you should hear the noise and surface water. Whispering: After doing this, make sure that there are no problems. We must bring these waters (such as basin water, bathtub water, and toilet water) into the mouth as soon as possible, and then put them in a plastic bag to cover the nozzles. The water must be tamped. (Remember to leave a place that can be pulled off). Six to see the acceptance of ground water conditions. Water is released in the toilet and shallow (about 2cm high). Afterwards, the owners who are downstairs are expected to check the ceiling of their home toilet after 24 hours. Whispering: After all the water has been used up, the water meter should be turned on again to see the number of the water meter and record it. At the same time, the number of the meter should be recorded. Seventh, check whether there are omissions in the facilities and equipment indicated on the sales contract, and whether the brands and quantities are in compliance. Whispering: Usually in this area, there should be no big problem, but it is really necessary to verify it carefully. 8 Look at the floor height of the building and use a 5 meter tape to sample the location and data of the source. Whisper: It is best to record the water meters, meter numbers, floor height, toilet pit distance, bath length and width, shower room size, ceiling height on a small notebook, and write some data and questions on the acceptance house. The property company provided the paper.
In the end, check the work. If there is no problem, then pay the money. If there is a problem, you need to determine the solution and the date of settlement with the property person to see if the result of the settlement will affect the collection. If it does, you need to negotiate. Now.
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