Policy interpretation of the shanghai guaranteed rental housing management scheme (pilot)
Rental management is a fundamental aspect of secure rental housing management and is a long-term, ongoing process. In order to regulate the management of secure rental housing, in accordance with the circular issued by the shanghai city people's government office on the implementation of the act on the accelerated development of secure rental housing in the city (2021) in the spirit of the shanghai guaranteed rental housing management scheme (preliminary). During the process of developing the scheme, four meetings were held, with the advice of the relevant offices, municipal departments, district housing authorities and enterprises operating part-time rental housing, and were amended in the light of the views of all parties, which were adopted by the municipal housing authority and the municipal housing management board。
The scheme consists of four chapters and fifteen articles, consisting mainly of three elements:
I. Supply and access management
1. Conditions of supply. The scheme provides that guaranteed rental housing may only be supplied on the basis of a different type of project, after obtaining a permit for the delivery of the dwelling, a certificate of completion or a joint acceptance by the relevant department of the district government organization。
2. Access conditions. According to the scheme, guaranteed rental housing is provided to employed persons, their spouses and children who are legally employed in the municipality and whose housing is difficult. The criteria for difficult housing areas are determined in principle on the basis of the fact that the housing building area per household is less than 15 square metres within a certain area of the city. The size of housing buildings per household is determined on the basis of ownership of the home and public rental housing for the family and the spouse and children. The area to be covered by the calculation of housing construction is determined by a combination of commuting factors, in which the guarantee rental housing is located in the seven central urban areas of pushi and in the new area of uyipung, with the families applying for housing in the seven central urban areas of pushi and the new area of uyipung; the guarantee rental housing is located in the other suburbs and the families in the project area is calculated for the building area; and the guarantee rental housing is located within the five new towns, and the area to be included in the calculation of the housing building area may need to be further optimized in the light of the development of the new city and the balance of occupation, specifically by the housing administration of the project district, and is to be implemented with the approval of the municipal housing administration. On the basis of basic access conditions, the rental unit may report to the district housing administration of the project site, taking into account the actual, detailed and increased access conditions of the project。
3. Tenancy rules. The scheme provides for the principle of openness, fairness and fairness in the allocation of guaranteed rental housing. When the conditions of supply are met, the rental unit issues an announcement to initiate the centralization of the rent; during the period of the centralization of the rent, priority shall be given to the protection of the city's owner. The remaining housing stock after the allocation is centralized, with a regularized allocation, and the eligible subject is “first-come, followed by”. Once all or part of the housing stock of the project has been rented, a waiting-for-tension lease is introduced, a waiting list is set up according to the household type and priority is given to securing housingless persons in the municipality. On the basis of the above principles, the rental unit shall establish specific rules for the allocation of rent to the project and report them to the district housing administration in the place where the project is located. The rental unit may not refuse to rent to eligible applicants。
4. Supply standards. Under the scheme, families of up to three persons and single persons may be accommodated in two rooms and below, and two or three children in three rooms and below. Depending on the matching of supply and demand, rental units may also use multi-household break-ups。
5. Eligibility. The scheme provides that persons applying for a guaranteed rental dwelling shall submit such information as an application form, and the rental unit shall, subject to the conditions of access, conduct an audit within five working days, in which the housing situation shall be submitted for verification by the district housing guarantee agency at the project site, which shall produce the results within three working days. The rental unit does not enter into lease contracts for residents whose applications have not been approved。
Rental, lease term and use management
1. Lease price. The scheme provides that the rental price of a guaranteed rental dwelling (one house at one price) shall be set by the rental unit, that the initial pricing and adjustment shall be filed with the district housing administration of the place where the project is located and made public; and that the actual lease price may not be higher than the registered price. Guaranteed rental housing for social supply is subject to a lease price of less than 90 per cent of the rental rent for the same area and the same quality market. At the time of initial pricing, the rental unit shall entrust the specialized real estate valuation agency with the assessment of the rental cost of housing on the same-quality market in the same area of the project; if the office of the leadership group of the district secure rental housing works has doubts about the results of the evaluation, it may be entrusted to a separate evaluation body and the results may be confirmed; if the rental unit has doubts about the results of the evaluation of the office of the leadership group of the district secure rental housing work, it may apply to the municipal association of real estate assessors for validation. When price increases are made, the price increases should be no higher than the increase in rental rents in the same sector of the market monitored by the municipal housing administration over the same period, and not more than 5 per cent per annum. Guaranteed rental housing for the purpose of targeted supply of the park, the unit and the system's employees can be further reduced at rental prices and a progressive mechanism and regulatory rules for lease prices increased with the length of the lease. The municipal housing administration strengthens the supervisory inspection of the initial pricing and adjustment of guaranteed rental housing, as well as the quality of the evaluation of rents by the valuation bodies; problems are identified and rectification is ordered。
2. Rental payments. Under the scheme, rentals for guaranteed rental housing may be charged on a monthly or quarterly basis, with no advance charge for rents of more than one quarter; the lease bond (a deposit) may not exceed one month. Guaranteed rental housing tenants may pay rent from the public housing fund as required。
3. Lease duration. The scheme provides that the duration of a guaranteed tenancy contract is in principle not less than one year (except for special requirements of the lessee) and not more than three years, and encourages the rental unit to enter into a lease contract with the lessee for a period of two or three years. Upon expiration of the lease contract, the resident may renew his or her lease if he or she is re-qualified to qualify for admission; if he or she is no longer eligible for admission, he or she shall withdraw。
4. Use management. The scheme provides that the number of persons living in guaranteed rental housing and the per capita area of residence shall be in accordance with the relevant national and municipal regulations. Rental units should implement security and population management requirements for secure rental housing, and responsibilities for house maintenance and fire safety. Infringements such as sub-prime, sub-lease and sub-lease housing may not be committed by the tenants and the occupants of a guaranteed rental dwelling, otherwise the rental unit may immediately terminate the lease contract and, as agreed in the contract, hold the tenants and the occupants liable for breach of contract and notify the tenant's unit。
Other provisions
1. Inspection. The approach makes it clear that secure rental housing is fully integrated into urban grid management and integrated community governance. The commune and town governments, as well as government agencies such as the neighbourhood offices, park management committees and other agencies in which rental housing is guaranteed, shall establish a system of inspection of the management of the use of sheltered rental housing in the jurisdiction, implement territorial management responsibilities, and strengthen supervision and inspection in the district housing administrations. In the case of rental units that do not comply with the prescribed terms of supply, conditions of access, lease price, lease term guaranteed rental housing, etc., the district housing administration orders the modification or referral to the law enforcement administration for further treatment; in serious cases, the municipality housing administration informs the relevant department of the policy of support for the suspension of guaranteed rental housing, etc。
2. Digital transformation. The scheme makes it clear that on the basis of the city's “one-stop” portal and the municipal housing rental management service platform, it promotes the uniform distribution of the supply of secure rental housing on the platform, the submission of applications by citizens, the accreditation of rental units and the verification of the housing situation by housing security agencies, and the implementation of the unified platform for the filing of the lease contract network, the provision of “one-stop” guaranteed rental housing management services. (c) strengthen the smart management of secure rental housing and actively expand the “one-stop-one” application to the site of guaranteed rental housing。
3. Policy validity. In view of the recent introduction of the policy on guaranteed rental housing, the scheme is a newly developed normative document that, for the sake of security, has been piloted for a trial period of two years, from january 2022 to december 2023。
4. Special provisions for the management of public rental housing. The scheme makes it clear that the management of the rental of public rental housing in the municipality continues to be carried out in accordance with the executive opinion on the development of publicly rented housing in shanghai city (no. 2021/5); matters not provided for in the implementing opinion are implemented in accordance with the scheme。
In addition, in order to facilitate the implementation of the scheme, the supply form for the guaranteed rented housing project (stamp table) and the request form for admission to the guaranteed rented housing project (stamp sheet) have been drawn up and are annexed to the scheme for the purpose of processing the terms of access to the guaranteed rental housing, the rules of allocation and the rental price filing in rental units, for the purpose of securing the application of the guaranteed rental housing, and for conducting inspections of the use of the guaranteed rental housing by the district housing authority, the streets, towns, etc。
