order
Individual cooperative housing refers to a group of natural persons who spontaneously initiate and unite by signing the Agreement on Individual Cooperative Housing, and jointly contribute to the purchase of residential land use rights to build residential commercial housing projects, and build cooperative housing for self-occupation, so as to realize the dream of "home ownership, superior residence". Different from the commercial housing of real estate development companies, individual cooperative housing is a non-profit behavior, which greatly reduces the construction cost because of saving a lot of financial management expenses, sales promotion expenses and high profits. According to reports from other provinces and cities, it should be at least 20 ~ 35% lower than commercial housing. Because of the obvious price advantage, individual cooperative housing has attracted the attention of all walks of life and the enthusiastic response and support of the general public. At present, more than 40 cities across the country have carried out individual cooperative housing construction, among which Wenzhou, Shenzhen, Chongqing and other cities have made tangible progress. After a period of preparation, Tianjin individual cooperative housing has been officially launched. In order to ensure the smooth progress of individual cooperative housing construction in Tianjin, this implementation plan is formulated according to the relevant policies and regulations, referring to the successful experience of other cities and combining with the reality of Tianjin.
Zhang cheng
The first is to establish individual cooperative housing organizations.
The highest authority of individual cooperative housing construction in Tianjin is the "cooperative congress", and other groups are the executing agencies. Major issues of cooperative housing construction shall be decided or passed by the general meeting of partners, and corresponding articles of association and rules of procedure shall be formulated.
There are two teams: one is the sponsor team and the other is the consultant team. The sponsor team consists of a chief convener and two working groups. The two working groups are external liaison and publicity, project operation fund supervision group and financial background group, each with a team leader. The advisory group is composed of relevant experts and professionals, with a convener of 1 name, and consists of three professional groups: policy and law group, engineering technology group (composed of planning and design, engineering construction and engineering supervision professionals) and budget fund supervision group (composed of cost engineers, accountants and appraisers). The sponsorship team signs the sponsorship agreement, is responsible for the initiation, organization, coordination and management of the whole project, and adopts the principle of democratic centralism to decide the cooperative housing affairs. The consultant team makes suggestions for the cooperative housing project, plays the role of staff and supervision, ensures the credibility of the initiating team, and enables the cooperative housing cause to achieve the expected goal smoothly.
Second, determine the project operation mode
Now other cities have their own operating modes in individual cooperative housing construction. According to the actual situation in Tianjin, and drawing lessons from the experience of successful models in other cities, we envisage adopting the following models for operation:
At present, we haven't found a suitable real estate development company or investment company to act as an agent for the operation of the whole project, so we have set up such a company ourselves now. The name of the company is "Tianjin Renshou Real Estate Consulting Co., Ltd.", which is responsible for undertaking cooperative housing construction such as land purchase, planning and design, construction application, project contracting and housing allocation. As the established company does not have the qualification of real estate development, after acquiring the land, it will increase the cooperative housing fund according to the relevant national laws and regulations, and obtain the development qualification to carry out the project operation.
Third, find the ideal land for construction and cooperation projects.
According to the number of investors, housing area, cost expectation and location requirements, determine the amount and area of land use. We plan to recruit members in Tianjin (within or around the outer ring road), and then take the number of applicants as the first cooperative housing project (it is estimated that 400 ~ 600 people will be recruited) to buy land suitable for cooperative housing in the urban area. Land acquisition mainly takes many forms, such as participating in the auction of government commercial and residential areas, bidding, and cooperating with companies and individuals with land. Land use right is obtained through market means and legal means to ensure the legality of the project.
Four, cooperative housing investors conditions and application for registration and withdrawal
1, investor conditions:
(1) has the capacity for civil conduct and is at least 18 years old;
(two) have a certain economic foundation, can pay the cost of building on time;
(3) Have a full understanding and risk awareness of individual cooperative housing;
In urgent need of housing or dressing room;
⑤ Being able to consciously accept and fulfill the individual cooperative housing agreement.
⑥ Cooperative housing is only used to meet the needs of people who own their own houses (houses), but we refuse to join just for investment or simply for buying and selling houses (real estate speculation). Those who meet the above conditions can participate in cooperative housing construction as investors. The investor's capital requirements should at least meet the full payment of the land transfer fee and part of the project cost, and the rest can be solved by bank mortgage, but only if the bank supports it.
2. Apply for registration. Investors can pre-register by phone or in person at Tianjin Cooperative Housing Liaison Office within the time announced by the sponsors. When the project enters the substantive operation stage, the investor will register and confirm on the spot with his identity and proof of funds.
3. Investors (members) withdraw their shares. Investors are only pre-registered and voluntarily opt out; The investor has signed the (Tianjin) individual cooperative housing agreement and paid the down payment, but if the project has not started, it can withdraw as agreed in the agreement, and the paid fees will be returned to the investor as agreed. After the project is started, it cannot be withdrawn in principle. If it needs to be withdrawn under special circumstances, it shall bear certain liability for breach of contract in accordance with the agreement. The number of places that have been withdrawn shall be replaced by the latter applicant in turn, and the funds shall be refunded after the latter applicant succeeds in replacing them.
Fourth, the safety of fund supervision.
Before participating in cooperative housing construction, participants need to go through capital verification procedures to obtain the right to participate in the project. The capital verification procedure includes the following two steps:
(1) capital verification: it is required to open an account in a designated cooperative bank, and deposit RMB 6,543,800+0.5 million into the transaction entrustment account, so as to ensure that it has the financial strength to actually participate in the project, and the interest generated from the deposit is used as the daily expenses of the association.
(2) Signing project agreement: The owner shall sign a cooperative housing project agreement with the project management company while handling the above capital verification and guarantee operation, which shall be notarized and have legal effect as the legal basis for the owner to follow when building a cooperative house.
(3) The period of funds deposited by members is 6 months. If the cooperative housing project is unsuccessful within 6 months, the members participating in the cooperative housing project have the right to choose to return the funds, otherwise they will automatically become the next cooperative housing project partner.
In order to ensure the safety of investors' funds, it is the most important link for the success of individual cooperative housing construction. According to the experience of other cities, the following measures are put forward: (1) establish a fund supervision institution for investors. The investor representative (i.e. the sponsor team) and the bank * * * jointly supervise the funds, and each payment can only be made after being reviewed by both parties * * *. Ensure the absolute safety of investors' funds through strict procedures and systems. After the funds are used for the company's capital increase, the partner meeting will be changed to the shareholders' meeting, and the company system supervision will be implemented.
Six, housing, shops, parking space allocation and community management
1, housing allocation. The principle is: assign a serial number according to the registered signing agreement, and then assign it according to the floor, orientation, structure and area of the house registered by the investor. The same person will be determined according to the principle of first registration, or by the same person drawing lots. The price of a house is determined according to the floor, orientation and area of the building structure. According to the final housing pricing, retreat more and make up less.
2. Distribution of shops and parking spaces. According to the planning and design, there are about 10% shops and parking spaces in the general community. For the distribution of shops and parking spaces, it is planned to take the following two forms: First, the shops and parking spaces will be sold at the market price, and the proceeds will be owned by the investors, and then they will be distributed according to the final actual investment of the investors to offset part of the building costs. Second, all shops or parking spaces are reserved for commercial leasing, and the income from leasing belongs to the investors, and is distributed every year according to the investment amount of the investors. This can better handle shops and parking spaces, maximize benefits, share and reduce housing costs, and really benefit all investors.
3. Community management. Community management concerns the interests of all investors. Community management can be managed by the property management company established by the owners themselves, because it is unprofitable and the cost will be lower than the market price. At the same time, the use of housing maintenance funds will be more reasonable. You can also hire a professional property management company to manage it. No matter what method is adopted, all partners (future owners) will decide the property management plan (elected industry Committee) according to law.
Seven. Source and use of project operating funds
It operates in a non-profit way in cooperative housing projects. In order to ensure the smooth implementation of cooperative housing, reduce and avoid all kinds of risks in the process of building houses, cooperative housing institutions need outstanding talents in various professions, and we have to pay corresponding fees to ensure that competent personnel are hired. The operating expenses incurred by formal institutions are the operating expenses of our cooperative housing projects and should be regarded as part of the housing cost.
Individual cooperative housing is to build their own houses for their own living, so it is particularly important to control costs. However, cooperative housing construction is a very complicated, difficult, long-term and professional work, which requires the careful organization and efforts of a team. During the whole operation of the project, certain expenses are needed as a guarantee, such as office equipment purchase expenses, office space rental expenses, daily office expenses, travel expenses, conference expenses, telephone charges, website construction and maintenance expenses, hospitality expenses, transportation expenses, documents and materials expenses, staff salaries, agency fees, etc. Other cities also have some good practices in capital guarantee. For example, Wenzhou adopts a one-time payment method, and some cities also charge a certain membership fee. According to the actual situation in Tianjin, it is planned to implement the capital contract, that is, the project management fee will be extracted at 5% of the total project cost. If the operation of the project is complex, takes a long time, and the one-time funds are insufficient, it shall be appropriately increased with the consent of the investor. The system of using funds should be strictly controlled, and the expenses should be decided by the sponsors through collective discussion, and be supervised by the advisory panel. The general principles are: openness, fairness, justice, rationality, economy and strict control, which not only safeguards the interests of investors, but also ensures the smooth progress of the whole project.