At present, in China's housing market, house prices continue to rise, and there is a huge gap between the ability to pay of a large number of low-and middle-income classes and the appropriate housing standard prices. Today, with the marketization and commercialization of housing, the government must further strengthen the construction of housing security system to ensure the basic housing problems of low-and middle-income people.
Housing security system refers to the sum total of a kind of housing policy measures that the government and units perform social security functions in the housing field and provide support and help to low-income families of urban residents. It is a social security housing supply model to solve the housing problem of low-income families and an important part of multi-level housing supply system. It makes up for the defects and deficiencies of the market economy and provides help and relief for the weak and low-income people in the market economy. This system improves the efficiency of market allocation of housing resources, embodies the spirit of social equity and humanitarianism, is the need of social stability, economic development and social progress, and is a booster to achieve social equity and social stability.
1 Analysis of the Problems and Causes of Housing Security System in China
China's housing security system is based on affordable housing, and different housing supply policies are implemented for families with different incomes: the lowest-income families rent low-rent housing provided by the government or units; Low-and middle-income families buy affordable housing; Other high-income families buy and lease commercial housing at market prices. Compared with the current housing market-oriented reform, the progress of family housing security system is relatively backward, and it faces a series of problems: First, low-rent housing is an ordinary housing with relatively low rent provided by the government and units to the lowest-income families in cities and towns, and various security methods are adopted, with housing rental subsidies as the main factor, supplemented by physical distribution and rent reduction. It embodies social equity and plays an important role in solving the housing difficulties of the lowest-income families and ensuring the benign operation of the market mechanism and social stability. At present, although the construction of low-rent housing system in China has made some progress from scratch, it is still in its infancy as a whole, and it has been accompanied by many difficulties since its implementation: the source of low-rent housing in kind and money is not smooth; It is difficult to determine the qualification and rent standard of renting a house; The security mode is imperfect, the coverage is small, the supervision system is not strict, and the progress between regions is uneven. At the same time, many new problems have emerged one after another, such as the housing problem of migrant workers, the housing security problem of "sandwich class" families between the lowest income in cities and towns and the middle and low income. Therefore, the requirements for improving the low-rent housing system are increasingly prominent. Second, affordable housing, as another important content of housing security, refers to the policy commodity housing provided by the government, which limits the construction standards, supply targets and sales prices. It is an ordinary house with low-income families as the supply target and built according to the national housing construction standards. At present, there are many problems in the construction and management of affordable housing in China: the development plan is not implemented, and the land supply is difficult to guarantee; The supply target is vague, the audit is not strict, the pricing of different houses has not widened, and the supply scale of some cities is too small, resulting in the phenomenon of short supply; The construction standard is too large, and the housing area developed and built in the early stage is too large; Developers' profits are hard to control, and some commercial houses are illegally turned into affordable housing to avoid land transfer fees. On the one hand, the phenomenon of high-income people buying affordable housing deviates from that of low-income consumer groups. On the other hand, affordable housing is sold by developers at a high price in disguise, and affordable housing is not "economical". The preferential treatment given by the state to low-and middle-income property buyers is occupied by developers for profiteering. As a result, affordable housing has flowed into the hands of investors who are not short of housing and pay attention to appreciation, causing unnecessary losses to the country.
Analysis of the reasons for the above problems, first, the system is not perfect, the applicable object is not clear, leading to the out-of-control purchase object and apartment area. The relevant policies such as fiscal policy, legal policy, supervision system and supporting service policy are not perfect, which fails to give strong support to the housing security policy. The second is to understand the problem. Some local governments have not paid enough attention to the establishment of low-rent housing system and have not put it on the agenda. They just regard architecture as a short-term image project. At the same time, compared with the decrease of commercial real estate income and housing distribution, local governments are reluctant to invest in the construction of affordable housing. Third, the policy implementation is weak. Some local policies are not implemented in place and lack foresight, which greatly reduces the effect of housing security policies. At the same time, there are power and money transactions and rent-seeking behaviors in the implementation process, which affect the effectiveness of policy implementation. Fourth, the management is not standardized. In some places, the management is not standardized enough, the monitoring is not strong enough, and there are many loopholes in the management of the qualification review of buyers, which gives groups, high-income earners and investors an opportunity to take advantage of it, which deviates from the original intention of the policy.
In addition, the lack of a stable source of funds, most places from the housing provident fund value-added income to extract some funds or by government departments to solve, not enough to support the construction of housing security system.
2. Learn from the experience of other countries and regions, and improve the housing security system suitable for China's national conditions.
2. 1 International comparison of housing security system and its enlightenment
The housing security system is restricted by the economic system and the level of economic development of various countries, and each country and region has its own different characteristics, among which the regular institutional experience has important enlightenment to the construction of housing security system in China. Take Britain, the United States, Singapore, Japan, Sweden, Russian and other countries as examples to compare the housing security system.
(1) Britain is a typical country where the government directly invests in building houses. It has established a housing company directly under the Ministry of Environment, and established a large number of specialized housing construction and management institutions in local governments, mostly private or non-profit private enterprises, such as housing associations and building associations that receive government subsidies and tax incentives. In Britain, housing security implements "housing subsidies", which are divided into two categories: rental subsidies and housing subsidies, and are organized by local governments themselves. Many insurance companies also carry out real estate financial activities such as real estate investment and mortgage loans. The smooth financing of housing provides good financial support for housing ownership. At the same time, Britain has enacted a large number of laws and regulations to regulate the operation of public housing and protect the housing of low-income groups and special groups.
(2) The housing security system in the United States mainly includes the following contents: in terms of housing credit assistance, the Federal National Mortgage Association, the Government National Mortgage Association and the Federal Housing Mortgage Association can generally provide loans of 70%~80% of the house price for low-and middle-income families; In residential mortgage insurance, the government guarantees eligible residents to buy houses, thus supporting low-and middle-income families to buy houses and reducing the risks of financial institutions; Give tax relief to the purchase of self-owned housing and encourage low-and middle-income families to buy their own housing; In terms of housing rent subsidies, one is to provide low-rent housing to low-income families, and the other is to issue housing vouchers; In terms of housing construction for the elderly, American financial institutions actively participate in housing construction, and the government has special credit institutions to manage housing credit. All measures are implemented and enforced through legislation.
(3) The Singapore Housing Development Board is a semi-official organization. It operates independently and is responsible for its own profits and losses. It not only provides housing for low-and middle-income residents, but also manages housing property. Its housing security system has many characteristics: First, it implements the housing provident fund security system. It is allowed to use part of the provident fund deposit as the down payment for buying a house, and the insufficient part will be paid in installments from the monthly provident fund. This rule only applies to the lowest income families. The second is to provide public housing subsidies at different levels and determine the level of housing security in strict accordance with family income. The third is the rational distribution of public housing. The subscription system will be implemented, and the new public housing plan for the next three months will be announced quarterly. Property buyers can apply freely, and if the supply in a certain area is less than the demand, they will draw lots to decide. In addition, the government also distributes public housing and low-and middle-income groups through loans from the Postal Savings Bank and government subsidies, so that public housing can operate well. At the same time, the legislation and policies of public housing management in Singapore are compatible, which not only solves the problem of building houses, but also solves the problem of resale and subletting of public housing.
(4) Other countries. By promoting enterprises to engage in private housing construction with low-interest loans, Japan promotes the construction and purchase of low-tax and tax-free private housing, gives play to the role of local mass organizations, and absorbs social funds to develop housing construction. Sweden is a high-welfare country with developed economy. In the construction of housing security system, measures such as government investment in public housing, housing subsidies and cooperative housing construction are mainly adopted. Russia and the former Eastern European countries have implemented the housing reform with the privatization of public houses as the core by giving free housing subsidies, tax and other preferential treatments and transitional arrangements between old and new rents.
(5) China and Hongkong. A dual-track system of private developers and government departments was adopted, which was macro-controlled by the Hong Kong government and managed by the developers themselves. Public rental housing is divided into low-rent housing (high subsidy and low rent), public rental housing (fixed rent according to project cost) and home ownership housing (free of low price, interest and profit, and sold at cost price). Public housing has strict rules on the principles and conditions of occupancy. Home ownership scheme is mainly built by the government and sold at cost price, and banks provide preferential loans to buyers.
2.2 Suggestions on establishing and improving the housing security system
Through the above comparative analysis, we can see that there are three main ways for countries and regions to intervene in the rent and housing price of low-income housing: First, the government invests in building a large number of low-rent housing and rents it to low-income families with housing difficulties. Second, the government provides financial subsidies to housing enterprises, and accordingly limits the transfer and rental prices of housing land. Third, the government adopts a rent restriction policy for private housing rental.
The construction of housing security system cannot be accomplished overnight. We should learn from the experience of various countries and regions, and combine the actual situation in China to carry out it in a focused and step-by-step manner. We should not only pay attention to the smooth connection with the existing policies, but also prevent the impact on the housing marketization process.
(1) Provide affordable housing in various ways. Judging from the level of housing security, China should now establish a housing security supply system based on affordable housing and low-rent housing. These two types of housing have different levels and complementary security objects, which constitute the main body of housing security in China. Further strengthen and improve the system of low-rent housing and affordable housing;
① Strengthen the construction of low-rent housing operation management mechanism. Define the object of protection; Distribution takes the form of monetary subsidies as the main form, supplemented by material subsidies; Take multi-channel ways to obtain low-rent housing, the security object directly rents to the market, and the old housing that meets the standards is purchased by the government or invested by the government; The establishment of low-cost housing fund, through financial allocation, housing provident fund value-added income after deducting loan risk reserve and provident fund management institutions operating costs of the remaining part, public housing sales income, social donations and other ways to ensure low-cost housing construction and operating funds.
② Improve the system of affordable housing. Strictly control its main apartment area and sales target according to relevant standards, strengthen the qualification examination of house purchase, and implement the publicity system of house purchase qualification; Strengthen sales management, focusing on ensuring the purchase demand of residents such as rebuild, cultural protection zone, relocation and standard rent private houses; Further improve the construction of supporting facilities, ensure the use of affordable housing, and create a good living environment for citizens.
(2) standardize the operation of provident fund. Entrust the specific business of housing provident fund credit and settlement to commercial banks, transform the housing provident fund management institution into a policy non-bank financial institution with financing and loan functions, and further introduce two financing tools: housing contract savings and capital market financing. Based on the housing provident fund system, we should establish a housing financial system, make full use of the existing outlets of commercial banks, and reduce the cost of housing provident fund management institutions.
(3) Housing subsidies. China's affordable housing enjoys a large amount of indirect subsidies from the government, and the subsidy for low-rent housing should be based on direct rent subsidy, and gradually form a security model based on rental housing subsidy and supplemented by physical distribution rent.
(4) Tax relief. Tax relief and related preferential measures will be implemented for enterprises and individuals who provide housing security, tax relief policies will be implemented for homeowners who provide rental housing security at government-guided prices, and penalties for renting private houses will be increased at the same time, and personal income tax relief will be implemented for the income that individuals use to repay affordable housing mortgage loans.
(5) Improve the housing finance system. Around the reform of housing security system, a trinity housing finance system consisting of policy provident fund system, cooperative housing savings bank and commercial mortgage loan system has been established.
(6) Establish specialized agencies to manage housing security, and establish and improve laws and regulations. This is necessary for the healthy operation of the housing security system.
The housing security system is an important part of the social security system in China, an important part of the social responsibility of governments at all levels, and a key link in establishing a new urban housing system. In the long run, perfecting the housing security system suitable for China's national conditions and accelerating the development of low-priced housing market will make the prosperity of China's real estate market more reasonable and sound.
References:
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