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Chapter 1 General Principles of Demolition Assessment

Article 1 is formulated based on: According to the "Urban House Demolition Management Regulations" of the State Council (Order No. 305 of the State Council), "Regulations on the Management of Urban House Demolition in Jiangsu Province" (Announcement No. 24 of the Standing Committee of the Jiangsu Provincial People's Congress), "Measures for the Management of Urban House Demolition in Taizhou" (Order No. 2 of Taizhou Municipal People's Government of 2005), "Real Estate Valuation Specifications (GB/T50291-1999)" and "Urban Land Valuation Regulations" and other relevant regulations, these detailed rules are formulated with reference to the "Guiding Opinions on the Valuation of Urban House Demolition of the Ministry of Construction" (Jian Shenghuang [2003] No. 234).

Article 2 Scope of application: On state-owned land in urban areas and economic development zones within the urban planning areas of this city, professional evaluation technical behaviors engaged in house demolition compensation valuation (hereinafter referred to as demolition evaluation) shall comply with these detailed rules requirements.

Article 3 Appraisal agency: The real estate appraisal agency that conducts demolition appraisals should have level three and above real estate appraisal qualifications, and have been included in the list of Taizhou urban housing demolition appraisal agencies published to the public.

Article 4 Appraiser: The real estate appraisal professional responsible for house demolition appraisal shall be a registered real estate appraiser from an appraisal agency that complies with the provisions of Article 3 of these detailed rules.

Article 5 Valuation objects and classifications: Within the scope of house demolition, the real estate consisting of the demolished buildings identified through on-site property inspection and the legal ownership of land use rights within the scope of their occupation (referred to as "the demolished houses" ). Houses to be demolished are divided into two categories: residential houses and non-residential houses. Non-residential houses are further divided into two categories: non-commercial houses and business houses. To meet the technical needs of demolition assessment, residential, non-commercial houses and business houses are divided into two categories. It is divided into several sub-categories, see Appendix 1.

Article 6 The purpose of valuation: unified as “house demolition compensation assessment”.

Article 7 Valuation time point: the date when the demolition permit for the house to be demolished is issued.

Article 8 Value Standard: The most likely open market value of the demolished house under full ownership at the time of valuation, regardless of the rights restrictions such as mortgages and leases on the demolished house.

Article 9 Demolition location zoning: Based on the current situation of Taizhou City, urban areas and economic development zones will be divided into three types of demolition based on residential, non-commercial housing, and commercial housing. For location and grading zoning, the division results can be found in the "Taizhou City Urban House Demolition Location Division System", which serves as the technical basis for demolition compensation assessment.

Article 10. House demolition assessment price composition: It is the real estate market assessment price of demolition compensation for the demolished houses (including general decoration). The interior decoration and decoration content is not included in the assessment content of the demolished houses and will be separately assessed. It also does not include relocation subsidies, transitional subsidies during house demolition, and loss subsidies for suspension of production and business due to the demolition of non-residential houses.

Article 11 Evaluation procedures: 1. Accept the evaluation entrustment and clarify basic matters; 2. Accept the property inspection materials and conduct preliminary investigations; 3. Formulate an operation plan and conduct on-site inspections; 4. Follow the technical details , conduct evaluation and calculation; 5. Confirm the calculation results and write an evaluation report; 6. Summarize relevant information and submit the evaluation report; 7. Announce the evaluation results and deliver them to the demolished persons; 8. On-site consultation and Q&A, and archive the evaluation materials.

Article 12 Expression of evaluation results: First, the evaluation of the estimated compensation funds for house demolition projects, which serves as the basis for the estimation of the total compensation funds for the demolition projects; The second is the evaluation of the household compensation amount for house demolition, which serves as the compensation for the demolished houses in accordance with. The currency unit of the valuation results should be accurate to RMB yuan.

Article 13 The validity period of the application of valuation results: from the date of submission of the formal valuation results to the end of the demolition compensation for the demolition project.

Chapter 2 Evaluation of Residential House Demolition

Article 14 Evaluation Method for Demolition of High-end Residential Houses: Compensation for demolition of high-end residential houses shall be evaluated by the market comparison method, and the correction method of comparable examples shall be directly applied Other market-based evaluation methods may also be used depending on the specific circumstances. The specific operations shall be carried out in accordance with the requirements of the "Real Estate Valuation Specifications". Please refer to Appendix 2 for the selection requirements of comparable examples.

Article 15 Evaluation method for general residential house demolition: Please refer to Appendix 1 for the definition and subdivision of general demolished residential houses, and the benchmark price correction method of the market comparison method shall be applied for valuation. The technical route for calculating the demolition compensation assessment price is:

1. Establish the assessment benchmark. Set "standard sample housing" within the scope of the demolition project as the evaluation benchmark. Please refer to Appendix 3 for the setting requirements of "standard sample housing";

2. Calculate the benchmark price. According to the method stipulated in the "Real Estate Valuation Standards", the market comparison method is used to evaluate the benchmark price of the "standard sample residence", and the benchmark price is determined based on the arithmetic mean of the compared prices. Please refer to Appendix 2 for the selection criteria for comparable examples for calculating benchmark prices. The calculation formula is:

Benchmark price = × × × ×

Vs—comparable instance price, n is the number of comparable instances;

—transaction status Correction factor. Since normal transaction instances using buying and selling are comparable instances, the coefficient is taken to be 100;

—Transaction date correction coefficient.

This coefficient is determined by the valuation agency based on the real estate market situation and the specific circumstances in the assessment, and with reference to the relevant price index published by the local price department;

—The entity factor situation of the comparable instance is revised to the entity factor situation of the standard sample residential building The correction coefficient, please refer to Appendix 4 for the determination of the coefficient;

—The location factors of the comparable examples are corrected to the correction coefficients of the location factors of the standard sample residential buildings, please refer to Appendix 5 for the determination of the coefficient;

— The equity factor situation of the comparable instance is corrected to the correction coefficient of the equity factor situation of the standard sample residence. According to the provisions of Article 8 above, the value of this coefficient is 100;

3. Determine the classification benchmark price. In order to ensure the objectivity of the calculation results, the corresponding classification benchmark prices of the "standard sample houses" are calculated according to three conditions: complete sets, single-family courtyards, and non-complete sets. The formula is:

, j=1, 2, 3

Among them, Vo1 is the classification benchmark price of complete housing, Vo2 is the classification benchmark price of single-family courtyard housing, Vo3 is the classification benchmark price of non-complete housing, and Kj is the corresponding classification benchmark price adjustment coefficient, and its value See Appendix 3;

4. Determine the appraisal price. Each demolished house is compared with the corresponding type of "standard sample residence" for real estate entity condition factors, and the benchmark price is corrected according to the principle of the comparison method to obtain the assessed price of each demolished residential house.

The calculation formula is:

The assessed price of the demolished residence = the classification benchmark price of the standard sample residence ×

K31i—the physical factor of the standard sample residence is corrected to Correction coefficients for the physical factors of demolished houses, please refer to Appendix 4 for coefficient determination.

Chapter 3 Non-residential and non-business building demolition assessment

Article 16 Non-residential and non-business building assessment method: The preferred market comparison method for non-residential and non-business building demolition assessment conduct. When the market comparison method cannot be applied due to specific reasons such as case collection, the cost method evaluation can be applied. Please refer to Appendix 6 for instructions on application of the cost method for non-business buildings.

Article 17 Cost Method Assessment Technical Route:

1. Calculate land price: Based on the area of ??demolished non-business buildings, the cost method and the base land price correction method can be used , market comparison method, etc. to calculate the land re-acquisition price PD when it is vacant land;

2. Determine the housing price: Based on the building structure of the demolished non-business buildings, refer to the replacement price standard shown in Appendix 6 Make appropriate adjustments to determine the replacement price PJ of the building;

3. Estimated depreciation: The on-site survey shall be based on the "House Newness Assessment Grade Standards" shown in Appendix 7 and the relevant regulations and instructions on the upper limit of newness of buildings of different ages, and the estimated depreciation amount C of the building shall be determined;

4. Compensation price evaluation: According to the "Real Estate Valuation Standards" and taking into account the characteristics of urban house demolition compensation evaluation, the demolition compensation price Vi of the demolished non-business buildings is calculated according to the basic formula of cost method evaluation as:

Chapter 4 Assessment of demolition of non-residential business buildings

Article 18 Assessment method of non-residential business buildings: The market comparison method is preferred for the assessment of demolition of non-residential business buildings. When the market comparison method cannot be applied due to specific reasons such as case collection, the commercial district benchmark price correction method based on the income method can be applied. However, high-end hotels, high-end office buildings, high-rise commercial buildings, large supermarkets, department stores, etc. are suitable for the comparative modification method or the simple income method.

Article 19: Benchmark price assessment of commercial blocks using income method: set typical shop-type business buildings as sample rooms, see Appendix 8. When using the income method to evaluate the benchmark price of demolished business housing sample houses, the limited-term income method formula should be used. Considering the compensation nature of demolition assessment, it is generally calculated using a stable income situation, that is, it is usually calculated using the following formula:

Vo is the benchmark price, a is the annual net income of the set sample house, and r is the capitalization rate , n is the income period, please refer to Appendix 8 for the determination of the correlation coefficient.

Article 20 Evaluation of business buildings by commercial block benchmark price correction method: The evaluation of demolished business buildings shall be based on the commercial block benchmark price comparison correction method, and the demolition compensation price shall be modified by commercial use and commercial street route correction. After being corrected with physical factors, the evaluation calculation formula is:

Assessed price of demolished houses =

—Benchmark price of commercial blocks;

fxy—Commercial use Correction coefficient, please refer to Appendix 8 for specific data selection;

fm—Correction coefficient of commercial street route, please refer to Appendix 8 for specific data selection;

f31i—Correction for physical factors of demolished houses Coefficient, please refer to Appendix 8;

Chapter 5: Handling of Other Demolition Assessment Issues

Article 21 Assessment of “Land is More Than House”: Evaluation of demolished residential houses and “housing reform” If the construction area of ??the house is less than the land use area, compensation should be given for the part where the land use area is greater than the house construction area. The calculation formula is:

1. "Land is larger than the house" area S = legal land area - Legal housing construction area

2. Unit price of "land is greater than house" location VW= (VO- PJ×g) Kj

VO—the benchmark price of standard sample residences in this demolition project;

PJ—Replacement unit price of this standard sample residential building, please refer to Appendix 6;

g—This standard sample residential building success rate, please refer to Appendix 7;

Kj—Classification benchmark price adjustment coefficient, see Appendix 3.

3. "Land is greater than house" compensation amount = VW×S

Article 22 Evaluation of directly managed public housing and self-managed public housing: Taizhou City's directly managed public housing and unit system If the house is a residential house, its replacement value will be combined into new compensation to the property owner, and the other parts will be compensated to the user. The calculation method is as follows:

(1) Use the market comparison method to find the value of the standard sample residential house Price VO

(2) Find the location price VW of the demolition range

: The replacement unit price of the standard sample residential building, see Appendix 6;

g: The newness rate of residential buildings in this standard sample, according to the setting requirements of Annex 3, g=0.8;

Kj: The classification base price adjustment coefficient, see Annex 3.

(3) Appraised price of the demolished house

Part of the compensation to the property owner:

: Compensation for the replacement price of the demolished house combined into a new part Amount;

: It is the replacement price of the corresponding demolished houses, see Appendix 6;

: It is the corresponding newness rate of the demolished houses, see Appendix 7;

: Building area.

Part of the compensation to the user (lessee):

: The amount of compensation for the demolished house except that the replacement price of the house is combined into a new part;

: It is the price of the location where the demolished houses are located (including the price of the corresponding land use rights);

pi4: It is the correction coefficient of the level of the demolished houses; see Appendix 4;

: House construction area.

Article 23 Property Rights Exchange Residential House Evaluation: For residential real estate that chooses the property rights exchange method, the price settlement of the demolished houses and the houses to be exchanged shall be based on the same benchmark price correction as mentioned above. The evaluation model and method conduct.

Article 24 Assessment of allocated land: When the legal land for non-residential and non-business buildings to be demolished during demolition assessment is allocated, the land compensation amount shall be calculated based on 60% of the benchmark land price. The specific formula for the compensation amount for non-residential business houses is as follows:

Vi: the assessed price of demolition compensation for the demolished non-residential houses;

V: the market assessed price of the demolished non-residential houses; < /p>

Vjo: Taizhou City’s benchmark land price per floor area, , Vj is the benchmark land price, and m is the standard floor area ratio.

The market assessment price of state-owned land use rights in the transfer method can be determined in accordance with the relevant provisions of Article 17.

Article 25 “Residential to non-residential” house evaluation: Residential houses that have obtained industrial and commercial business licenses and have been continuously operated for more than one year shall be evaluated in two situations with reference to commercial houses.

1. For “renovated residential-to-non-residential” houses along the street: Based on the business years, the weighted average of the demolition assessment prices of the business properties and residential properties is used as the demolition compensation price for the actual business part. The formula is

Vi＝wy , Viz - the evaluation price of residential properties of "renovated from residential to non-residential" houses, wy and wz are the price weight coefficients of the business properties and residential properties of "renovated from residential to non-residential" houses respectively. Please refer to Appendix 9 for the selection of specific weight coefficients;

2. The demolition compensation unit price of the non-street "renovated from residential to non-residential" houses for the actual business part is:

The demolition assessment unit price = the residential property assessment unit price + the fixed subsidy

The fixed amount The standard of subsidy is determined based on the operating years. Please refer to Appendix 9 for details.

Article 26 "Non-to-Non" house evaluation: For non-residential houses that have obtained an industrial and commercial business license and have been in continuous operation for at least one year and are registered as non-business houses, they should refer to the business house Houses are evaluated in two situations: "along the street" and "not along the street".

1. "Non-renovated to non-renovated" houses along the street:

Vi＝wy×Viy＋wF×ViF

Vi - Compensation assessment price for demolition of "non-renovated to non-renovated" houses , Viy - the assessed price of the "non-converted" house for business use, ViF - the assessed price of the "non-converted" house for non-commercial use, wy and wF are the business and non-commercial properties of the "non-converted" house respectively The price weighting coefficient for the nature of the house. Please refer to Appendix 9 for the selection of the specific weighting coefficient;

2. "Non-renovated" houses that are not along the street:

Demolition assessment unit price = non-business house Nature assessment unit price + fixed subsidy

The standard of fixed subsidy is determined based on the operating years. For details, see Appendix 9.

Article 27 Interior decoration assessment: In the house demolition assessment, the interior decoration part is an independent special assessment, and the assessment results are for reference when negotiating between the parties involved in the demolition. The standards for special assessment compensation prices for interior decoration shall be implemented in accordance with the standards promulgated by the city's housing demolition management department.

Other evaluations in Article 28: The compensation price for independent house attachments can be calculated according to the relevant regulations of the city’s housing demolition management department; temporary buildings that have not exceeded the approved period should be evaluated based on the cost method. value; the compensation assessment for uncertified buildings is based on the replacement price and is calculated based on the actual building area, and the current use status should be taken into account when calculating; projects under construction should be evaluated using the cost method, and the construction progress will be stopped upon notification by the government management department. The status at the time of construction shall prevail. The land assessment of projects under construction is based on the uses, parameters or planning and design plans approved by the government management department.

Chapter 6 Demolition Assessment Report

Article 29 Requirements for issuance of reports: The demolition assessment agency shall issue a demolition assessment report in accordance with the format specified in the "Real Estate Valuation Specifications" and in accordance with the requirements of these rules. Assessment Report.

Article 30 Signature and seal: The evaluation report issued by the demolition evaluation agency shall be signed and sealed by a registered real estate appraiser, and shall be stamped with the official seal of the evaluation agency. The registered real estate appraiser who signs and seals the valuation report and the valuation agency with the official seal are responsible for the content and conclusions of the valuation report.

Article 31 Report Binding: The house demolition assessment report should be well illustrated and illustrated, and the paper, cover, and binding used should be of good quality.

Chapter 7 Demolition Assessment Work Guidelines

Article 32 Assessment Entrustment: The selected demolition assessment agency shall sign a demolition assessment entrustment agreement with the entrusting unit and submit the entrustment agreement The original copy shall be submitted to the municipal housing demolition management department for filing. The time schedule for the demolition assessment operation procedures should be stipulated in the demolition assessment entrustment agreement.

Article 33: Technical person in charge of assessment: The assessment agency must determine the technical person in charge of the entrusted demolition assessment project. The technical person in charge of the assessment shall finalize the technical assessment plan and select and apply the assessment method. and assume technical responsibility for the reasonableness of the assessment results.

Article 34 On-site investigation: All demolition assessment projects must carry out on-site investigation work. The assessment agency undertaking the assessment business should send out professionals with demolition assessment qualifications to conduct inspections based on property inspection data and preliminary investigation data. Site survey. On-site survey record data are essential basic data for demolition assessment calculations and assessment report writing.

Article 35 Home-based assessment: The evaluators should wear the demolition assessment certificate uniformly supervised by the house demolition management department to conduct assessments one by one, so as to ensure that the assessment is carried out at each household, the on-site survey is accurate, and the warrants are verified. Correct, no miscalculation or missing items.

Article 36 Internal review and review: The demolition assessment price results must be reviewed and reviewed internally by the assessment agency. The assessment agency has the technical responsibility to review, adjust, and recheck the assessment report before submitting the formal assessment report.

Article 37 Report Submission: The demolition assessment agency shall submit a formal household demolition assessment report to the demolisher within the time specified in the assessment entrustment agreement. The house-to-house demolition assessment report must be signed and approved by the technical person in charge of the project assessment.

Article 38 Report Interpretation and Questions and Answers: The demolition assessment agency and its professionals have the obligation to explain the technical issues of the assessment report, accept consultation and questions from the demolition parties on issues related to the assessment report, and have the obligation to report to the The obligation of the demolition assessment technical committee to report and respond to technical inquiries.

Chapter 8 Archiving of Demolition Assessment Work Materials

Article 39: Organizing and archiving content: The assessment agency shall combine the following materials (original or copy) with the assessment report (including technical report) ) ***To be compiled and archived:

(1) Appraisal entrustment agreement;

(2) Demolition permit;

(3) Property rights of the appraisal object Certification materials and certification materials related to the basic condition of the house;

(4) Field survey records, photos and other materials of the evaluation object;

(5) Field survey records, photos of comparable examples and other information;

(6) Determine the relevant coefficients, parameters and other supporting information for the assessment results;

(7) Other necessary information related to the assessment project.

Article 40 Storage period: After the valuation report is completed and issued, all necessary information related to the valuation project should be organized, archived and properly kept. Assessment reports and related information should be retained for at least six years.

Article 41 Preservation of data and evidence: If the evaluation involves real estate situations that undergo evidence preservation procedures, the evaluation agency shall submit the evaluation report (including technical report) and relevant evaluation data generated during the evaluation process to the entrustment at the same time square.

Chapter 9 Supplementary Provisions

Article 42 Attachment to the Technical Instructions: The attachment to these Technical Instructions is an essential part of these Technical Instructions.

Article 43 Special Business: Where the evaluation of house demolition involves professional technical work such as original cost estimation, mechanical and electrical equipment evaluation, project cost analysis, etc., the evaluation agency may entrust an institution qualified to engage in this type of business. Assist with assessment.

Article 44 Assessment of demolition outside the scope: The assessment of house demolition on owned land outside the urban planning area and the assessment of house demolition on collective land within the urban planning area can be implemented with reference to these technical rules. House demolition assessment in each city can be carried out with reference to these technical details.

Article 45 Implementation time: These technical rules will be implemented from the date of issuance. The original "Implementation Rules for Urban Housing Demolition Assessment in Taizhou Urban Areas (Trial)" (Taizhou Jianfang No. 20041) was abolished at the same time.

Attachment: Taizhou City Urban House Demolition Assessment Technical Detailed Attachment

Taizhou City Urban House Demolition Location Division System