What will be the final outcome of the old houses and communities in the city center?

What will be the final outcome of the old houses and communities in the city center? Based on past experience and foreign cases, I would like to share my personal views for the purpose of discussion and reference only. First, basic understanding of old houses in old communities

01. Nature of land occupied by old houses in old communities

Our country implements two ownership forms of land: state-owned and collective ownership.

Urban land is generally state-owned, while rural and urban suburban land is collectively owned. Then, old houses in old communities in the city center are likely to be built on state-owned land, except for land collectively owned by urban villages.

02. Land use period of old houses in old communities

Depending on the age of construction of old houses in old communities, the properties of the houses will be different. Early old communities generally belong to welfare houses. After the housing commercialization reform started in 1998, the old houses and old communities built in the city center are generally commercial housing.

Generally speaking, the land use rights of welfare housing are often allocated and have no use period limit, but they are free to use; the land use rights of commercial housing are often transferred, and the use period is 70 years; But there are also allocations, which happened in the early days of commercial housing. For example, Jinxing Community in Kunming City.

03. Why should we discuss the land rights of old houses in old communities?

It’s very simple, “the room can be moved anywhere”.

A house cannot be built out of thin air, it cannot be a castle in the air, it must be built on land! After it is built, it cannot be moved and is a typical real estate property.

Therefore, when discussing a house, we cannot avoid discussing the land first. The property of land rights determines the direction of the house. Second, the nature of the land determines the final direction of the old houses in the old communities

01. Self-built houses in urban villages

There may also be urban villages in the city center, and these lands are often collective land. Although the houses built on collective land are old, they are still classified as farm houses (houses built through rural cooperation can also be classified as farm houses, and some are houses with small property rights).

Since there is no limit on the use period of the homestead, as long as the old farm house can be safely lived in, regardless of whether the household registration has been moved out, it can still be lived in and inherited from generation to generation. The final direction of the house is completely determined by the property owner.

Of course, when the government expropriates or demolishes the house, the final direction of the house must follow the policy, and individuals cannot control it.

02. Welfare housing in the city center

For unit welfare housing in various old communities in the city center, the land is often allocated, there is no limit on the use period, and there is no need to pay usage fees. . Generally speaking, as long as the house is safe to live in, the house can continue to be lived in, the property rights are maintained, and passed down from generation to generation.

However, it should be noted that since welfare housing is allocated land and can be used without payment, even if the property rights have been divided into the names of employees, the final direction of this type of housing is still determined by policy.

For example, if the housing reform unit is revoked and the unit no longer exists, the right to speak will be weakened, and the original rights and interests may be difficult to maintain. When the corresponding welfare housing becomes old, it is easy to be expropriated and demolished. At this time It is difficult to save old communities and they have to face compensation and resettlement.

03. Commercial housing in the city center

Housing commercialization began in 1998, and the first generation of commercial housing began to appear.

But in fact, before 1998, there were commercial houses on the market. Some early commercial housing rights were expressed in the form of state-owned land transfer, but the houses were commissioned to be built and were not built on a large scale like today's commercial housing.

Since the old houses in this type of old community are purely commercial housing, the land has been paid and the transfer procedures have been completed; the houses are also a mixture of steel bars and concrete, and they were bought with money. Old houses in old communities will face renovation after a certain age. That is to say, the renovation of old communities has been carried out in full swing in recent years to extend the service life of the houses, improve the community environment, and make the old houses and communities better to live in.

After these renovations are completed, the old house will still face the problem of expiration of its service life. The final direction of the house is roughly as follows:

① Demolition and resettlement

Old houses in old communities in the city center have good location advantages, complete supporting facilities, high land value, and low building density. Many developers are often willing to invest in demolition and rebuild commercial residential communities on the original sites.

For the owners of old houses, they can choose monetary compensation and leave in cash; they can also choose to relocate and continue to live in this area.

② Raise funds for reconstruction

The old residential areas in the city center have good location advantages, convenient living, low floor area ratio, and few residents. When the 70 years are up, the houses have become dilapidated, but they are still If no developer is willing to invest in demolition, the owner can renew the land use fee for another 70 years, and then jointly raise funds and entrust a professional construction unit to build housing. Part of the new house built will be allocated to the original owner, and the excess can be sold. , withdraw funds.

③ Nationalization

The land tenure of the old community is 70 years. When this period expires, the house will be uninhabitable and no developer is willing to invest in demolition. The owner will also Unable to reach a fund-raising reconstruction agreement, the house had to be nationalized along with the land!

After the government takes over the national ownership, it has nothing to do with the original owners. Old and dilapidated buildings can be connected with the land use rights and put up for sale again. The delisted units will demolish them themselves and then build them according to the plan.

④Renewal

Old houses in old communities can still be safely lived in when the 70-year land use period expires. Then, the owners can pay to renew the land use for another 70 years. Quan, continue to live in the house. Of course, transfer of property rights such as sale, mortgage, inheritance, replacement, gift, etc. is also possible.

It is entirely possible for old houses in old communities to last for more than 70 years! Although the national standard is no less than 50 years, there are many such examples abroad.

For example, the property rights of HDB flats in Singapore are 99 years. After 5 years of minor repairs and 10 years of major repairs, the house can indeed be lived in for 99 years. After the 99 years expires, the house and the land will be collected together. Once it is returned to the state, it will be uniformly distributed again by the state, and it will have nothing to do with the original property owner.

Old capitalist countries such as Germany, the United States, and Canada have built commercial housing for hundreds of years, and the lifespan of many of their houses has exceeded 100 years!

A friend bought a house in Canada. It was 287 years old when he bought it. It has been passed down for several generations, but it can still be lived in normally. It just needs constant renovation, repairs and maintenance. The land is not used. Rights, but ownership, private ownership, can be passed down from generation to generation! It lays the foundation of property rights for the sustainable existence of the house.

However, the disadvantage of private ownership of land is that it requires annual tax payment. This tax burden is still relatively heavy, roughly 2.00 points.

That is to say, a house worth 1 million yuan needs to pay more than 20,000 yuan in real estate tax every year. Most of the tax revenue is allocated to the local government and is used to improve local people's livelihood, develop local education, hire police to maintain local security, and a very small part is turned over to the federal finance. This may be a major reason for the low home ownership rate in developed countries!

Nowadays, many people are blindly calling for the introduction of property tax, but don’t forget the premise of others, that is, land is privately owned! In other words, you can pay taxes on the houses and land you own, because if the property owner wants to demolish the house, it will be "sacrosanct!" Even if the king comes, he can say "no" !

There is a classic case abroad about house demolition and private property protection, which is "The wind can come in, the rain can come in, but the king cannot!"

It is talking about the King of Prussia (Germany) The predecessor of the empire) William I found that there was a mill in front of his palace. It was relatively low and ugly, which affected the image of the palace! So, he sent people to requisition in the name of the country, but no matter what conditions he offered, the miller would not agree. In anger, the king demolished the mill, but the mill owner hired a lawyer to take the king to court. In the end, the court ruled that the king should be reinstated! The reason is that private property is sacrosanct.

But now, my house is mine, but it is just built on other people’s land. I am just renting land. When the 70-year lease term for the land I rent is up, I have to renew the land rent, and then The house can be kept; if you don't pay, the house will be taken away even if you can live in it; and even if the land is renewed, you still have to pay money every year to hold the house. What should I say? It’s hard to say, so property taxes are difficult to come by! Third, what should we do with the old communities in the city center?

01. Accept renovation

In recent years, policies have been introduced, and the central government has also allocated a large amount of funds to initiate large-scale renovation of old communities. I think it’s okay if you don’t need to pay your own money and just give up some community rights in exchange for community renovation.

After all, after the renovation of old communities is completed, various living facilities will be better, which will help improve the living experience, increase the value of the house, and extend the service life.

02. Accelerate replacement

Nowadays, housing prices are very high. Some comrades may not be able to afford new commercial housing, so they will settle for an old residential complex. This is a replacement for some old owners. It’s a good opportunity to buy an old house, so it may be a good choice to cash out and be safe.

03. Waiting for demolition

The most valuable thing is not the house, but the land!

In the old communities in the city center, what is valuable is not the houses, but the land. Every inch of land in the city center is valuable, and its scarcity is self-evident. It is precisely because of this scarcity that many developments have Businesses are willing to invest in the demolition of old communities.

Therefore, for old houses in old communities in the city center, due to the scarcity of land brought about by their location advantages, there will still be many choices in the future, and they still have the initiative. If you are worried, speed up the replacement, and if you are calm, just replace it. It shouldn't be a bad idea to rent it out pending demolition. Thank you for the invitation. What is the final outcome of the old house and the old community?

The final endings of old houses in every city are nothing more than two, either they exist or they disappear. The remaining old houses exist in different ways, such as the courtyard houses in Beijing and the old bungalows in Shanghai. They are protected because they carry the value of historical culture and architectural art, and will always be protected and preserved as labels of historical culture. Go down. And how will the old urban areas of most cities in China exist? Basically, there will be gradual upgrading and renovation, which is what we often hear about "old renovation". This is the final outcome of old houses and old communities.

Why adopt the form of "old modification"?

First of all, old houses and old communities in old cities all have problems left over from history - they are old and dilapidated. Faced with problems such as aging houses, old floor plans, inconvenient parking, and insufficient greening, changes must be made.

Secondly, although the houses in the old city center are old, the advantages of surrounding supporting resources cannot be ignored. Because the center of a city is based on the accumulation of years of development, basically the supporting facilities are very complete and mature. Generally speaking, old houses and communities in the city center are not far from schools, hospitals, shopping malls and other supporting facilities. The value of some "old and dilapidated" houses has increased because they are "close to" school district resources, and they are even more expensive than houses in new districts! Due to factors such as the mature supporting resources of the old center, it can only be "modified" rather than "dismantled".

With the advancement of China's urbanization process, the current government is carrying out large-scale renovations. This form is more gentle and appropriate than the traditional demolition form, and can better protect the original appearance of the building and preserve it. architectural value.

I heard a long time ago that poor people live in many old cities in developed countries, while rich people live in the suburbs. At that time, I thought that one day I could live in a big house in the suburbs. Decades have passed, and I have realized my dream of living in a big house in the suburbs. Looking back in the city, most of the old houses in the city are still there, but the housing prices have skyrocketed, and everyone has become a paper millionaire or multi-millionaire. , all kinds of envy, jealousy and hatred.

The first reason is demolition, the second reason is the school district, and the third reason is convenience.

Foreign old cities cannot be demolished casually. It seems that our Beijing palaces and mansions should be left behind. However, most of the courtyard houses are too dilapidated. Decades of private buildings have been built haphazardly and every opportunity has been exploited. Siheyuan has long been turned into a "rich" den, and has no value of protection. The ultimate outcome is to demolish the old and build new ones.

Let’s talk about the school district. The quality of a school largely depends on the quality of its students. When young parents have already raised their children in big houses in the suburbs, high-quality students have also moved out. Well, the foundations of several traditional prestigious schools were laid in the 1980s and 1990s. The relocation of branch campuses run by prestigious schools is also quietly underway. Of course, now they rent out big houses in the suburbs and rent small old houses in the school districts for themselves and their children at high prices. , they are the main force supporting housing prices in the old city. What about the future? Once the policy changes and famous schools are relocated, I am afraid that the housing in the school district will be like a piece of cake.

Let’s not mention convenience. In the era of online shopping, convenience is the same everywhere. Parking is an everyday thing, and going to the theater is rare even in a few years.

The economy is not good, and companies are relocating to save rent. After the epidemic, online remote working is probably as popular as online shopping. What else will be available in the city at that time? Are there any developers who spend a lot of money in the face of red-eyed nail-biters? I'm afraid not anymore.

The old community built in the 1980s and 1990s, with a history of 30 to 40 years, has become like a dragon. The exterior walls are mottled and the pipes are old. Since the floor is not too high and it is a reinforced concrete structure, if there is no impact from external forces (such as earthquakes), it will not be a problem to use it for decades.

As a wealthy city, Shanghai carries out comprehensive renovation of all old and dilapidated communities. The roof slope was changed to a slope, PVC pipes were re-laid, the cement coating on the exterior walls was thickened, and the interior walls were whitened. Apart from the overall structure, nothing was left behind from the renovation. Removing the old and replacing it with new ones also adds a lot to the appearance of the city.

The third-tier city where I live does not have enough financial strength. It lacks drastic motivation to renovate the old residential areas in the city center. It only made slight changes in standardization, sanitation, and the coloring of the walls along the street, and updated the rusted gas. Water pipes and outdoor electrical wiring. As long as there are no safety or quality issues with the building, it can be used normally.

The layout of houses built in the 1980s and 1990s is not very reasonable, and citizens still hope to demolish and renovate them. First, if it can be turned into a commercial center, the relocated households can enjoy preferential policies and realize their dream of a new home. The second is housing reform. The state allocates funds to support the demolition of old residential areas and the reconstruction of new residential areas. The third is government expropriation and construction of public welfare projects.

After all, the old community is very large and it is impossible to get everything done in one step. Without the above three opportunities, you can only live in it.

Many of the current residents living in old communities are not well-off financially or older retirees. Demolition is a headache. A few households can rebuild the old communities. Delay it for a few years, even ten or eight years. Developers who don’t have deep pockets can’t afford it.

Therefore, some small counties and cities would rather abandon old communities in prime locations and choose new sites. Government agencies, key business districts, and schools are planned to be located in new districts. In this way, the urban area is expanded and social conflicts are reduced.

For old communities in the city center, from second-grade old neighborhoods to husband housing communities in the middle of the last century, there is generally a "demolition, improvement, and retention" process. In the past few years, "demolition" and relocation have been the main focus. In the past two years, "retention" and "renovation" have been the main focus.

"Demolition"

The most common and easily understood term for "demolition" is to demolish old houses to make way for new development. Generally, the demolished plots have relatively good developers' investment and development intentions, or are demolished for municipal projects (building subways, highways, public venues, etc.).

However, after one set of certificates became available in the past two years, the era of getting rich through demolition is over.

“Change” / “Keep”

With the increasing cost of relocation, the slowdown in land acquisition for real estate development, and the implementation of various style protections, old houses in old communities in the city center have begun to From relocation to preservation and transformation.

For old communities with more characteristics and better locations, the original residents can be moved out and renovated into large areas. They can be used as hotels, offices or high-end residences, etc. Social funds can be introduced, and the area and functions can be improved. Very different from the original.

However, I personally think that for residents living in old houses and communities in the city center, if they want to improve their lives, instead of waiting for demolition or renovation, it is better to take the initiative to solve the housing problem on their own. After all, sometimes it can wait. Just a few years and decades. . . Is it worth it?

In addition to relocation, "demolition" can also include demolition and restoration of the original buildings. After the old community is demolished, new residences can be built on the original site with a higher floor area ratio, thereby increasing the living area and public facilities for the original residents.

Large-scale ones, especially those facing the street, are waiting for demolition. It is difficult to say whether the houses are small in size and back to the streets or alleys, or not demolished. Don’t think that everyone can achieve happiness. It is very possible that a considerable number of old houses will eventually become blind spots in urban construction due to their size and location. For houses like the above, the government is not interested, and developers are even less interested, so there is no hope of demolition in the end. With luck, the government will paint the walls and smooth the roads for you. As for the invisible places, such as underground pipe networks, inside the building Cables are not likely to be repaired. In addition, there is no space for parking spaces, greening, etc., so it cannot be done.

The outcome of old houses and communities in the city center can be roughly divided into three situations: permanent retention, demolition, and renovation and upgrading. This has nothing to do with whether the economy is developed or not, but the implementation time is different. The more developed the economy, the faster the progress, and vice versa. Permanent preservation

Ancient buildings with local characteristics and cultural values ??in the city center can only be restored to their original state, and cannot be demolished or upgraded. For example, Shanghai's Shikumen, various Western-style buildings and ancient towns left over from the early period have strong cultural value. They are all specially protected monuments and are no different from precious cultural relics. Therefore, buildings like this in the city center will be passed down and preserved forever as cultural heritage. Demolition

There are some old houses in the city center. The construction of the old residential areas is messy, the architectural design is unreasonable, and the quality is very poor. It is difficult to upgrade them. For example, in the 1960s in downtown Shanghai, a family shared a house with an area of ??20 to 30 square meters. It did not even have a bathroom, and the toilet had to be emptied and cleaned every day. Not only is it very inconvenient to live there, but the houses are severely damaged and aged, almost beyond repair, and upgrading them makes no sense.

There are also residential communities built in the 1980s and 1990s. Due to backward construction technology, they are all brick-concrete structures with old-fashioned apartment layouts, which are not suitable for modern life at all.

The construction materials of this kind of houses are very poor, and it is almost impossible to change the layout of the house. Some of them are even cracked and deformed. Both types of houses are included in the demolition plan of the City Planning and Construction Commission. It is only a matter of time or sooner.

Shanghai has a developed economy and its urban construction progress is very fast, which is unmatched by other cities. But so far, there are still many old houses and old communities that have been planned to be demolished, but have not yet been implemented. These residents are also waiting eagerly, hoping to change their living conditions through demolition as soon as possible and live a happy life as soon as possible. Renovation and Upgrading

The construction technology of the community built in the mid-to-late 1990s has been quite advanced, and the materials, structures, and unit layouts are relatively scientific and reasonable. These homes can also have minor floor plan changes to make them more in line with modern lifestyles. It’s just that flat roofs were popular at that time, which caused cracks and leaks. Moreover, elevators were not widely installed, which brought many difficulties to today’s life. Especially with the serious aging population, the lack of elevators makes it difficult for the elderly to move.

Shanghai has begun upgrading this type of residential area. The first step is to convert flat roofs into sloped roofs. Both in terms of practical water leakage prevention and city appearance, it has been greatly improved, and the effect is particularly obvious. The sewers were thickened and reinstalled, and the elevators were redesigned and built. After upgrading and renovation, these communities are not very different from the current newly built communities and are already very livable. The old houses and old communities in the city center are nothing more than the above three results, especially the second situation. This type of people currently have the most difficult life and the most inconvenient living. Only when all the people work hard to develop the economy can we speed up the progress of demolition and lead a happy life as soon as possible.

For cities where there will be no large-scale relocation of the city center, the old neighborhoods will become more and more expensive and the value will rise.

In cities where the city center will be relocated, the old houses and old communities in the city center are likely to become "slums".

For most cities, the overall cost of old city renovation is very high, so the best choice for the government is to invest resources in other areas that can be developed rapidly. The relocation of medical and educational resources will inevitably lead to the relocation of urban centers.

Regarding the issue of whether to retain old communities, in fact, the strategies of cities of all sizes are mostly the same:

Coordinate and promote the comprehensive renovation and organic renewal of old communities. Carry out seismic reinforcement of old residential areas, energy-saving renovation of buildings, renovation of elderly care facilities, replacement of barrier-free facilities, installation of elevators in multi-story residences, and increase of parking spaces to improve environmental quality and public service capabilities. Establish a long-term mechanism for daily management and maintenance of old communities to promote standardization, socialization and refinement of property management.

It is foreseeable that unless there is public infrastructure construction or large-scale commercial and residential projects with high premiums in the future, the possibility of relocation of old houses is extremely small. Perhaps the only thing waiting for it is to grow old slowly...

With the development of the city, what will be the final outcome of the old houses and communities in the city center? 1. Old houses in the city center

In the center of the city, there is such a group of houses, which are called "old and small" in the old city. This part of the old community is the houses built when the city first started. With the development of the city, the city limits are getting wider and wider, and the area where these old houses are located has become the center of the city.

In the city center area, it is the most prosperous area in the city and the radiation range of the central business district. It has the most mature supporting facilities, such as transportation hubs (high-speed rail, subway, light rail, buses, taxis), branches of major banks, and major supermarkets (New Century, Yonghui, Gome, Suning, Hema etc.), as well as major famous schools, major hospitals, etc. It can be said that it is the area with the most mature and complete supporting facilities in the entire city. This old house stands side by side with many modern high-rise buildings, creating a unique landscape in the center of the city.

However, due to the age of the old house, the appearance of the house has become dilapidated and old. The buildings in the old community are often dirty and messy. The indoor layout of the house is smaller than that of the new building. Old houses have the "potential" to become dilapidated houses, so it is no wonder that they are called "old and small".

2. The ending of "old and broken"

The old houses in the old community can indeed be called "old and broken", but the area where they are located is the most valuable area in the city. So with the new With the advancement of urbanization, what will be the outcome of this old house?

First of all, a small number of dilapidated houses may be demolished and rebuilt. Some of the old houses were built too old, perhaps forty or fifty years old. The green tiles on the houses are already crumbling, and the beams under the houses can no longer support the houses from collapsing. Old houses like this have become dilapidated. Only after demolition and re-planning can the city be renovated.

Secondly, most old houses will take on a new look due to "renovation". Although most old houses may appear to be "old and shabby", they are only about thirty years old and can still be lived in. For this type of old houses, the “old reform” that our country will focus on this year may be a boon to these old houses.

In the end, whether it is "demolition" or "reform", both must be "adapted to local conditions." Demolition means tearing down and starting over, and residents have to leave the place where they have lived for a long time; while "renovation" means minor repairs, which is relatively gentle and saves manpower and material resources. For different cities, the same city center, but the urban development path is different, the direction of urban planning and development is different, and the methods for dealing with old houses in the city center are also different. Whether it is "demolition" or "renovation" requires " Implement policies according to the city."

To sum up, the pace of urban development has never stopped, and the pace of urban renewal has also been advancing. The old houses in the city center are in the most valuable areas, which have affected urban development or been " "Demolition" or "modification", in short, all need to be "adapted to local conditions."

Hello, I am very happy to answer your question!

Regarding the old houses and communities in the city center, what will be the final outcome? In fact, you don’t need to worry too much about these problems. After all, China’s real estate industry started in the 1980s and 1990s. In more than 20 years, this is a common problem that the country will face and something that the country should consider. For the city center, if nothing else, the land is definitely very valuable, and developers can also demolish it and rebuild it. In some places, there is already a trial operation, which is to pay the price difference of 17 yuan per square meter, and eventually you can continue to live in it. Now all property rights certificates are real estate rights, that is, in addition to your personal residence, you also have the right to use the land behind you. Therefore, if there are quality problems in the community in the future, you will face demolition and reconstruction, and then make up for it. Spread to allocate such a trend to plan!