Calculate the building area of ​​the exterior wall will increase the share and reduce the housing rate? How big is the actual impact?

　　From March 1st, the mandatory document "General Specifications for Civil Buildings" issued by the Ministry of Housing and Urban-Rural Development was officially implemented, and the regulations on the inclusion of exterior wall surfaces in the building area have aroused heated public opinion.

　　One stone has stirred up a thousand waves. Views such as "the area of ​​shared pools will increase from March 1" and "external walls can also be counted as building areas" have been frequently seen on the Internet recently. What is the truth?

There is indeed a difference between the old and new building area calculation norms

　　As early as August last year, the Ministry of Housing and Urban-Rural Development issued the announcement of the national standard "General Specifications for Civil Buildings" (hereinafter referred to as "new specifications"), numbered GB55031-2022.

The Ministry of Housing and Urban-Rural Development stated that this specification will be implemented from March 1, 2023. It is a mandatory engineering construction specification, and all provisions must be strictly implemented. If the relevant provisions in the current engineering construction standards are inconsistent with the new specifications, the new specifications shall prevail.

At the same time, mandatory provisions in the old regulations such as the "Uniform Standards for Civil Building Design" that are inconsistent with the new regulations are abolished accordingly.

　　So what is the biggest difference between the new norm and the old norm?

Let’s first look at Article 3.1.1, which has attracted great attention, which states: “The building area shall be calculated according to the horizontal projected area of ​​the space enclosed by the outer surface of the outer enclosure structure at each natural floor (ground) of the building.”

　　When analyzing this clause, some people said that the horizontal projected area of ​​the outer wall was not included in the construction area before, but it will be included in the future, which will greatly increase the shared area.

　　First Finance and Economics checked the website of the Ministry of Housing and Urban-Rural Development and found the announcement of the "Code for the Calculation of Building Area of ​​Construction Projects" issued by the Ministry of Housing and Urban-Rural Development in December 2013. Before the introduction of the new standard, this was the national standard for the calculation of building area, which said: Building The building area of ​​the building shall be calculated according to the sum of the peripheral horizontal areas of the external wall structure of the natural layer; the external thermal insulation layer of the building's external wall shall be calculated according to the horizontal cross-sectional area of ​​its thermal insulation material, and shall be included in the building area of ​​the natural layer; the curtain wall shall be used as the maintenance structure For buildings, the building area shall be calculated according to the outer edge of the curtain wall.

　　In addition, the 2013 edition of the "Code for Calculation of Building Area of ​​Construction Engineering" also clearly pointed out that some projects should not calculate the building area, including studs, wall columns, stacks, steps, wall plastering, decorative surfaces, and veneer blocks. , Decorative curtain wall, etc.

　　It can be seen from the comparison that the old code does not calculate the horizontal projected area of ​​the external wall at all, but only calculates the sum of the horizontal area of ​​the external wall structure of the structure, including the insulation layer, and does not include plastering, decorative surface, decorative surface, etc. Curtain walls count.

　　However, the new code takes all the horizontal projected area of ​​the space enclosed by the outer surface of the outer enclosure into consideration.

According to the term explanation on the website of the Ministry of Housing and Urban-Rural Development, the enclosure structure refers to walls (columns), doors, windows, curtain walls, etc. that enclose and form a physically enclosed building space.

This means that the horizontal projected area of ​​the exterior wall plaster, decorative surface, decorative curtain wall, etc. needs to be included in the construction area.

　　In addition to the "General Specifications for Civil Buildings" that has been officially implemented recently, in November last year, the Ministry of Housing and Urban-Rural Development also publicly solicited opinions on the new "Calculation Standards for Building Area of ​​Construction Projects (Draft for Comment)", which is a revision of the 2013 version of "Construction The "Code for Calculation of Construction Area of ​​Projects" has been revised, and the expression for calculation of construction area is consistent with the latest "General Specifications for Civil Buildings", that is, "the construction area of ​​a construction project shall The sum of the horizontal areas of the surfaces is calculated".

　　It can be seen that the Ministry of Housing and Urban-Rural Development has unified the expression in the two new regulations, and unified the use of new building area calculation specifications.

　　"The main increase in the new specification is the horizontal projected area of ​​the outermost layer of the exterior wall. Now home buyers are more aware that the materials for the exterior walls include real stone paint, dry-hanging stone, dry-hanging aluminum panels, etc. Generally speaking, properties that are just needed are multi-purpose. Coatings, such as real stone paint, are thinner, so the impact of the new regulations is very small. And luxury housing products generally use curtain walls, such as dry-hanging stone, so the horizontal projected area of ​​​​the external walls will be much larger.” A real estate company in East China An engineer told reporters.

　　Some architectural design practitioners have estimated that, generally speaking, the thickness of the real stone paint wall is 18-20 mm. For a just-needed community with a total construction area of ​​100,000 square meters, the construction area will increase by about 500 square meters. Assuming that there are 1,000 households, each The household has an extra 0.5 square meters.

And if it is the facade of the curtain wall, the thickness is about 200 mm, and it is also a residential area of ​​100,000 square meters, and the construction area will increase by about 3,000 square meters. Most households calculate 6 square meters.

The final house payment will not be affected for the time being

　　For the vast number of house buyers, faced with complex terminology changes, they are more concerned about whether the shared area will increase when they buy a house, whether they need to spend more money, and whether the property area on the real estate certificate will change.

　　In fact, the "General Specifications for Civil Buildings" issued by the Ministry of Housing and Urban-Rural Development is mainly aimed at the standardization of architectural design and engineering. The area on the real estate certificate of the buyer and the actual cost of buying a house are mainly based on the real estate surveying and mapping department. Mapping report.

　　At present, relevant departments in various places will formulate the surveying and mapping basis according to the "Real Estate Survey Specification" (GB/T17996.1-2000) issued by the Ministry of Natural Resources. Such a situation: the construction area given by the developer during the pre-sale of the real estate has a certain deviation from the construction area actually measured by the surveying and mapping department when the building is taken over. When the deviation is within plus or minus 3%, the settlement shall be based on the actual area of ​​surveying and mapping, and the excess shall be refunded. If the deviation exceeds 3%, the buyer has the right to check out.

　　Therefore, if the local real estate surveying and mapping standards have not changed, it will not affect the final payment of the house buyer.

First Finance and Economics consulted the measurement and calculation specifications of housing construction area in many places and found that the standards for calculation are also slightly different in various places.

　　For example, according to the "Shanghai Real Estate Area Measurement Specifications" issued by the Shanghai Municipal Housing Administration in 2022: the building area refers to the outer horizontal projected area of ​​the outer walls (columns) and above the feet of the house; The calculation includes the plaster layer, the pasted wall brick layer and the pasted insulation layer on the enclosure structure; if glass curtain walls, metal curtain walls and other material curtain walls are used as the exterior walls of the house, the building area shall be calculated according to its horizontal periphery.

This is basically consistent with the provisions of the "General Code for Civil Buildings" that has recently been implemented.

　　According to the 2020 version of "Hunan Provincial Real Estate Area Calculation Rules" published on the website of the Hunan Provincial People's Government, the building area refers to the sum of the peripheral horizontal projected areas of the outer walls (columns) and above the feet of the house; Components, fittings, veneer block surfaces, decorative curtain walls, buttresses, buttresses are not included in the scope of the building area.

　　Generally speaking, the new norms implemented by the Ministry of Housing and Urban-Rural Development are not much different from the real estate area surveying and mapping norms that are being implemented in various places. Since this standard is a building norm, not a surveying and mapping norm, it will not actually increase the public property if the surveying and mapping norms remain unchanged. booth area.

Therefore, the Ministry of Housing and Urban-Rural Development recently responded to the media that the statement that the "General Code for Civil Buildings" will increase the shared area is a misunderstanding.

　　However, when the housing surveying and mapping regulations are revised in various places in the future, they may refer to the "General Specifications for Civil Buildings" issued by the Ministry of Housing and Urban-Rural Development. It is still uncertain what the further impact will be.

"The pain of public sharing" touches the sensitive nerves of home buyers

　　The "General Code for Civil Buildings" has aroused huge discussions, and it also reflects the "pain of sharing" in China's property market from the side.

The shared area is "invisible and intangible". No homeowner can clearly measure the shared area of ​​their house, and the measurement standards vary from place to place.

With the rise of housing prices, the shared area consumes a lot of money for home buyers.

　　In the past decade or so, there have been more and more calls for "abolition of public sharing". As early as in 2011, during the two sessions, a representative of the National People's Congress proposed to cancel the pre-sale system of commercial housing and the sharing of shared areas, in line with international standards.

In 2019, the official website of the Ministry of Housing and Urban-Rural Development released a 31,000-word "Residential Project Specification (Draft for Comment)", in which Article 2.4.6 of the second part pointed out: "Residential buildings should be traded based on the area used in the suite." This is The Ministry of Housing and Urban-Rural Development proposed for the first time that houses should be traded based on the area inside the house.

In May 2021, the Shandong Provincial Department of Housing and Urban-Rural Development requires developers to clearly mark the building area, built-in area, shared area and location of the house when signing a commercial housing sales contract with buyers.

　　During the two sessions in 2021, Zhou Shihong, a member of the National Committee of the Chinese People's Political Consultative Conference, submitted a proposal for "cancellation of the shared area". In 2022, Hong Yang, a member of the National Committee of the Chinese People's Political Consultative Conference, also proposed to cancel the shared area of ​​commercial housing.

　　Hong Kong, China is considered to be the birthplace of "public sharing". The models of pre-sale of off-plan properties and selling of public sharing area in mainland China were all borrowed from Hong Kong in the 1990s, but Hong Kong officially abolished the sharing model 10 years ago .

Since 2013, the sales of new houses in Hong Kong must be marked according to the usable area, otherwise they will be fined 1 million to 5 million Hong Kong dollars and sentenced to 3 to 7 years in prison. For the sale of stock houses, the government requires sellers to provide "suitable area" and " Double information on construction area” pricing.

Judging from international experience, "cancellation of public sharing" is already the general trend.