Reporter interviewed the owner who just entrusted the house to the long-term rental agency to restore the truth of the industry
Long-term rental apartment Flowers or poisonous grass?
In the near future, long-term rental apartments that have been encouraged by various policies and have developed rapidly have suddenly become the target of public criticism. Some long-term rental apartments are suspected of using the credit of a large number of renters to endorse and use loan funds for Self-development, the transfer of risk to the development model of landlords and tenants has caused great controversy. However, Hangzhou Long-rent Apartment Co., Ltd. Dingjia has stopped operating because of poor management, which has become the focus of public opinion. Yesterday was still “flowers”, today became “poisonous grass”? What happened to the long-term rental apartment?
A few days ago, the reporter interviewed the owners who had just entrusted the house to the long-rental apartment management and rented the rent and related legal experts to explore the operation mode of the long-term rental apartment. After four years of rapid development, long-term rental apartments have accumulated a lot of problems. Operators need to adjust their own rhythm, do not blindly expand and disguise prices, and the shortcomings of management supervision should be added in time.
Owner Mr. Huang: Lease contract change management contract
The rent is only slightly higher than the market price
When I saw the recent long-rental apartment “Burst”, Mr. Huang felt a little worried – he just entrusted his house in Panyu to a “free” apartment recently caught in the whirlpool of public opinion for rent. This set of three-bedroom units with a large area of 110 square meters in Panyu, if the owner rents the rent, the monthly rent is around 4200~4300 yuan. Mr. Huang told reporters that because it is necessary to deal with the tenants in the process of renting houses, it still takes a lot of energy to collect rent, decoration and maintenance. In order to save some peace, he chose to entrust the house to the long-term rental apartment management company for rent. Moreover, from the “freehand” to open a rent of 5,000 yuan, it is also more attractive than renting.
After signing the contract, Mr. Huang found that, unlike the lease contract signed in the past, the “asset management service contract” is now signed. The previous lease contract plus the list of housing equipment is at most two or three pages. The asset management contract is more than 20 pages, involving the housing rental management model, asset income and expense settlement, housing renovation and maintenance, asset and management rights and obligations, contract cancellation and renewal, breach of contract liability and dispute resolution.
The lease contract becomes capital The legal relationship has also changed.
As can be seen from the terms of the contract, the owner of the rent settlement method can choose monthly payment, quarterly payment, semi-annual payment, annual payment and annual payment. Mr. Huang chose to pay monthly, and there is also an agreement on the vacant period. The vacant period of 60 days in the first year means that there is no rent for two months in the first year, and the vacant period is declining in the following years. The rent also has an agreement to increase by 3% year by year.
Mr. Huang carefully studied the contract. In fact, except for the vacant period, the maintenance fund and service management fee to be paid, the monthly rental income is about 4400~4500 yuan, only slightly lower than the market price. high.
In case of long-term rental platform funding breaks
The tenant loses more than the owner
From the lease contract to the asset management service contract, the legal relationship between the owners, tenants, intermediaries and even banks and financial institutions has changed significantly. Lu Yanzhen, a lawyer of Guangdong Junhou Law Firm, believes that in the past, the lease contract was between the owner and the tenant, and the intermediation contract was signed between the intermediary and the owner and tenant. Now the intermediary role has changed, the renting behavior has been long-term, the owner’s house is approaching the right to use, and disguised tends to be in the form of ownership. In the past, when the tenant needs to bear various responsibilities, the landlord also needs to bear the corresponding joint responsibility. In the case of the asset management contract, the owner can not directly choose the lessee, and the corresponding responsibility will be reduced.
For the owner, Putting a house to a long-term rental agency can save a lot of trouble and the rent is relatively secure; for the tenant, the decoration style and management service of the apartment are also very attractive.
As can be seen from the asset management service contract provided by Mr. Huang, the profit model of long-term apartment operators is derived from the rent difference, rental premium and service management fees. The operators have high leverage and large investment. Once the tenant has rented out and the vacancy rate increases, the capital chain will collapse.
How will tenants defend their rights after the liquidation of a long-term rental apartment? For example, how to protect rights when the lease period is not full, how to protect the rights through the platform? How is the deposit returned? There is still no clear statement that tenants can only rely on legal channels to safeguard their rights.
Where is the hidden risk?
Over-financial rent installment loan
With the introduction of a series of policies to support housing leasing, the long-term rental apartment industry suddenly burst into flames. . There are two modes of centralized and decentralized long-term rental apartments in the market. Centralized long-term rental apartments are mainly developed and operated by housing enterprises, while decentralized long-term rental apartments are mostly operated by agencies such as intermediaries and Internet companies.
Tenants carefully choose rent installment loans
Long-term rental apartments that have recently caused heated discussions and financial closures have ceased to operate. . The operation method is that long-term rental apartment operators only support payment methods such as quarterly payment, half-year payment and annual payment, and one-time payment. Together with the house deposit, the tenant has to give a large sum of money at one time. In order to solve the financial pressure, Long-term rental apartments work with financial institutions to launch rental installment products. The tenant needs to sign a contract of a similar nature loan and then pay the corresponding rent to the financial institution monthly. Through financial institutions, long-rent apartment operations can be repatriated for one year at a time, and these rents can be used to continue to expand.
It is criticized that long-term rental apartments deceive tenants without the knowledge of tenants, and induce them to sign a loan contract with a third-party financial institution to repay the rent for the next year. . As a result, once the capital chain breaks, the operator rolls the money, the tenant still needs to repay the loan, and the landlord will be forced to recycle the house because there is no rental income.
The person in charge of the eggshell apartment told reporters that the installment payment is one of the choices for the eggshell apartment tenant payment method. Before the tenant signs the rental contract, he can choose the payment method according to his own wishes. For operators, rent loans can withdraw funds more quickly, so they will use preferential methods to guide tenants to choose. This way, there are fewer deposits, such as one rent, one management fee, and tenants. The one-time expenditure is lower. It should be noted that the tenant should be clear about his choices and find out who the call is for, whether it is directly to the landlord or the intermediary company himself.
Financial intervention increases risk
The founder of Fangdong East, who has been studying long-term rental apartments, told reporters that the current market is about “long-term rental apartments.” The argument of being fierce in P2P is exaggerated. Even if there is no rent staging, the incident of the second landlord’s rollover has occurred too much. The deep involvement of consumer finance has only amplified the liquidity risk of the second landlord as a capital intermediary.
The tenant in the long-term rental apartment market is very sensitive to the price. The price of the “just-needed” product will increase by 5%. The tenant may not rent, even if Vanke and Longhu both say that the long-term rental apartment is “not making money”. . Long-term rental apartments need to be operated by themselves. Whether it is decoration configuration or rental management and post-cleaning operations, the monthly rent paid by the owners and these operating expenses are fixed. The source of payment mainly depends on the rent of the rental property.
With the margin system to prevent “money from living”
With real estate With the maturity of the market, the development of stock houses is an inevitable trend. Many stock houses no longer rely solely on buying and selling to realize the benefits, but through the operation of ownership and lease rights to realize the benefits. The long-rent apartment operation is adapted to this trend, and the overall model does not have much problem. The key is the management and regulation of long-term rental apartments.
At present, there are many modes for the operation of long-term rental apartments abroad, but no matter which mode, they have clear laws or regulations to manage, clarify the rights and obligations of all parties, and protect the rights and interests of all parties. Identify dispute resolution methods. It is very important that tenants who are relatively weak in the triangular relationship between tenants, landlords and leasing institutions will try their best to ensure that their rights and interests are not impaired, especially in the event of disputes, to ensure that they do not allow them to “money out”. A very important way is the margin system. For example, in the “two landlord” mode where there are more problems, many countries will require certain margins, and some will also provide certain industry insurance funds to compensate tenants in the event of disputes.
At the same time, an insurance policy is added to stipulate that the long-term large-scale rent paid by the tenant should be included in the special account, and the leasing institution is not allowed to make large-scale calls. With the guarantee of funds, the protection of several security gates, the interests of all parties can be guaranteed, so that one party will not be able to run for profit, and the other two parties will have no damages.
For all kinds of so-called financial innovations in the name of long-term rental apartments, you may wish to read more about “tightening curses”. As long as you think about ways in a more formal and orderly way, and learn from the existing mature experience and implement it in a consistent manner, tenants, landlords and leasing institutions can “reserve the rent”.
Special Text/Photo: Guangzhou Daily Full Media Reporter Liu Liqin