公共租赁住房建设运营管理机制研究
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摘要
我国住房保障制度伴随着住房制度改革的不断深入而逐步建立,经过三十年的发展,在制度上已经初步形成了以经济适用住房和廉租房为主,危旧房和棚户区改造安置房、城中村改造安置房等为辅的多层次城镇住房供应体系,对解决部分城镇中低收入家庭的住房问题,缓解国内住房需求矛盾,稳定房市起到了重要作用。但是在我国当前发展阶段,现行保障性住房制度设计存在着较大的漏洞,使相当部分住房困难群体被排斥在住房保障范围之外,主要表现在两个方面:第一,现有经济适用房和廉租房关于本地城镇户口的规定,造成一大批城市打工者、进城民工、城乡结合部土地被征后的农民等低收入群体没能纳入到住房保障范围,随着社会经济的转型和城市化进程的加快,这是一个不可忽视的住房弱势群体;第二,户籍人口中部分中等偏低收入者,这类人群具有城镇户口,但从收入上看既不属于城镇最低收入群体,无法享受廉租房保障,也无力购买经济适用房和商品房,而市场化房租支出又占到了其收入的绝大比例。
公共租赁住房制度是对我国现有住房保障制度的一个重要补充和完善,满足以大学毕业生、外来务工人员和城镇户籍人口中部分中低收入者为主体的基本住房需求。大力发展公共租赁住房,对于完善住房供应与保障体系,实现住房市场和住房保障之间的有效衔接,培育租赁市场,维护社会稳定和公平,促进社会和谐发展具有重要的现实意义。
论文立足于公共租赁住房制度分析的理论视角,通过文献资料调查、系统分析、对比研究等方法展开讨论,对公共租赁住房提出的理论与现实依据、公共租赁住房目标保障群体、融资模式、准入和退出机制、定价模式进行较为全面而深入的研究,建立了一套具有一定参考价值的公共租赁住房建设运营管理制度。
论文主要进行了三个方面的研究:①公共租赁住房的融资模式研究。以政府为主体、靠单一的财政资金融资并不能支撑规模巨大的公租房建设,必须充分借助市场的力量,在政府总体规划和协调下将社会资本投资发展成公租房建设的重要筹资方式之一,论文设计了BT、PPP和ABS三种融资模式,并详细论述了各自的操作方式。②公共租赁住房的准入和退出机制研究。有效的准入和退出机制能够保证公租房始终在其目标保障群体中正常流转,真正发挥其保障性住房功能。论文设计了基于收入水平和现有住房状况的公共租赁住房准入和退出机制。③公共租赁住房的定价机制。公共租赁住房保障对象对公共租赁住房的价格具有高度敏感性,而市场化和政府主导的双重属性决定公租房定价是一个多元性目标决策系统。论文设计了考虑成本和合理收益率的公共租赁住房差别化定价模式,在鼓励市场投资、减轻政府财政压力的同时,充分保障公共租赁住房的社会保障和社会福利性。
为了更好的理解和实施公租房制度,结合当前国家和地方出台的公共租赁住房管理办法,论文就两个方面的问题进行了讨论:①关于公租房与廉租房保障对象范围的讨论;②关于公租房销售问题的讨论
The housing security system has being established along with the housing reform in China. In the past thirty years, China has initially formed a multi-level urban housing supply system that taking affordable housing and low-rent housing as primary and dilapidated buildings and shantytowns, resettlement housing as secondary. This supply system has played an important role in solving the housing problems of low-income families in towns, easing the contradiction between the supplying and demanding for housing. However, there is a big loophole in the current affordable housing system that a considerable part of the housing-disadvantaged groups are excluded from the housing support system. First, a large number of urban migrant workers and farmers whose land was imposed are excluded from the housing support system on account of the stipulation of local inhabitant identification in current housing security system. Second, there are groups that are neither urban lowest income groups who can not enjoy the protection of low-rent housing, but also afford to buy affordable housing and commercial housing while the market rent expense also accounted for the most proportion of their income.
Public rental housing system is an important supplement for the current housing system which is designed to meet the basic housing needs for university graduates, migrant workers and the urban household population in low-income groups. It is an important practical significance for developing public rental housing to improve housing supply and security system, form an effective link between the market-oriented housing and security housing, support and develop the rental market, achieve social stability and equity, and promote harmonious development of society.
Based on the theory analysis perspective of public rental housing system, this paper makes a comprehensive and in-depth study on the theories and practical ground for public rental housing, target groups, financing models, entry and exit mechanisms as well as pricing model of public rental housing system by literature survey, system analysis and comparative study. At last this paper set a valuable construction and operation management system of public rental housing.
This paper mainly studies on three fields. First, financing model of public rental housing. It is not sustainable for large-scale construction of public rental housing by a single financing from government. The government should make full use of the market forces and develop social capital into the most important financing model for public rental housing construction under the government’s overall planning. This Thesis designs the BT, PPP and ABS financing models. Second, access and exit mechanisms of public rental housing. Effective access and exit mechanisms are needed in order to truly play the affordable housing function of public rental housing. Based on the analysis of current income levels and housing conditions, this paper designs the entry and exit mechanisms of public rental housing. Lastly, pricing mechanisms of public rental housing. It is high sensitivity for the target groups of public rental housing to the prices. And the pricing of public rental housing is a plurality of objective decision making determined by market and government-led public rental property. This thesis designs the differential pricing of public rental housing, considering the costs and reasonable rate of return. This pricing can make full use of the social security and social welfare of public rental housing while encourage market investment and reduce fiscal pressure.
In order to make a better understanding and implementation of public rental system, the paper gives discussion on the three issues. First, the discussion on the target groups of low-cost housing and public rental housing. Second, the discussion on sales of public rental housing.
公共租赁住房制度是对我国现有住房保障制度的一个重要补充和完善,满足以大学毕业生、外来务工人员和城镇户籍人口中部分中低收入者为主体的基本住房需求。大力发展公共租赁住房,对于完善住房供应与保障体系,实现住房市场和住房保障之间的有效衔接,培育租赁市场,维护社会稳定和公平,促进社会和谐发展具有重要的现实意义。
论文立足于公共租赁住房制度分析的理论视角,通过文献资料调查、系统分析、对比研究等方法展开讨论,对公共租赁住房提出的理论与现实依据、公共租赁住房目标保障群体、融资模式、准入和退出机制、定价模式进行较为全面而深入的研究,建立了一套具有一定参考价值的公共租赁住房建设运营管理制度。
论文主要进行了三个方面的研究:①公共租赁住房的融资模式研究。以政府为主体、靠单一的财政资金融资并不能支撑规模巨大的公租房建设,必须充分借助市场的力量,在政府总体规划和协调下将社会资本投资发展成公租房建设的重要筹资方式之一,论文设计了BT、PPP和ABS三种融资模式,并详细论述了各自的操作方式。②公共租赁住房的准入和退出机制研究。有效的准入和退出机制能够保证公租房始终在其目标保障群体中正常流转,真正发挥其保障性住房功能。论文设计了基于收入水平和现有住房状况的公共租赁住房准入和退出机制。③公共租赁住房的定价机制。公共租赁住房保障对象对公共租赁住房的价格具有高度敏感性,而市场化和政府主导的双重属性决定公租房定价是一个多元性目标决策系统。论文设计了考虑成本和合理收益率的公共租赁住房差别化定价模式,在鼓励市场投资、减轻政府财政压力的同时,充分保障公共租赁住房的社会保障和社会福利性。
为了更好的理解和实施公租房制度,结合当前国家和地方出台的公共租赁住房管理办法,论文就两个方面的问题进行了讨论:①关于公租房与廉租房保障对象范围的讨论;②关于公租房销售问题的讨论
The housing security system has being established along with the housing reform in China. In the past thirty years, China has initially formed a multi-level urban housing supply system that taking affordable housing and low-rent housing as primary and dilapidated buildings and shantytowns, resettlement housing as secondary. This supply system has played an important role in solving the housing problems of low-income families in towns, easing the contradiction between the supplying and demanding for housing. However, there is a big loophole in the current affordable housing system that a considerable part of the housing-disadvantaged groups are excluded from the housing support system. First, a large number of urban migrant workers and farmers whose land was imposed are excluded from the housing support system on account of the stipulation of local inhabitant identification in current housing security system. Second, there are groups that are neither urban lowest income groups who can not enjoy the protection of low-rent housing, but also afford to buy affordable housing and commercial housing while the market rent expense also accounted for the most proportion of their income.
Public rental housing system is an important supplement for the current housing system which is designed to meet the basic housing needs for university graduates, migrant workers and the urban household population in low-income groups. It is an important practical significance for developing public rental housing to improve housing supply and security system, form an effective link between the market-oriented housing and security housing, support and develop the rental market, achieve social stability and equity, and promote harmonious development of society.
Based on the theory analysis perspective of public rental housing system, this paper makes a comprehensive and in-depth study on the theories and practical ground for public rental housing, target groups, financing models, entry and exit mechanisms as well as pricing model of public rental housing system by literature survey, system analysis and comparative study. At last this paper set a valuable construction and operation management system of public rental housing.
This paper mainly studies on three fields. First, financing model of public rental housing. It is not sustainable for large-scale construction of public rental housing by a single financing from government. The government should make full use of the market forces and develop social capital into the most important financing model for public rental housing construction under the government’s overall planning. This Thesis designs the BT, PPP and ABS financing models. Second, access and exit mechanisms of public rental housing. Effective access and exit mechanisms are needed in order to truly play the affordable housing function of public rental housing. Based on the analysis of current income levels and housing conditions, this paper designs the entry and exit mechanisms of public rental housing. Lastly, pricing mechanisms of public rental housing. It is high sensitivity for the target groups of public rental housing to the prices. And the pricing of public rental housing is a plurality of objective decision making determined by market and government-led public rental property. This thesis designs the differential pricing of public rental housing, considering the costs and reasonable rate of return. This pricing can make full use of the social security and social welfare of public rental housing while encourage market investment and reduce fiscal pressure.
In order to make a better understanding and implementation of public rental system, the paper gives discussion on the three issues. First, the discussion on the target groups of low-cost housing and public rental housing. Second, the discussion on sales of public rental housing.
引文
①温家宝.2010年政府工作报告
②汪光焘.2007年全国建设工作会议上的讲话
①杨庆育,王立军.充分尊重农民意愿加快推进户籍制度改革.重庆日报,2010年7月29日A04版
①国务院办公厅关于促进房地产市场健康发展的若干意见(国办发(2008)131号)
②全国人民代表大会常务委员会专题调研组关于部分重大公共投资项目实施情况的调研报告,2009年10月28日
③邱晟赟.保障性住房建设目标完成有压力,解民怨?拉经济?日信证券,2010年5月24日
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②汪光焘.2007年全国建设工作会议上的讲话
①杨庆育,王立军.充分尊重农民意愿加快推进户籍制度改革.重庆日报,2010年7月29日A04版
①国务院办公厅关于促进房地产市场健康发展的若干意见(国办发(2008)131号)
②全国人民代表大会常务委员会专题调研组关于部分重大公共投资项目实施情况的调研报告,2009年10月28日
③邱晟赟.保障性住房建设目标完成有压力,解民怨?拉经济?日信证券,2010年5月24日
[1]孙波.中国房地产泡沫规模及发展趋势[J].学术交流, 2010(4): 111-114.
[2]杨春华.关于新生代农民工问题的思考[J].思想政治工作研究, 2010(3): 17-19.
[3]罗恩立.新生代农民工就业能力问题初探:一个分析的框架[J].经济问题探索, 2010(3): 50-54.
[4]季燕霞.福利经济学研究议题的动态演进[J].学术论坛, 2004(2): 74-77.
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