吉林省商业银行住房贷款发展中存在的问题和对策
摘要
自“九五”时期以来，住宅产业和住房金融服务成为启动居民住房
消费、扩大内需，控制通货紧缩趋势，保持国民经济增长的重要推动力。
住宅与房地产业呈现出强劲的增长势头，逐步发展为国民经济的支柱产
业；以商业银行住房消费贷款为代表的住房金融业务的迅猛发展，极大
的提高了居民购房的支付能力，已经成为居民提前实现住房消费的重要
手段。
另一方面，商业银行住房消费贷款的发展，对改善银行信贷资产结
构、提高信贷资产质量的作用十分明显。目前，商业银行不良资产仍然
较高，而商业银行向传统客户（面向生产领域贷款客户）的贷款发放非
常谨慎，从追求利润、扩大资产规模的角度出发，住房消费贷款因其资
产质量较高，信贷风险相对较小，市场需求比较旺盛，就成为商业银行
十分活跃的业务增长点。
但是从吉林省四家国有商业银行住房消费贷款几年的发展过程来
看，住房消费贷款业务呈现出增长速度逐步减缓的状态，一些制约住房
消费贷款业务发展的问题也逐渐暴露出来：市场需求空间很大，但实际
操作中的有效需求不足；贷款产品经营方式分散，推广营销成本较大，
银行收益得不到保障，客户因办理程序烦琐而不满意；因贷款期限较长，
市场变化给银行带来抵押贷款的风险巨大；因开发商资金不足对银行住
房消费贷款的欺诈挪用情况严重影响银行贷款资产质量。上述问题的解
决，能够在很大程度上推动商业银行住房消费贷款的发展，取得贷款银
行和消费贷款客户双方的满意，保证住房消费贷款业务的持续健康发展。
本题针对上述制约住房消费贷款发展的主要因素，提出了建立住房
- 46 -
吉林省商业银行住房贷款发展中存在的问题和对策
贷款客户信用评价体系，进而运用住房贷款客户信用评价体系，对不同
等级客户实行综合贷款授信和差别化管理，丰富住房消费贷款品种，解
决住房消费贷款有效需求不足问题；针对住房消费贷款期限长、抵押物
价值波动大，与住房楼盘项目紧密相连的特点，根据房地产项目评估的
市场比较方法，建立个人住房贷款楼盘估价模型，防范抵押物波动风险；
利用房地产开发贷款和消费贷款的结合，通过资金封闭运行方式和提高
开发商违约成本等方法，防范开发商欺诈风险。
论文的主要内容包括以下几个方面：
一、影响银行住房贷款发展的主要问题分析
1、住房消费贷款的概述、种类、宏观和微观作用；
2、商业银行住房消费贷款发展情况介绍（对全国到吉林省范围内四
家国有商业银行住房消费贷款的概况进行分析介绍）；
3、指出制约住房消费贷款发展的主要因素及其影响；
4、提出本文的中心论点和基本方法
二、建立住房贷款客户信用评价体系，解决贷款有效需求不足问题；
1、给出住房消费贷款客户评价体系的内容、结构；
2、用市场营销学理论，对不同等级客户实行差别化管理的方法；
3、根据客户信用评价体系，丰富住房消费贷款品种。
三、住房消费贷款楼盘估价模型的建立
1、房地产项目评估的市场比较方法介绍；
2、贷款楼盘信息库和楼盘估价模型介绍；
3、楼盘估价模型的实际应用
吉林省内商业银行的个人住房贷款市场应该说还处于起步阶段，未
来的发展空间巨大，虽然银行住房贷款业务在发展初期就遇到了市场竞
- 47 -
吉林省商业银行住房贷款发展中存在的问题和对策
争激烈、房地产市场规范程度不高、房地产价格波动较大、社会信用程
度急待提高、消费者有效需求不足等诸多问题，但是面对住房消费贷款
这一本身带有长期性质的信贷品种，商业银行应该以市场需求为核心，
致力于住房贷款产品稳健、持续、标准化的经营策略的研究和实践，立
足于市场不同层次和多元化的需求趋势，加强住房消费贷款客户信用评
价系统的建设；着眼于优质房地产项目和优质楼盘的选择，提高住房贷
款产品的适应性，不断进行产品和服务的创新，实现既能够灵活地满足
市场需求，又能有效防范信贷资产风险的目的。
随着吉林省市场经济环境的快速发展，房地产市场的法制建设日趋
规范和完善，住房消费者对住房商品消费和投资的理念逐步增强，社会
的整体信用水平逐渐提高，吉林省商业银行住房贷款也将能够摆脱困境，
走上快速稳定发展的轨道。
The real estate industry and housing financing service have
became the important impetus for improving residents’ housing
consumes, increasing national needs, controlling the trend of
deflation, keeping national economy increasing since ninth
five-year plan.
Housing and real estate take on strong increasing tendency
and gradually develop into the support industry of national
economy.
As the representation of housing commercial operation,
Commercial bank housing consumer loan’s fast development has
greatly improve resident’s ability to buy houses, and already
becoming the signify means to achieve housing consuming ahead
of schedule.
In the other side, the development of commercial bank
housing consuming accommodation has clearly effects on
reforming structures of bank’s credit assets, increasing quality of
credit assets. At present, bad debts of commercial bank are still
rather high, however, commercial bank send loan to traditional
consumers (the one who face to product field clients) very
carefully. From the point of view of pursuing profit, enlarging
assets scale, housing consuming loan becomes the pretty active
point of growth of commercial banks because of its high assets
quality, rather low risk of credit and market’s bloom needs.
However, from the process of development about four
state-owned commercial bank housing consuming loan in these
years in Jilin province, housing consuming loan’s operation has
taken on the tendency of lower the increasing speed and some
problems about restricting operation development of housing
consuming loan has gradually expose: Though market’s needs is
big, valid needs of real operation is not enough; the methods of
managing loan products are separate, marketing cost is rather
expensive and income of the bank isn’t guaranteed, clients are not
satisfied with trifles of transacting process; Because of deadline of
loan is fairly long, market’s change bring huge risks to banks’
mortgage loan. Because of developers’ fund shortage, phenomena
of tricks and peculates have taken place in bank housing
consuming loan, it effect the quality of the bank loan assets. The
solutions of above problems will greatly improve the development
of the commercial banks’ housing consuming loan, satisfy both
sides of banks and consumers and ensure the health devotement of
housing consuming loan operation.
Based on the above important factors about housing
consuming loan, the thesis bring many questions including
establishing housing client’s credit estimation to use this to
manage different scale clients, enriching kinds of housing
consuming loan, solving housing consuming loan’s shortage of
valid needs; According to the properties of long deadline of
housing consuming loan, big fluctuation of guaranty’s value,
closely connecting with housing items and the methods of real
estate items evaluated market, we can establish personal housing
evaluation model to prevent the risk of guaranty’s fluctuation.
Using the connection of real estate’s loan and consuming loan and
methods of running capital closely and increasing penalty cost of
developers to prevent the trick risks.
The main content of this thesis includes several sides below:
Analysis of main problems which effect the developments
housing consuming loan
1.The summarize, kinds, magnificent and microcosmic
effects of housing consuming loan;
2.Introduction of commercial housing consuming loan’s
development;
3.Point out the principal factors and effects of controlling
housing consuming loan;
4.Bring out the central contention and basis methods in this
thesis.
Establish the evaluation system of housing consuming loan
and solve the shortage problems about valid needs
1. Present the content and structure of housing consuming
loan
2. Using marketing theory to carry out the methods of
managing different scale clients
3. According to consumers’ evaluation systems to enrich
消费、扩大内需，控制通货紧缩趋势，保持国民经济增长的重要推动力。
住宅与房地产业呈现出强劲的增长势头，逐步发展为国民经济的支柱产
业；以商业银行住房消费贷款为代表的住房金融业务的迅猛发展，极大
的提高了居民购房的支付能力，已经成为居民提前实现住房消费的重要
手段。
另一方面，商业银行住房消费贷款的发展，对改善银行信贷资产结
构、提高信贷资产质量的作用十分明显。目前，商业银行不良资产仍然
较高，而商业银行向传统客户（面向生产领域贷款客户）的贷款发放非
常谨慎，从追求利润、扩大资产规模的角度出发，住房消费贷款因其资
产质量较高，信贷风险相对较小，市场需求比较旺盛，就成为商业银行
十分活跃的业务增长点。
但是从吉林省四家国有商业银行住房消费贷款几年的发展过程来
看，住房消费贷款业务呈现出增长速度逐步减缓的状态，一些制约住房
消费贷款业务发展的问题也逐渐暴露出来：市场需求空间很大，但实际
操作中的有效需求不足；贷款产品经营方式分散，推广营销成本较大，
银行收益得不到保障，客户因办理程序烦琐而不满意；因贷款期限较长，
市场变化给银行带来抵押贷款的风险巨大；因开发商资金不足对银行住
房消费贷款的欺诈挪用情况严重影响银行贷款资产质量。上述问题的解
决，能够在很大程度上推动商业银行住房消费贷款的发展，取得贷款银
行和消费贷款客户双方的满意，保证住房消费贷款业务的持续健康发展。
本题针对上述制约住房消费贷款发展的主要因素，提出了建立住房
- 46 -
吉林省商业银行住房贷款发展中存在的问题和对策
贷款客户信用评价体系，进而运用住房贷款客户信用评价体系，对不同
等级客户实行综合贷款授信和差别化管理，丰富住房消费贷款品种，解
决住房消费贷款有效需求不足问题；针对住房消费贷款期限长、抵押物
价值波动大，与住房楼盘项目紧密相连的特点，根据房地产项目评估的
市场比较方法，建立个人住房贷款楼盘估价模型，防范抵押物波动风险；
利用房地产开发贷款和消费贷款的结合，通过资金封闭运行方式和提高
开发商违约成本等方法，防范开发商欺诈风险。
论文的主要内容包括以下几个方面：
一、影响银行住房贷款发展的主要问题分析
1、住房消费贷款的概述、种类、宏观和微观作用；
2、商业银行住房消费贷款发展情况介绍（对全国到吉林省范围内四
家国有商业银行住房消费贷款的概况进行分析介绍）；
3、指出制约住房消费贷款发展的主要因素及其影响；
4、提出本文的中心论点和基本方法
二、建立住房贷款客户信用评价体系，解决贷款有效需求不足问题；
1、给出住房消费贷款客户评价体系的内容、结构；
2、用市场营销学理论，对不同等级客户实行差别化管理的方法；
3、根据客户信用评价体系，丰富住房消费贷款品种。
三、住房消费贷款楼盘估价模型的建立
1、房地产项目评估的市场比较方法介绍；
2、贷款楼盘信息库和楼盘估价模型介绍；
3、楼盘估价模型的实际应用
吉林省内商业银行的个人住房贷款市场应该说还处于起步阶段，未
来的发展空间巨大，虽然银行住房贷款业务在发展初期就遇到了市场竞
- 47 -
吉林省商业银行住房贷款发展中存在的问题和对策
争激烈、房地产市场规范程度不高、房地产价格波动较大、社会信用程
度急待提高、消费者有效需求不足等诸多问题，但是面对住房消费贷款
这一本身带有长期性质的信贷品种，商业银行应该以市场需求为核心，
致力于住房贷款产品稳健、持续、标准化的经营策略的研究和实践，立
足于市场不同层次和多元化的需求趋势，加强住房消费贷款客户信用评
价系统的建设；着眼于优质房地产项目和优质楼盘的选择，提高住房贷
款产品的适应性，不断进行产品和服务的创新，实现既能够灵活地满足
市场需求，又能有效防范信贷资产风险的目的。
随着吉林省市场经济环境的快速发展，房地产市场的法制建设日趋
规范和完善，住房消费者对住房商品消费和投资的理念逐步增强，社会
的整体信用水平逐渐提高，吉林省商业银行住房贷款也将能够摆脱困境，
走上快速稳定发展的轨道。
The real estate industry and housing financing service have
became the important impetus for improving residents’ housing
consumes, increasing national needs, controlling the trend of
deflation, keeping national economy increasing since ninth
five-year plan.
Housing and real estate take on strong increasing tendency
and gradually develop into the support industry of national
economy.
As the representation of housing commercial operation,
Commercial bank housing consumer loan’s fast development has
greatly improve resident’s ability to buy houses, and already
becoming the signify means to achieve housing consuming ahead
of schedule.
In the other side, the development of commercial bank
housing consuming accommodation has clearly effects on
reforming structures of bank’s credit assets, increasing quality of
credit assets. At present, bad debts of commercial bank are still
rather high, however, commercial bank send loan to traditional
consumers (the one who face to product field clients) very
carefully. From the point of view of pursuing profit, enlarging
assets scale, housing consuming loan becomes the pretty active
point of growth of commercial banks because of its high assets
quality, rather low risk of credit and market’s bloom needs.
However, from the process of development about four
state-owned commercial bank housing consuming loan in these
years in Jilin province, housing consuming loan’s operation has
taken on the tendency of lower the increasing speed and some
problems about restricting operation development of housing
consuming loan has gradually expose: Though market’s needs is
big, valid needs of real operation is not enough; the methods of
managing loan products are separate, marketing cost is rather
expensive and income of the bank isn’t guaranteed, clients are not
satisfied with trifles of transacting process; Because of deadline of
loan is fairly long, market’s change bring huge risks to banks’
mortgage loan. Because of developers’ fund shortage, phenomena
of tricks and peculates have taken place in bank housing
consuming loan, it effect the quality of the bank loan assets. The
solutions of above problems will greatly improve the development
of the commercial banks’ housing consuming loan, satisfy both
sides of banks and consumers and ensure the health devotement of
housing consuming loan operation.
Based on the above important factors about housing
consuming loan, the thesis bring many questions including
establishing housing client’s credit estimation to use this to
manage different scale clients, enriching kinds of housing
consuming loan, solving housing consuming loan’s shortage of
valid needs; According to the properties of long deadline of
housing consuming loan, big fluctuation of guaranty’s value,
closely connecting with housing items and the methods of real
estate items evaluated market, we can establish personal housing
evaluation model to prevent the risk of guaranty’s fluctuation.
Using the connection of real estate’s loan and consuming loan and
methods of running capital closely and increasing penalty cost of
developers to prevent the trick risks.
The main content of this thesis includes several sides below:
Analysis of main problems which effect the developments
housing consuming loan
1.The summarize, kinds, magnificent and microcosmic
effects of housing consuming loan;
2.Introduction of commercial housing consuming loan’s
development;
3.Point out the principal factors and effects of controlling
housing consuming loan;
4.Bring out the central contention and basis methods in this
thesis.
Establish the evaluation system of housing consuming loan
and solve the shortage problems about valid needs
1. Present the content and structure of housing consuming
loan
2. Using marketing theory to carry out the methods of
managing different scale clients
3. According to consumers’ evaluation systems to enrich
引文
[期刊文献]
1、孙冰 “适应市场需求创新个人住房贷款产品品种”
《中国房地产金融》2003 年第 7 期第 38 页
2、郑捷 “启动住宅消费的重要性及策略建议”
《中国房地产金融》2000 年第 2 期第 4 页
3、黄建欢，叶飞 “个人资信评估的指标体系与评估模型研究”
《中国房地产金融》 2000 年第 7 期第 20 页
4、朱伟 “房地产估价中假设和限制条件的运用”
《房地产评估》2003 年第 4 期第 21 页
[图书文献]
1、石春贵 《中国住房消费信贷问题研究》 经济管理出版社
1997 年 1 月第 1 版 第 166 页
2、柴强 《房地产估价理论与实务》 中国物价出版社
1995 年 1 月第 1 版 第 98 页
3、郑之杰 《中国房地产金融实践与创新》 中国金融出版社
2001 年 12 月第 1 版 第 100 页，第 182 页
1、孙冰 “适应市场需求创新个人住房贷款产品品种”
《中国房地产金融》2003 年第 7 期第 38 页
2、郑捷 “启动住宅消费的重要性及策略建议”
《中国房地产金融》2000 年第 2 期第 4 页
3、黄建欢，叶飞 “个人资信评估的指标体系与评估模型研究”
《中国房地产金融》 2000 年第 7 期第 20 页
4、朱伟 “房地产估价中假设和限制条件的运用”
《房地产评估》2003 年第 4 期第 21 页
[图书文献]
1、石春贵 《中国住房消费信贷问题研究》 经济管理出版社
1997 年 1 月第 1 版 第 166 页
2、柴强 《房地产估价理论与实务》 中国物价出版社
1995 年 1 月第 1 版 第 98 页
3、郑之杰 《中国房地产金融实践与创新》 中国金融出版社
2001 年 12 月第 1 版 第 100 页，第 182 页