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    租赁住房建设标准下多地明确非改租建设标准

    时间:2021-11-09 14:35:54 来源:昆山尚驰机电设备工程有限公司 作者:德德玛
    对于广大新市民、新青年来说,租房既要住得进,也要住得好。当下将旅馆、酒店、商业办公楼、厂房、仓库等非住宅改建成租赁住房的现象十分普遍,对于“非改租”“商改租”,除了住房和城乡建设部近日印发的《关于集中式租赁住房建设适用标准的通知》外,多地也进一步明确了相关建设标准。比如,近日重庆市出台了《既有非住宅建筑租赁居住化改造技术标准》(DBJ50/T-378-2021)(以下简称《标准》),据介绍,这是国内首部“非改租”建设标准;厦门市也在7月7日发布了《存量非住宅类房屋临时改建为保障性租赁住房实施方案》。规范租赁住房改造行为据记者了解,此次重庆市发布的《标准》涉及评估与策划、场地与建筑、结构、建筑设备、消防、施工与验收、运行维护等10方面内容,明确了改造后建筑的合理使用年限不应少于10年、公共服务设施建筑面积不应小于改造项目总建筑面积的6%等具体内容,具有落实政策需求、适应多方需要等特点。厦门市发布的《存量非住宅类房屋临时改建为保障性租赁住房实施方案》规定,商业、办公、工业、仓储、科研教育等非住宅类存量房屋,符合条件的可申请改建为保障性租赁住房,不变更土地使用性质、土地使用年限,不补缴土地价款。“《标准》的发布对重庆市支持租赁住房项目建设、畅通非住宅存量项目改造、增加市场有效供给、降低非居住房屋阶段性空置、促进产城融合、职住平衡具有重要意义。”重庆市住房和城乡建设委员会副主任郭唐勇向《中国消费者报》记者介绍,《标准》是全国首部正式对外发布的“非改租”技术标准。同策研究院分析师汪恒对《中国消费者报》记者表示,租赁住房的供应绝大部分由存量房改造而来,一直以来苦于没有明确的建筑标准。重庆市、厦门市发布的相关规定对商业商务用房等非居住房屋改作租赁住房所涉及的评估与策划,空间、建筑设备、消防安全等改造,以及施工与验收质量要求等内容进行了明确,解决了此前商改租、“非改租”技术边界不明确、设计内容无依据、施工验收维护缺乏科学指导等问题,有助于规范房屋租赁化改造行为,拓宽个人房源出租渠道,促进住房租赁市场规范发展、盘活存量闲置房屋资源。公共区域面积配比受关注国家一直强调逐步使租房、买房在享受公共服务上具有同等权利,公共服务区域是集中式租赁住房最大的特色,但此前并无标准可言,有些公寓运营商将公共区域作为噱头,有些小运营商则根本没有建设公共区域的意识。重庆出台的《标准》,最大的亮点是对改造项目保障配套设施、满足使用功能、提升健康性能等作了明确要求。例如,项目改造应集中设置配套的公共服务设施,公共服务设施的建筑面积不应小于改造项目总建筑面积的6%,且不应小于100平方米。项目配套的公共区域功能和服务设施可根据租户需求、建筑功能以及周边环境中商业服务网点配置等实际情况,进行相应调整。“如果按照重庆市的《标准》每万平方米配置600平方米的公共区域面积来算,很多长租公寓是不达标的,这一标准的出台无疑会让长租公寓更像公寓。”中原地产首席分析师张大伟对《中国消费者报》记者表示。厦门市则对备受租户关注的租金、面积等作出了规定,原则上每套(间)建筑面积不超过70平方米,以30-45平方米的小户型为主;租金价格接受政府指导,按照市场评估价的85%,年均租金涨幅不得高于厦门市人均可支配收入的涨幅;改建后不得分割登记、分割抵押、分割销售;纳入厦门市住房租赁交易服务平台统一监管等。张大伟认为,未来肯定会有更多城市跟进租赁住房改造建设标准,对促进租赁住房规范发展和盘活存量有重要的意义。两类用地禁止改建租赁住房应该明确的是,不是所有类型的房屋都可以改建为集中式租赁住房。中国建筑设计研究院有限公司装配式建筑院院长赵钿对《中国消费者报》记者表示,为保证居住安全,对于将非居住类建筑改建为集中式租赁住房,住建部发布的《关于集中式租赁住房建设适用标准的通知》强调,改建前应对房屋安全性能进行鉴定,依据鉴定结果进行相应处理,保证满足长期居住、使用的安全性要求。另外,依据《城市用地分类与规划建设用地标准》关于土地性质的分类,三类工业用地是对居住和公共环境有严重干扰、污染和安全隐患的工业用地,三类物流仓储用地是易燃、易爆和剧毒等危险品的专用物流仓储用地。这两类土地上的非居住建筑,可能存在不利于人体健康安全的隐患,不适宜长期居住,因此不得改建为集中式租赁住房。重庆市对此做出了进一步细化,规定改造后建筑的合理使用年限不宜小于20年,不应小于10年;改造项目可供改造规模不宜少于50套(间)。厦门市则规定,改建租赁住房申请项目应为依法取得土地且批建手续齐全的合法建筑。为保证改建后保障性租赁住房满足居住标准,改建项目结构上应符合安全牢固的要求。改建后的保障性租赁住房应具备良好的卫生、通风和采光等居住条件,应符合给排水、供电等相关要求。同时,厂房、仓储类改建项目须设立相应安全隔离措施,确保人员居住安全。此外,改建完成后,原则上不得少于50套(间)且建筑面积不少于2000平方米。

    (责任编辑:李升烈)

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