海南省实施商业、办公类建设项目全过程管理的意见解读来了！

Interpretation of the Opinions on the Implementation of the Whole-process Management of Commercial and Office Construction Projectsin Hainan Province

海南省自然资源和规划厅、海南省住房和城乡建设厅、海南省市场监督管理局日前出台《关于加强商业、办公类建设项目全过程管理的意见》（以下简称《意见》），《意见》从规范建设项目土地出让要求、严格建筑设计要求、加强建设施工和竣工验收管理、加强销售登记环节管理等方面提出了一系列具有较强针对性的措施。10月13日，海南省自然资源和规划厅、海南省住房和城乡建设厅、海南省市场监督管理局针对社会关注的《意见》中的热点问题等进行答疑释惑、解读回应。

   The Department of Natural Resources and Planning, the Department of Housing and Urban-Rural Development and the Market Supervision Administration of Hainan Province have issued the Opinions on the Whole-process Management on Commercial and Office Construction Projects(hereinafter referred to asthe Opinions) recently, which hasput forward a series of highly targeted measures from the aspects of standardizing the land transfer requirements of construction projects, tightening the architectural design requirements, strengthening the management of construction and completion-based check and acceptance, and advancing the management of sales registration. The Department of Natural Resources and Planning, the Department of Housing and Urban-Rural Development and the Market Supervision Administration of Hainan Province answered questions and interpreted the public concerned hot issues in the Opinions on October 13.

一、为什么出台《意见》

1. Why were the Opinions introduced?

   近年来，海南省以“壮士断腕”的决心严控房地产开发，房地产开发投资占固投的比重由2017年的49.8%逐年下降至2020年的38.7%，取得较好的成效。但海南省实施房地产“双暂停”政策以来，有些项目存在将商业办公类项目改变建筑使用功能的倾向，变相改造为具备长期居住功能的“类住宅”建筑行为，影响公共服务设施基本功能。因其产品不受我省房地产限购政策影响，存在开发企业违规销售、虚假宣传、误导购房者等现象，冲击我省房地产市场，影响了房地产政策的执行。《意见》出台有利于我省房地产政策连续稳定性，坚持“房子是用来住的、不是用来炒”的定位，及时有效解决房地产市场出现的新情况新问题，坚决抑制各类建设名义变相开发“类住宅”房地产行为，规范房地产市场秩序，全面落实“稳地价、稳房价、稳预期”的目标，建立完善房地产市场调控长效机制，持续保持我省房地产市场健康平稳发展。

   In recent years, Hainan Province has been strictly controlling real estate development with the determination of "cutting one's own wrist". The proportion of real estate development investment in fixed investment has dropped year by year from 49.8% in 2017 to 38.7% in 2020, achieving fair results. However, since the implementation of the "double suspension"policy for real estate in Hainan Province, some projects have tended to change the use function of commercial office projects into "quasi-residential" buildings with long-term residential function, affecting the basic functions of public service facilities. Because such products(/properties) are not affected by the real estate purchase restriction policies, there are phenomena such as illegal sales by development businesses, false publicity, and misleading property buyers, which have impacted the real estate market in our province and affected the implementation of real estate policies. The introduction of the Opinions is conducive to maintaining continuous stability of our province's real estate policies, adhering to the positioning that "houses are for living, not for speculation", promptly and effectively addressing new developments and problems in the real estate market, resolutely curbing all real estate development practices in the name of "quasi-residential" properties, maintaining the order of the real estate market, fulfilling the goal of "stabilizing land prices, property prices and expectations", establishing and improving long-term mechanisms for real estate market regulation, and continuously maintaining healthy and stable development of the real estate market in our province.

二、《意见》如何引导和规范适用范围和对象

2. How do the Opinions guide and regulate the scope and objects of application?

《意见》适用对象为商务金融用地、其他商业服务业用地及其混合用地上建设的商业、办公类项目，可产权分割销售最小单元建筑面积不得小于300平方米，不得按照住宅类房地产进行登记。对零售商业用地、批发市场用地上建设的项目参照《意见》建筑设计要求执行，不受分割销售面积限制，鼓励小型商业服务设施配套建设。严禁旅馆用地（090104）分割销售和不动产登记，坚决禁止借康养、总部经济等之名圈地变相开发商品住宅。

   The Opinions are applicable to commercial office projects built on commercial and financial land, other commercial service land and their mixed land. The minimum unit building area of commercial office projects that can be sold separately by property rights shall not be less than 300 square meters, and shall not be registered as residential real estate. The projects for retail commercial land and wholesale market land shall be implemented according to the architectural design requirements of the Opinions, and are not subject to the restriction of segmented sales area. Supporting construction of small business service facilities is encouraged. In addition, it is strictly prohibited to split construction projects on hotel land (090104) for sale and allow registration for such properties, and disguised development of commercial properties in the name of developing health care industry and headquarters economy shall be resolutely prevented. Projects built on retail commercial land and wholesale market land shall be implemented in accordance with the Opinions architectural design requirements, and are not subject to the restriction of the divided sales area, and the supporting construction of small commercial service facilities is encouraged. It is strictly forbidden to divide the sale of hotel land (090104) and real estate registration, and firmly prohibit the development of commercial housing in disguised form in the name of health care, headquarters economy, etc.

三、《意见》如何指导开发企业规划设计商办类项目

3. How do the Opinions guide the developers to plan and design commercial office projects?

商办类项目应严格按照土地出让合同约定的规划用途及建筑功能进行建筑单体设计，从设计源头上杜绝后期改造为“类住宅”的可能。建筑平面布局形体应规整，不得采用住宅套型设计形式，盥洗室、卫生间、茶水间或饮水供应点及各类型管井、烟道等应集中设置。阳台（含露台）、空中花园等应与公共走廊、电梯厅等公共空间相连，不得在套内设置。不得设置厨房等居住空间，不得预留、违规增设可作为住宅用途的排水、排污、排烟等管位（道）、孔洞等。

   Single building design shall be conducted in commercial office projects in strict accordance with the planned uses and building functions agreed in land transfer contracts, so as to eliminate the possibility of later transformation into "quasi-residential" from the source of design. The building sketch-up shall be in a regular shape; the design form of residential suites shall not be used. Lavatories, toilets, tea rooms or drinking water supply points as well as various types of tube wells and vents shall be set up centrally. Balconies (including terraces) and hanging gardens shall be connected with public corridors, elevator halls and other public spaces, and shall not be installed in properties. It is not permittedto set up living spaces such as kitchens, reserve or illegally add pipe positions (channels) and holes that can be used for residential purposes such as drainage, sewage discharge, and smoke exhaust.

四、《意见》如何规范加强商办类项目全过程监督管理

4. How do the Opinions standardize and strengthen the whole-process supervision and administration on commercial office projects?

各市县政府要认真贯彻意见要求，落实主体责任，加强本市县域内出现的“类住宅”项目建设行为的监督管理，资规、住建、市场监管、行政审批、综合执法等相关职能部门从招商引资、规划供应、建筑设计、施工建设、销售登记、监督管理、违法查处等环节，完善监管措施，提高监管力度，依托省工程建设项目审批管理系统和省“多规合一”信息综合管理平台，实现建设项目报建全链条、全过程闭环监管。各相关部门要加强联动，联合开展监督检查，对擅自修改设计方案、不按要求报审、不按施工图施工、虚假宣传违规销售等违法违规行为，要依法查处，并将失信信息纳入海南自由贸易港信用信息共享平台。

   The municipal and county governments shall earnestly fulfil the Opinionsand main responsibilities, and strengthen the supervision and management on the construction of "quasi-residential" properties in counties and cities. Relevant functional authorities of natural resources and planning, housing and urban-rural construction, market supervision, administrative approval and comprehensive law enforcement shall improve supervision measures and enhance supervision efforts in terms of investment attraction, planning and supply, architectural design, construction, sales registration, supervision and management, and investigation and punishment of illegal activities, so as to realize the closed-loop supervision of project construction, through the provincial approval management system of construction projects and the provincial "Multiple-into-One" information management platform. All relevant authorities should strengthen concerted efforts, jointly carry out supervision and inspection, and investigate and deal with violations of laws and regulations such as unauthorized modification of design schemes, failure to report for approval as required, failure to construct according to construction drawings, false publicity and illegal sales according to laws and regulations, and record their malpractices on the credit information sharing platform of the Hainan Free Trade Port.

五、《意见》如何明确各方职责

5. How do the Opinionsclarify the responsibilities of each party?

市场主体应当严格按照批准的规划用途进行开发、建设、销售和使用，严禁擅自改变规划用途。自然资源和规划部门对未按照土地合同和对赌协议约定的条件进行建设的，要依法追究责任。住房城乡建设部门要加强对设计单位、建设单位、施工单位要严格按照土地出让合同和核准的规划设计方案要求开发建设，要在施工图审、项目建设、联合验收等环节加强监督管理，督促各参建方落实责任，加强对项目的工程建设过程质量安全监管，打击弄虚作假；在预售销售环节加强商办类项目预售方案的审核把关，加强销售现场公示监管。市场监管部门要规范商办类项目发布广告行为，广告中不得出现将商办类项目宣传具有住宅功能等内容。

   Market entities shall develop, construct, sell and use in strict accordance with the approved planned uses, and it is strictly prohibited to change the planned uses without authorization. Those who fail to carry out construction according to the conditions stipulated in land contracts and valuation adjustment mechanisms (VAMs) shall be held accountable by the authorities of natural resources and planning in accordance with the law. The authorities of housing and urban-rural construction shall strengthen the development and construction of design and construction businesses in strict accordance with the requirements of land transfer contracts and approved planning and design schemes, enhance supervision and management on the review of construction drawings, project construction and joint acceptance, urge all participating parties to fulfilltheir responsibilities, strengthen the quality and safety supervision of the project construction process, and crack down on fraud. In addition, the review on the pre-sale schemes of commercial office projects and the publicity supervision on sales sites shall also be strengthened. The market supervision authorities shall regulate the advertising of commercial office projects, which shall not be promoted with residential functions in advertisements.

六、《意见》如何指导和规范商办类项目广告行为

6. How do the Opinionsguide and regulate the advertising behaviorof commercial office projects?

根据《中华人民共和国广告法》相关规定和《意见》有关要求，商办类项目广告主、广告经营者、广告发布者通过一定媒介和形式直接或间接推销房屋时，应当明确房屋性质为商办类项目，土地使用年限、物业服务费、水电气费标准按照商业标准执行，明确房屋配套建设指标等情况，不得诱导或者欺骗消费者，不得在广告内容中明示或者暗示房屋具有住宅功能，不得以“不限购”“不限贷”的名义、噱头代替“商办类项目”。否则，其广告行为违反《中华人民共和国广告法》第四条、第八条、第二十八规定，市场监管部门将按照第五十五条、第五十六条、第五十九条规定依法追究相关人行政责任。

   According to the relevant provisions of the "Advertising Law of the People's Republic of China" and the relevant requirements of the Opinions, during direct or indirect marketing of properties through certain media and in different forms, the advertisers, advertising agents and advertising publishers of commercial office projects shall make it clear that the nature of the units is commercial office, and that the land use period, property service fee, water and electricity fee standards shall be implemented in accordance with commercial standards, and clarify the indicators of supporting properties construction; they shall not induce or deceive consumers, express or imply in the advertising content that properties have residential functions, or replace "commercial office projects" in the name of "unlimited purchase" and "unlimited loan" with gimmicks. Otherwise, such advertising behaviorwould be violating the provisions of articles 4, 8 and 28 of the Advertising Law of the People's Republic of China, and relevant persons shall be held accountable and administrative responsibility investigated and dealt with in accordance with the provisions of articles 55, 56 and 59.

七、《意见》如何规范和要求在建“类住宅”项目

7. How do the Opinionsregulate and require the "quasi-residential" projects under construction？

《意见》印发实施前已批未建的项目，不符合意见要求的，应修改建筑设计方案，并重新核发规划、施工许可证；对在建未售的项目，从房型设计以及水、电、燃气配套等方面进行全面检查，发现建设行为违反本意见的，应责令整改，经相关部门联合验收通过后方可销售。

   If a project, that has been approved but not yet constructed before the issuance and implementation of the Opinions, does not meet the requirements of the Opinions, the architectural design scheme shall be revised and a new planning and construction permit shall be issued. For projects under construction but not sold, comprehensive inspection shall be conducted from the aspects of house type design and water, electricity and gas supporting facilities. If the constructionbehavioris found to be in violation of the Opinions, it shall be ordered to make rectification, and can be sold only after passing the joint acceptance of relevant authorities.