美国房地产状况及美国土地法

《美国房地产状况及美国土地法》由会员分享，可在线阅读，更多相关《美国房地产状况及美国土地法（37页珍藏版）》请在装配图网上搜索。

1、US Real Estate Market 2009&American Land Law 2009年美国房地产市场现状及美国土地法All real estate:residential and commercial所有房地产市场（住宅和商业用房）的需求供给情况1、美国房屋平均价格（NAR Existing Sales)和平均每户收入and this has been true across sectors不同领域的房地产需求供给情况（住宅，工业，办公，零售业）Foreclosure rates are at historic highs and are still increasing抵押品赎

2、回权丧失的比例达到历史最高并且正在不断增长。Foreclosures:more to come?更多抵押赎回权的丧失正在发生？Where are the foreclosures?哪里是抵押赎回权丧失高发地区？W 西部 NC中北部 SE东南部The net result has been a dramatic reduction in commercial mortgage credit availability最终结果变成了商用房地产抵押贷款戏剧性的锐减The Decline in Real Estate Value地产价值锐减zWeak economy 经济形势较差zProblems wi

3、th the financing of real estate 房地产本身的融资问题yResidential government support 住宅地产政府支持yCommercial-no government support 商业地产没有政府支持US land ownership美国土地所有权分布Federal owns 35%of the land primarily in the western United States&Alaska;generally forest and mountainous land 联邦政府拥有35%的土地主要在西部和阿拉斯加，多为森林和山地State

4、and local governments own 10%Private ownership is 55%各州和地方政府拥有10%私人拥有55%Define land“土地”的界定Land陆上的Mineral rights 矿产权益Air rights土地之上的空间权利Not water不包括“水域”Buildings建筑物Fixtures items in buildings-personal property附着物建筑物内的物品动产How does law relate to land?法律如何与土地相关联？zAmerican law on land is based on:美国土地法的渊

5、源：yCommon Law 普通法 xDecisions made by Federal&state courts 联邦法院和州法院的判决yLegislative law 制定法Legislatures制定法zFederal-Congress 联邦国会zState 各州zLocal/municipal地方/市的Federal Law 联邦法zUS Constitution:No taking without just compensation z美国宪法：没有合理补偿不得征收zEminent domain:right for government to purchase land from p

6、rivate owners z征收权：政府从私人手中购买土地的权利。Power of Eminent Domain 征收的权力zEminent domain:Right of government to acquire private land,without the owners consent,for public use,with due process and just compensation 征收权：政府可以不经土地所有者同意获得土地的权力，但必须基于公共用途，经过正当程序并且有公正补偿zCondemnation:Legal procedure for exercising the

7、 right of eminent domain 征收权：权力的行使需要法定程序的限制yPublic use vs.public purpose 公共用途和公共目的xKelo v.New London Kelo诉新伦敦政府yJust compensation based on highest and best use 公正补偿须基于“最高”和“最佳”用途yProblems of excessive use 滥用权力的问题zInverse condemnation 反向征收Federal Law联邦法zOtherwise little Federal law on real estate exc

8、ept tax law 另外，还有很少量的联邦法涉及房地产法，税法除外yAdvantageous:home ownership,depreciation,and interest deductions,REITS(real estate investment trusts=real estate stocks 有利的方面：房屋所有权，资产折旧，降息，房地产投资信托=房地产股票zFederal programs:mortgage programs to encourage home ownership 联邦政府的项目：住房推进的抵押贷款项目State Law各州法律zCommon law on

9、real estate for each state-evolves from England-each state different 各州房地产方面的普通法-从英国逐步发展 而成-各州各不相同zFunctioning courts:land issues,evictions,foreclosures 法院的功能：土地争议解决，驱逐承租人程序，赎回权丧失State law各州法内容Registration 登记Transfers 转让Title 产权Mortgages 抵押贷款property taxation 财产税land use 土地使用State land use plans and

10、 some zoning各州土地使用计划和一些分区制Authorizes local governments对地方政府的授权Local government laws地方政府法律zCities,villages,towns 城市，乡村，城镇zLand use:zoning 土地使用：分区制zProperty taxation:bulk of local government revenue comes from property taxes 财产税：地方政府大部分收入源于财产税zMiscellaneous laws:rent control 各种法律：租金控制Easements land ri

11、ghts unlike licenses(permission)地役权不同于许可（私人授权）zAffirmative easements:积极的地役权yDriveway or access right-of-way 家用车道和通行权ySewer line 下水道yDrainage 排水地役权yCommon wall 公共的墙体zNegative easements 消极的地役权：yLight and air easement采光和空气役权yScenic easement 风景役权Restrictive Covenants in deeds契据中的限制性条款Setback lines,heigh

12、t restrictions for structures 收进线，建筑物的高度限制Minimum floor area 最小房屋面积No freestanding structures 没有独立式的结构No chain-link fences没有铁丝网栅栏No RVs or boats parked in view of the street 没有房车或者小船停在街面No cars regularly parked in the driveway 没有车辆停在车道No garage door facing the street 没有车库门正对街道Required architectural

13、review 要求建筑学家的审核No external antenna,satellite dish or clothesline 外部没有天线，圆盘式电视天线或晒衣绳Enforcement of Restrictive Covenants 限制性条款的强制执行zEnforcement by court injunction 依据法院强制令的强制执行zEnforcement only by“parties at interest”依据利益相关方意思的强制执行yIsolated deed restriction:Grantor or grantors heirs 单独的契据限制：来自权利人或者权

14、利人的继承人ySubdivision restrictions:All current owners,lenders with mortgage loans,and renters only within subdivision 区域开发中的限制性条款：现在的所有人，抵押贷款的借款人，开发区域内的租赁人zCourts are reluctant to enforce in case of delayed enforcement(abandonment),changed neighborhood,changed public policy 法院不愿执行的情况：申请过于迟延的强制执行（视为放弃权利

15、），社区改变，公共政策改变zRetirement of restrictive covenants in some states 限制性条款变为无效LIENS担保权zPROPERTY TAX 财产税优先权zMORTGAGE 抵押zMECHANIC OR CONSTRUCTION Lien建筑物上优先权或建设工程留置权zJUDGMENT判决优先权PUBLIC PLANNING FOR LAND-USE CONTROL since the 1920s从1920年开始的土地用途管制zPublic land-use planning involves the development of guidel

16、ines and criteria for the determination and control of future land uses in a community,or geographic area.土地用途管制涉及一定社会区域或地理区域内未来土地开发的原则和标准。LAND-USE:Zoning土地使用：分区规划zZoning is the regulation of land uses,population densities,and building types and sizes by ordering the uses of land according to zones,

17、or special districtsz分区规划对土地用途、人口密度、建筑物类型和大小进行规制（依据不同区域的土地用途）yConstruction quality&safety issues are regulated by building codes,fire codes,or health&safety standards.建筑物质量和安全问题受到建筑规范、消防规范以及人体安全健康标准的调整。yZoning is intended to control negative externalities.分区规划旨在控制土地利用的消极外部性问题。PUBLIC LAND-USE CONTROL

18、公共土地使用控制zHerbert Hoover&Standard Zoning Enabling Legislation for States 胡佛（Herbert Hoover）的州分区规划标准法案z1926 upheld by US Supreme Court 1926年获得美国最高法院的支持zPublic land-use planning involves the development of guidelines and criteria for the determination and control of future land uses in a community,or g

19、eographic area.土地使用的公共计划涉及一定社会或地理区域的未来土地开发的原则和标准。ydevelopment of a comprehensive plan 土地利用总体规划Purpose of zoning 分区规划的目的zSegregate land uses to 按用途管制土地是为了yMinimize nuisances 减少粉尘、噪音等的干扰妨害yPreserve character 保护社区特色yProtect the environment保护环境yEfficient use of public infrastructure 公共设施的有效使用Zoning Tool

20、s 规划的方式zZoning districts:分区：yPermitted uses允许的用途xResidential 居住xOpen space 露天场所xCommercial 商业的xIndustrial 工业的xAgricultural 农业的yConditional uses 受限制的用途yPUDs规划单元整体开发（puds）Zoning exceptions分区规划的例外 zNon-conforming uses既存的不符规划的使用yCannot expand use rule“不能扩大现有使用”规则y50%rule“50%”规则y1 year rule“一年”规则zVarianc

21、es 豁免的情形Land Use:Growth Management 土地使用：控制规模zMethods include:手段包括：手段包括：yadoption of comprehensive plans 总体规划的采用总体规划的采用yconcurrency and growth impact fees 建设费建设费yeconomic and environmental impact studies 经济和环境影响评价经济和环境影响评价yurban service areas,extraterritorial jurisdictions 城市服务区，域外管辖城市服务区，域外管辖ygrowth

22、 limits and moratoriums 规模控制和规模控制和延缓开发延缓开发Weaknesses of US Land Use美国土地规划的缺点zRigid“use”orientation 严苛的“用途”限制z“Public view”is delegated to planners,involved citizens“公众意见”的判断授权给规划制定者，只有少量市民参与zSlow to reflect new building technology 对新的建筑技术反应缓慢zDeals poorly with fast growth 跟不上快速增长的步伐zDeals poorly in

23、bad economic times 在经济危机时更是捉襟见肘Decision-making public participation政策制定-公众参与Plan Commission 规划委员会Other committees-historic preservation,urban design 其他委员会历史遗迹的保护，城市设计City Council elected officials 市议会选举的行政官员Mayor 市长Traditional Land Use Controls:Subdivision Regulations 传统土地规划方法：片区规制zStandards for str

24、eets,sewers,and water systems 街道，下水道和供水系统的标准zAdequate water supply for fire safety 为保证消防安全的充足的供水系统zAdequate drainage and run-off retention 适当的排泄水系统zOpen spaces 露天场所zLot layout 土地布局zEasements for utilities为公共事业的地役权zTraffic and pedestrian safety车辆和行人安全Environmental Assessments 环境的评估zPhase I EVA 第一阶段的E

25、VAyAir and water samples 空气和水的样本yHistorical property records历史风貌建筑记录ySite inspection 实地检查zPhase II EVA 第二阶段的EVAyMore tests to confirm indications from Phase I 有更多的测试以证实第一阶段的结果zPhase III EVA 第三阶段的EVAyComplete assessment of extent of the problem 完整的对整个问题的评估yDetermination of remediation needs 需要补救的决定yE

26、stimation of remediation cost 补救费用的估计yPrescriptions for future prevention 预防方案Property Taxes-Primary source of local government revenue财产税地方政府收入的主要来源zReliable and countercyclical 固定的和反周期的zMany taxing authorities大量征税授权z-City -Improvement districts-城市 -拆迁改造机关 -County -Transportation authorities -郡县 -运输管理机关-Schools -Water management districts -学校 -水域管理机关zProperty Tax Exemptions:Religious organizations,state property,nonprofit organizations,educational institutions 财产免税：宗教团体，州财产，非盈利组织，教育机构zTIF tax incremental financing TIF增加税收的融资ARE THERE ANY QUESTIONS?提问时间