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17:08","ShortDate_i":[],"Url":"/d.u.htm","UserID":,"UserName":"风瑟","UseVote":false,"v_isAdminDeleted":false,"v_isAppend":false,"v_isEditOwnDoc":false,"v_lDocModifiedPageNo":0,"v_lDocNo":18,"v_lPageCount":3.0,"v_lUserID":0,"v_lUserLevel":100,"v_SeeUserId":0},"isfirstfloor":false},{"docinfo":{},"foolrinfo":{"del_w":false,"DelTime":"","Emote":0,"fd_1_sel_product":false,"fd_id":0,"floorcontent":"有这种想法的当官可能是大部分。。。\r\n是不是啊。。。哈哈\r\n有点小官衔的是不是啊 &是不是说出你们的心声了啊\r\n请所有海安官员觉得不是的都到楼下来报到\r\n\r\n\r\n\r\n\r\n","isAdminFlag":false,"isCanUpdate":false,"isDel":0,"isHide":0,"isShow":true,"keyThis":"","lDocModifiedCount":1,"LongDate":"11-12-22 17:10","online":false,"really_updated_at":" 17:10:14","ShortDate":"12-22 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23:18","ShortDate_i":[],"Url":"/d.u.htm","UserID":,"UserName":"向老兵致敬","UseVote":false,"v_isAdminDeleted":false,"v_isAppend":false,"v_isEditOwnDoc":false,"v_lDocModifiedPageNo":0,"v_lDocNo":20,"v_lPageCount":3.0,"v_lUserID":0,"v_lUserLevel":100,"v_SeeUserId":0},"isfirstfloor":false},{"docinfo":{},"foolrinfo":{"del_w":false,"DelTime":"","Emote":0,"fd_1_sel_product":false,"fd_id":0,"floorcontent":"gfgfdh\r\n","isAdminFlag":false,"isCanUpdate":false,"isDel":0,"isHide":0,"isShow":true,"keyThis":"","lDocModifiedCount":1,"LongDate":"11-12-23 17:05","online":false,"really_updated_at":" 17:05:19","ShortDate":"12-23 17:05","ShortDate_i":[],"Url":"/d.u.htm","UserID":,"UserName":"xiaoxiaobianli","UseVote":false,"v_isAdminDeleted":false,"v_isAppend":false,"v_isEditOwnDoc":false,"v_lDocModifiedPageNo":0,"v_lDocNo":21,"v_lPageCount":3.0,"v_lUserID":0,"v_lUserLevel":100,"v_SeeUserId":0},"isfirstfloor":false},{"docinfo":{},"foolrinfo":{"del_w":false,"DelTime":"","Emote":0,"fd_1_sel_product":false,"fd_id":0,"floorcontent":"我真的是很费解，为什么要搞啥子的万亩良田，是不是嫌老百姓生活的太好了？你们那些当官的就想着法子折磨老百信吧……\r\n","isAdminFlag":false,"isCanUpdate":false,"isDel":0,"isHide":0,"isShow":true,"keyThis":"","lDocModifiedCount":1,"LongDate":"11-12-23 21:03","online":false,"really_updated_at":" 21:03:54","ShortDate":"12-23 21:03","ShortDate_i":[],"Url":"/d.u.htm","UserID":,"UserName":"记忆里的卡布基诺","UseVote":false,"v_isAdminDeleted":false,"v_isAppend":false,"v_isEditOwnDoc":false,"v_lDocModifiedPageNo":0,"v_lDocNo":22,"v_lPageCount":3.0,"v_lUserID":0,"v_lUserLevel":100,"v_SeeUserId":0},"isfirstfloor":false},{"docinfo":{},"foolrinfo":{"del_w":false,"DelTime":"","Emote":0,"fd_1_sel_product":false,"fd_id":0,"floorcontent":"农民是用来出卖的,要的时候就打地主分田地,不要的时候就收你的田地,让你再失地,想玩死农民啊?\r\n","isAdminFlag":false,"isCanUpdate":false,"isDel":0,"isHide":0,"isShow":true,"keyThis":"","lDocModifiedCount":1,"LongDate":"11-12-25 21:15","online":false,"really_updated_at":" 21:15:32","ShortDate":"12-25 21:15","ShortDate_i":[],"Url":"/d.u.htm","UserID":,"UserName":"紫石县人","UseVote":false,"v_isAdminDeleted":false,"v_isAppend":false,"v_isEditOwnDoc":false,"v_lDocModifiedPageNo":0,"v_lDocNo":23,"v_lPageCount":3.0,"v_lUserID":0,"v_lUserLevel":100,"v_SeeUserId":0},"isfirstfloor":false},{"docinfo":{},"foolrinfo":{"del_w":false,"DelTime":"","Emote":0,"fd_1_sel_product":false,"fd_id":0,"floorcontent":"海安县国有土地上房屋征收评估技术细则（试行）\r\n（征求意见稿）\r\n第一章& 总& 则\r\n第一条& 制订依据：为了规范本县国有土地上房屋征收评估工作，保证房屋征收评估结果客观公平，根据《中华人民共和国城市房地产管理法》、国务院《国有土地上房屋征收与补偿条例》、住建部《国有土地上房屋征收评估办法》、《海安县国有土地上房屋征收与补偿暂行办法》，参照《房地产估价规范》、《城镇土地估价规程》等有关规定，制定本细则（试行）。\r\n第二条& 适用范围：评估国有土地上被征收房屋和用于产权调换房屋的价值，测算被征收房屋类似房地产的市场价格，以及对相关评估结果进行复核评估和鉴定，适用本细则（试行）。\r\n第三条& 评估机构：从事国有土地上房屋征收评估的单位，应当是具有省级以上建设行政主管部门核发的三级以上（包含三级）房地产评估资质的房地产估价机构（以下简称评估机构），并已列入向社会公布的房屋征收评估机构名录。\r\n第四条& 评估人员：从事国有土地上房屋征收评估活动的工作人员应当经培训合格取得上岗证，负责征收评估工作的专业人员，应当是评估机构中的专职注册房地产估价师。\r\n第五条& 评估对象：为被征收范围内经现场查勘认定的被征收合法建筑物及其占用范围内的建设用地所有权和其他不动产（以下简称被征收房屋）以及除政府对于产权调换房屋价格有特别规定外的用于产权调换的房屋，不包括违法建筑和超过批准期限的临时建筑。\r\n第六条& 评估目的：被征收房屋价值评估目的应当表述为“为房屋征收部门与被征收人确定被征收房屋价值的补偿提供依据，评估被征收房屋的价值”。\r\n用于产权调换房屋价值评估目的应当表述为“为房屋征收部门与被征收人计算被征收房屋价值与用于产权调换房屋价值的差价提供依据，评估用于产权调换房屋的价值”。\r\n第七条& 评估时点：被征收房屋价值评估时点为房屋征收决定公告之日。\r\n用于产权调换房屋价值评估时点应当与被征收房屋价值评估时点一致。\r\n第八条& 评估假设&\r\n被征收房屋的类似房地产是指与被征收房屋的区位、用途、权利性质、档次、新旧程度、规模、建筑结构等相同或者相似的房地产。\r\n被征收房屋类似房地产的市场价格是指被征收房屋的类似房地产在评估时点的平均交易价格。确定被征收房屋类似房地产的市场价格，应当剔除偶然的和不正常的因素。\r\n第九条& 评估方法&\r\n注册房地产估价师应当根据评估对象和当地房地产市场状况，对市场法、收益法、成本法、假设开发法等评估方法进行适用性分析后，选用其中一种或者多种方法对被征收房屋价值进行评估。\r\n被征收房屋的类似房地产有交易的，应当选用市场法评估；被征收房屋或者其类似房地产有经济收益的，应当选用收益法评估；被征收房屋是工业、生产、仓储用房地产的，如市场交易量较少，无法选用市场法的，就应当选用成本法评估；被征收房屋是在建工程的，应当选用假设开发法评估。\r\n可以同时选用两种以上评估方法评估的，应当选用两种以上评估方法评估，并对各种评估方法的测算结果进行校核和比较分析后，合理确定评估结果。\r\n第十条& 价值标准：为公开市场价值，不考虑被征收房屋在估价时点所受抵押、租赁、查封等因素的影响。\r\n第十一条& 价值构成：为被征收房屋的房地产市场价格，不包含搬迁补偿费、临时安置补偿费和征收非住宅房屋造成的停产、停业损失补偿费以及奖励。住宅和商业经营性房屋合法土地使用面积等于或小于合法房屋建筑面积的，土地价值已在房屋评估时体现，不再单独估价。\r\n被征收房屋室内外装饰装修价值、停产停业损失等补偿，由征收当事人协商确定；协商不成的，可以委托与评估被征收房屋价值的同一评估机构通过评估确定。\r\n第十二条&\r\n评估程序：1、接受评估委托，明确评估基本事项并签订征收评估委托合同；2、验收委托方提供的有关资料，拟订征收评估作业方案；3、到征收地点进行现场勘查、拍摄影像，做好记录；4、根据现场查验产权资料及有关数据进行分析；\r\n5、确定估价方法，进行测算；6、出具分户初评结果；7、交由征收部门公示，征求意见；\r\n8、公示期间负责评估项目的注册估价师进行现场说明解释；9、对确属错估的部分现场予以记录后进行修改和完善报告；10、修正后出具分户报告和整体报告提交房屋征收部门，并由征收部门向被征收人转交分户评估报告；11、评估报告及相关资料立卷、归档保管。\r\n第十三条& 评估结果表达形式：一是在征收实施之前由征收部门委托评估机构开展前期调查，向征收部门和征收管理部门提交项目征收补偿资金总额概算报告；二是在征收实施时由选定的评估机构评估并提交委托范围内被征收房屋的整体评估报告及被征收人分户补偿评估报告，作为被征收房屋的补偿依据。\r\n评估结果应当以人民币为计算的货币单位，精确到元。\r\n&\r\n第二章&\r\n房屋性质认定及分类\r\n第十四条&\r\n房屋性质认定：对于已经登记的房屋，其性质、用途和建筑面积，一般以房屋权属证书和房屋登记簿的记载为准；房屋权属证书与房屋登记簿的记载不一致的，除有证据证明房屋登记簿确有错误外，以房屋登记簿为准。对于未经登记的建筑，应当按照认定、处理结果进行评估。\r\n第十五条&\r\n房屋分类：被征收房屋一般分为住宅房屋、非住宅营业用房、非住宅非营业用房，具体分类明细内容见附件一。\r\n&\r\n第三章&\r\n住宅房屋征收评估\r\n第十六条&\r\n住宅房屋征收评估方法：被征收住宅房屋的界定及细分参见附件一，适用市场比较法的基准价格修正方式估价。其征收评估价格测算的技术路线为：\r\n1、确立评估基准。在征收项目范围内设定“标准样本住宅”作为评估基准。“标准样本住宅”的设定要求参见附件三；\r\n2、测算基准价格。按《房地产估价规范》规定的方式，采用市场比较法评估出“标准样本住宅”的基准价格，基准价格按比准价格的算术平均值确定。测算基准价格的可比实例的选择条件参见附件二。其计算公式为：\r\n基准价格\r\n&= &×\r\n× × ×\r\n\r\nVs\r\n―可比实例价格，n为可比实例的个数；\r\n―交易情况修正系数。由于采用买卖的正常交易实例为可比实例，因此该系数取100；\r\n―交易日期修正系数。该系数由估价机构根据房地产市场情形和评估中的具体情况，并参照当地政府部门公布的相关价格指数进行确定；\r\n―可比实例实体因素情况修正为标准样本住宅实体因素情况的修正系数，系数确定可参见附件四；\r\n&\r\n―可比实例区位因素情况修正为标准样本住宅区位因素情况的修正系数，系数确定参见附件五；\r\n3、确定评估价格。各被征收房屋分别与对应类型“标准样本住宅”结合相关调整修正系数进行房地产实体状况因素比较，按比较法原理修正基准价格得出各被征收住宅房屋的评估价格。\r\n其计算公式为：\r\n（1）被征收成套住宅评估价格Vc=\r\n标准样本住宅分类基准价格 × × \r\n（2）被征收独门院落住宅评估价格Vd=\r\n标准样本住宅分类基准价格 × × ×Kd\r\n（3）被征收非成套住宅评估价格Vf=\r\n标准样本住宅分类基准价格 × × ×Kf\r\nK31i―标准样本住宅实体因素情况修正为被征收房屋实体因素情况修正系数，系数确定参见附件四。\r\nK32i―标准样本住宅区位因素情况修正为被征收房屋区位因素情况修正系数，系数确定参见附件五。\r\nKd ―独门院落调整系数，系数确定参见附件三。\r\nKf ―非成套综合修正系数，取值为0.98。\r\n&\r\n第四章&\r\n非住宅非营业用房征收评估\r\n第十七条&\r\n非住宅非营业用房评估方法 生产、办公、仓储等非住宅非营业用房征收评估首选市场比较法进行。因案例收集等具体原因无法适用市场比较法时，可适用成本法评估。非营业用房的成本法应用说明参见附件六。\r\n第十八条&\r\n成本法评估技术路线：\r\n1.\r\n测算地价：根据被征收非营业用房的占地范围，可选用成本法、基准地价修正法、市场比较法等测算其为空地时的土地重新取得价格PD；\r\n2.\r\n确定房价：根据被征收非营业用房的建筑结构，参照附件六所示重置价格标准作适当调整，确定其建筑物的重置价格PJ；\r\n3．估测折旧：现场勘察对照附件七所示的《房屋成新因素确定表》和不同年限建筑物成新上限的相关规定和说明，估计测算确定建筑物的折旧额C；\r\n4.补偿价格评估：根据《房地产估价规范》，考虑到房屋征收补偿评估的特点，按成本法评估的基本公式计算被征收非营业用房的征收补偿价格Vi为：\r\nＶi＝PD＋PJ－C\r\n&\r\n&\r\n第五章&\r\n非住宅营业用房征收评估\r\n第十九条&\r\n非住宅营业用房评估方法：非住宅营业用房征收评估首选市场比较法进行。因案例收集等具体原因无法适用市场比较法时，可适用以收益法为基础的商业街区基准价格修正方式评估。但其中高档次宾馆、高档写字楼、高层商务楼、大型超市、百货商场等适用可比实例比较修正方式或单纯收益法方式。\r\n第二十条&\r\n收益法评估商业街区基准价格：设定典型商铺类营业用房为样本房，参见附件八。采用收益法评估被征收营业用房样本房的基准价格时，应采用有限期收益法公式。考虑到征收评估的补偿性质，一般采用稳定收益情形测算，即通常采用如下公式计算：\r\n\r\nＶo为基准价格，a为设定样本房的年纯收益，r为资本化率，n为收益年期，相关系数的确定参见附件八。\r\n第二十一条&\r\n营业用房商业街区基准价格修正法评估：被征收营业用房评估适用商业街区基准价格比较修正方式，其征收补偿价格经过商业用途修正、商业街道路线修正和实体因素修正后得到，其评估测算公式为：\r\n被征收房屋评估价格 &= \r\n―商业街区基准价格；\r\nfxy─商业用途修正系数，具体数据的选用参见附件八；\r\nfm─商业街道路线修正系数，具体数据的选用参见附件八；\r\nf3i─为被征收房屋实体因素修正系数，参见附件八；\r\n&\r\n第六章& 其他征收评估问题处理\r\n第二十二条 &“地大于房”的评估：对被征收住宅合法土地使用权面积大于房屋建筑面积的，合法土地使用权面积大于房屋建筑面积的部分应给予补偿，计算公式为：\r\n1、“地大于房”面积S＝合法土地使用权面积－合法房屋建筑面积\r\n2、“地大于房”土地单价W\r\n= 被征收房屋所处区域住宅用地基准地价×L\r\n当被征收房屋占用的合法用地为国有划拨性质时，L取0.6；当被征收房屋占用的合法用地为国有出让性质时，L取1。征收原为集体性质土地上房屋，参照国有土地上房屋评估时，参照国有划拨性质L取0.6。\r\n基准地价由评估机构依据县国土资源部门公布的在用基准地价结合有关情况评估确定，同一个项目和区域执行同一价格。\r\n3、“地大于房”土地总价Ｖd＝W×S\r\n4、国有直管住宅房屋不享有“地大于房”补偿。\r\n第二十三条&\r\n国有直管住宅房屋的评估：对国有直管住宅房屋，其重置价结合成新补偿给产权人，其它部分补偿给使用人，计算方法如下：\r\n（1）用市场比较法求出被征收住宅房的价格VO\r\n（2）补偿给产权人的部分： \r\n：该被征收住宅建筑的重置单价，参见附件四。\r\ng：该被征收住宅建筑成新率，参见附件七。\r\n：该被征收住宅合法建筑面积。\r\n（3）补偿给使用人（承租人）的部分： VO― \r\n第二十四条&\r\n产权调换住宅房屋评估：选择产权调换方式的住宅房屋，对被征收房屋和待调换房屋进行价格结算时应按上述同样的基准价格修正评估模式和方法进行。\r\n第二十五条&\r\n划拨土地评估：征收评估时涉及的被征收非住宅房屋的合法用地为划拨性质时，其土地补偿金额按土地基准地价的60%进行计算。非住宅营业房屋补偿金额具体公式如下：\r\n\r\nVi：被征收非住宅房屋的征收补偿评估价格；\r\nV：被征收非住宅房屋的市场评估价格；\r\nVjo：海安县土地基准楼面地价， ，Vj为基准地价，m为标准容积率。\r\n第二十六条&\r\n装饰装修及附属物评估：房屋征收评估中，装饰装修及附属物等部分为独立的专项评估。装饰装修及附属物等部分专项评估补偿价格的标准按照附件九执行。\r\n第二十七条&\r\n其它评估：未超过批准期限的临时建筑应按成本法评估其建筑物残值；在建工程应采用成本法进行评估，工程建设进度以政府管理部门通知停止施工时的状态为准。在建工程土地评估以政府管理部门批准的用途、参数或规划设计方案等为依据。\r\n&\r\n&\r\n&\r\n第七章&&\r\n征收评估报告\r\n第二十八条　出具报告要求：评估机构应按《房地产估价规范》的规定格式，依照本细则（试行）的要求出具评估报告。\r\n第二十九条　签名盖章：评估机构出具的评估报告应当由专职注册房地产估价师签字，并加盖评估机构公章。在评估报告上签字的注册房地产估价师和加盖公章的评估机构，对评估报告的内容和结论负责任。\r\n第三十条& 报告装帧：评估报告应做到图文并茂，所用纸张、封面、装订应有较好的质量。\r\n&\r\n第八章&&\r\n征收评估工作准则\r\n第三十一条&\r\n评估委托：被选定的评估机构应与委托单位签订评估委托合同。委托合同中应约定评估操作程序及时间安排等。\r\n第三十二条&\r\n评估技术负责人：评估机构应确定受委托评估项目的评估技术负责人，评估技术负责人最终确定评估技术方案，并对评估方法的选用和应用以及评估结果的合理性承担技术责任。\r\n第三十三条&\r\n现场勘察：评估项目均须开展现场勘察工作，承担评估业务的评估机构应派出有评估资格的专业人员依据查产资料和前期调查资料进行现场勘察。现场勘察记录资料是评估测算和撰写评估报告必备的基础资料。\r\n第三十四条&\r\n评估到户：评估人员应持证上岗，逐户逐项评估，做到实地勘测准确、影像资料全面、评估到户到项。\r\n第三十五条&\r\n内部审核评议：评估结果须经评估机构内部审核评议，评估机构在提交正式评估报告前负有审查、调整、复核评估报告的技术责任。\r\n第三十六条&\r\n报告提交：评估机构应在评估委托协议约定的时间内，向房屋征收部门提交正式的分户评估报告，并由房屋征收部门安排征收实施单位将分户评估报告送达被征收人。分户评估报告需经含项目评估技术负责人在内不少于两名的注册房地产估价师签字认可。\r\n第三十七条&\r\n报告解释与答疑：评估机构评估技术负责人及其他评估专业人员负有解释评估报告技术问题，接受征收当事人就评估报告相关问题咨询和质疑的义务，并负有向征收评估专家委员会报告情况和答复技术质询的义务。\r\n第九章& 评估资料存档\r\n第三十八条& 整理存档内容：评估机构应当将下列资料（原件或复印件）与评估报告（含技术报告）共同整理存档：\r\n（1）评估委托合同；\r\n（2）征收决定公告；\r\n（3）评估对象的产权证明材料及有关房屋基本情况的证明材料；\r\n（4）评估对象的实地查勘记录、照片等资料；\r\n（5）标准样本房屋可比实例的实地查勘记录、照片等资料；\r\n（6）确定评估结果的有关系数、参数等证明资料；\r\n（7）与评估项目有关的其他资料。\r\n第三十九条& 保存期限：评估报告及有关资料一般应保留十年。\r\n&\r\n第十章& 附&\r\n则\r\n第四十条&\r\n细则附件：附件系本技术细则（试行）的必要组成部分。\r\n第四十一条& 特种业务：征收评估中涉及原始成本测算、机电设备搬迁、工程造价分析等特殊专业技术工作的，评估机构可委托有资格从事该类业务的机构协助评估。\r\n第四十二条& 其它情况处理：本技术细则（试行）未能涵盖的其它征收评估情况，按房屋征收部门会同有关部门提出的意见处理。\r\n第四十三条& 细则解释：本技术细则（试行）由县房屋征收部门负责解释。\r\n第四十五条& 实施时间：本技术细则（试行）自公布之日起执行。国务院《国有土地上房屋征收与补偿条例》施行前已依法取得房屋拆迁许可证的项目，继续沿用原有规定评估。\r\n&\r\n&\r\n&\r\n\r\n","isAdminFlag":false,"isCanUpdate":false,"isDel":0,"isHide":0,"isShow":true,"keyThis":"","lDocModifiedCount":1,"LongDate":"11-12-25 22:16","online":false,"really_updated_at":" 22:16:49","ShortDate":"12-25 22:16","ShortDate_i":[],"Url":"/d.u.htm","UserID":,"UserName":"东海散人","UseVote":false,"v_isAdminDeleted":false,"v_isAppend":false,"v_isEditOwnDoc":false,"v_lDocModifiedPageNo":0,"v_lDocNo":24,"v_lPageCount":3.0,"v_lUserID":0,"v_lUserLevel":100,"v_SeeUserId":0},"isfirstfloor":false},{"docinfo":{},"foolrinfo":{"del_w":false,"DelTime":"","Emote":0,"fd_1_sel_product":false,"fd_id":0,"floorcontent":"附件十& （一）装饰装修附属物及其他补偿指导价\r\n\r\n\r\n
名&& 称\r\n
备& 注\r\n
砖地（平铺）\r\n
侧铺30元/O\r\n
简易水泥场地\r\n
水泥方块场地20元/O\r\n
砼地面\r\n
含垫层\r\n
架空板地面\r\n
水磨石地面\r\n
水磨石铜嵌条地面\r\n
水磨石铜条拼图\r\n
<p align=\"center\" style=\"line-height:12margin:3.