2009年美國房地產(chǎn)狀況及美國土地法

1、US Real Estate Market 2009 & American Land Law 2009年美國房地產(chǎn)市場現(xiàn)狀及美國土地法All real estate: residential and commercial所有房地產(chǎn)市場（住宅和商業(yè)用房）的需求供給情況1、美國房屋平均價(jià)格（NAR Existing Sales)和平均每戶收入and this has been true across sectors不同領(lǐng)域的房地產(chǎn)需求供給情況（住宅，工業(yè)，辦公，零售業(yè)）Foreclosure rates are at historic highs and are still increasing抵

2、押品贖回權(quán)喪失的比例達(dá)到歷史最高并且正在不斷增長。Foreclosures: more to come?更多抵押贖回權(quán)的喪失正在發(fā)生？Where are the foreclosures?哪里是抵押贖回權(quán)喪失高發(fā)地區(qū)？ W 西部 NC中北部 SE東南部The net result has been a dramatic reduction in commercial mortgage credit availability最終結(jié)果變成了商用房地產(chǎn)抵押貸款戲劇性的銳減The Decline in Real Estate Value地產(chǎn)價(jià)值銳減Weak economy 經(jīng)濟(jì)形勢較差Problems

3、 with the financing of real estate 房地產(chǎn)本身的融資問題Residential government support 住宅地產(chǎn)政府支持Commercial - no government support 商業(yè)地產(chǎn)沒有政府支持US land ownership美國土地所有權(quán)分布Federal owns 35% of the land primarily in the western United States & Alaska; generally forest and mountainous land 聯(lián)邦政府擁有35%的土地主要在西部和阿拉斯加，多為森林和山

4、地State and local governments own 10% Private ownership is 55% 各州和地方政府擁有10% 私人擁有55%Define land“土地”的界定Land陸上的Mineral rights 礦產(chǎn)權(quán)益Air rights土地之上的空間權(quán)利Not water不包括“水域”Buildings建筑物Fixtures items in buildings - personal property附著物建筑物內(nèi)的物品動產(chǎn)How does law relate to land?法律如何與土地相關(guān)聯(lián)？American law on land is based

5、 on:美國土地法的淵源：Common Law 普通法 Decisions made by Federal & state courts 聯(lián)邦法院和州法院的判決Legislative law 制定法Legislatures制定法Federal - Congress 聯(lián)邦國會State 各州Local/municipal地方/市的Federal Law 聯(lián)邦法US Constitution: No taking without just compensation 美國憲法：沒有合理補(bǔ)償不得征收Eminent domain: right for government to purchase lan

6、d from private owners 征收權(quán)：政府從私人手中購買土地的權(quán)利。Power of Eminent Domain 征收的權(quán)力Eminent domain: Right of government to acquire private land, without the owners consent, for public use, with due process and just compensation 征收權(quán)：政府可以不經(jīng)土地所有者同意獲得土地的權(quán)力，但必須基于公共用途，經(jīng)過正當(dāng)程序并且有公正補(bǔ)償Condemnation: Legal procedure for exer

7、cising the right of eminent domain 征收權(quán)：權(quán)力的行使需要法定程序的限制Public use vs. public purpose 公共用途和公共目的Kelo v. New London Kelo訴新倫敦政府Just compensation based on highest and best use 公正補(bǔ)償須基于“最高”和“最佳”用途Problems of excessive use 濫用權(quán)力的問題Inverse condemnation 反向征收Federal Law聯(lián)邦法Otherwise little Federal law on real esta

8、te except tax law 另外，還有很少量的聯(lián)邦法涉及房地產(chǎn)法，稅法除外Advantageous: home ownership, depreciation, and interest deductions, REITS (real estate investment trusts = real estate stocks 有利的方面：房屋所有權(quán)，資產(chǎn)折舊，降息，房地產(chǎn)投資信托=房地產(chǎn)股票Federal programs: mortgage programs to encourage home ownership 聯(lián)邦政府的項(xiàng)目：住房推進(jìn)的抵押貸款項(xiàng)目State Law各州法律Com

9、mon law on real estate for each state - evolves from England - each state different 各州房地產(chǎn)方面的普通法-從英國逐步發(fā)展 而成-各州各不相同F(xiàn)unctioning courts: land issues, evictions, foreclosures 法院的功能：土地爭議解決，驅(qū)逐承租人程序，贖回權(quán)喪失State law各州法內(nèi)容Registration 登記Transfers 轉(zhuǎn)讓Title 產(chǎn)權(quán)Mortgages 抵押貸款property taxation 財(cái)產(chǎn)稅land use 土地使用State l

10、and use plans and some zoning各州土地使用計(jì)劃和一些分區(qū)制Authorizes local governments對地方政府的授權(quán)Local government laws地方政府法律Cities, villages, towns 城市，鄉(xiāng)村，城鎮(zhèn)Land use: zoning 土地使用：分區(qū)制Property taxation: bulk of local government revenue comes from property taxes 財(cái)產(chǎn)稅：地方政府大部分收入源于財(cái)產(chǎn)稅Miscellaneous laws: rent control 各種法律：租金控

11、制Easements land rights unlike licenses (permission)地役權(quán)不同于許可（私人授權(quán)）Affirmative easements:積極的地役權(quán)Driveway or access right-of-way 家用車道和通行權(quán)Sewer line 下水道Drainage 排水地役權(quán)Common wall 公共的墻體Negative easements 消極的地役權(quán)：Light and air easement采光和空氣役權(quán)Scenic easement 風(fēng)景役權(quán)Restrictive Covenants in deeds契據(jù)中的限制性條款Setback

12、lines, height restrictions for structures 收進(jìn)線，建筑物的高度限制Minimum floor area 最小房屋面積No freestanding structures 沒有獨(dú)立式的結(jié)構(gòu)No chain-link fences沒有鐵絲網(wǎng)柵欄No RVs or boats parked in view of the street 沒有房車或者小船停在街面No cars regularly parked in the driveway 沒有車輛停在車道No garage door facing the street 沒有車庫門正對街道Required ar

13、chitectural review 要求建筑學(xué)家的審核No external antenna, satellite dish or clothesline 外部沒有天線，圓盤式電視天線或曬衣繩Enforcement of Restrictive Covenants 限制性條款的強(qiáng)制執(zhí)行Enforcement by court injunction 依據(jù)法院強(qiáng)制令的強(qiáng)制執(zhí)行Enforcement only by “parties at interest” 依據(jù)利益相關(guān)方意思的強(qiáng)制執(zhí)行Isolated deed restriction: Grantor or grantors heirs 單獨(dú)的

14、契據(jù)限制：來自權(quán)利人或者權(quán)利人的繼承人Subdivision restrictions: All current owners, lenders with mortgage loans, and renters only within subdivision 區(qū)域開發(fā)中的限制性條款：現(xiàn)在的所有人，抵押貸款的借款人，開發(fā)區(qū)域內(nèi)的租賃人Courts are reluctant to enforce in case of delayed enforcement (abandonment), changed neighborhood, changed public policy 法院不愿執(zhí)行的情況：申

15、請過于遲延的強(qiáng)制執(zhí)行（視為放棄權(quán)利），社區(qū)改變，公共政策改變Retirement of restrictive covenants in some states 限制性條款變?yōu)闊o效LIENS擔(dān)保權(quán)PROPERTY TAX 財(cái)產(chǎn)稅優(yōu)先權(quán)MORTGAGE 抵押MECHANIC OR CONSTRUCTION Lien建筑物上優(yōu)先權(quán)或建設(shè)工程留置權(quán)JUDGMENT判決優(yōu)先權(quán)PUBLIC PLANNING FOR LAND-USE CONTROL since the 1920s從1920年開始的土地用途管制Public land-use planning involves the developmen

16、t of guidelines 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會區(qū)域或地理區(qū)域內(nèi)未來土地開發(fā)的原則和標(biāo)準(zhǔn)。LAND-USE: Zoning土地使用：分區(qū)規(guī)劃Zoning is the regulation of land uses, population densities, and building types and sizes by ordering the uses of land acco

17、rding to zones, or special districts分區(qū)規(guī)劃對土地用途、人口密度、建筑物類型和大小進(jìn)行規(guī)制（依據(jù)不同區(qū)域的土地用途）Construction quality & safety issues are regulated by building codes, fire codes, or health & safety standards.建筑物質(zhì)量和安全問題受到建筑規(guī)范、消防規(guī)范以及人體安全健康標(biāo)準(zhǔn)的調(diào)整。 Zoning is intended to control negative externalities. 分區(qū)規(guī)劃旨在控制土地利用的消極外部性問題。 P

18、UBLIC LAND-USE CONTROL公共土地使用控制Herbert Hoover & Standard Zoning Enabling Legislation for States 胡佛（Herbert Hoover）的州分區(qū)規(guī)劃標(biāo)準(zhǔn)法案1926 upheld by US Supreme Court 1926年獲得美國最高法院的支持Public land-use planning involves the development of guidelines and criteria for the determination and control of future land use

19、s in a community, or geographic area. 土地使用的公共計(jì)劃涉及一定社會或地理區(qū)域的未來土地開發(fā)的原則和標(biāo)準(zhǔn)。development of a comprehensive plan 土地利用總體規(guī)劃Purpose of zoning 分區(qū)規(guī)劃的目的Segregate land uses to 按用途管制土地是為了Minimize nuisances 減少粉塵、噪音等的干擾妨害Preserve character 保護(hù)社區(qū)特色Protect the environment保護(hù)環(huán)境Efficient use of public infrastructure 公共設(shè)

20、施的有效使用Zoning Tools 規(guī)劃的方式Zoning districts: 分區(qū)：Permitted uses允許的用途Residential 居住Open space 露天場所Commercial 商業(yè)的Industrial 工業(yè)的Agricultural 農(nóng)業(yè)的Conditional uses 受限制的用途PUDs規(guī)劃單元整體開發(fā)（puds）Zoning exceptions分區(qū)規(guī)劃的例外 Non-conforming uses既存的不符規(guī)劃的使用Cannot expand use rule “不能擴(kuò)大現(xiàn)有使用”規(guī)則50% rule “50%”規(guī)則1 year rule “一年”規(guī)

21、則Variances 豁免的情形Land Use: Growth Management 土地使用：控制規(guī)模Methods include:手段包括：adoption of comprehensive plans 總體規(guī)劃的采用concurrency and growth impact fees 建設(shè)費(fèi)economic and environmental impact studies 經(jīng)濟(jì)和環(huán)境影響評價(jià)urban service areas, extraterritorial jurisdictions 城市服務(wù)區(qū)，域外管轄growth limits and moratoriums 規(guī)?？刂坪脱?/p>

22、緩開發(fā)Weaknesses of US Land Use美國土地規(guī)劃的缺點(diǎn)Rigid “use” orientation 嚴(yán)苛的“用途”限制“Public view” is delegated to planners, involved citizens “公眾意見”的判斷授權(quán)給規(guī)劃制定者，只有少量市民參與Slow to reflect new building technology 對新的建筑技術(shù)反應(yīng)緩慢Deals poorly with fast growth 跟不上快速增長的步伐Deals poorly in bad economic times 在經(jīng)濟(jì)危機(jī)時(shí)更是捉襟見肘Decision

23、-making public participation政策制定-公眾參與Plan Commission 規(guī)劃委員會Other committees - historic preservation, urban design 其他委員會歷史遺跡的保護(hù)，城市設(shè)計(jì)City Council elected officials 市議會選舉的行政官員Mayor 市長Traditional Land Use Controls:Subdivision Regulations 傳統(tǒng)土地規(guī)劃方法：片區(qū)規(guī)制Standards for streets, sewers, and water systems 街道，下水

24、道和供水系統(tǒng)的標(biāo)準(zhǔn)Adequate water supply for fire safety 為保證消防安全的充足的供水系統(tǒng)Adequate drainage and run-off retention 適當(dāng)?shù)呐判顾到y(tǒng)Open spaces 露天場所Lot layout 土地布局Easements for utilities為公共事業(yè)的地役權(quán)Traffic and pedestrian safety車輛和行人安全Environmental Assessments 環(huán)境的評估Phase I EVA 第一階段的EVAAir and water samples 空氣和水的樣本Historical property rec