年美國房地產(chǎn)狀況及美國土地法

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)）Foreclosurerates

are

athistoric

highsand

are

stillincreasing抵押品贖回權(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

aretheforeclosures?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

commercialmortgage

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)價值銳減z

Weak

economy經(jīng)濟(jì)形勢較差z

Problems

with

the

financing

of

real

estate房地產(chǎn)本身的融資問題y

Residential–government

support住宅地產(chǎn)—政府支持y

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

inthe

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-personalproperty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)？z

American

law

on

land

is

based

on:美國土地法的淵源：y

Common

Law

普通法

xDecisions

made

by

Federal

&state

courts

聯(lián)邦法院和州法院的判決y

Legislative

law

制定法Legislatures制定法z

Federal-Congress聯(lián)邦——國會

z

State各州z

Local/municipal地方/市的Federal

Law聯(lián)邦法z

US

Constitution:

No

taking

withoutjust

compensationz

美國憲法：沒有合理補(bǔ)償不得征收z

Eminent

domain:

right

forgovernment

to

purchase

land

fromprivate

ownersz

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z

Eminent

domain:

Right

of

government

to

acquire

private

land,without

the

owner’s

consent,

for

public

use,

with

due

processand

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z

Condemnation:

Legal

procedure

for

exercising

the

right

ofeminent

domain征收權(quán)：權(quán)力的行使需要法定程序的限制y

Public

use

vs.public

purpose

公共用途和公共目的

x

Kelo

v.New

London

Kelo訴新倫敦政府y

Just

compensation

based

on

highest

and

best

use公正補(bǔ)償須基于“最高”和“最佳”用途y

Problems

of

excessive

use

濫用權(quán)力的問題z

Inverse

condemnation

反向征收Federal

Law聯(lián)邦法z

Otherwise

little

Federal

law

on

real

estate

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y

Advantageous:

home

ownership,

depreciation,

andinterest

deductions,

REITS

(real

estate

investmenttrusts

=

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z

Federal

programs:

mortgage

programs

to

encouragehome

ownership聯(lián)邦政府的項目：住房推進(jìn)的抵押貸款項目State

Law各州法律z

Common

law

on

real

estate

for

eachstate

-

evolves

from

England

-

eachstate

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z

Functioning

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

財產(chǎn)稅land

use

土地使用State

land

use

plans

and

some

zoning各州土地使用計劃和一些分區(qū)制Authorizes

local

governments對地方政府的授權(quán)Local

government

laws地方政府法律z

Cities,villages,towns城市，鄉(xiāng)村，城鎮(zhèn)z

Land

use:zoning土地使用：分區(qū)制z

Property

taxation:

bulk

of

local

governmentrevenue

comes

from

property

taxes財產(chǎn)稅：地方政府大部分收入源于財產(chǎn)稅

z

Miscellaneous

laws:rent

control各種法律：租金控制Easements–land

rights

unlike

licenses(permission)地役權(quán)——不同于許可（私人授權(quán)）zAffirmative

easements:積極的地役權(quán)y

Driveway

or

accessright-of-way家用車道和通行權(quán)y

Sewer

line下水道y

Drainage排水地役權(quán)y

Common

wall公共的墻體zNegative

easements消極的地役權(quán)：y

Light

and

air

easement采光和空氣役權(quán)y

Scenic

easement風(fēng)景役權(quán)Restrictive

Covenants

in

deeds契據(jù)中的限制性條款Setback

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

architectural

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

RestrictiveCovenants限制性條款的強(qiáng)制執(zhí)行z

Enforcement

by

court

injunction

依據(jù)法院強(qiáng)制令的強(qiáng)制執(zhí)行z

Enforcement

only

by“parties

at

interest”依據(jù)利益相關(guān)方意思的強(qiáng)制執(zhí)行y

Isolated

deed

restriction:Grantor

or

grantor’s

heirs單獨的契據(jù)限制：來自權(quán)利人或者權(quán)利人的繼承人y

Subdivision

restrictions:

All

current

owners,

lenders

with

mortgageloans,

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z

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z

Retirement

of

restrictive

covenants

in

some

states限制性條款變?yōu)闊o效LIENS擔(dān)保權(quán)z

PROPERTY

TAX

財產(chǎn)稅優(yōu)先權(quán)

z

MORTGAGE

抵押z

MECHANIC

OR

CONSTRUCTIONLien建筑物上優(yōu)先權(quán)或建設(shè)工程留置權(quán)z

JUDGMENT判決優(yōu)先權(quán)PUBLIC

PLANNING

FOR

LAND-USE

CONTROL

–since

the

1920’s從1920年開始的土地用途管制z

Public

land-use

planning

involves

thedevelopment

of

guidelines

and

criteria

forthe

determination

and

control

of

futureland

uses

in

a

community,

or

geographicarea.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z

Zoning

is

the

regulation

of

land

uses,

population

densitiesand

building

types

and

sizes

by

ordering

the

uses

of

landaccording

to

zones,

or

special

districtsz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）y

Construction

quality

&

safety

issues

are

regulated

bybuilding

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。y

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。PUBLIC

LAND-USE

CONTROL公共土地使用控制z

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z

1926

upheld

by

US

Supreme

Court1926年獲得美國最高法院的支持z

Public

land-use

planning

involves

the

development

of

guidelines

andcriteria

for

the

determination

and

control

of

future

land

uses

in

acommunity,

or

geographic

area.土地使用的公共計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)。ydevelopment

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z

Segregate

land

uses

to

按用途管制土地是為了y

Minimize

nuisances

減少粉塵、噪音等的干擾妨害y

Preserve

character

保護(hù)社區(qū)特色

y

Protect

the

environment保護(hù)環(huán)境y

Efficient

use

of

public

infrastructure公共設(shè)施的有效使用Zoning

Tools規(guī)劃的方式z

Zoning

districts:分區(qū)：

y

Permitted

uses允許的用途xResidential

居住

xOpen

space

露天場所

xCommercial

商業(yè)的

xIndustrial

工業(yè)的

xAgricultural

農(nóng)業(yè)的y

Conditional

uses

受限制的用途

y

PUDs規(guī)劃單元整體開發(fā)（puds）Zoning

exceptions分區(qū)規(guī)劃的例外z

Non-conforming

uses既存的不符規(guī)劃的使用y

Cannot

expand

use

rule

“不能擴(kuò)大現(xiàn)有使用”規(guī)則y

50%rule

“50%”規(guī)則y

1

year

rule

“一年”規(guī)則z

Variances

豁免的情形Land

Use:Growth

Management

土地使用：控制規(guī)模z

Methods

include:手段包括：y

adoption

ofcomprehensive

plans總體規(guī)劃的采用y

concurrency

and

growth

impact

fees建設(shè)費(fèi)y

economic

and

environmental

impactstudies

經(jīng)濟(jì)和環(huán)境影響評價y

urban

service

areas,extraterritorialjurisdictions

城市服務(wù)區(qū)，域外管轄y

growth

limits

and

moratoriums

規(guī)?？刂坪脱泳忛_發(fā)Weaknesses

of

US

Land

Use美國土地規(guī)劃的缺點z

Rigid

“use”orientation

嚴(yán)苛的“用途”限制

z

“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z

Slow

to

reflect

new

building

technology對新的建筑技術(shù)反應(yīng)緩慢z

Deals

poorly

with

fast

growth跟不上快速增長的步伐z

Deals

poorly

in

bad

economic

times

在經(jīng)濟(jì)危機(jī)時更是捉襟見肘Decision-making–public

participation政策制定-公眾參與Plan

Commission

規(guī)劃委員會

Other

committees-historicpreservation,

urban

design其他委員會——歷史遺跡的保護(hù)，城市設(shè)計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z

Standards

for

streets,sewers,and

water

systems街道，下水道和供水系統(tǒng)的標(biāo)準(zhǔn)z

Adequate

water

supply

for

fire

safety為保證消防安全的充足的供水系統(tǒng)z

Adequate

drainage

and

run-off

retention適當(dāng)?shù)呐判顾到y(tǒng)z

Open

spaces

露天場所

z

Lot

layout

土地布局z

Easements

for

utilities為公共事業(yè)的地役權(quán)

z

Traffic

and

pedestrian

safety車輛和行人安全Environmental

Assessments環(huán)境的評估z

Phase

I

EVA

第一階段的EVAy

Air

and

water

samples

空氣和水的樣本y

Historical

property

records歷史風(fēng)貌建筑記錄y

Site

inspection

實地檢查z

Phase

II

EVA

第二階段的EVAy

More

tests

to

confirm