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「利小量大」主流趨勢 租賃業新時代來臨

2019-11-05, 週二

網路地產王/綜合報導】

專訪  新北市租賃住宅服務公會理事長/

中華民國租賃住宅服務商業同業公會全國聯合會常務監事召集人

朱大川

10月中,秋天的清涼舒爽伴和著和煦的陽光,新北市的天空潔淨湛藍,這天來到位在新北市板橋區民族路的新北市租賃住宅服務公會,一進門便見朱理事長帶領著秘書長及顧問相迎,精心準備的點心及茶飲,感受到公會滿滿的活力與熱情。

租賃住宅服務這個產業,不少人將之視為新產業,但其實租賃業是既有的行業,分布在房仲業及專職租賃的房地產業者;只是長期以來缺乏法令規範,相較於不動產買賣,鮮受重視。朱理事長說,自小英政府上來後,才將租賃業重新定位,提升租賃住宅服務的重要性,新設租賃專法加以約束及保障,嚴格說來,將租賃住宅服務獨立出來,應該算是加強服務的升級版,以此照顧更多中低收入的家庭,以及剛踏入社會的青年,實現居住正義的一環。

新北市租賃住宅服務公會理事長朱大川,深耕房市多年,原本從事房仲業,因緣際會下接觸到租賃住宅服務,讓他深深感受到,租賃住宅與房屋買賣之不可分,合則強、分則弱,租賃是買方服務的開始,也是賣方服務的延伸,一來一往拉長了陣線,業者開疆闢土,有更大的揮灑空間。

 

  •  稅負降為自用稅率 有效引導節稅

租賃住宅服務在地方公會陸續設立後,正式進入服務領域已有一段時日,執行上的問題逐漸浮現,在加以調整修正之後,對於社會住宅目標宅數的達成,以及一般租賃業者加入公會,會有很大的幫助。朱理事長說,首先就是稅負的問題,稅負形成的門檻,是一道阻礙政策執行的高牆。

以邀請房東加入社會住宅(公益出租住宅)行列這點來說,期盼地方政府配合政策提出一些誘因,才會提升房東加入的意願,舉例來說,新北市政府目前提供公益出租住宅持有稅(房屋稅及地價稅)減免的幅度,便遠小於其他縣市,對房東來說顯然誘因不足,若能比照其他縣市,將房東的公益出租住宅列自用稅率,房東參與的意願應該會大增

另外,房東其實包含自然人房東及法人房東,根據租賃專法17條,個人房東才有減免優惠,照理說法人房東應該也要享減免,建設公司才會願意將未售出的餘屋釋放出來,協助解決餘屋過多的問題。

朱理事長說,其實也不只是持有稅,包括房地合一稅,也應該就社會住宅政策部分加以檢討,畢竟公益住宅是租賃是中央的政策方向,如果將這些原本屬於非自用的稅率,調整為自用稅率,空屋房東的出租意願勢必提升。

只不過,稅負的部分必須跟財政部要協調,內政部表示要再跟財政部溝通,引導空屋釋出真的是需要誘因,之前甚至有討論過開徵空屋稅,用負面懲罰的方式並不妥,民眾若能配合政策,就應該要用正面鼓勵的方式,讓房東依法報稅,將隱匿不報的逃漏稅引導為節稅,逐步走向正常化,國家稅收也會跟著增加。

 

  •  包租代管才能降低建商空屋率

「對新北市而言,建商餘屋是另一個大課題!」,朱理事長語重心長道出。

新北市幅員廣大,重劃區數量更居全台之冠,重劃區內新建的新成屋戶數也是全台灣最多的,這些銷售後期尚未售出的新成屋,變成資源閒置的餘屋,這也是政府極力很想積極處理的一塊。

這些尚未使用的新成屋,一是來自建商,另一則是來自非自用的投資買方。建商未售出的餘屋,一放可能就是五年、六年,放久沒人住,新屋都變成中古屋。如果建商配合政策將餘屋拿來出租,政府也願意提供稅負減免,空屋率一定會大幅下降。

新北市重劃區投資型產品很多,根據朱理事長提供的資料顯示,新北市及台北市屋齡五年以內的新成屋銷售期大概都超過一年,尤其許多在2013年、2014年間高價行情購入的,現在都是相對跌價的,若能運用減稅引導這些空屋出租,先出租再慢慢賣,又有包租代管業者協助管理,日後再帶租約銷售,一步步便可解決資源閒置的問題。

未使用的新成屋,另一個來源則是投資型買方,這些買方買來就是為了要穩定收租,甚至希望建商能提供包租加代管,一條龍服務讓買方很簡單就能收租金,建商透過包租代管業者,將投資型買方的房屋出租及管理,合法租賃業者又是公會會員,受到租賃專法的約束有保障,終端買方跟中間建商都安心,這是新北市未來很有潛力待開發的新市場。

朱理事長說,最終,若能將2戶以上的屋主或建商,都納入持有稅及房地合一稅的自用對象,缺房東的問題應該會大紓解。

 

  •  積極輔導中小型業者加入公會

租賃住宅應該是房地產業中,門檻最低的服務,從早期的一則收費2千元的租賃訊息,或是參雜管理,到擔任二房東等等,切分許多不同的角色,隱身於租賃住宅市場中;而公會成立之後,這些原本分散的相關業者,都有機會集中成為公會會員,目前新北市會員約有65家,這些都是亟欲吸收的準會員。

理事長表示,其實這些準會員,陸續都有在接觸,由於公會成立時間尚短,現在還在建立經驗信心的階段,相關業者難免觀望,未來累積更多更好的服務案例之後,預計在明年就會有大踢準會員加入,包括原本就在從事租賃的中小型業者、樓管業者,以及一些房仲業者,在培養更多成功案例之後,信心增加,會員數就會大幅成長。

這些業者長期都在做租賃服務,他們很清楚,在網路崛起之後,出租方與承租方直接接觸率大增,中間者市場的空間被擠壓得很小,未來勢必要走向公會、導向正常化,才能結合資源永續經營。包租代管會員愈來愈多,房東接觸合法業者的機率也變高,精明的房東一定會兩邊比較,合法與非法業者之間的差異,屆時未加入公會的業者,生存空間一定會更小。

 

  •  「不歸零行業」吸引年輕人加入行列

朱理事長說,仲介業及樓管業都是包租代管的新生力軍,畢竟由租轉售不可切分,相關業者不是競爭的敵人,反而是應該分工合作的盟友。從前從仲介的角度看租賃,往往是「賣不掉再租」,仲介觀念應該要改變,重新思考租賃市場在仲介業的比重,對店長店東來說,只要增加營業項目及上課考試就可加入,這個行業沒什麼風險;對經紀人來說,工作穩定有收入,沒有雄厚的背景或是家財萬貫,這個行業就很合適。

租賃業最大的誘因是累積穩定的收入,手上就累積多個管理戶,每個月都有很固定的業績,不歸零的行業,才是最佳的選擇。理事長說,這個行業的特色就是「利小量大」,跟房仲業的「利大量小」完全不同,社會的趨勢,隨著網路普遍使用的特性,都是導向輕薄短小,利小量大的主流趨勢,在房地產業中就是租賃業。

朱理事長說,店裡就有一個案例,客戶向他們買了一戶總價4千多萬的透天,之後又委託給具有公會會員的同一業者管理,一個月租金收入16.5萬,每個月支付業者代管費,屋主樂得輕鬆又享高投報率。租賃業就是仲介服務的延伸,結合的力量是非常強大的。

業,是特許行業,加入公會才可以執行包租及代管;人,要考證照,要有高中以上學歷,大多是活力充沛的年輕人,這些都是租賃住宅業最大的特色。給房東屋主一個新機會,把空屋餘屋拿出來出租使用;給年輕人一個新機會,只要肯努力,就有機會創造穩定收入的新人生;也是政府的新機會,真正去實現居住正義,完成社會住宅政策的使命。

有年輕人從事就業、有政府政策支持、有屋主及建商拿房子支援,朱理事長信心滿滿地說,租賃住宅業正在快速發展欣欣向榮,就像今天溫暖的陽光,萬物正在陽光底下成長茁壯,租賃業發光發熱的新時代,即將到來!


The mainstream trend of "small profits by mass" The new era of Rental housing service is coming

Interview with Zhu Dachuan, chairman of the New Taipei City Rental housing service association 

In October, the cool coolness of autumn and the warm sunshine.The sky is clean and  blue.At the door of the New Taipei City Rental housing service association members, we sees that the conference is full of vitality and enthusiasm.

Many people regard the lease as a new industry, and many people consider it a new industry.But in fact, the leasing industry is a full-time occupation.The real estate industry, which has long been lacking in statute, is less expensive than real estate sales.Minister Zhu said that since the government has only readjusted the lease, it is necessary to re-examine the lease of the rental housing service, and the new lease will be enforced.The upgraded version of the service is aimed at helping low-income families, as well as young people who have just stepped into the society.

Zhu Da-chuan, chairman have input of the Banqiao real estate market for many years, the housing market has been engaged in housing estates, which have been connected to a lease.With the help of the rental housing, it is the starting point for the seller's services, and the lease is the starting point for the buyers ' service.

 

  •  The tax burden shall be levied on the tax levied on the basis of its own tax rate.

After the establishment of a rented house, the housing service is formally entered into the suit.for some time there has been a period of time, and the problem of execution has gradually begun to emerge after adjustment, the number of rental houses in the community will be greatly helpful.Minister Zhu said, " First of all, the question of taxation is the problem of tax burden and the threshold of the tax burden. "

This led to the inviting landlord to join the social housing community (public rental housing).In point of view, local governments need to cooperate with policy incentives.For example, if the owner of the new Taipei City Government receives a tax deduction, the amount of land tax and property tax is reduced, and the amount of land tax for the landlord is obviously inadequate.The will should be greatly increased.

In addition, the landlord, the landlord, and the owner of a legal person, are in charge.Clause 17 : Where the leased property is granted, the private owner is entitled to reduce the benefits of his personal property.The owners should also be willing to release the remaining premises and help solve the problem of excessive housing damage.

Minister Zhu said, " Actually, it's more than just a tax collection, including housing. "The tax, too, should be reviewed on the part of the social housing policy, after all.Rent is the central policy of the Central Government, and if these originally belonged to the non-expedItIonary tax rate, the rent of the landlord room would be raised.

However, part of the tax burden must be coordinated with the Ministry of Finance, the Ministry of the Interior.If you want to talk to the Ministry of Finance again, it's really necessary.In addition, if the government is willing to pay taxes, it is not appropriate to allow the landlord to file taxes in accordance with the law, and the tax evasion will be carried out in accordance with the law.

 

  •  To lower the premises rate of the builder's house to lower levels.

" For the new Taipei City, the rest of the House is another big challenge! "Zhu said with a deep heart.

New Taipei City is a vast area, and the number of reproductIons in Taiwan is the highest in Taiwan.New housing estates in Taiwan are also the largest in Taiwan, after sale.The new housing estates that have not yet been sold will become idle, and this is also the case where the government is trying to deal with it.

The unused new houses, one from the builders, the other one a buyer who derives from non-unIformIty investments.The remaining room, which has not yet been sold, can be set aside.For five years and six years, the new house has become an old house.If the construction companies are willing to hire out policies, the government is willing to provide tax relief, and the number of empty apartments will decrease dramatically.

New Taipei City Zone Investment Products, Ltd.According to statistics, new housing sales in Taipei City and Taipei City have been sold within five years. Most of the year's sales are sold in the past, especially in 2013, especially in 2013, when prices were cheaper, and rented a lease by rental agents.

The unused new building, another source of investment, is the buyer.Some buyers buy it to steady rents, even if they want to.The lease provides the buyer with the help of the leasing and management of the leased property, and the company will be able to provide the buyer with the leasing and management of the leased property.

Minister Zhu said, " In the end, if you can manage more than two houses, you will be able to build up the owners of houses over two or more families. "They are subject to the personal object of holding tax and housing taxes, and lacking the landlord's question.The problem should be solved greatly.

 

  •  We are actively serving small and medium-sized businesses to join the guild.

The rental housing should be the lowest in the real estate industry, fromOne of the earliest $ 2,000 rental messages, or mixed management, arrived.Since the establishment of a number of different roles, they have a chance to become a member of the association, and the membership of the new Taipei city is currently a member of the Association of AssocIates.

The chairman said that these members of the United States have been in contact with each other successively.Since the establishment of the association is too short, it is still a stage of confidence.In the future, the number of operators who have been engaged in lease, which is likely to be involved in a larger number of businesses, is expected to join in next year, including those who are engaged in lease, and the number of managers, managers, and housing managers will grow.

These firms have been doing leasing service for a long time, and they are very clear about it.After the rise of the road, the lessor and the lessee have greatly increased contact rate, middle and middle elements.The market space is so small that the future is bound to move towards the union and guide to normalization of resources.With the increasing number of rental agents, the owners of the legal profession have become increasingly efficient, and the gap between legal and non-franchIsed businesses will inevitably be compared, and the gap between legal and illegal owners will be reduced.It's bound to be smaller.

 

  •  " No return to zero" attracts young people to join the ranks.

Minister Zhu said that the brokerage industry and the building industry are responsible for the new lease of life.Li Jun, after all, can not be separated from the enemy after all.People, however, should work together with allies.From the perspective of the agency's perspective, it is often a matter of " selling and renegotIatIng ".Without a strong background or wealth, the industry is very suitable.

The biggest incentive for the lease industry is stability and accumulation, and there are new entrants in the industry.After only half a year of work, there were more than three hundred administrative households, each month.There are stable incomes, no return to zero jobs, which is the best choice.The general manager says that the industry is characterized by a variety of advantages and disadvantages.Rent

Director Zhu said there was a case in which the customer bought the house.The total price is NT$ 40,000,000 and then entrusted to the union members. In the same way, the monthly rent of NT $ 165,000 per month, He paid the monthly fee of few to the managers.The lease is the extension of the agency's service, and its strength is very powerful.

Business, which is a concession, is allowed to join the guild.Most people, if you want to have a high school degree or higher education, are mostly active.These are the most distinctive features of the rental housing industry.A new opportunity to create a stable income is a new opportunity to create a stable income.

Young people engaged in employment, government policy support, housing owners and construction.With the help of the housing industry, Zhu Dachuan is confident that the lease housing business is rapid development, like today's warm sunshine, everything is thriving in the sun, and the new era of lease is rising.


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