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安省新政策将对房市有哪些影响 (二)
How Ontario housing measures impact the market

 
本文是介绍安省政府2017年4月出台的房市新规定的系列文章之一。有些新规定已经开始实施,有些将在未来实施。要看过去的文章,请点击http://chinesenewsgroup.com/news/661841
This article is part of a serious on the new Housing Rules instituted by the Ontario Provincial Government in April, 2017. Some of them are effective immediately while others are to be implemented later. For the earlier article, click here: http://chinesenewsgroup.com/news/661841.
 
对房东实施的新规定
New rules for landlords
 
 
新规定包括"新"的房屋租约的标准格式。新标准格式将淘汰当前标准协议里的那些繁琐的条款,并进一步限制房东在协议中的伸缩条款。

There will be "New" standard lease agreements. These will standardize the verbiage currently used in leasing agreements and further restrict any existing wiggling room for the Landlords.

 
新规定将使房东在找借口收回出租房自住时更加困难。如果房客被要求提前结束租约,房东必须"合理赔偿"房客。有人预测,如果发生这种事,新规定将要求房东向房客支付一个月的租金作为赔偿。

It will become more difficult for Landlords to kick out tenants using the excuse to use the apartment themselves. Tenants will be "adequately compensated" if asked to vacate under this rule. It is believed that one month's rent payment to the tenant will be part of this compensation package.
 
房东如果对出租房进行改建或装修,房东通常可以超过政府房租上涨的规定涨租, 但新规定规定必须所有改建或装修全部完工后才能涨租。

When Landlords apply for rent increases above the rent-control limit they are normally entitled to in exchange for making renovations or other improvements. they must now not have any outstanding elevator work orders on such buildings or the increases will be disallowed. This is to address a common situation in high-rise condominiums where Landlords are found to be
delinquent in rectifying elevator issues in a timely manner and causing major inconvenience for tenants.

 
新的规定将使房客在房东房客法庭打官司时对"房客更公平和有利"。新规定将剥夺更多的房东权利,使在现行规定下的房东更加处于不利地位。

There will be measures to make proceedings before the Landlord and Tenant Board "fairer and easier for renters." This will further weaken the Landlords rights which are already diminishing under the current rules.
 
所有新规定将对房客有利,同时等于惩罚房东。这将让许多人不敢成为房东。

All of these proposals will benefit the renters only and punish the Landlords. They will discourage anyone from becoming a Landlord!

 
开发申请费的回馈
Development charge rebate
 
为了鼓励开发商兴建新的出租公寓,安省政府将在未来5年内拨款1.25亿,将部分地产开发申请费退回给出租公寓开发商。这一举动理论上是为了奖励开发商兴建更多的出租公寓楼,但考虑到回扣数额不大,而且要分摊到5年,我们实在看不出这一政策会马上起作用,以及它对市场的影响有多大。
 
A $125-million, five-year program to rebate a portion of development charges aims to spur the construction of new  (rental) apartment buildings. This is supposedly a program to encourage developers to build more rental apartments. However, given the amount and the spread-out time-frame to distribute this money, we cannot see how it can have an immediate and significant impact on the market.
 
物业空置税
Vacant homes tax
 
省政府给了多伦多和其他几个市政府征收空置物业税的权限。这一政策是向那些既不出租,也不自住的那些等房子涨价的"投机"分子收税。这个税和温哥华一样,税率为1%。

The province is giving Toronto and certain other municipalities the required taxing power to target vacant homes. The proposal is to charge offending investors if they do not rent or occupy the dwelling while they wait for a housing price increase on their "speculation".  The tax will be just like Vancouver with a 1 percent fee.

 
多伦多市政府目前正在研究水电费和煤气的收费,以确定究竟有多少房子处于空置。根据人口调查数据,多伦多估计有6.5万个房子空置。温哥华的空置屋从1981年的5,748个增长到2011年的2.2万多个。

Toronto officials are now studying utility data to come up with a more accurate number on vacant homes. There is rough estimate of 65,000 of these from census data. Vancouver's homes without permanent occupants went from 5748 in 1981 to 22169 in 2011.
 
如何定义一个房子是否空置从来都是个灰色地带。人们总是为此争论不休, 甚至打官司。不管这条空置房如何定义,那些胆大的投资者,投机者和他们的聪明律师们总是有对付办法。

The definition of a vacant home will always be a grey area and open to debate and challenges. For every definition this rule will define, there will be a countermeasure developed by aggressive investors, speculators, and their smart lawyers to skirt its enforcement.
 
 
建立一个房屋市场供应分析团队和房屋市场顾问小组
Creating a housing-supply team and housing-advisory group

 
安省政府正在组建这两个组织。他们将与各个市政府,开发商,环保组织扫除新建房的各种障碍。在现有机制下,发展商同各市政府的矛盾都由“安省土地规划局”(简称OMB)调解。人们认为,是当地市政府,居民和环保组织借助各种规定和对项目没有信心而使得发展商面临重重障碍。遇到争执时,发展商只好到OMB去申诉,造成项目无法上马。项目能否开发由OMG说得算。

The Ontario Government is creating new teams that will work with municipalities, developers and environmental groups to eliminate obstacles to building. Currently, it is the job for the Ontario Municipal Board (OMB) that deals with disputes between developers and municipalities. It is felt that the municipal governments, residents groups, and environmentalists are obstacles to the developers with their obstructive by-laws, development restrictions, and concerns. Developers will subsequently have to appeal to the OMB who will as arbitrators and projects are delayed.
 
 
这个新建的组织有经济学家,学术专家和发展商组成。每个季度,他们将向省府报告政府的房屋政策是否起作用,是否需要其他措施干涉房市。

A second new organization made up of economists, academics and developers will give the government quarterly advice about how the housing measures are working and whether more steps are needed.

 
我们要问的是,如果这些新机构10年前就建立起来的话,我们是否会出现目前的房屋严重短缺问题。

Many of us wonder if these proposed organizations were in place over the last decade, we may not be in a housing-supply shortage position as severe as what we have today.

 
下一次我们将继续介绍安省房市的新规则。

We will continue with the rest of the New Ontario Housing Rules next time.
 
 

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