年美国房地产状况及美国土地法

All

real

estate:residential

and

commercial所有房地产市场（住宅和商业用房）的需求供给情况1、美国房屋平均价格（NAR

Existing

Sales)和平均每户收入…and

this

has

been

true

across

sectors不同领域的房地产需求供给情况（住宅，工业，办公，零售业）Foreclosurerates

are

athistoric

highsand

are

stillincreasing抵押品赎回权丧失的比例达到历史最高并且正在不断增长。Foreclosures:

more

to

come?更多抵押赎回权的丧失正在发生？Where

aretheforeclosures?哪里是抵押赎回

权丧失高发地区？W

西部NC中北部

SE东南部The

net

result

has

been

a

dramatic

reduction

in

commercialmortgage

credit

availability最终结果变成了商用房地产抵押贷款戏剧性的锐减The

Decline

in

Real

Estate

Value地产价值锐减z

Weak

economy经济形势较差z

Problems

with

the

financing

of

real

estate房地产本身的融资问题y

Residential–government

support住宅地产—政府支持y

Commercial-no

government

support商业地产—没有政府支持US

land

ownership美国土地所有权分布Federal

owns

35%

of

the

land

–

primarily

inthe

western

United

States

&

Alaska;generally

forest

and

mountainous

land联邦政府拥有35%的土地——主要在西部和阿拉斯加，多为森林和山地State

and

local

governments

own

10%Private

ownership

is

55%各州和地方政府拥有10%私人拥有55%Define

land“土地”的界定Land陆上的Mineral

rights

矿产权益Air

rights土地之上的空间权利

Not

water不包括“水域”

Buildings建筑物Fixtures–items

in

buildings-personalproperty附着物—建筑物内的物品—动产How

does

law

relate

to

land?法律如何与土地相关联？z

American

law

on

land

is

based

on:美国土地法的渊源：y

Common

Law

普通法

xDecisions

made

by

Federal

&state

courts

联邦法院和州法院的判决y

Legislative

law

制定法Legislatures制定法z

Federal-Congress联邦——国会

z

State各州z

Local/municipal地方/市的Federal

Law联邦法z

US

Constitution:

No

taking

withoutjust

compensationz

美国宪法：没有合理补偿不得征收z

Eminent

domain:

right

forgovernment

to

purchase

land

fromprivate

ownersz

征收权：政府从私人手中购买土地的权利。Power

of

Eminent

Domain

征收的权力z

Eminent

domain:

Right

of

government

to

acquire

private

land,without

the

owner’s

consent,

for

public

use,

with

due

processand

just

compensation征收权：政府可以不经土地所有者同意获得土地的权力，但必须基于公共用途，经过正当程序并且有公正补偿z

Condemnation:

Legal

procedure

for

exercising

the

right

ofeminent

domain征收权：权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诉新伦敦政府y

Just

compensation

based

on

highest

and

best

use公正补偿须基于“最高”和“最佳”用途y

Problems

of

excessive

use

滥用权力的问题z

Inverse

condemnation

反向征收Federal

Law联邦法z

Otherwise

little

Federal

law

on

real

estate

except

tax

law另外，还有很少量的联邦法涉及房地产法，税法除外y

Advantageous:

home

ownership,

depreciation,

andinterest

deductions,

REITS

(real

estate

investmenttrusts

=

real

estate

stocks有利的方面：房屋所有权，资产折旧，降息，房地产投资信托=房地产股票z

Federal

programs:

mortgage

programs

to

encouragehome

ownership联邦政府的项目：住房推进的抵押贷款项目State

Law各州法律z

Common

law

on

real

estate

for

eachstate

-

evolves

from

England

-

eachstate

different各州房地产方面的普通法-从英国逐步发展而成-各州各不相同z

Functioning

courts:

land

issues,evictions,

foreclosures法院的功能：土地争议解决，驱逐承租人程序，赎回权丧失State

law各州法内容Registration

登记

Transfers

转让

Title

产权

Mortgages

抵押贷款property

taxation

财产税land

use

土地使用State

land

use

plans

and

some

zoning各州土地使用计划和一些分区制Authorizes

local

governments对地方政府的授权Local

government

laws地方政府法律z

Cities,villages,towns城市，乡村，城镇z

Land

use:zoning土地使用：分区制z

Property

taxation:

bulk

of

local

governmentrevenue

comes

from

property

taxes财产税：地方政府大部分收入源于财产税

z

Miscellaneous

laws:rent

control各种法律：租金控制Easements–land

rights

unlike

licenses(permission)地役权——不同于许可（私人授权）zAffirmative

easements:积极的地役权y

Driveway

or

accessright-of-way家用车道和通行权y

Sewer

line下水道y

Drainage排水地役权y

Common

wall公共的墙体zNegative

easements消极的地役权：y

Light

and

air

easement采光和空气役权y

Scenic

easement风景役权Restrictive

Covenants

in

deeds契据中的限制性条款Setback

lines,height

restrictions

for

structures收进线，建筑物的高度限制Minimum

floor

area

最小房屋面积No

freestanding

structures

没有独立式的结构No

chain-link

fences没有铁丝网栅栏No

RVs

or

boats

parked

in

view

of

the

street没有房车或者小船停在街面No

cars

regularly

parked

in

the

driveway

没有车辆停在车道No

garage

door

facing

the

street

没有车库门正对街道Required

architectural

review

要求建筑学家的审核No

external

antenna,satellite

dish

or

clothesline外部没有天线，圆盘式电视天线或晒衣绳Enforcement

of

RestrictiveCovenants限制性条款的强制执行z

Enforcement

by

court

injunction

依据法院强制令的强制执行z

Enforcement

only

by“parties

at

interest”依据利益相关方意思的强制执行y

Isolated

deed

restriction:Grantor

or

grantor’s

heirs单独的契据限制：来自权利人或者权利人的继承人y

Subdivision

restrictions:

All

current

owners,

lenders

with

mortgageloans,

and

renters

only

within

subdivision区域开发中的限制性条款：现在的所有人，抵押贷款的借款人，开发区域内的租赁人z

Courts

are

reluctant

to

enforce

in

case

of

delayed

enforcement(abandonment),

changed

neighborhood,

changed

public

policy法院不愿执行的情况：申请过于迟延的强制执行（视为放弃权利），社区改变，公共政策改变z

Retirement

of

restrictive

covenants

in

some

states限制性条款变为无效LIENS担保权z

PROPERTY

TAX

财产税优先权

z

MORTGAGE

抵押z

MECHANIC

OR

CONSTRUCTIONLien建筑物上优先权或建设工程留置权z

JUDGMENT判决优先权PUBLIC

PLANNING

FOR

LAND-USE

CONTROL

–since

the

1920’s从1920年开始的土地用途管制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会区域或地理区域内未来土地开发的原则和标准。LAND-USE:Zoning土地使用：分区规划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分区规划对土地用途、人口密度、建筑物类型和大小进行规制（依据不同区域的土地用途）y

Construction

quality

&

safety

issues

are

regulated

bybuilding

codes,fire

codes,or

health

&

safety

standards建筑物质量和安全问题受到建筑规范、消防规范以及人体安全健康标准的调整。y

Zoning

is

intended

to

control

negative

externalities.分区规划旨在控制土地利用的消极外部性问题。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）的州分区规划标准法案z

1926

upheld

by

US

Supreme

Court1926年获得美国最高法院的支持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.土地使用的公共计划涉及一定社会或地理区域的未来土地开发的原则和标准。ydevelopment

of

a

comprehensive

plan土地利用总体规划Purpose

of

zoning分区规划的目的z

Segregate

land

uses

to

按用途管制土地是为了y

Minimize

nuisances

减少粉尘、噪音等的干扰妨害y

Preserve

character

保护社区特色

y

Protect

the

environment保护环境y

Efficient

use

of

public

infrastructure公共设施的有效使用Zoning

Tools规划的方式z

Zoning

districts:分区：

y

Permitted

uses允许的用途xResidential

居住

xOpen

space

露天场所

xCommercial

商业的

xIndustrial

工业的

xAgricultural

农业的y

Conditional

uses

受限制的用途

y

PUDs规划单元整体开发（puds）Zoning

exceptions分区规划的例外z

Non-conforming

uses既存的不符规划的使用y

Cannot

expand

use

rule

“不能扩大现有使用”规则y

50%rule

“50%”规则y

1

year

rule

“一年”规则z

Variances

豁免的情形Land

Use:Growth

Management

土地使用：控制规模z

Methods

include:手段包括：y

adoption

ofcomprehensive

plans总体规划的采用y

concurrency

and

growth

impact

fees建设费y

economic

and

environmental

impactstudies

经济和环境影响评价y

urban

service

areas,extraterritorialjurisdictions

城市服务区，域外管辖y

growth

limits

and

moratoriums

规模控制和延缓开发Weaknesses

of

US

Land

Use美国土地规划的缺点z

Rigid

“use”orientation

严苛的“用途”限制

z

“Public

view”is

delegated

to

planners,involved

citizens

“公众意见”的判断授权给规划制定者，只有少量市民参与z

Slow

to

reflect

new

building

technology对新的建筑技术反应缓慢z

Deals

poorly

with

fast

growth跟不上快速增长的步伐z

Deals

poorly

in

bad

economic

times

在经济危机时更是捉襟见肘Decision-making–public

participation政策制定-公众参与Plan

Commission

规划委员会

Other

committees-historicpreservation,

urban

design其他委员会——历史遗迹的保护，城市设计City

Council–elected

officials市议会——选举的行政官员Mayor

市长Traditional

Land

Use

Controls:Subdivision

Regulations传统土地规划方法：片区规制z

Standards

for

streets,sewers,and

water

systems街道，下水道和供水系统的标准z

Adequate

water

supply

for

fire

safety为保证消防安全的充足的供水系统z

Adequate

drainage

and

run-off

retention适当的排泄水系统z

Open

spaces

露天场所

z

Lot

layout

土地布局z

Easements

for

utilities为公共事业的地役权

z

Traffic

and

pedestrian

safety车辆和行人安全Environmental

Assessments环境的评估z

Phase

I

EVA

第一阶段的EVAy

Air

and

water

samples

空气和水的样本y

Historical

property

records历史风貌建筑记录y

Site

inspection

实地检查z

Phase

II

EVA

第二阶段的EVAy

More

tests

to

confirm