2009年美国房地产状况及美国土地法

1、US Real Estate Market 2009 & American Land Law 2009年美国房地产市场现状及美国土地法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）Foreclosure rates are at historic highs and are still increasing抵

2、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 are the foreclosures?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 commercial mortgage 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Weak economy 经济形势较差Problems

3、 with the financing of real estate 房地产本身的融资问题Residential government support 住宅地产政府支持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 in the 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

4、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 - personal property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？American law on land is based

5、 on:美国土地法的渊源：Common Law 普通法 Decisions made by Federal & state courts 联邦法院和州法院的判决Legislative law 制定法Legislatures制定法Federal - Congress 联邦国会State 各州Local/municipal地方/市的Federal Law 联邦法US Constitution: No taking without just compensation 美国宪法：没有合理补偿不得征收Eminent domain: right for government to purchase lan

6、d from private owners 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Eminent domain: Right of government to acquire private land, without the owners consent, for public use, with due process and 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Condemnation: Legal procedure for exer

7、cising the right of eminent domain 征收权：权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诉新伦敦政府Just compensation based on highest and best use 公正补偿须基于“最高”和“最佳”用途Problems of excessive use 滥用权力的问题Inverse condemnation 反向征收Federal Law联邦法Otherwise little Federal law on real esta

8、te except tax law 另外，还有很少量的联邦法涉及房地产法，税法除外Advantageous: home ownership, depreciation, and interest deductions, REITS (real estate investment trusts = real estate stocks 有利的方面：房屋所有权，资产折旧，降息，房地产投资信托=房地产股票Federal programs: mortgage programs to encourage home 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Com

9、mon law on real estate for each state - evolves from England - each state 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 l

10、and 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Cities, villages, towns 城市，乡村，城镇Land use: zoning 土地使用：分区制Property taxation: bulk of local government revenue comes from property taxes 财产税：地方政府大部分收入源于财产税Miscellaneous laws: rent control 各种法律：租金控

11、制Easements land rights unlike licenses (permission)地役权不同于许可（私人授权）Affirmative easements:积极的地役权Driveway or access right-of-way 家用车道和通行权Sewer line 下水道Drainage 排水地役权Common wall 公共的墙体Negative easements 消极的地役权：Light and air easement采光和空气役权Scenic easement 风景役权Restrictive Covenants in deeds契据中的限制性条款Setback

12、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 ar

13、chitectural 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 Restrictive Covenants 限制性条款的强制执行Enforcement by court injunction 依据法院强制令的强制执行Enforcement only by “parties at interest” 依据利益相关方意思的强制执行Isolated deed restriction: Grantor or grantors heirs 单独的

14、契据限制：来自权利人或者权利人的继承人Subdivision restrictions: All current owners, lenders with mortgage loans, 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

15、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Retirement of restrictive covenants in some states 限制性条款变为无效LIENS担保权PROPERTY TAX 财产税优先权MORTGAGE 抵押MECHANIC OR CONSTRUCTION Lien建筑物上优先权或建设工程留置权JUDGMENT判决优先权PUBLIC PLANNING FOR LAND-USE CONTROL since the 1920s从1920年开始的土地用途管制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）Construction quality & safety issues are regulated by building 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。 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。 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）的州分区规划标准法案1926 upheld by US Supreme Court 1926年获得美国最高法院的支持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。development of a comprehensive plan 土地利用总体规划Purpose of zoning 分区规划的目的Segregate land uses to 按用途管制土地是为了Minimize nuisances 减少粉尘、噪音等的干扰妨害Preserve character 保护社区特色Protect the environment保护环境Efficient use of public infrastructure 公共设

20、施的有效使用Zoning Tools 规划的方式Zoning districts: 分区：Permitted uses允许的用途Residential 居住Open space 露天场所Commercial 商业的Industrial 工业的Agricultural 农业的Conditional uses 受限制的用途PUDs规划单元整体开发（puds）Zoning exceptions分区规划的例外 Non-conforming uses既存的不符规划的使用Cannot expand use rule “不能扩大现有使用”规则50% rule “50%”规则1 year rule “一年”规

21、则Variances 豁免的情形Land Use: Growth Management 土地使用：控制规模Methods include:手段包括：adoption of comprehensive plans 总体规划的采用concurrency and growth impact fees 建设费economic and environmental impact studies 经济和环境影响评价urban service areas, extraterritorial jurisdictions 城市服务区，域外管辖growth limits and moratoriums 规模控制和延

22、缓开发Weaknesses of US Land Use美国土地规划的缺点Rigid “use” orientation 严苛的“用途”限制“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Slow to reflect new building technology 对新的建筑技术反应缓慢Deals poorly with fast growth 跟不上快速增长的步伐Deals poorly in bad economic times 在经济危机时更是捉襟见肘Decision

23、-making public participation政策制定-公众参与Plan Commission 规划委员会Other committees - historic preservation, 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Standards for streets, sewers, and water systems 街道，下水

24、道和供水系统的标准Adequate water supply for fire safety 为保证消防安全的充足的供水系统Adequate drainage and run-off retention 适当的排泄水系统Open spaces 露天场所Lot layout 土地布局Easements for utilities为公共事业的地役权Traffic and pedestrian safety车辆和行人安全Environmental Assessments 环境的评估Phase I EVA 第一阶段的EVAAir and water samples 空气和水的样本Historical property rec