关于中国中低收入住房的转移支付政策研究的外文翻译.doc

1、科技外文文献Study on the Transfer Payment Policy about the Low-Income Housing in ChinaPrice-limit house and the commodity house for the middle and high-income families. The main target of the transfer payment system is the equalization of public services, and the equalization of the real estate means the

2、fair sharing of the special public commodity, i.e. the real estate, which also could help the harmonious development of the real estate economy. Since 2005, the housing policy of China had begun transforming from the market housing to the low-income housing, to solve the housing difficulty of low-in

3、come families. In the August of 2007, Certain Opinions about Solving the Housing Difficult Problems of Urban Low-income Families of the State Council of China indicated that the low-income housing policy of China went to be perfected.1. The current transfer payment policy of ChinaThe finance transfe

4、r payment system is based on the tax distribution system of 1994, and it is composed by three parts, i.e. the tax rebates, the general transfer payment, and the special transfer payment, and it is the transfer payment system with Chinese characteristics giving priority to the transfer payment from t

5、he central government to the local governments.1.1 Tax rebatesTax rebates is the main form of the finance transfer payment of China, and it is the important source of the local finance incomes, so whether the tax rebates is designed reasonably or not determines the reasonability of the whole system.

6、 But the tax rebates is still distributed based the base to maintain the local vested interests, and it embodies the policy that inclines to those regions with strong income ability, and it maintains the vested interests of rich regions, and runs counter to the intention reducing the gap among regio

7、ns. In addition, though the tax rebates belongs to the central finance income on paper, but the local finance could determine these capitals finally.1.2 General transfer paymentThe general transfer payment is the subsidy payout which is arranged by the central finance for local finances to compensat

8、e the financial gap of those regions with weak financial strengths. The general transfer payment is the important measure to reduce the financial gap among regions, and it is the main part of the finance transfer payment, and mainly includes many forms such as the common transfer payment, the adjust

9、ed wage transfer payment, the national region transfer payment, the rural taxation expenses reform transfer payment, and the year-end balance finance subsidy.1.3 Special transfer paymentThe special transfer payment is the subsidy capitals established by the central fianc to realize special macro pol

10、icies and development strategic targets, and it is mainly used in various public service domains about the peoples livelihood. And local finances should use the capitals according to the regulated purpose.2. The transfer payment of the government financial capitalsFinancial capital is one of the mai

11、n capital sources of the low-income housing construction. In past local financial budget, the low-income housing construction capitals have not been arranged, and at present, the space to pay the low-income housing capitals in the local financial budge which is originally intense is very limited. Fo

12、r the west regions with difficult financial income, the central government could support the local governments by the forms such as the budgetary investment subsidy and the special subsidy capitals of financial low-rent housing. In addition, the property tax can be collected in the whole country, an

13、d part of the taxation could be used for the construction capitals of the low-income housing, which is deserved to be explored.3. The transfer payment of the added-incomes of housing fundAccording to the “Temporal Methods of the National Social Security Fund Investment Management” of the Ministry of

14、 Finance and the Ministry of Labor and Social Security, all net incomes of the social security fund should be brought into the social security fund which should be distributed and invested according to relative regulations of China. The “Methods” regulated that the housing fund was the “long-term ho

15、using savings fund”, so the housing fund is the guarantee capitals which are specially used for solving the employees housing problem, with the characteristics such as the specificity, the mutual assistance, and the security. These characteristics of the housing fund also belong to the content of so

16、cial securities. The housing fund system should realize the mutual benefit, the mutual assistance, and the mutual association among subscribers, i.e. the added income of the housing fund except for the loan risk reserve and the relative management charges is used for the construction of low-rent hou

17、ses. Since 1998, the construction capitals from the added income of the housing fund have achieved about 10 billions Yuan, which is one form of the mutual assistance, and it could not only effectively solve the problem of difficult housing of low-income families, and accord with the essential attrib

18、utes of the housing fund such as the mutual assistance and the security, but also embody the intention that China pushed the housing fund system, and promote the health development of the housing fund system.The added income of the housing fund means the difference between the operation income and t

19、he operation payout of the housing fund. The operation income includes (1) The interest income of the personal housing loans of the housing fund,(2) the income of the bank credit, (3)and the interest income of purchasing the national debts. The operation payout mainly includes (1) The agent fees of

20、banks, (2) The deposit interest of the employees personal housing fund, (3)and other relative management charges. That is to say, the added income of the housing fund is composed by the deposit interest and the interest different between loans and deposits (i.e. the interest difference between the h

21、ousing fund deposits and loans). In fact, the added income of the housing fund is generated in the process that the housing fund management center utilizes employees personal housing funds to satisfy subscribers demands of purchasing houses and adding values under the support of national policy, and

22、 implements many added value activities such as depositing, loaning, and purchasing national debts.4. The transfer payment of the land-transferring feesLand is the basic resource for the human being to survive. The establishment of the land transfer system and the obtainment and distribution of the

23、land transfer income are the basic guarantee for human being to live and develop.The formation of the land price accords with the economic development, the development course of city, and the durative of the land development, and only in this way, the security function of land could be exerted fully

24、. As the important strategic resource of the country, the land is used for the country to obtain the durative profit by the land transfer, which is used for the public establishment service and the public management, and the construction of the low-rent houses. In the Economic Housing Application Pr

25、ocedures of China, the construction lands of the economic houses are provided by the form of administrative allocation, and brought into the yearly land supply plan of the current year, so the land cost of the economic housing construction is almost zero. At the same time, local governments are exem

26、pted from various administrative fees and governmental funds of the urban basic establishment expenses for the economic housing projects.The central government has required local governments to use more land transfer incomes in the housing construction of the low-rent houses and other security house

27、s by the land income transfer payment, which could further solve the difficult housing for middle and low-income families in the economic regression. The proportion of the low-rent housing guarantee capitals in the new income of land transfer should exceed 10%, and local governments could properly e

28、nhance this proportion according to the actual situations. The sharing of land income isthe biggest livelihood, and to realize this sharing, the land price will certainly rise with the maturing of the regions and the land price in the mature regions only ascend and present the tendency of increasing

29、 values. In 2009, the income of national funds was 1833.504 billion Yuan, which equaled to 26.8% of the national finance income in the same period. In the income, the most was the state-owned land sale revenue of use-right. In this year, the income of national land transfer was 1423.97 billion Yuan,

30、 77.7% of the income of national funds, and the contribution ratio of the land transfer income to the national finance income was about 21%. The central government and local governments increased the public finance income by obtaining the lands, and improved the difficult housing of low-income famil

31、ies by the transfer payment.5. The attempt that enterprises use their own lands to develop the economically affordable housesBecause the construction of the low-income housing belongs to the governmental function, and the construction scale is larger, the “land finance” of the government reduces mor

32、e, and local governments could let some big enterprises with lands to participate in the low-income housing construction, so some governmental functions could be shared by enterprises, which could not only reduce the burden of the government, but also correspondingly reduce the instant loss of the “

33、land finance”. In this way, both the government and the enterprise could obtain their own profits, and at the same time, because the new competitive subject, i.e. the industrial enterprises with lands, will occur in the commercial housing development market, that means the house price may descend pr

34、operly. According to relative reports, many big enterprises in Shanghai have large numerous of lands, and the positions of these lands are better than the lands from the governments. It is obvious that these enterprises would use their lands for the commercial housing development and construction, b

35、ut that was forbidden by the state. On the contrary, without special policies, these enterprises will not use their own lands for the commercial housing development and construction. Though the government has attracted many big enterprises to use their own lands to participate in the low-income hous

36、ing construction, the policies may be changed. According to the “The Low-income Housing Construction Land Supply Management Implementation Methods of Shanghai”, “if the enterprises voluntarily use their lands to apply and participate in the construction of low-income house, the baseline proportion o

37、f the low-income housing construction is 50%”. That is to say, the other 50% of lands could be allowed to construct the commercial houses. If this policy could be implemented, many enterprises would actively participate in the construction of the low-income house.6. Horizontal transfer payment among

38、 governmentsIn the practice, the horizontal transfer payment of finance has not occurred in the low-income housing among same-level governments. The transfer payment among governments is mainly to balance the gap of the government income because of different geographical environments or economic dev

39、elopment levels, and ensure the local governments could effectively provide housing guarantee for difficult families according to the uniform standard of the state. Generally, the regions with developed economy and rich finance could transfer the finance to the poor regions, for supporting other reg

40、ions each other, reducing the regional gap, balancing the finance, assisting the society, and supporting the minority. The capitals come from regions with rich finance, and the capital transfer is direct, transparent, and highly effective. With the encouragement of the central government, a non-form

41、ula and non-institutionalized transfer payment occurs among provinces and regions.In addition, the housing funds of different regions are extremely unbalanced, and the management of the housing funds in developed regions is reasonable, but the usably idle funds are less, and on the contrary, the hou

42、sing funds in middle and west regions are rich, but the management is not standard relatively. The total idle housing funds of China are about one hundred or two hundred billions Yuan and the funds among different regions are not balanced, and if the uniform housing fund platform could be establishe

43、d in China, the funds in the rich regions could flow to those poor regions, and the low-income housing problem could be solved better.7. Main problems and countermeasures7.1 The transfer payment system of the low-income housing is not perfect, and the implementation power is not sufficientAt present

44、, there are not complete and systematic implementation methods about the finance capitals, land transfer, financial support, and trans-regional utilization of housing fund of the low-income housing construction, especially the problem how to carry out the capitals lacks in perfect measures. When the

45、 planning index has not been confirmed, part local governments negatively implement the financial payouts, which largely reduced the construction of low-rent houses.The central government should require local governments to institute the low-income housing policies according to their local instituti

46、ons for low-income families, and strengthen the supervision to local governments for the implementation of policies. At the same time, the construction of laws and regulations about the low-income housing should be quickened, and the local governments responsibilities about the residence right shoul

47、d be confirmed by the legislation, and the subject and object of the low-income housing should have relative laws and regulations to abide by.7.2 The construction capital source of the low-income housing is deficient, and the proportion is lowerAccording to the “Urban Low-cost Housing Management Pra

48、ctices of China”, the construction capitals of low-rent house should give priority to the public budget capitals of finance, but only a few cities establish the finance capitals supply plans from the system, and most cities depend on the added incomes of housing funds and the surplus of the low-inco

49、me housing sales to collect the construction capitals of low-rent houses. This capital proportion is lower, and not stable, and the subsequent capitals could be guaranteed.Therefore, the central government and the local governments must strengthen the finance capital supply plan of the low-rent houses, fully and reasonably utilize the added income of housing fund, enhance the proportion of the land transfer income in the low-rent housing construction capitals, actively exert the social power, and collec