如何在蒙特利尔买房子

如何在蒙特利尔买房子 -------------Mobileplay 前注 写这篇文章花了我很长时间，尤其打字很费时。主要也是想帮助那些第一次在加拿大置业的国人，由於时间关系，最后一章写的比较粗略，本来要写很多的。同时，本文有些观点只是个人看法，偏跛之处望请见谅。 --------------------------------------------------------------------- ------------------------------ 很多人在加拿大生活了一段时间后，基于各种原因，都会考虑买房子，如何选择一个乘心满意的房子是一门重要的学问 1(地段 名言:地段，地段，还是地段。 a.学区 一般好的地段和好的学区常常是划等号的。一般新的技术移民大都以家庭为单位。一半以上已有孩子，也有很多人准备要孩子。所以，买房在一个好的学区是所有因素中最优先考虑的。 蒙特利尔的小学是以住区划分的，只有极个别极个别的学校是跨区招生，买在一个好的学区意味着你的孩子可以上得到更好的教育。在好学区的学校，家长比较富裕，给学校的捐赠比较多一点，学校也就有更多的钱进行硬件投资和招聘到跟好的老师，同时，好学区的学生家长在孩子身上花钱更多，学生的普遍素质较高，意味着你的孩子会有比较好的同学。 所以，如果你准备要个孩子的话，最好选择好学区，毕竟，买房子是个长期投资，换来换去花的时间和精力实在太多，还是一次性选好了再买。 b.路程和气候 买房应该以上班地点附近为宜，毕竟，上班是天天去，而泡吧和逛街则不是，所以，选择上班地点附近的房子是比较实际的，每天时间上的宽裕会使你比别人多出一到二个小时的休息时间，生活质量有很大提高，而且非常的节省汽油费。 气 候和路况对房子地段的巨大影响是蒙特利尔地区比较特有的情况，原理上房子可以买的远一些，开车的话，也就多开十几二十分钟的路，但实际上这是自己骗自己，在高速上，并不是每天能够开一百公里的速度，蒙特利尔的路况是出了名的极差，坑坑洼洼补不胜补，高速普遍窄小，高速路道设计不合理，有些高速如520 号，20号开着开着有红灯，著名的DECARIE CIRCLE和二条到南岸的桥一到上下班高峰必定堵的严严的，这些高速，一到风雪天，必有车祸，必会堵车，蒙特利尔一年里有大半年是冬天，上下班如果碰上堵车，一是费时，二是费油费车，三是窝心着急。 这种特有情况，成为了本地的地段房价的倍增器，成为了一些靠近市区的住宅区比远一点的贵的多的重要原因之一。 另一个特殊情况就是蒙特利尔本身是个四面环水的岛，从长久来看，买岛内不买岛外是个基本常识。由於圣劳伦斯河的限制，蒙特利尔岛面积不会扩展，而一出了岛，加拿大地广人稀，有的是地，高速上10分钟就可以开出好多路(注意，是出了岛的高速公路，不比岛内高速，可以开的很快)。所以，出了岛，地多了，地段就升值很慢。 地段说到底是个供求关系，市区房屋供不应求，所以房价高，偏远地区房屋供大于求，所以房价低。 c.邻居，安全和环境 好的邻居和小区环境是非常重要的，有很多要素，这要综合来看。 首先，自己中意的房子的附近旁边是否都是房子，还是公寓楼，如果是出租性而非自住性质的公寓楼，就会意味着常会有很多陌生人来往，对安全会有一定影响。 其次，小区的地理位置是怎样的，靠近高速，大马路，机场和货运铁路，就意味着会有噪声。小区是否封闭，封闭的小区，意味着外人不太容易进来，安全性好，并且经过车辆也少。 再次，看小区格局，房子之间间距大，绿化好，树木茂盛，小区就好 2(买方代理，卖方经纪和自己成交 代理和经纪是不同的，代理比经纪低一档次，考的执照是不一样的，一般来说，卖房的经纪执照考的科目要多一点。 按照市场，雇佣费为房价的7%，由买卖双方经纪平分，但比例也不是一定的，有时如果房价很高，如30万以上，佣金比例可为5%，这由卖主和经纪自己去谈。 买方代理就是帮买主找到合适的房子，买主可以雇佣多个买方代理，这当中没有什么责任存在，你和谁一起去看的房子和下的单，一般卖方经纪就和谁分钱。 雇还是不雇买方代理，跟买方本人的知识水平有关，也跟买主的想法有关，在2004年以前，雇与不雇还是有点区别的，当时www.mls.ca尚没有象现在更新的那么快，以前，一旦有又好又便宜的房子在市场上出现的时候，总是代理们先从内部网上得到消息，而MLS上要等一个月，很多房子根本没上 MLS就卖了，剩下的都是很长时间卖不掉的。但是现在，MLS已经和内部网联上了，代理们能看到的，买主都能看到，雇佣代理以优先一步的优势已经不存在了。当然，雇佣买方代理，可以省心，也能得到很多建议，但反面的影响也是很大的，由于买方代理执照好考，很多代理根本没有实际经验，出于学习阶段，如果运气好，碰上有经验的老法师是非常值得的，但也有很多时间买方代理一 直没有弄明白你的想法，反而有误导作用。 所有的买方代理都跟你讲，你不用付任何费用，佣金有卖方付，但是，羊毛出在羊身上，你付钱给卖主，卖主再付钱给经纪，如果自己去找房子，价格就好谈很多，因为卖方经纪不用付买方代理的3.5%，自己通吃，所以是很愿意让利的，尽管没有7%，只要比3.5%大，就比卖给其他带了买方代理的买主强，他就化更大的力气去说服卖主接受你的还价。当然，前提是你是个谈判高手，并且能比较精确的计算出买主的最低承受价。 当开始找房的时候，买方代理是站在你这一边的，在比较各幢房子的时候，会告诉你一些注意事项和给你一些建议。但一旦你看中了某幢房子，买方代理就全力会鼓动促成，完全站在对方角度上讲话，即使他知道有什么不好的话，也只说好 不说坏，这是利益驱动使然，买方代理只有你买了，他才能拿到钱。 一般卖方都有卖方经纪，因为有卖方经纪的话，房子可以上网，买的人会多得多，当然，也有自己在门口插块牌子卖的，或者在网上自卖的，此类卖主无非是想省佣金，其实自己私下交易手续也不是很烦，因为有公证员把关，法律上欺骗的事情较少可能发生。但是买主需要更有经验，也要考虑一下是否省了经纪这道关，卖主省了钱，你是否从中得益，毕竟，有经纪在，违规的违法的事经纪是不敢做的。 3(看房 一旦看到了中意的房子，就要和对方经纪预约看房 a.整体印象 一幢房子的整体印象是很重要的，如果看上去破破烂烂的，那么房主在平时就疏于保养，懒得连卖房前的稍是整修都不弄，暗示着买下后会化大价钱去修，一幢房子化大钱的地方常常是看不到的地方，如承重墙裂缝，墙内管道堵塞，房顶漏水等等。而房主可能恰恰是这些个原因才想把房子出手的。 整洁干净的房子代表着房主勤于修缮。当然，许多卖方经纪会让卖主化些小钱整一整，最常见的是把内墙刷一刷，顺带把裂缝抹平，看房的时候，要透过现象看本质。 b.房型 本地房子一般有如下几种房型 平房(Bungalow) :地上地下各一层，一般占地稍大，适合年纪稍大的人居住，不用爬很多楼梯 楼房(Cottage) :地下一层，地上常见为二层，也有三层的 错分层(Split) :房子左右高度错开半层，一般占地也稍大 按照房子的连接情况，分为: 独立房(Detach) 半联体(Semi-Detach) 镇屋或排屋(townhouse) 一般同等房子，价格以独立房为最贵，其次半联体，最后镇屋，占地也是独立房最大，但冬天取暖，以镇屋最省电 c.新房和旧房 新房还是旧房，要根据个人情况而定，毫无疑问，每个人都喜欢新房子，但是，事情并非一概而论。 新 房子的好处，在于其新，入住后几年内没有维修的烦恼，最重要的是，住着心情舒畅。一般来说，新房的房型设计更好些，更现代些。自己又是一手屋主，隐患也较少。但同时，其缺点也是挺多的，因为新房子一般造在较偏远地方，就面临着前面讲到过的地段问，学校一般，交通不便，小区不成熟等等。同时，越靠近市区，越是无地可圈，即使有市区新房，那也是极少数极少数的，成本高昂，求远大于供，房价会是个天文数字。 另 外，新房子的质量也是个问题，这和近年来建筑商的急功近利有关，常常入住后发现大量问题，而这些问题往往要经历半年时间才能基本彻底解决，同时，由於原材 料大幅涨价的原因，建筑商一般都用较便宜的木料，用便宜木料的坏处，短期内是感觉不出来的，但好坏木料的耐久性上是有很大区别的。 买老房子，在於看中其地段，反过来说，几乎好地段的房子全是有年头的，如前所述，好地段意味着好的学校，方便的交通，成熟的小区等等，并且，很多老房子本身情况并不差，屋主好的房子，常年在维护，里里外外早换过了，而且老房子一般占地较大些。有些房子的结构用水泥，外墙用石头的，更是没有问题。老房子的问题是，可能会有些隐患存在，验房要特别注意，并且，总体上，今后的维护费用会比新房子多许多，需要注意的零零碎碎比较多，也比较费心。 d.结构和地基 每间房子的用材都是不同的，以内支柱结构来说，有水泥，钢，原木，合成木，水泥和钢为好，合成木最次。即使在同一间房子内，也会有分别，常见的是地下室的地基部分用水泥和钢支撑，上层用木结构支撑， 用原木支柱的大多为有年头的老房子，也只有以前造的房子才用得起原根的大木，原则上原木问题不大，这些硬木如果不受潮腐烂，支撑个上百年都没问题。现在有些新造的房子，支柱都用的是细细的木头，为了支撑起上层，通过计算，以增加支柱数量来做到，然后用内墙一封，什么都看不到了，这就好比是用一排牙签支起一个碗，质量是很低的。 每个房子的横梁和地板也是很能说明建筑商的用料的，好的横梁应该用整块硬木来做，但由於成本的原因，很多房子的横梁是用几条薄的长木并合在一起来代替一整块硬木，部分地方甚至用合成木屑木来代替，成本的下降是以质量为代价的。 地基是一个房子的根本，好的地基让房子不会倾斜，地基不好，地面就会沉降，造成房子倾斜，影响地基的因素有很多，一般除了造房子时打下的先天因素，后天因素通常有雨水，树木和土壤三种。有些房子地势较低，这就应该沿着外墙四周挖排水道，否则，四面八方的雨水和雪水汇聚倒灌，造成房子地基常年泡在水里。有些房子紧贴屋边种了树木，要知道，即便是树种在院子的那一头，如果是棵大树的话，它的长长的树根也极又可能已经钻过了地基，树根力量的巨大是我们没有估计到的，一旦钻透了地基和外墙，就会把房子往上拱，破坏力量是很大的。另外蒙特利尔南岸有很多地方土壤中含有黄铜矿，这种土壤碰上水时间一长会膨胀，这就会使建于其上的地基发生涨裂。 e.屋顶 蒙特利尔冬季气候使得屋顶损耗很快。每年冬季的严寒是屋顶强烈收缩，而到了夏天，屋顶又受热膨胀，冬夏二季，从最冷的零下35度到最热的零上35度之间可以有70摄氏度巨大温差。所以一般屋顶过了十年以上就要考虑更换了。 外房顶和里面房间顶之间有个空隙层，这个空隙在冬天必须保持和室外温度相近，换句话说，温度必须很低，否则，这个空隙层的热气会使外屋顶的雪融化，再结冰，这样，渗入屋顶缝隙的水结冰后会膨胀，对屋顶的破坏力是成倍的。而有些屋主根本不知道这个知识，不只屋顶受损，而且导致屋内暖气上漏，是暖气费大幅增加。 所以买房子的时候，要抬头看看屋顶，看有没有起壳，是不是平整，同时，问一 问房顶的年纪，超过年的房顶就极可能会漏水，在进内屋看的时候，要看看内房顶有没有水渍。很多经纪会告诉你房顶可以撑个15年，或者告诉你这个房顶是25年质量的，对此，你不可全信，最多将信将疑，姑且听之，。一般一个房顶起码$3500-$6000左右，是买房后维修的大头。 f.供暖 按供暖系统的能源类型，有用电，用油和用煤气三类。一般用电的最多。用油的常常为老房子，用油相对要麻烦些，家中地下室会有一个大油箱，很占地方也不太安全，而且要定期检查。用气的就比较少。 以散热类型来说，有电热板，热通风，和热水汀三种。电热板最老式，最常见，也最耗电，室温上升慢而且回使房间过分干燥，但可以通过各个房间分别安装定时调节器来控制室温以达到最大效率的利用能源。热通风的好处是室温上升快，而且效率高较省电，缺点是分别控制室温不易，要热全部热，某种程度上造成浪费，与省电的好处相抵消。热水汀的好处是房间不会很干，但热的最慢，而人离开后即使关了实际上还有一段加热期，与电热板一样，时间差的原因造成隐形浪费，而且没有定时控制器可装以节能。 一般来说，热通风型加热形式最好，一次性投资也比较大，主要是铺设管道铺设和安装炉子的成本很大，如果把其他类型改造成热通风型，有可能总投资达$20000以上。 g.外墙 看房时，应该绕屋走几圈，看看外墙。从外墙可以看出许多问题，有裂缝的话，就要看方向，如果是横向的话，问题还不是很大，但如果是纵向，而且较长的话，就有可能是地基出现不平，或者有树根拱抬，危及房屋根本，维修起来可能是笔大钱。 有些老屋四面墙爬满了藤，有人认为很浪漫，其实这对房子是非常不好的，由於植物的力量是惊人的，这些藤会钻入墙体，造成很大破坏，而且房子常年被藤遮盖，很阴湿，又晒不到阳光，会造成霉菌的滋生，风水学上也忌讳这种太阴的情况。 h.窗和门 把全部门和窗换一下大约$1500-$2000左右，自己换门还行，换窗可就难一些了，如果请人做，成本会大增。而且，就门和窗本身而言，其代价从$50-$250不等，尤其那些带玻璃格的法式门窗，用好木头做的都在$200以上。 冬天看房的时候要注意窗上是否有水的雾汽，如果有，说明窗不密封，漏冷风进来。 随机开一二扇窗看看，看看是不是难于开启，会有一些感性认识。 i.下水道 下水道是比较难查的，主要看水斗下水快不快，如果下水很慢，说明有堵塞。 要问问下水道的材料是什么做的，能耐多长时间，如果下水道漏水，那可是要砸了墙去修的。 看看各处地板和屋角，有没有经过水浸的痕迹，就大致心里有个数。 j.地下室 蒙特利尔比较干燥，一般地下室不会象中国一些城市那样比较潮湿，但也要稍稍注意一下，如果地下室湿度大，可能是有漏水，或者通风不够。 地下室如果是没有装修过的，那么装修一下全部大概要2-3万，看其大小而定，装修过的，要看隔温隔水好不好，如果隔温太薄，或者漏风，地下室是很容易一年让你在暖气费上多花上个几百块的。 k.固定附着物 按照法律规定，所有的固定附着物属於房子的一部分，前房主不可随意取走或敲掉。但是，还是有些东西属於擦边球，所以不管怎样，问清每一样东西的情况可以避免以后的纠纷。 玻璃和镜子，灯，画，窗帘，固定在墙上的橱和架子，以及其他一些固定装饰，都有必要问清和记牢。 当然，这一般在有意下单的第二次看房时才去问这些细节。 l.其他以及修缮费评估 一个房子的细节处很多，无法一一细述，而且，每个房子有各自的特点，优点多于缺点的就是好房子，并且，千万不要被原房主的个人装饰装潢以至于气味误导，因为哪些与你无关，你买的是个空房子。 一般在验房后都会得到一份验房报告，这份报告其实是本大致有400页的大，里面罗列了各种情况以及修缮费用，但问题是你要看中验房后才有，所以，借一本或廉价买本旧的先研究一下，增长些知识后再看房也是个明智之举。 4(杀价 杀价是个重头戏，也是一场比耐心比智慧的战斗，它直接关系到你投资的成败。价格是心理游戏，任何房子本身，就是全新的也不值那么多钱。买房更多买的是地皮，而地段的价值是没有办法估量的，因此，只能通过参考同地段别的房子，以及目前市场价位来衡量，而且，同样一间房，不同的房主心里要价是不一样的，而且，不同的卖方经纪也有不同的影响力 a.喊价的构成因素 房主的叫价一般由三个部分组成:房主的心目中实际所得，经纪人佣金和房主心目中留给买家的还价余地。举例来说，房主希望实际收益为$200000，并且留给买家的还价余地为$20000，付给经纪费用为200000*7%=14000，所以他要叫价$200000+$20000+$14000=$234000 当然，这里面的任何一项并不是一成不变的，要知道，还价就象一根橡皮筋，经纪的作用是把它往二头拉，如果买方这里拉不动了，就在卖方这里压，如果买方 还价比较坚决，经纪人为了促成成交，会反而反过来帮助买方劝说卖方降低心理价位。并且，如果没有买方经纪，卖方经纪会很乐意的向房主表示愿意降低一部分佣金，因为，即便是降了佣金，也是独吞，也比和买方代理平分了好。 b.谈判技巧和策略 总体来讲，就是一个字:坚决。你是付钱的人，任他讲的天花乱坠或口干舌噪，如果你觉得对方水分太大，但是还是还不下来，情愿放弃。 一般，首次还价一定要狠些，应该比计算出来的更加低一点，一方面给房主一个心理打击，暗示着这个房子不值那么多钱，一方面，为下次的还价作个好的开端，如果上来就给了个好价钱，以后就压不下来了。 谈的时候，应该是他急你不急，调整好心态很重要，即便很想买下来，还是要表现出无所谓的态度。当然，可以通过罗列一些有利于还价的因素，如地段的缺陷和房子本身的毛病，来帮助说服对方降价，其实，有些时候，即便是有经验的老经纪，也不一定可以把针对某房的降价的因素研究的很透。通过罗列一些缺点，可以提醒对方经纪还有其他一些原因可以帮助说服屋主降价。对方经纪是没有权力同意任何价格的，但他可以对房主有很大影响。 任何时候，不要被对方经纪误导，可以仔细听，但未必全部相信，作为经纪，必有夸张之辞，和一些心理暗示。 有些时候，观察和等待是了解真正价位的一个办法，如果在市场上放了一段时间还卖不掉，房主自己就会调整价位。当然，风险在於，喜欢的房子很可能被别人买去了。 另外，也有些时候，对方经纪看到价钱实在是谈不拢，会推荐一些他手上的其他一些房子，一般来讲，就不要太在意了，因为你已经做过调查，你只对和乎条件的房子进行联系，不用化太大精力去放在已经筛掉的房子。经纪无非是另一种误导:你要的价位低，好，给你价位低的，当然，质量也就差了。其实，你要的是质高价廉的房子，这点心里要明确。 但是，坚决的态度不等同于固执，如果真的看到了非常好的房子，价钱也合适，适当的展现一些灵活是必要的，如果一点弹性都没有，是买不到房子的。 c.附加条件 银行贷款成功和对验房结果满意是非常重要的二大必要成交条件。如果没有把列入贷款成功条件而银行方面有贷款的问题，并且房子已经买了，那么，就会有法律上的麻烦。而如果没有把满意验房作为条件的话，那根本不用花钱请人验房，因为结果都一样，你无论好坏必须得买。 有一些大件常常是随房卖的，以价值次序依次为:炉头，冰箱，洗衣机，烘干机，洗碗机等等，尽管不是固定附着物，也常常是随着卖的，有时，因为东西比较新，也比较高档，房主不把这些罗入包含之列，对此，在还价时应该把它们全部列入附加条件，要求成交价包含这些大件电器，不要白不要的，当然，必要是可放弃要求，作为退让的一部分条件。这些电器全部买新的也要好几千加币至少 窗帘一般也可以指明要，但这跟家具有个颜色配套的问题，有些卖主要带走的，无关紧要，虽然不一定要，但可作为讨价还价的一个条件。 看房子的时候，尽量注意固定附着物，如依墙固定的柜子，镜子等，把这些一一列入该房价包括的清单，以防交房时，这些东西都被拆走了，并且留下一个难看的又难处理的墙洞。 d.陷阱和欺骗 买房人常常会发现自己在和别人竞争同一间房子，这就陷入了一个二难的陷阱，不喊高吧，买不到，喊高了吧，不甘心让房主渔翁得利，在这种情况下，建议是情愿失去机会，也不要盲目竟标哄抬。如果连竞价的对手是谁，甚至这个“对手” 有没有，存不存在都不知道，竞价的结果常常是再次太抬高价格，刺激对方再加 价，就是买成了，也是当了回冤大头。正确的作法是让对手叫价，自己旁观，由於房主有一个后备的买主，常常不会接受较低的价钱，而如果没有卖成，等到对手退出后，房主的心态会不同，因为已经少了一个买主，就剩下你一个了，他也比较容易接受低一点的价格，在实际情况中，第一个高的价钱没有接受而过了一个月接受了更低价钱的卖主还是不乏其人的。 卖房子是不可以在房子的缺陷上说假话的，所以，当你问到某些细节，对方说不知道或不清楚的话，那就很可能有问题，记住这些地方，下次验房时让验房师告诉你真正的情况。 房子在卖以前，会小事装修，常见的是刷墙，刷过的墙有些水渍和裂缝就看不见了，验房师也是人，你看不见了，验房师也一样，所以还是要自己留个心眼。 看房的时候，卖方经纪会搞一些小花招，例如，放一些柔和的音乐，房间内喷香水，把房间搞得干干净净的，放一些家庭照片，尤其是小孩成长的照片，暗示你买下后，也会是这样的一个健康而幸福的家庭，靠近街的，会把门窗都关上，防止街上噪音进入，后院和台阶比较破旧的，会把后门关的很严，夏天的话，把空调开足，在地下室放台风扇通风等等。这些都称不上欺骗，但都是些扬长避短，给出好印象的手段。 5(验房 买好房子，都要请验房师验房。对於新房子的验收，一般人家都是自己验房，但是如果经济允许，也可以考虑请验房师来帮助挑毛病。 a.验房师 任何人都可以自称验房师而不用负法律责任。加拿大是不颁发验房师执照的。所谓的验房师证明或执照，都是各公司自己颁发给自己属下的验房师的。所以聘请专业大公司的验房师比聘请个人或小公司的验房师会好些，因为大公司对旗下的专业人员要求会严一些，防止一些滥竽充数的人损害公司名誉。 目前每个省都有自己的验房师协会，由该省的各大验房公司共同参加，如魁省就叫AIBQ，整个加拿大总验房协会，目前正在形成之中，其实，合格过硬的验房师并不多，根据魁省AIBQ的推荐名单，总共分别有多名正规验房师和多名候补验房师，分别来自各大验房公司，这些验房师应该是经验丰富的精英。详细名单可以参考协会网页www.aibq.qc.ca. 各验房师擅长的地区是不一样的，由於一些验房师专门验某个地区，所以他会对这一地区的房子结构，特点和常有缺陷特别熟悉，聘请验房师时要从候选名单中挑选熟悉该地区的验房师。 一般不要从经纪推荐的名单中挑选验房师。验房师本身这个职业是调毛病找缺点，而经纪人当然是希望毛病越少越好，也就越容易成交，所以二者的根本点是相抵触的，有些验房师由于太敬业，老是找到很多毛病，就会被经纪列上黑名单，而经纪可以拒绝让某个验房师验房。如果为你把关的验房师是经纪推荐的，结果可想而知。 b.验房过程 验房一般需要3小时左右，少于3小时说明验房师可能没有很仔细地验房子。在这段时间内，切记一定要跟着验房师跑上跑下，看明白弄仔细，不懂的或者有疑问的地方一定要马上问，验房师是你花钱请的，回答你任何问题是天经地义的事，千万不要浪费这个大好的挑毛病和学习的机会，过了这次，很难再有机会有这样一个有经验的高手帮你全面答疑和查问题。并且，验房师也是赚钱吃饭，例行公事而已，如果你不问，他也不会主动说。所以，验房过程中不要和经纪聊天谈话，以免失去更多了解房子的机会。而且，在出验房报告前，不要让经纪和验房师有单独谈话的机会，以免验房师受到经纪的影响。 验房结束时，验房师会给出一份详细的验房报告。这份验房报告其实是一本几百页厚厚的验房手则，从房子的所有方方面面给出一份评估，验房师会化上半个小时给你解释每一部分的结果，你要尽量全部搞懂，因为每个结果都意味者将来可能的费用。如果有些还是不能当场明白，验房手则都有详细说明。但有一点必须问清，就是需要多少钱才能修好。 c.验房后的还价 一般验房后如果没有重大问题，可以选择接受，或者根据验房结果小幅还价，一般房主不太会再次降价，但是，如果的确会发生一些维修费用的话，验房报告是再谈价的很好的依据，当然，如果谈不成的话，你会面临着无条件接受，还是损失几百元的验房费而撤退的问题。 千万不要当场就签字同意验房通过，这是房子最后成交的最大障碍，十有八九双方经纪会逼夹着你让你马上签字画押，这是很不道德的，你一定要回家冷静，作出分析判断，决定是否再还价或让对方作出改进，只有当你满意房产状况，才可以签字， 6(下OFFER 所有的条件和要求，必须白底黑字写在OFFER上，口说无凭，切记。 另外要注意几个日期的问题。 验房期限:一般以OFFER接受之日起十天(含休息日)，过期不验自动认为满意。这里千万不可掉以轻心，因为这几天你联系或中意的验房师不一定有空，所以尽量要求多点时日。 交房日:交房日必须是公证日或以前，公证那天开始，房子就是你的，有些卖主希望在公证后几天之后才撤空，这对于你会很麻烦，等於免费借给他住不说，拖延装修以至拖延你入住也是个问题。 7(贷款利率 a.时机。 贷款利率的洽谈实际上应该是所有步骤中的第一步，在看房前早就应该谈好的，等到卖主接受还价，房子都买好了再去谈已经是太晚了。原因是一旦OFFER被接受，对方一般只给出10天时间，注意，并不是10个工作日，在这个10天里，你要完成验房，银行贷款确认，再还价直至最终所有条件满足，时间非常的紧，根本没有时间到各大银行分别约谈贷款利率事宜，就没有时间进行比较。而且即使随便谈个银行，谈的利率就是那个星期的利率，如果利率是上涨趋势的话，就失去了得到前几个月低利率的机会。 b.获得最低利率 任何一个银行和任何一个放贷员决不会傻到一上来就给个最低利率给你，要知道，利率上差个零点几，动不动就差个成千上万的，放贷员是能给高尽量给高，他们个个是身经百战的谈判高手，每天的工作的很大一部分就是和客户谈利率，对於他们不要太费口舌，因为这不是你的强项，而应该在约谈前在网上搜索好，知道了最低利率，心里有底，就直接问他能不能同意更低或者相同的利率。一般就能够和网上该年限最低利率持平，或多个0.1-0.2%，如果能够比最低利率少个 0.1-0.2%，已经是相当不错了。 最低利率可以到以下网站查到 www.canadamortgage.com c.浮动利率相比固定利率 浮动利率是个陷阱，一定要固定利率。 在和银行谈的时候，你会发现所有的银行都会极力推荐你选择浮动利率，也会列举数据告诉你浮动利率怎么怎么好，怎么怎么省钱。但是，这是一场猫和老鼠的游戏，银行是利益至上，你省钱了它就少赚，很现实很残酷，这就是银行极力推 荐浮动利率的根本原因。 浮动利率的陷阱在於其浮动，以目前情况来说，基本上上浮的可能性大的多，其中有二个未知因素，就是上浮的幅度和上浮的速度，理论上将，第二天利率上浮翻一倍也是可以的，因为你选的是浮动，你没有控制权，什么时候浮，浮多少，银行或是国家说了算。然而，当银行给你算的时候，没有把这些未知数放进去，把浮动利率的百分比以固定利率的公式来计算，当然你就会觉得很省钱了。 浮动利率还有一个问题是利息的计算，因为利率一直在变，计算相对复杂，也有听说过发现银行多年算错，你不可以说银行是故意的，但也不能排除这个嫌疑，就算不是故意的，银行全靠计算机，计算机也有算错了时候，例如网络问题造成数据没有及时更新，导致出现错误计算，并且以后的所有计算都是基於前次错误的结果等等。还有一个问题是太操心，没有一个人会老是惦记着去查利率变了没有，并根据新利率计算当天利息的，相信很可能有人直到还清了也还闷在鼓里。有许多银行会试图说服你，告诉你在任何时候都可以改成固定利率，但是，他不会强调如果改成固定利率的话，你只能得到一个非常高的贷款利率，相比直接谈得到的固定利率，会差了老大一截。这样，又变成了风险承担的问题。以五年期为例举例来说，银行牌价当前固定利率如果为6.05%，而你能谈到4.65%，浮动利率能谈到 3.5%，但你贪小选了浮动利率，如果一段时间后利率猛涨，银行牌价成了7%，浮动也涨成了4.5%，这时你希望固定下来，那么银行多半会给你7%-1 %=6%的固定利率，比起当初4.65-3.5=1.15%的差价实惠，以后的日子会通过6-4.65=1.35%的差价来赔还，而如果你不去固定，则利率不断升高，心理和经济压力越来越大。所以，归根结底，是风险的问题，浮动利率就是赌利率上涨慢。买房是个大投入，将来的负担应该算清而不宜去赌利率。历史上涨到百分之十几的利率也是常有的。 固定利率就没有这些问题，它其实是个平均预估值，所以比当前浮动利率会高，但它不会在升了。固定利率对於买房者是重要的，它给予了买房者一定的经济前瞻性，在利息几年之内不会有变化，经济上自己可控制。 浮动利率就是银行把风险转嫁给贷款人，银行稳收利息。 d.贷款时限 贷款时限一般人选3-5年为最多，但也不要太长，首先年限太长，利率会很高，因为银行的利率计算公式认为风险很高，所以给出的利率也就很高，其次，一次定的年限太长，会把自己束缚住，如果在短期几年内由於各种原因而要卖房的话，就等於和银行毁约，自己要付很大一笔罚金。 有一个办法可以免除罚金，就是让买你房子的人继承你的贷款，但是，一般买主是不愿意这样做的，因为计算会很复杂，手续也繁琐，而且继承的贷款额度也不一定合适买主，除非当时利率升到很高，而你得到的利率是以前谈的，低很多，这样买主才会感兴趣继承贷款，但总的来讲，会很麻烦。 到底是几年，要根据自己情况，结合利率的长期走向来定，有很多人喜欢5年，但也有人喜欢3年加3年，不一而定，因为利率变化是个不确定因素，没有办法说哪个更好些。 e.银行选择 贷款最好找中等银行，大银行如ROYAL BANK，根本没有谈的余地，一副衙门八字开的官僚面孔，这是因为它客户多，业务多，不在乎你这个小客户，所谓店大欺客。当然，这里并不是指它的接待态度，所有银行人员谈话是都面带笑容，但笑容不能当饭吃，要看它真正肯给你多少利率。 太小的银行，或者没有太多办公地点的银行，感觉不可靠，说不上不好，但一般小银行能给的利率，其他银行也给的出，所以在网上看到最低利率的银行，是因为它银行小，只有通过放明最低贷款利率来吸引客户，银行基本上大同小异，同样的低利率基本上在好几家银行都争取得到。正确的做法是拿着最低利率的信息，争取找一家相对大些的银行。 NATIONAL， SCOTIA， DEJARSDIN，MONTREAL BANK基本上都属於这类中型银行。 f.利率降低的机会:跟踪贷款利率 一旦谈好了一个好的贷款利率，就应该让银行出个预贷款证明，这是不要钱的，但有二个好处，第一是把谈好的利率白底黑字写在纸上，以防有变，第二是在给OFFER的时候，有时卖主会要求看你的银行同意贷款证明，到时候去弄时间就比较紧了。 谈好了利率并不是一劳永逸了，因为，一般根据协定，在买房前，如果市场贷款利率下降，你有权力要求把利率跟着下降，但一旦市场利率上扬，你的利率是不动的，这也是为什么谈利率要越早越好。值得注意的是，利率的下降不是自动随着市场下降的，而要你自己关心，自己去说的。利率一旦谈好，有效期为半年，在这半年内，直至买房，要每星期跟踪利率，如果下降了，要立即和银行谈，不可拖延，因为如果再升回去，你错过机会，就没得谈了。另外你要明确知道如何及时取得准确的比较信息，如PRIM利率，以作参考。因为你的利率是谈下来的，不是公布价，你如何进行参照是个重要的因素。例如，你可以说，现在我得到的利率是X，而当前银行的PRIM利率是Y，如果那么利率差价为Y-X，如果银行下 -Z，星期的PRIM降低了Z个百分点，你应该马上向银行要求更新你的利率为X每个银行的PRIM价有时会不同，但大致差不多。 虽然下降可能性不大，但还是要注意。 g.设定还款日 分期还款的周期可以有:每月，每周，每两周，加速每两周之分。其实，其根本在于你尽量一有钱就还，不要把现金过多地，不产生效益地留在手上，一般来讲，还款周期就是个人的工资收入的周期。 例如，你是每二周发薪水，如果你选择每月还X元，那么大多数情况下你根本不必攒到月底，因为你在攒的过程中，攒下的钱并没有立刻产生效益，反而会因此多付利息，正确的做法是选择每两周还。 加速两周其实和每两周偿还没有本质区别，其实就是因为每月有30到31天，是4个星期加2-3天，让你在两个星期的时间还两个星期多一天的钱，银行都把加速两周作为推荐选项，但本质就是每次多还点钱，当然，多还了，还得快了，利息就少了，也用不着25年还清，22年就行了。实际是，如果偿还能力强有多余 的钱的人，大多会买更大的房子。这跟个人能力有关，不是利用算法省钱。 h.和利率一起谈的东西 谈利率，一定要要求如下利益: 首先是免除公证费，或要求报销更高的公证费用额度，目前的公证费都要1100-1400加元，如果银行只给报销一部分，剩下的就要自己掏腰包，好的银行是会给你差不多的额度的，不至於自己掏钱。 其次是免去银行评估费。银行要贷款给你，就要去看看房子值不值，所以有评估费一说，虽然一般都免了，但一定要提出免除，防止以后乱收费。 再次要免除房子交割日以后和开始例行还款日的之间几天的利息，例如，房子公证日为某月一日，你选择每两周发薪日还款，注意公证日(就是交割日) 和第一次还款日的间隔，防止银行找些原因另外加收你几天的贷款利息， 然后要求银行给你优惠的信用额度(CREDIT LINE) 的利利率。一般可以谈到等同於PRIM利率。也可以要求增加信用额度，备着以防急用。 最后要问清加速偿还的可能性和额度。一般银行都允许每年年底多还个10-15%左右的，以及允许每月加倍偿还。虽然你可能并没有能力去这样加速偿还，但要留个可能性在那里。 和利率一样，一般根据各银行的不同，放贷员的不同，你本人谈判水平的不同，所有限额都会有所不同。 8(公证 公证一般由买方出钱，一起到买方找的公证师那里公证。不同于中国，这里的公证师不是政府机关，都是私人性质，公证师要考执照，但考出后，是自己开门营业，自己定价。蒙特利尔的公证师并不多，经纪会推荐一些，但经纪推荐的大多比较忙和高收费，最好自己到处问那些买了房子的人，每个人那里打电话去问价钱，找一个收费低的。除非疑难问题，对於买房交易，公证师之间区别并不大。 除了公证本身，有一点很重要的是要有一定的现金准备，因为大多数情况是卖方早已经把地税/教育税付清，你除了支付公证费，还要支付给卖方已经付给政府的地税。另外，政府的一次性买房“欢迎税” 也是一笔不小的支出。 值得注意的是，公证那天就是你成为物主的一天，你从此以后就要对物业担负起责任，任何的问题都要靠自己去解决了。 9(入住和装修 a.准备入住 房屋保险: 房屋保险必须从公证之日生效，从法律上说，房子从公证日开始就是你的了，如果出了问题而没买保险，自己就要承担全部责任。所以，房屋保险应该在OFFER接 受之日开始，就要四处问价，每个银行每个银行的去问。并且，一般把房屋保险和汽车保险捆绑在一切去问价，房屋和汽车保险在同一家公司承保，车保和屋保同时 都会有一定的折扣。一般不可能车险正好在房子公证日到期，你可以打电话去保险银行问，要求本年度的车险合同提早到公证日取消，一般都允许，免费并且退还未 保时期的差价。 房屋保险有很多条款，不同公司有细微不同，要一一问清，不要轻信诸如全保之类的话，要问清到底包含哪些条款，保额为多少，在什么情况下可以申报赔偿。 房屋保险条款的具体情况每家公司都不同，保额也会不一样，有时候一家公司的二个承保条款在另一家公司会是笼统地含入一个条款之中。 除了缺省的这些条款，也要考虑到本身的需要而增加可选条款，如，考虑到下水道已经年代久远，可以增加投保下水道漏水修补这一条以备后患。 选择报警公司: 家中装有中央报警系统会使房屋保费下降，虽然报警系统每月缴费，但是保费的下降可以抵冲掉很大一部分。而且家中安全性能增加。报警公司每月收费从十几到几十块不等，合同常常与是否买它设备有关系。 预留装修时间和装修后时间: 装修典型的是刷墙和铺(或漆)地板。这有一个次序和等待干燥的时间问题，还有，装修后需要留几天通风，以排除有毒气体。 电表，煤气表读数: 需要在拿到钥匙后马上检查度数，如果和前屋主公证是讲的出入太大，你可能要付清这个差额的。 改地址: 要通知方方面面你改地址了，列出一个单子，逐个打电话，最好在邮局花几十块钱把半年内所有的邮件都转到新地址，因为你100%会漏掉一些该通知的地方，而且有些机构工作效率慢，有时间差通知半年了还往原址寄信的很多。 查看交通线路图: 找出新的地方的交通线路，并发现最优化的路径 不要随便丢弃“无用” 的东西 搬家时不要随便丢弃东西，有些看上去没有用的东西，可以想一想再扔，例如很旧的床，有时候会是装修车库或地下室很好的板材，尤其是木头，把一些旧家具拆零可以用来派很多用场 b.跟据验屋报告决定哪些装修 第一要先换锁，然后选择以后入住后难于装修的要先做，如地板，墙，热隔离等，有些大的项目家具搬入后就没法做了。而热隔离对省电也是立竿见影的要优先做 c.搬家 搬家是件力气活，不管请人或者自己干，相信绝大多数的搬家者都有打包打到深夜的经历。 如果请人搬家，则搬家公司有好几个档次。如果你的家俱很值钱，最好请正规一点的，好公司会把你的值钱家具包的好好的，很专业地运到目的地，并且，会有搬家保险，砸了包赔，当然，这种搬家公司的收费本身也许已经抵得上一件值钱的家具了。 错开搬家旺季，是省钱的办法。请小时工也是很好的选择 后记: 写这篇文章花了我很长时间，尤其打字很费时。主要也是想帮助那些第一次在加 拿大置业的国人，由於时间关系，最后一章写的比较粗略，本来要写很多的。同 时，本文有些观点只是个人看法，偏跛之处望请见谅。 收藏 分享 评分 空愁居常见问题解答与下载方法 管理 回复 引用 TOP 订阅 hh327 * 发短消息 * 加为好友 hh327 当前离线 UID 1 帖子 11597 精华 98 积分 31809 阅读权限 200 在线时间 1337 小时 注册时间 2007-8-9 最后登录 2010-5-3 查看个人网站查看详细资料 管理员 Rank: 9Rank: 9Rank: 9 IP 编辑此人 禁止此人 2# 发表于 2009-1-21 12:48 | 只看该作者 总的来说银行之间 基准贷款利率没有区别,各个银行官方网站都有写.只是每个AGENT给你减的比例不同而已,同样一家银行不同AGENT给的利率都不相同,因为没有什么统一一个标准!!当天上午你去,下午你老公去利率也不一定相同. 报销部分NOTARY费用很不错(上千元NOTARY费用,银行一次给你报销几百块,和你每月多付不到10元,哪个划算???). 另外,好多人5年之后都可能会遇到,重新和银行谈利率的问题,这时候你就会觉得,为什么新的利率没有我朋友刚买房子做的贷款利率好呢??? 因为,银行的利率有新MORTGAGE 和RENEW MORTGAGE的说法; 他们知道你基本不会离开这家银行转投其他家,因为转投其他家银行一是因为, 麻烦,二是你又要付NOTARY的费用. 所以,刚开始选银行做MORTGAGE 就要选一个你熟悉的AGENT帮你做MORTGAGE最好,他对你的情况都了解,以后帐户...所有和钱有关系的事情都找他,不用在乎5.1,还是 5.15,每个月10来元钱(当然要看你的MORTGAGE的金额是多少).有时候不同银行可能也会出现短期好利率促销的时候,但是转过几年RENEW的时候都一样了.另外,买房子的时候是写两个人的名字还是一个人的名字也很重要,这边加名字,减名字在这个房子上边都要过NOTARY的,银行肯定不给你付一分的!!! 房子是大事情,三思而后行!!!! 俺补充几点自己的经验教训: 1，对于购买二手房的朋友，地段等当然是首要考虑的。对于上一任房主的情况，也应通过多种渠道和办法有所了解，从而了解你看好的房屋的使用情况，比如:前房主的职业，家庭人口，有无什么特殊嗜好，是否养什么宠物，以及为什么卖房子等等有关情况。俺就是先从卖方经纪之口了解而后在多次看房时从前房主的邻居(当然现在是俺的邻居了)处得到证实。俺的前房主是因为到多伦多另谋高就而卖房。家里养了两只狗，但每次看房时都将两只狗带走了，直到俺告诉卖方经纪俺也养了一只小狗狗，后来再去看房谈价，前房主就不让他家的狗狗外出躲避了。 2，关于房子的交接，有很多不同的情况发生，比如有的房主处于某种原因，希望办理公证后仍留驻一段时间，以及交接时间的最后一次验收等等。这个阶段，大的问题不会有，但影响心情的小的问题往往会产生的。购房者不可不察。俺的前任房主是个工厂的生产经理，希腊裔。按约定时间搬家后把钥匙及一封祝福类的交接信留在屋子里，人去楼空，没有当面交接。看的出来，搬家后打扫过房间， 地板门窗也没有搬家的伤痕留下。但后来细想，很是万幸，或许是因为我们答应了他们付房租多住一个月的请求(他们要用这段时间安顿多伦多的新家)，大家可以相互体谅理解。在买房的后期，与前任房主的良好沟通，非常有助于你迅速熟悉你的新房及周围环境，相互体谅，与人方便了，自己也就方便了。 以上是一点感受，希望能对准备买房的朋友有帮助。呵呵 House 从结构上看，可以分为两层式(two story)， Bi-level，平房(bunglo) ，分层(level split)。下面逐一加以介绍. Two story: 最常见一类房型，典型特点为地表层(main floor) 为主厅(living room)，厨房及饭厅(dining room)，上层是卧室(bedroom)及卫生间(bathroom)，地下室由主厅通向地下. 几个名词解释 Apartment 类似于中国的单元楼，是建筑物中的一部分，一般宜建筑物中有多个的相同用途的自成体系的生活设施和空间，共同使用走廊，电梯及一些公共设施。可以是租住，也可拥有产权。 Townhouse 源于历史上英国、爱尔兰等国家贵族居住于城镇中的乡村风格的房子中。在北美它专指一排房屋中的一座，也叫排屋。 Condo也叫做condominium 是共有和共同统治之意。个人拥有建筑物的一部分的产权，公共部分和其他所有者共同拥有，维持和维护费用(assessments)交给管理委员会或芾砉 径苑课萆枋? 形 ぁ?奚珊透纳啤?/p> House 通常的意义是指人们构建的住宅，包括墙、地面和屋顶，以提供人们遮风避雨、取暖及安全的需要。现一般分为独立屋(detached and often standing on their own parcel of land) 半独立屋(attached to one or more houses。a house with two units sharing a common wall ) 排屋(attached to other houses， possibly in a row (separated by a party wall)) Bungalow(源自海地语bangla): 类似于中国国内的平房，所有结构均在一层 展开，(严格讲不包括地下室(basement)Ranch通常有地下室和车库，50s-60s在美国流行)。全部结构在一个平面上展开，比较适于老人购买，没有上下楼的烦恼. Bi-level: 与Bungalow 最大的区别在于地下室(basement)是高窗，经过装修后，可以住人，无不适感. 有时为分门出入，适于出租. Level split: 各层分开，各为独立，分别有独立的卧室，洗手间等，可以互不干扰，有4层， 5层和 Back Split， Side Split， Front Split。 一般来讲，按照所有权(Ownership)的不同，我们通常所说的房屋包括House和Condo(或Condominium)。House又分为独立屋(Single House 或detached)、双连屋(Duplex或semidetached house) .Condo则包括Apartment 和Townhouse(也叫排屋，镇屋)。所谓的独立屋，即房子和这块地都是房主的私人财产，由房主自己管理。有人也许会问及领空和地表以下的所有权，如果你对加拿大历史有兴趣，可以发现，至今的确有少部分地产包括了地表以下的资源. 不过，对目前地产市场上绝大多数房屋来讲，地表以下的资源是属于政府的. 双连屋就是两个房子通过一面公用墙连在一起。同独立屋相比，双连屋因占地少及有公用墙等原因，所以它比较便易。无论独立屋还是双连屋都有一块属于它的地(lot)。通常房价包括地价(如买新房还须付GST，买旧房没有GST). Condo(或Condominium)包括Apartment 和Townhouse(也叫排屋)。Condo的特点就是他的各个单元(Unit)之间有共用或共有的部分，比如说:房顶，外墙，走廊及停车厂等;一般 Apartment 还会有共有的水、电、气系统及洗衣房等。另外，一个Condo(Condominium)的占地也是共有的。简单的说， Condo的用户除拥有自家单位外，全体用户共同拥有小区的共用设施，如访客停车位，娱乐设施. 共用或共有的部分需要资金来管理，这就是每个单元都要付管理费的原因。管理费要支付共用或共有部分维修和更换的费用。有些管理费还包括水、电、气三项中的一项、两项甚至三项全包。所以，购买Condo时除了要了解它的管理费外，还要了解管理费中都包括了什么, 一个管理好的Condo应有足够的储备资金(reserve fund)。它是从每月的管理费 中按比例提取的。储备资金用于共用或共有部分的维修维护。一个管理好的Condo应有足够的储备资金(reserve fund)。若是一个管理好的Condo，平均到每个单元的储备资金可达到$1000以上。买这样的Condo我们就不用担心它的管理费会涨。Condo 的每一个单元都对管理有一定的发言权。这个权限的大小是由该单元的单元因数(Unit Factor)决定的。这个权力是在所有单元的拥有者开会(Condo Meeting)表决时体现的。管理模式上，可以小区自行设立管理委员会或外聘专业管理公司 从多伦多来到蒙特利尔，除了喜欢蒙特利尔独到的风情万种，多文化的城市，还有很大 一部分就是一厢情愿的相信凭着我这几年在多伦多的积蓄，我可以花少一点的钱买一座 比多伦多大很多的房子，凭着我在多伦多的工作经历找份不错的工作也不难。福利倒不 在我考虑的范围内，因为我相信自己的生活要靠自己的双手。即使我知道这里课税比安 省多，不过我觉得中国人嘛，有座房子才算有个家，有个家才有归属感，我无形当中在 “买房“已经省了很多了，值了～ 但是事实并非我所想象，来到这里，我一边找工作，一边看房子，从南看到北，从西看 到东，从岛内到岛外。在多伦多的时候就在MLS上看了很多蒙特利尔的房子，非常激动 ，觉得房价真的低，而且房子的照型也漂亮，多伦多的朋友一定知道，多伦多的小区里 面，几乎每座房子都是一样的。而蒙特利尔的房子确实在照型上很吸引人。在蒙特利尔 ，就算是开发商统一开发的小区，除了townhouse，semidetached和condo-townhouse可 能出现每座相同的情况，独立的house都可以做的每座房屋外形不一样。 但是后来越看就越不对，而且加上和不同中介的沟通中发现，发现蒙特利尔和多伦多同 一个层次(面积，室内装潢配置，小区环境，周边环境，学区，小区居民总体素质)的 房子的房价是水平差不多。在MLS看到的那些外观不错，内里不错，价格又便宜的房子 ，周边的环境却不太好，而且孩子上学还要坐很久的校车。 岛外的房子升值空间小，所以我主要看岛内的房子。以皇家山市中心为分界线，东部连 看都不用去看了，即便找到一个好区，周边的环境也很差，主要居住一些法裔， 黑人阿 拉伯人不少，讲法语的概率99。99,。 大家常说的Mount-Royal(皇家山)，类似与香港的太平山，山上可以俯瞰Montreal全 景。房价都在几百万以上，据说还有很多名人的别墅，例如前总理，席琳狄翁，萨马兰 奇，还有些什么名家，我听后也忘了，据说李嘉诚也有一座，还有一些王室贵族的后代 (苏丹王室)，这些房子都是百年老宅，单是地税一年都要好几万，还有很多维护费用 ，这个自然不在我们这些工薪阶层考虑范围之内。不过也不排除今后发财，买一座享受 一番啊～偶然还有一些老宅在出售，不过不在MLS上在报纸可以找到，和庄园一样的， 好像是500多万，房子历史很悠久的。不过也不排除发财了，到这些山顶豪宅享受一番 啊～ Westmount，好学区之一，以犹太人居多，房价也很高，有买地推翻重建的，独立 house1、200万的都是照型很欧式，很独特的老宅，也有5、60万的排屋，可是都是至少 50年的老房子，且室内配备都不好，住下去也是完全为了孩子，住着不舒服。 NDG听说也有部分是好学区，离市区近，交通很方便，房源倒是很多，就是周边环境比 较复杂，这个什么房型都有，居民较多，有点“鱼龙混杂”的感觉，如果孩子太小，住 在这个区我觉得会有些些不方便; St-laurent，这个区房源很多，看了一个统一规划的小区，在庞巴迪和惠氏附近。小区 内环境总体来说不错，周边环境比较差，这里也有飞机噪音，也是飞机必经的航道。 再说西岛了(West Island)，确实让我眼前一亮，有40和20高速可以到市区，因此使 得我的重心也多于放在这个区域了。西岛是蒙特利尔的英文区，总体环境很好，明显比 蒙特利尔市区干净很多，因为这里没有地铁，住宅多是house，公寓没有几座，所以居 民人数相对少。逛了一下mall，也感觉那里的老外更加友好，且都讲英文，这个是关键 。当然，西岛也有好坏区之分，Pointe Claire有片新区很不错，还有很多中国人，但 是在机场旁边，看房子的时候飞机轰隆隆的飞过，就那样的环境比较小的独立屋也要30 多万起价，且地下室和车库都没有完工; 西岛南边的湖边比如Dorval(这个区虽然临河，但是飞机也是从上空呼啸而过的，噪音 太大)，基本都是独立屋，也有高尚公寓，房价都是上百万，找了一座最便宜的60多万 ，不是在正湖边，比较靠湖，居然是1950年的老房子，想到日后可能要花不少钱维护就 放弃了，Baie D'urfie，Beaconsfield，这些都是相当靠湖且藏在树林的豪宅，离20高 速还算近，不过要上local又要绕着很多弯儿，还有 Senneville更是连碰也不敢碰的区 ，但是周边的学区就一般般，看房时就见到很多的老人; 西岛的好学区Kirkalnd: 看房过程有一位华人经纪，聂姐姐，人很好，给我推荐了一个 学区很好的区域名叫Kirkland的，在西岛一个很豪华的电影院旁边，小区的公立法语小 学是西岛最好的一家公立，双语教学，对英文也抓得很紧，据说这个区很多居民是大药 厂的雇员或是上层，居民素质比较高，相信很多家长也关心小孩今后交什么样的朋友， 什么样的同学。Kirkland跨越40高速南北，但是只有40以北的kirkland才能读这家小学 ，所以kirkland不同地段房价也差异很大，所以有兴趣在这带买房的朋友也注意一下。 除此之外，周边还有好几所私立的英文，法文的学校，其中一家是这几年一直排名前十 的学校。这片区域的房子都很新，差不多都是1995年之后的，但是全部都是60多万起价 的房子，地下室还没完成呢，也有40多万的，但只有3个bedrooms，单车库，且这个区 的房源太少，没有几户人家卖房，不知道是不是因为学区的缘故。 在看房过程中，我还注意到了一个问题。温哥华和多伦多的新房属于门面看上去小，但 是比较有深度，属于长条形的房子;而montreal的新房属于看上门面很大，属于横着的 房子，基本上从一进门就可以看到后院的那种。 这些看房经历不多说了，看的房子不下50座了，还有laval和南岸还没有说呢，有兴趣 的朋友可以和我探讨，我现在当售房经纪的念头都有了。税收也相对高。而且每2年还 要重新评估房价，重新调整税，一般都是只高不低的。 而我用60多万在多伦多，当然是”大多地区“，例如Mississauga，north york, Markham这些区里的不错的小区买到房子，面积也不会比我上面说的这些地区的房子小 ，且都是2000年后的房子。对比起来，多伦多又方便的多，华人超市多，竞争大自然物 价便宜些，学校多，工作机会多。。。。。等等。来montreal也多次光顾了不同的华人 超市，发现这里华人超市的价格比多伦多高 30,甚至更多，可能因为中国人少的原因。 蒙特利尔可能相对我们只精通一门外语的人来说挑战比较大，工作机会相对温，多比较 少，不过对于下一代是很有好处的。虽说多伦多也有英法双语学校，但是毕竟还是没有 那个语言环境，就像我们在中国学英语一样，学了十几年，工作也用了十几年，说出来 也不像当地人那么地道～ 房屋的价格也和一下几点有关: (1)房屋外墙用料:有的house外墙全部都是vinyl板贴的，有的是一楼用砖头或者石 头，2楼用vinyl，有的是整座房子都是用砖头或是石头贴的外墙，价格也是递增的，所 以外墙的财料也影响房屋价格。 (2)房屋外部的配套:一般来说，大多数人前后yard都是草皮，看房最好在春天，夏 天，不要选在冬天，这个也是经验之说，冬天大雪覆盖，无法看到草皮的生长质量。买 下来后等到春天发现那片草皮杂草太多，或者生长不好，癞痢头，要花不少精力和金钱 去整修;Patio，有些是wood deck，有些是unistone铺的的patio，unitstone的比较贵 ，房主一定也是会把这些费用列到房屋成本里面去的。 (3)房屋内部的装潢:地板:最便宜的就是vinyl财料的地板(我们称塑料地毯)，不 过一般现在house没有人这么铺，公寓倒是有不少是铺vinyl 毯;再来就是地毯，一般 很多人家里一楼选择瓷砖和木地板，但是卧室会选择地毯，地毯的好处是比较保暖，但 是如果从健康角度说来，至少至少10年一换;然后是强化木地板，称为floating floor ，floating floor比较好安装，很多人自己动手安装，而且价格比实木地板便宜很多; 最贵的是实木地板了，但是实木地板也有分为拼木地板和条状木地板。拼木地板就是我 们常看到的，一块块正方形的木地板，像铺砖一样的;长条实木地板是最贵的，一般二 手房里面要找到三层楼(basement，一楼和二楼)都是铺实木地板的很少。不过也有， 我一个朋友买的house，前房东是享乐主义的，从basement到二楼全部都用条状实木地 板，成本就很高。 (3)房屋内部的配置:一般新房很多都有中央空调，中央空调，HEATPUMP在冬天就比 较省电，相对于条状的供暖条更加省电些，而且安全，可以调节时间段，这个heatpump 也比较贵，缺点就是一开就是整座楼都在供暖;中央吸尘系统，这个基本上是中看不中 用，吸力越用越小，不晓得为什么;热水器，有好坏品牌之分，类似carrier都是不错 的牌子;保安系统，很多房子如果建造的时候没有安装有线的保安系统，在后来安装如 果走明线就很难看，所以一般都要用遥控的，遥控的接收器在刚安装的磨合期经常会误 报，保安公司首推是ADT，虽然他们家的费用最高。 (4)地下室:我觉得地下室还是很重要的，看房的时候要很注意看看地下室，有些地 下室一走进去就觉得有霉味，就代表很潮湿，通风不好，这样的地下室以后会有很多问 题，所以一般闻气味，看墙壁有没有霉斑，但是有些house地下室没有完成，根本看不 到霉斑，所以还是靠气味，即使喷了很多空气清新剂一定也能闻得到霉味的。 ,英文版 , Two regulations promulgated for implementation is in the party in power for a long time and the rule of law conditions, the implementation of comprehensive strictly strategic plan, implementation in accordance with the rules and discipline to manage the party, strengthen inner-party supervision of major initiatives. The two regulations supporting each other, the < code > adhere to a positive advocate, focusing on morality is of Party members and Party leading cadres can see, enough to get a high standard; < rule > around the party discipline, disciplinary ruler requirements, listed as "negative list, focusing on vertical gauge, draw the party organizations and Party members do not touch the" bottom line ". Here, the main from four square face two party rules of interpretation: the first part introduces two party Revised regulations the necessity and the revision process; the second part is the interpretation of the two fundamental principles of the revision of laws and regulations in the party; the third part introduces two party regulations modified the main changes and needs to grasp several key problems; the fourth part on how to grasp the implementation of the two regulations of the party. < code > and < Regulations > revised the necessity and revised history of the CPC Central Committee the amendment to the Chinese Communist Party members and leading cadres honest politics several guidelines > and < Chinese Communist Party discipline and Punishment Regulations > column 1 by 2015 to strengthen party laws and regulations focus. Two party regulations revision work lasted a Years, pooling the wisdom of the whole party, ideological consensus, draw historical experience, respect for the wisdom of our predecessors, which reflects the unity of inheritance and innovation; follow the correct direction, grasp the limited goals, adhere to the party's leadership, to solve the masses of the people reflect a focus on the problem. The new revision of the < code > and < rule >, reflects the party's 18 and the eighth session of the third, the spirit of the fourth plenary session, reflecting the experience of studying and implementing the General Secretary Xi Jinping series of important speech, reflects the party's eighteen years comprehensive strictly practice. (a) revised two regulations of the party need of < the ICAC guidelines > in < in 1997 Leaders as members of the Communist Party of China clean politics certain criteria (Trial) > based on revised, the promulgation and implementation of January 2010, to strengthen the construction of the contingent of leading cadres play an important role. But with the party to manage the party strictly administering the deepening, has not been able to fully meet the actual needs. Content is too complicated, "eight prohibition, 52 are not allowed to" hard to remember, and also difficult to put into practice; the second is concisely positive advocated by the lack of prohibited provisions excessive, no autonomy requirements; the third is banned terms and discipline law, both with the party discipline, disciplinary regulations repeat and Criminal law and other laws and regulations repeat; the fourth is to "clean" the theme is not prominent, not for the existing problems, and is narrow, only needle of county-level leading cadres above. < rule > is in 1997 < Chinese Communist Party disciplinary cases (Trial) > based on revision, in December 2003 the promulgation and implementation, to strengthen the construction of the party play very important role. Along with the development of the situation, which many provisions have been unable to fully meet the comprehensive strictly administering the practice needs. One is Ji law, more than half of the provisions and criminal law and other countries laws and regulations Repetition; two is the political discipline regulations is not prominent, not specific, for violation of the party constitution, damage the authority of Party Constitution of misconduct lack necessary and serious responsibility to pursue; third is the main discipline for the leading cadres, does not cover all Party members. Based on the above situation, need to < the criterion of a clean and honest administration > and < rule > the two is likely to be more relevant regulations first amendment. By revising, really put the authority of Party discipline, the seriousness in the party tree and call up the majority of Party members and cadres of the party constitution of party compasses party consciousness. (II) two party regulations revision process the Central Committee of the Communist Party of China attaches great importance to two regulations revision . Xi Jinping, general books recorded in the Fifth Plenary Session of the eighth session of the Central Commission for Discipline Inspection, on the revised regulations < > made clear instructions. According to the central deployment, the Central Commission for Discipline Inspection from 2014 under six months begin study two regulations revision. The Standing Committee of the Central Commission for Discipline Inspection 4 review revised. Comrade Wang Qishan 14 times held a special meeting to study two regulations revision, amendment clarifies the direction, major issues of principle, path and target, respectively held a forum will listen to part of the province (area) secretary of the Party committee, Secretary of the Discipline Inspection Commission, part of the central ministries and state organs Department The first party committee is mainly responsible for people, views of experts and scholars and grassroots party organizations and Party members. Approved by the Central Committee of the Communist Party of China, on 7 September 2015, the general office of the Central Committee of the Party issued a notice to solicit the provinces (autonomous regions, municipalities) Party, the central ministries and commissions, state ministries and commissions of the Party (party), the General Political Department of the military, every 3 people organization of Party of two regulations revision opinion. Central Commission for Discipline Inspection of extensive solicitation of opinions, careful study, attracting, formed a revised sent reviewers. In October 8 and October 12, Central Committee Political Bureau Standing Committee and the Political Bureau of the Central Committee After consideration of the two regulations revised draft. On October 18, the Central Committee of the Communist Party of China formally issued two regulations. Can say, two laws amendment concentrated the wisdom of the whole party, embodies the party. Second, < code > and < Regulations > revision of the basic principles of two party regulations revision work and implement the party's eighteen, ten eight plenary, the spirit of the Fourth Plenary Session of the Eleventh Central Committee and General Secretary Xi Jinping important instructions on the revised < low political criterion > and < Regulations >, highlighting the ruling party characteristics, serious discipline, the discipline quite in front of the law, based on the current, a long-term, advance as a whole, with Bu Xiuding independent < rule > and < rule >. Main principle is: first, adhere to the party constitution to follow. The constitution about discipline and self-discipline required specific, awaken the party constitution of party compasses party consciousness, maintaining the authority of the constitution. General Secretary Xi Jinping pointed out that "no rules, no side round. Party constitution is the fundamental law, the party must follow the general rules. In early 2015 held the eighth session of the Central Commission for Discipline Inspection Fifth Plenary Session of the 16th Central Committee, Xi Jinping again pointed out that constitution is the party must follow the general rules, but also the general rules." the revision of the < code > and < rule > is Method in adhere to the regulations established for the purpose of combining rule of virtue is to adhere to the party constitution as a fundamental to follow, the constitution authority set up, wake up the party constitution and party rules the sense of discipline, the party constitution about discipline and self-discipline specific requirements. 4 second is to adhere to in accordance with the regulations governing the party and the party. The Party of rule of virtue "de", mainly refers to the party's ideals and beliefs, excellent traditional style. The revised the < code > closely linked to the "self-discipline", insisting on the positive initiative, for all members, highlight the "vital few", emphasized self-discipline, focusing on the morality, and the majority of Party members and the ideological and moral standards. The revised < > Ji method separately, Ji, Ji Yan to Method, as a "negative list", emphasizing the heteronomy, focusing on vertical gauge. Is this one high and one low, a positive reaction, the strict party discipline and practice results transformation for the integration of the whole party to observe moral and discipline requirements, for the majority of Party members and cadres provides benchmarking and ruler. Third, insist on to. In view of the problems existing in the party at the present stage, the main problems of Party members and cadres in the aspect of self-discipline and abide by the discipline to make clearly defined, especially the party's eighteen years strict political discipline and political rules, organization and discipline and to implement the central eight provisions of the spirit against the four winds and other requirements into Disciplinary provisions. Not one pace reachs the designated position, focusing on in line with reality, pragmatic and effective. After the revision of major changes, major changes in the < code > and < rule > modified and needs to grasp several key problems (a) < code > < code > adhere to according to regulations governing the party and party with morals in combination, for at the present stage, the leadership of the party members and cadres and Party members in existing main problems of self-discipline, put forward principles, requirements and specifications, showing Communists noble moral pursuit, reflected at all times and in all over the world ethics from high from low 5 common requirements. One is closely linked to the "self-discipline", removal and no direct relation to the provisions of . the second is adhere to a positive advocate, "eight prohibition" 52 are not allowed to "about the content of the" negative list moved into synchronization amendment < cases >. Three is for all the party members, will apply object from the leadership of the party members and cadres to expand to all Party members, fully embodies the comprehensive strictly required. The fourth is prominent key minority, seize the leadership of the party members and cadres is the key, and put forward higher requirements than the ordinary Party members. Five is to simplify, and strive to achieve concise, easy to understand, easy to remember. The revised < code > is the ruling Party since the first insists on a positive advocate forAll Party members and the self-discipline norms, moral declaration issued to all members of the party and the National People's solemn commitment. > < criterion of a clean and honest administration consists of 4 parts, 18, more than 3600 words. After the revision of the < code >, a total of eight, 281 words, including lead, specification and Party member cadre clean fingered self-discipline norms, etc. Part 3 members low-cost clean and self-discipline, the main contents can be summarized as "four must" "eight code". Lead part, reiterated on ideal and faith, fundamental purpose, the fine traditions and work style, noble sentiments, such as "four must" the principle of requirements, strong tone of self-discipline, The higher request for 6 and supervised tenet, the foothold in permanent Bao the party's advanced nature and purity, to reflect the revised standards requirements. Members of self-discipline norms around the party members how to correctly treat and deal with the "public and private", "cheap and rot" thrifty and extravagance "bitter music", put forward the "four norms". Party leader cadre clean fingered self-discipline norms for the leadership of the party members and cadres of the "vital few", around the "clean politics", from civil servant of the color, the exercise of power, moral integrity, a good family tradition and other aspects of the leadership of the party members and cadres of the "four norms" < > < norm norm. "The Party member's self-discipline norms" and "party members and leading cadre clean fingered self-discipline norms," a total of eight, collectively referred to as the "eight". "Four must" and "eight" of the content from the party constitution and Party's several generation of leaders, especially Xi Jinping, general secretary of the important discussion, refer to the "three discipline and eight points for attention" statements, and reference some embody the Chinese nation excellent traditional culture essence of epigrams. (2) the revised regulations, the main changes in the revised Regulations > to fully adapt to the strictly requirements, reflects the according to the regulations governing the law of recognition of deepening, the realization of the discipline construction and Jin Ju. < rule > is party a ruler, members of the basic line and follow. And the majority of Party members and cadres of Party organizations at all levels should adhere to the bottom line of thinking, fear discipline, hold the bottom line, as a preventive measure, to keep the party's advanced nature and purity. 1, respect for the constitution, refinement and discipline. Revised < rule > from comprehensive comb physical constitution began, the party constitution and other regulations of the Party of Party organizations and Party discipline requirements refinement, clearly defined in violation of the party constitution will be in accordance with regulations to give the corresponding disciplinary action. The original 10 categories of misconduct, integration specification for political discipline, discipline, honesty and discipline masses Ji Law and discipline and discipline and other six categories, the content of < rule > real return to Party discipline, for the majority of Party members and listed a "negative list. 7 2, highlighting the political discipline and political rules. > < Regulations according to the stage of the discipline of outstanding performance, emphasizing political discipline and political rules, organization and discipline, in opposition to the party's leadership and the party's basic theory, basic line, basic program and basic experience, the basic requirement of behavior made prescribed punishment, increase the cliques, against the organization such as violation of the provisions, to ensure that the central government decrees and the Party of centralized and unified. 3, adhere to strict discipline in the law and discipline In front, Ji separated. Revised < Regulations > adhere to the problem oriented, do Ji separated. Any national law existing content, will not repeat the provisions, the total removal of 79 and criminal law, repeat the content of the public security management punishment law, and other laws and regulations. In the general reiterated that party organizations and Party members must conscientiously accept the party's discipline, die van comply with national laws and regulations; at the same time, to investigate violations of Party members and even criminal behavior of Party discipline and responsibility, > < Regulations distinguish five different conditions, with special provisions were made provisions, so as to realize the connection of Party discipline and state law. 4, reflect Wind building and anti-corruption struggle of the latest achievements. < rule > the party's eighteen years implement the spirit of the central provisions of the eight, against the requirements of the "four winds" and transformation for disciplinary provisions, reflecting the style construction is always on the road, not a gust of wind. In the fight against corruption out of new problems, increase the trading rights, the use of authority relatives profit and other disciplinary terms. Prominent discipline of the masses, the new against the interests of the masses and ignore the demands of the masses and other disciplinary terms and make provisions of the disposition and the destruction of the party's close ties with the masses. Discipline to protect the party's purpose. 8 of these regulations, a total of three series, Chapter 15, 178, more than 24000 words, after the revision of the regulations a total of 3 series, Chapter 11, 133, 17000 words, divided into "general" and "special provisions" and "Supplementary Provisions" Part 3. Among them, add, delete, modify the provisions of the proportion of up to nearly 90%. 1, the general general is divided into five chapters. The first chapter to the regulations of the guiding ideology, principles and scope of application of the provisions, highlight the strengthening of the party constitution consciousness, maintenance the authority of Party Constitution, increase the party organizations and Party members must abide by the party constitution, Yan Centralized centralized, would examine at all levels of the amended provisions implementing and maintaining Party discipline, and consciously accept the party discipline, exemplary compliance with national laws and regulations. The second chapter of discipline concept, disciplinary action types and effects of the regulations, will be a serious warning from the original a year for a year and a half; increase the Party Congress representative, by leaving the party above (including leave probation) punishment, the party organization should be terminated its representative qualification provisions. The third chapter of the disciplinary rules of use prescribed in the discipline rectifying process, non convergence, not close hand classified as severely or heavier punishment. "Discipline straighten "At least eighteen years of five years, these five years is to pay close attention to the provisions of the central eight implementation and anti -" four winds ". The fourth chapter on suspicion of illegal party disciplinary distinguish five different conditions, with special provisions were made provisions, to achieve effective convergence of Party and country 9 method. < rule > the provisions of Article 27, Party organizations in the disciplinary review found that party members have committed embezzlement, bribery, dereliction of duty dereliction of duty and other criminal law act is suspected of committing a crime shall give cancel party posts, probation or expelled from the party. The second is < Regulations > Article 28 the provisions of Party organizations in the disciplinary review But found that party members are stipulated in the criminal law, although not involved in a crime shall be investigated for Party discipline and responsibility should be depending on the specific circumstances shall be given a warning until expelled punishment. This situation and a difference is that the former regulation behavior has been suspected of a crime, the feeling is quite strict, and the latter for the behavior not involving crime, only the objective performance of the provisions of the criminal code of behavior, but the plot is a crime to slightly. < Regulations > the 29 provisions, Party organizations in the discipline review found that party members and other illegal behavior, affect the party's image, the damage to the party, the state and the people's interests, we should depend on the situation Seriousness given disciplinary action. The loss of Party members, seriously damaging the party's image of behavior, should be given expelled from the party. At this article is party member is in violation of the criminal law outside the other illegal acts, such as violates the public security administration punishment law, customs law, financial laws and regulations behavior. The fourth is < cases > Article 32 stipulates, minor party members and the circumstances of the crime, the people's Procuratorate shall make a decision not to initiate a prosecution, or the people's court shall make a conviction and exempted from criminal punishment shall be given within the party is removed from his post, probation or expelled from the party. Party members and crime, sheets were fined in accordance with For acts; the principal Ordinance amended the provisions of the preceding paragraph. This is the new content, in order to achieve Ji method effective convergence. Five is < > the thirty third article 10 of the provisions, the Party member due to an intentional crime is sentenced to criminal law (including probation) sheets or additional deprivation of political rights; due to negligence crime and was sentenced to three years or more (excluding three years) a penalty, shall give expelled punishment. Due to negligence crime is convicted and sentenced to three years (including three years) in prison or be sentenced to public surveillance, detention, shall in general be expelled from the party. For the individual may not be expelled from the party, should control Approval. This is followed and retained the original > < Regulations the provisions of punishment party authorization rules and report to a level party organizations. For is "party members with criminal acts, and by the criminal punishment, generally should be expelled from the party". The fifth chapter of probationary Party member of the discipline and discipline after missing members of the treatment and punishment decisions, such as the implementation of the provisions, clear the related party discipline and punishment decision made after, for duties, wages and other relevant alteration formalities for the longest time. 2, sub sub section will the original regulations of 10 categories of acts of violation of discipline integration revised into 6 categories, respectively, in violation of the punishments for acts of political discipline "in violation of discipline behavior of punishment" in violation of integrity of disciplinary action points "of violation punishments for acts of mass discipline" "the violation of work discipline, punishment" in violation of discipline of life behavior punishment "6 chapters. 3, annex" Supplementary Provisions "clear authority making supplementary provisions of, cases of interpretative organ, as well as regulations implementation time and retroactivity etc.. 11 (3) learning understanding > < regulations needs to grasp several key problems The first problem -- about the violation of political discipline behavior > < new ordinance chapter 6 the political discipline column for the six disciplines, that is the main opposition to Party leadership and the opposition of the basic theory, basic line, basic program and basic experience, basic requirements of misconduct made provisions of the disposition, especially the eighteen since the CPC Central Committee put forward the Yan Mingzheng treatment of discipline and political rules requirements and practical achievements transformation for Discipline article, increase the false debate central policies, cliques, against the organization review, make no discipline of the principle of harmony terms. These are the party's eighteen years in comprehensive strictly Process combined with the practice of rich content. (1) false debate the central policies and undermine the Party of centralized and unified the problem is made in accordance with the provisions of the party constitution. Constitution in general programme requirements adhere to democratic centralism is one of the requirements of the construction of the party must adhere to the four cardinal. Application of this principle is not only the party the basic organization principle and is also the mass line in party life, it requires that we must fully develop inner-party democracy, respect for the dominant position of Party members, safeguarding the Party member democratic rights, give full play to the enthusiasm and creativity of the party organizations at all levels and Party members, at the same time, also must implement the right concentration, ensure the party's mission < the chaos in unity and concerted action to ensure that the party's decision to get quickly and effectively implementing. The Party Central Committee formulated the major principles and policies, through different channels and ways, fully listen to the party organizations and Party members of the opinions and suggestions, but 12 is some people face to face not to say back blather "" will not say, after the meeting said, "" Taiwan does not say, and nonsense ", in fact, not only disrupt the people thought, some causing serious consequences, the damage to the Party of the centralized and unified, hinder the central policy implementation, but also a serious violation of the democratic system of principles. There is no doubt that shall, in accordance with the Regulations > 4 Specified in Article 6 to give the appropriate punishment. For did not cause serious consequences, to give criticism and education or the corresponding tissue processing. (2) about the destruction of the party's unity < New Regulations > the forty eighth to fifty second article, to damage Party's unity unified and violation of political discipline, punishment situation made explicit provisions. Article 52 of the new "in the party get round group, gangs seek private gain, cliques, cultivate private forces or through the exchange of interests, for their own to create momentum and other activities to gain political capital, given a serious warning or withdraw from their party posts disposition; if the circumstances are serious, to give Leave a party to observation or expelled from the party. (3) on against the organization review of the provisions of the constitution, party loyalty honesty is party members must comply with the obligations. Members must obey the organization decision, shall not violate the organization decided encounters by asking questions to find organization, rely on the organization, shall not deceive the organization, against the organization. For example, after the investigation does not take the initiative to explain the situation, but to engage in offensive and defensive alliance, hiding the stolen money is against survey organization, is a violation of the behavior of political discipline. Article 24 of the original > < Regulations, although the provisions of the interference, hinder group review the behavior of the fabric can be severely or 13 Aggravated punishment, but did not put this kind of behavior alone as a discipline for qualitative amount of discipline. > < new regulations increase the Article 57, "anti organization review, one of the following acts, given a warning or serious warning; if the circumstances are relatively serious, giving removed from or placed on probation within the party post; if the circumstances are serious, give expelled from the party: (a) on supply or forged, destroyed, transfer, conceal evidence; (II) to prevent others expose, providing evidence Material; (III) harboring co personnel; (4) to the organization to provide false information, to hide the fact; (5) the him against the acts of the organization review. "< rule > add this clause to the Constitution requires more specific, the previous no punishment in accordance with the definite list and put forward clear punishment in accordance with. (4) about organizing or participating in superstitious activities as < Regulations > about engage in activities of feudal superstition obstruction of social management order" violations of Article 164 the provisions, but according to the original < rule > only in disrupting production, work, social life order The case to be disciplinary treatment, in other words, alone make the feudal superstition, organize or participate in the activities of feudal superstition of, does not constitute a violation. Which is not consistent with the requirements of our party's political party. > < new regulations in this change is, superstitious activities on the political discipline, increase the Article 58, is the organization of Party members, in superstitious activities included in violation of the negative list of political discipline deserves punishment, which and Party members should adhere to the correct political principle, political standpoint and viewpoint is consistent. 14 the second question about organization and discipline violation behavior of democratic centralism is our The party's fundamental organizational system. < New Regulations > Chapter 7 "in violation of the behavior of organizational discipline punishment" mainly for violation of democratic centralism, contrary to the "four obey the discipline behavior for source classification rules. Increased not in accordance with the relevant provisions or requirements to the organization for instructions to report on major issues; do not report truthfully report about personal matters; falsify personal archives; hide before joining the party serious mistakes; leading cadres in violation of the relevant provisions of the organization, will participate in the spontaneous formation of the old Xiang, Alumni Association, comrades in arms; to obtain illegal country residence abroad or foreign nationality, illegal for private frontier Documents such as discipline terms. (1) on the report truthfully report personal matters in 2010 the Central Committee of the Communist Party of China office, office of the State Council introduced < provisions on issues related to the leading cadres to report personal >, is clear about the request, deputy division level and above leading cadres should truthfully report changes in my marriage and spouse, children, moved to the country (territory), practitioners, income, real estate, investment and other matters, for failing to report, do not report, concealed and unreported, according to the seriousness of the case, giving criticism and education, and to make a correction within a time limit, shall be ordered to make a check, the commandment Jiemian conversation, informed criticism or jobs, free Post processing, constitute violations, in accordance with the relevant provisions shall be given a disciplinary sanction. But since the original < Regulations > and there is no corresponding specific terms, the violation of the regulations, do not report, as a false report about personal matters, there is no corresponding disciplinary action terms, in practice it is difficult to operate. In this regard, in order to solve is not reported, as a false report about personal matters 15 asked censure, the new < Regulations > add the Article 67 of violation of personal matters related to reporting requirements, report truthfully report the clear punishment basis, making this kind of violation behavior is no longer free drilling for Exhibition on matters of personal checks to verify and supervision of cadres, discipline review provides a powerful discipline guarantee. (2) about the illegal organization, to fellow, alumni, friends of the war will < regulations stipulated in Article 68 of >, leading cadres of the party in violation of relevant provisions of the organization, will participate in the spontaneous formation of fellow, Alumni Association, comrade in arms to give the punishment according to the seriousness of the case. Here special needs note is three points: this provision for only the leading cadres ", reflecting the high requirements of leading cadres; second violation in 2002, the Central Commission for Discipline Inspection, the central Organization Department and the The relevant provisions of the General Political Department jointly issued the < off in leading cadres not to participate in the initiative to set up "the villagers would be" alumni "" comrades in arms organization notice >. That is to say, to the spontaneous formation of fellow, Alumni Association, comrades in arms will constitute the premise of discipline is a violation of the provisions of this. The notification specified, leading cadres are not allowed to participate in the spontaneous incorporation of fellow, alumni, between comrades association would like the organization and shall not bear the sorority Human and the organizer shall not hold the corresponding position in the sorority; shall not borrow machine woven "network" and engage in kiss sparsely, round and round the gangs, but not "align" "Jieyi Gold Orchid" behavior. The third is to emphasize here that shall be organized to participate in the initiative to set up the villager, Alumni Association, comrades in arms. The so-called 16 spontaneous was established mainly means without registration. Therefore, Party members include leading cadres in the normal range of fellow, alumni, comrades in the party is not a violation of the rules of Party discipline. The three problem about integrity violations discipline Lian Jie discipline has been eighteen years clean government and anti The focus of the work of corruption. This Ordinance to amend, honesty and discipline this biggest adjustment, the new content, most of which prescribed by the original < criterion of a clean and honest administration > 8 ban and 52 are not allowed into the basic this part. (1) the central eight provisions of the spirit and requirements into < New > in the regulations of the party's eighteen years, central resolutely implement the provisions of the eight and pay close attention to the node and intensive briefing, on public funds, private bus, public funds tourism, gifts of public funds, the big parade and lavish weddings and festive, illegal payment allowances and subsidies, illegal construction of buildings such as the original masses reflects the relatively strong, "four winds" problem of the Resolute rectification. But original < Regulations > to eat and drink, super standard reception and no clear and specific expression, new < rule > will implement eight Central provisions of the spirit of the problem increased to "clean cheap self-discipline" chapter, clear to exceed the standard, beyond the scope of the reception or borrow machine eating and drinking etc. some in violation of the provisions of the spirit of the eight central relevant persons responsible for punishment, once the violation will be according to the < rule > severely punished, binding, enhanced significantly. One is to add Article 87, about to obtain illegal, hold, and the actual use of the sports card, golf ball cards and other consumer card. Illegal access to private clubs made the punishment provisions. The second is increase the Article 97, has made provisions of the disposition of illegal self pay or 17 spamming allowances, subsidies and bonuses. The third is added to the Article 99, on violation of super standard, beyond the scope of the reception or borrow machine eat and drink to make the provisions of punishment. The fourth is to increase the Article 101, on the management of conference activities in violation of the provisions made sanctions regulations. The fifth is the increased Article 102, for violation of office space management provisions made the punishment provisions. Six is to split the original < rule > Article 78, formed article 98, Article 100 of public Models of tourism, violate the provisions on the administration of the use of discipline of the bus through the list of made a more detailed provisions, apply more operational. Seven is increased the article 96, in violation of the relevant provisions of the, to participate in public funds to pay for dinner, high consumption of entertainment, fitness activities and public funds to buy gift, send gifts to make the provisions of the disposition. On the violation of the central provisions of the spirit of the eight, in addition to > < new regulations into "violation of honesty and self-discipline" misconduct outside, is different with the original < Regulations >, revised < rule > clearly defined not only to disposition of the directly responsible persons, but also dispose of collar Guide responsibilities. (2) increased trading rights, use of authority or position influence as relatives and close to profit violation of the terms of the < New Regulations > absorption < clean politics several guidelines > the relevant provisions spirit, increase the "negative list, including trading rights, the functions and powers or duties of influence as relatives and staff around profit. Increase Article 81" mutual use of office or authority ring for each other and their spouses, children and their spouses and other relatives, around 18 personnel and other specific relationship between the people to seek benefits engage in trading rights, given a warning or serious warning Sanctions; if the circumstances are relatively serious, giving removed from or placed on probation within the party post; if the circumstances are serious, shall be expelled from the party. Increase Article 82 "connivance, acquiescence to the spouse, children and spouse etc. relatives and staff around the effect of Party members and cadres personal authority or position for personal gain, if the circumstances are relatively minor, given a warning or a serious warning; if the circumstances are relatively serious, giving removed from or placed on probation within the party post; if the circumstances are serious, the given Expelled from the party. Party members and cadres of the spouses, children and their spouses does the actual work and get salary or although the actual work but to receive significantly beyond the same rank salary standard, Party members and cadres informed fails to correct, in accordance with the provisions of the preceding paragraph. "(3) about the gifts, gifts misconduct from handling practices in recent years, engaged in official cadres received gifts, gifts problems more prominent. This has seriously affected the image of Party members and cadres, damaged the relations between the party and the masses, and is a hotbed of corruption, is really necessary for this kind of behavior to be disciplined. < rule > no on accepting gifts, gifts, Card consumption behavior to engage in simple "one size fits all", but the difference between the different separately. One is in accordance with the provisions of Article 83, accepting may affect the impartial enforcement of the official gifts, gifts, consumer cards to depending on the seriousness of the case shall be given disciplinary sanctions. That is to say, for may affect the fair execution of business gifts, gifts, consumer cards are not allowed to accept. 19 is in accordance with the provisions of Article 83, accepting was significantly higher than normal ceremony is still exchanges of gifts, gifts, consumer card to disciplinary action. This is new regulations that daily life is purely reciprocity, accepting the same thing, boys , fellow friends gifts, gifts, shopping cards, although and fair execution of business has nothing to do, also want to as the case shall be dealt with, the situation is obviously beyond normal reciprocity ". The so-called" reciprocity ", one is emphasizes the reciprocal in protocol. In other words is you to me how, I to you how, not only does not go. The second is to significantly exceeded the normal local economy level, customs and habits, economic capacity of individual gifts, gift value. Specific sanctions to according to the processing of a variety of factors to consider, as appropriate. The third is the root according to the provisions of Article 84," to Engaged in public service personnel and their spouses and children, children's spouses and other relatives and other specific relationship presented Ming Xianchao normal reciprocity of gifts, gifts, consumer card, if the circumstances are relatively serious, given a warning until probation. "In accordance with the above provisions, gift giving significantly beyond the normal reciprocity, giver constitute the discipline. (4) on illegal trading of stocks or of other regulations of securities investment < > Article 88 is engaged in punishment regulation of camp and activity in violation of the relevant provisions on. Among them, 3 will" buying and selling stocks or in other securities investment "column as one of disciplinary cases Out. First need to be clear, > < regulations did not change the provisions of the Ordinance. The ordinance of the provisions of the second paragraph of Article 77 provisions "who, in violation of the provisions of the sale of stocks" is one of the violation, and at the beginning of the first paragraph of this article "violation of 20 against the relevant provisions of the" textual representation of the repeat revision. In, just from the legislative technique removed the "personal" in violation of the provisions, content and not to change the original provisions. Need to clear is, "buy or sell a stock or of other securities investment" refers to violation of the relevant provisions refers to in April 2001, the Party Central Committee, the State Council promulgated the On the work of the party and government organs staff's personal investment in securities if dry provisions >. According to the provisions of Article 3, use of work time, office facilities, the sale of stocks and securities investment fund belongs to illegal behavior. The fourth question, about the violation of the masses of the disciplinary actions < new regulations > would violate public discipline behavior of a single set of a class of restored "three rules of discipline and eight note" in the discipline of the masses of excellent traditional. < New Regulations > Chapter 9 "to violate the masses of disciplinary action", mainly the destruction of the party's close ties with the masses of misconduct made provisions on disciplinary; enrich and perfect the super standard, beyond the scope of Xiang Qun < All to raise fund and labor, in for involving the public affairs deliberately, chinakayao, in social security, policy support, disaster relief funds and materials and other matters assigned any kind and affectionate friends, obviously unfair acts against the interests of the masses of the disciplinary terms; increase the terms not in accordance with the provisions of the public party provided, government, factory and village (neighborhood) provided etc. violation of the people's right to know the behavior of the discipline. The fifth issue, on the violation of work discipline violation of work discipline added "negative list, including Party organizations carry out strictly Main responsibility for poor discipline terms. (1) the new party organization comprehensive strictly the main responsibility of the party does not fulfill the 21 or perform poor disciplinary terms < New Regulations > has a lead people to pay attention to the new terms, that is, in chapter ten "on the violation of work discipline behavior punishment" increase in the one hundred and fourteenth "party fail to perform comprehensive strictly the main responsibility of the party or to perform comprehensive strictly the main responsibility for administering the ineffective, resulting in serious damage or serious adverse effects, to the person directly responsible and the responsibility of leadership and give a warning or serious warning. The situation is serious, giving removed from their party posts or on probation Punishment. "Here the changes. For the first time, the main responsibility write < rule >. (2) new shall report does not report or false reporting discipline shall increase the 117 bar" in the higher level units to check to inspect the work or report to the parent unit, work report of shall report the matters do not report or do not report, cause serious damage or serious adverse effects of, to the person directly responsible and the responsibility of leadership, to give warning or a serious warning; if the circumstances are serious, giving removed from their party posts or placed on probation. "For example, during the tour visits to the region, the unit Members the obligation to the inspection teams to reflect the true situation, to conceal not reported or intentionally to the inspection teams to provide false information, causing serious damage or serious adverse effects of, the person directly responsible and the responsibility of leadership should be in accordance with the provisions of < rule > Article 117 to give the appropriate punishment. (3) the new not granted in accordance with the provisions of punishment, not according to the provisions of the implementation of disciplinary measures 22 violation of the provisions of Article 115 "Party organizations have one of the following circumstances, the direct leadership responsibility. Probation: members were sentenced punished, in accordance with the provisions give disciplinary action or in violation of state law Rules of behavior should be given disciplinary punishment and dispose of; disciplinary punishment by decision or complaint review the decision made, not in accordance with the provisions of the implementation decisions on punishment of the party, position, rank, and the treatment of the matters; Party members subject to disciplinary action, not in accordance with the cadre management authority and organizational relationships of by dispose of Party members to carry out education and supervision of daily management. "What needs to be pointed out is," cliff "demoted with cars, housing, secretary problem, implementation is not a discipline and party posts and ranks treatment by the organization department is responsible for the implementation, with cars, housing by the logistics department is responsible for the implementation of, Ji Commission responsible oversight responsibilities. The six questions, about the acts violating the discipline of life "in violation of discipline of life behavior punishment", mainly to "four winds" problems and a serious violation of social morality, family virtue acts of misconduct made provisions on disciplinary, an increase of extravagant life, contrary to the social public order and good customs disciplinary terms. Worth mentioning is, > < Regulations in Article 150 about "adultery" "mistress (Cardiff) formulation in the new < rule > is removed, to expand the scope of Article 127 provisions" and others hair improper sexual relations, let face disciplinary action Wider more strict. Four, and earnestly do a good job in the < code > and < rule > implement system of life lies in execution. < code > and < Regulations > is 23 Party organizations at all levels of a strong constraint and all Party members follow. Learning and implementing the < code > and < rule > is party committees (party), commission for discipline, discipline inspection group), the majority of Party members and cadres of the common responsibility, must party caught together, the party one execution. () Party committees (party) and play and implement comprehensive strictly the main responsibility, pays special attention to the two party regulations learning cross penetration. One is to Adhere to the party constitution is fundamental to follow, and resolutely safeguard the authority of the Party Chapter. The second is to adhere to the problem oriented, to strictly political discipline and political rule moments in the first place. The third is to adhere to the discipline and rules quite in front must not allow the bottom line to break the discipline. The fourth is to seriously organize the study of propaganda and education, in the city party members to create a disciplined, about the rules of the strong atmosphere. (II) Commission for Discipline Inspection at all levels (Discipline Inspection Group) to an important basis for the revised two party regulations as, adhere to easily blame, strengthen supervision and enforcement And early method in combining Ji, increase accountability efforts. One is to two regulations within the party important basis, adhere to the party constitution duties, with strict discipline to maintain the constitution authority. The second is to adhere to high standards and keep the bottom line, adhere to Ji Yan in law and discipline, the discipline and rules quite in front, grasping grasping small, easily blame, comprehensive use of supervision and discipline of "four kinds of form" in the discipline embodies the strict requirements and care for the discipline, tighten up, Yan. According to discipline in accordance with regulations to carry out disciplinary review. Increase the violations punishment, clues can initiate an investigation on the trial of cases According to the discipline on the provisions of the proportion of processing and control manager maintains discipline. To focus on investigating non convergence, don't accept hand serious disciplinary violations at the same time, pay more attention to the general review of discipline 24 behavior, and gradually increase the lighter punishment. Four is to illuminate two party regulations, combined with the local district of the Department of party conduct Lianzheng to relevant laws and regulations system clean, timely research proposes to establish, change, waste release opinion, avoid conflict, and the fasten system of cage, and gradually formed not rot, not rot, not want to rot system and working mechanism. (3) the leadership of the party members and cadres should play an exemplary role. The rate of higher consciousness of the front of the Ordinance to lead practice self-discipline norms, leading to maintain discipline of seriousness and authority. One is the above rate, demonstration and guidance, take the lead in learning and mastering the < code > and < > the requirements and regulations, do the deep understanding, learning to use. The second is to play an exemplary role in abiding by discipline rate, take the lead in practicing self-discipline norms, firmly establish before the discipline are equal, the system has no privilege, discipline is no exception, and consciously do standards, require more strict measures more practical. Third is to consciously accept supervision, conscientiously participate in the democratic life and debriefing honesty responsibility, such as Real to the party organization to report personal matters, and to accept the supervision of the work and life of the normal, habits under the supervision of the exercise of power, to carry out the work. The fourth is to set an example for the strict enforcement of discipline. Leading cadres should take the lead in the maintenance of discipline of seriousness and authority, to dare to seriously, dare to struggle, dare to offend people, for misconduct not laissez faire, but do not indulge, not tolerate to ensure the party constitution of party compasses party put in place. (4) the majority of Party members and cadres to set high standards and hold the bottom line, consciously abide by the < code > and < rule >. One is to control the < standard > and < 25 cases >, tight Close connection with their own thoughts, practical work and life, efforts to solve the problems, to enhance the study and implement of the effectiveness and pertinence. The second is to establish a high standard and hold the bottom line, consciously in the self-discipline pursuit of high standards, strictly in the party away from the red line discipline, discipline, about the rules and know fear, distrust, the formation of the honor system, comply with the system, safeguard system of good habits. Regulations and discipline regulations of < < New Revision of the Communist Party of China clean fingered self-discipline criterion > and < Chinese Communist Party Disciplinary Regulations > is the Party Central Committee in the new situation to promote the comprehensive strictly root of the lift, the regulations of the party construction of keeping pace with the times. We should study and implement the Standards > and < > as the primary political task, adhere to the party constitution duties, adhere to the discipline of, Ji Yan in law, the full implementation of supervision and discipline accountability responsibilities for coordination and promotion "four overall" strategic layout in XX District vivid practice to provide a strong guarantee. - Si Jian Wu, and effectively enhance the implementation of the implementation of the < code > < > The consciousness of General Secretary Xi pointed out that the party is in charge of the party, to manage the party; strictly, it can cure good party. Criterion > and < rule > keep pace with the times is our party to form a new potential strictly rules, to deepen understanding of the ruling law, is a comprehensive strictly, and strengthen the supervision within the party important grasper. Criterion > closely linked to the theme of self-discipline, self-discipline intensity-modulated, focusing on morality, for the majority of Party members and cadres set to see, feel the high standard, show the Communists noble moral sentiment; District Ordinance < < rule > the constitution of discipline integration into a political discipline, organization and discipline, honesty and discipline, discipline of the masses, work discipline, discipline, emphasize discipline, focusing on established rules, to draw the party organizations and Party members do not touch the bottom line. Party committees (party) to effectively strengthen the study and publicize the implementation of the < code > and < rule > the organization and leadership of criterion > and < > a full range, multi angle, deep publicity, the formation of study and publicize and implement the boom, in order to consolidate the development of good political environment to create a positive environment and atmosphere. The majority of Party members and cadres to strict requirements, the < rule > and < Ordinance cases > as a guide to action and behavior criterion, adhere to the moral standards and discipline of the bottom line, to maintain the discipline of worship and awe, learning, compliance, and maintain party discipline and rules of the model. The discipline inspection and supervision organs and cadres to the < code > and < > as the deepening of the "three", and strengthen supervision and discipline of accountability is important to follow correctly grasp the use of supervision and discipline of "four types", promote the comprehensive strictly in new roots. Strict discipline, adhere to the discipline and rules quite in front of the enterprise in the implementation of expensive to implement to execute. The discipline inspection and supervision organs to implement the < code > and < Efforts to investigate cases > as an opportunity, adhere to the party should manage the party strictly, serious performance of their duties to promote two regulations implementation. Change discipline concept. From the simple "investigation of illegal" to a comprehensive "stare at violate discipline"; from the business case to prosecute the big cases and timely solve the signs of tilt to. From the orientation to the normal supervision; from the tube "minority" to resist the "most". Guide Party members and cadres to seriously implement the < code > and < rule >, consciously abide by the political, organizational, honest people, work, life six discipline. Urge the leadership cadres sent to play an exemplary role, take the lead in strictly enforced. Relaxation and rest Strong wind is Su Ji, closely linked to the "four winds" prone to multiple, the masses reflect the strong important nodes and, glued to the four winds "new form, new trends, seriously investigate and deal with violations of the central eight provisions of the spirit, to increase the bulletin exposure intensity, the formation of Chajiu" four winds "loudly, continue to release and discipline must be strict signal. At the same time, extended supervision tentacles, through the development of the rural and fishery party conduct Lianzheng construction inspection, issued in a timely manner, Chajiu occurred in grassroots side of corruption and unhealthy, and earnestly safeguard the interests of the masses and social stability. The creativity and discipline. Grasp and make good use of the supervision and discipline of" four types ", to ensure the Promoting clues to lots of discipline and the law of the vacuum tube, strict together. Not only to the "less" and "very few" thorough investigation severely punished, but also the "most" to maintain zero tolerance trend through layers of conductive pressure, let the discipline about the rules for each party members and cadres consciously follow. At present, it is necessary to implement the "list" management, strictly follow the clues to the disposal of five standards, make the classification of disposal, dynamic cleanup. Zadok Party committees at all levels to implement the main responsibility, comprehensive use of disciplinary action and tissue processing and other means to effectively curb the commonplace, used to see do not blame the "small problem", not because of "practice" and "exception". Prominent Discipline characteristics, the problems of violation of discipline and rules into the focus of supervision and discipline and disciplinary review. At the same time, increase case double check the intensity, the serious problems of discipline violations or "four winds" ban but not absolutely, not only to be held directly responsible, but also held leadership responsibility; not only to pursue studies the main responsibility of the Party committee, and to pursue Commission for Discipline Inspection and supervision responsibilities and promote accountability to become the new norm. The implementation of supervisory responsibility. Maintain < code > and < rule > the seriousness and authority of the discipline and rules and truly become the party's ruler. Discipline as supervision within the party the specialized agency, we must strengthen the responsibility to act, adhere to the Impartial discipline accountability, earnestly will be strict discipline, discipline must be punished, and severely punish the acts in violation of rules and regulations.