安省房市新措之影响(三)

 

 

 

以下是安省省政府在2017年4月提出的其他新的住房规则的概况。其中许多政策尚未最终确定和落实。

The following are outlines for the rest of the new housing rules put forward by the Ontario Provincial Government in April, 2017. Many of these policies have yet to be finalized and implemented. 

 

 

与联邦税务局合作，打击逃税和地产炒作

Working with CRA to tackle tax avoidance and speculation 

 

省府目前把注意力放在那些专注于投资新房子的买家。这些人在房屋完工交割前就把房子卖掉。这种行为被称为“文件倒卖”。

The government is focusing on buyers who invest in new buildings and then sell the properties before the deal closes – this is known as “paper flipping.” 

 

“文件倒卖”是一个不公平的做法。这些新房，或位于高层的公寓单位上市之前，投机商们就先下手了。安省将与加拿大税务局合作，确保“文件倒卖”者和投机商们支付所有税款，特别是土地转让税。

This is an unfair practice in which speculators buy up floors of new condo towers and new housing developments before families can put in bids. The province is going to work with the Canada Revenue Agency to make sure all taxes, especially land transfer taxes, are paid by paper flippers and other speculators. 

 

 

在温哥华，外国投机者已经发现了新税收的漏洞。有报道称外国买家与当地人一起创建加拿大公司购买物业。这些公司表面上由加拿大人任公司董事或利用法律授权加拿大人代理，法律上为加拿大公司，但他们隐瞒了公司的外国股东。

In Vancouver, foreign speculators are already finding loopholes around the new tax. There are reports of foreign buyers creating Canadian corporations with local directors while hiding the foreign shareholder, as well as using local proxies. 

 

审查房地产规则

Review of real estate rules 

 

安大略省房地产协会希望省政府重新审视监管安大略省的房地产经纪人和掮客的行为的法律。

The Ontario Real Estate Association wants the provincial government to revisit Ontario’s act regulating real estate agents and brokers.

 

审查的一部分将侧重于房地产代理人既代表买方，同时又代表卖方的行为。这种交易方式显然有 “利益冲突”的问题。

Part of the review will focus on real estate agents themselves acting on behalf of both the selling and the buying parties. There is a definite case of “Conflict of interests” involvement in that situation.

 

新建公寓的税收公平

Tax fairness for new apartment buildings 

 

安省将会制定新法，确保新建的多套住宅楼宇的物业税与其他住宅物业相同，以鼓励开发商兴建更多出租单元。这意味着共管公寓的物业税可能上涨。

There will be legislations to ensure that property taxes for new multi-residential apartment buildings are charged at a “similar rate” as other residential properties to encourage builders to construct more rental housing. This means that condominium property taxes may go up.

 

 

省府将允许市政府对已经批准用于新住房的空置土地征收更高的税收。这样做将防止开发商得到土地后却不开发的状况 – 开发商的这种做法几十年来很普遍。

Municipalities could be allowed to impose higher taxes on vacant land that has been approved for new housing. This would discourage developers from holding on to land that’s ready for housing – a practice that has been going on for decades.

 

让消费者更聪明

Education for consumers 

 

安省将花精力让消费者懂得自己的权利，尤其是在房屋交割中房地产代理同时代理买卖双方的问题。

The province is committing to informing consumers about their rights, particularly on the issue of a real estate agent representing more than one party in a transaction.

 

用省府拥有的土地开发经济房

Provincial land for affordable housing 

 

省府将“利用”其多余的土地开发“混合市场住房和新的，永久持续和可负担得起的住房”。问题是，没人知道究竟省府有多少土地可供开发，何时开发和开发的前提。

New program to “leverage” surplus provincial land to develop “a mixed of market housing and new, permanent sustainable and affordable housing supply.” Just how much land would be available, and how quickly and on what terms, wasn’t yet known. 

 

鼓励多元开发

Encourage diverse development 

 

省府新的措施将要求市政当局考虑在高密度住宅建筑中如何确定一个单位的独立面积，以适应不同种类的家庭人口和收入。省府鼓励开发商们推出更大面积的公寓单位，但这是假设有大家庭的需求。

New measures would require municipalities to consider the appropriate range of unit sizes in higher-density residential buildings to accommodate a diverse range of household sizes and incomes. Larger apartment units will be encouraged but this is assuming that there is a demand from large families.

 

以上的许多政策应该在多年前就该实施了。事实上，以上这些问题被重视完全是因为安省大选迫在眉睫。它给人们的印象是，政府再次用我们自己的钱来贿赂我们。直接的效果是，房地产市场现在已经停滞不前，交易数量下降，许多买家正在等待房价下调，但“负担得起”的住房仍然看不到。

Many of these policies should have been implemented years ago. The fact that they are pushed to the front of the line at this critical junction just prior to the General Elections gives us the impression that once again the Government is bribing us with our own money.  The immediate effect is that the real estate market has now come to a stand still with many buyers waiting for a downward adjustment of the housing prices. The number of transactions dropped but “affordable” housing is still nowhere in sight for many.