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href="http://www.accreditedmedicalassistantprograms.com/gujia/project/" target="_blank" title="2025年房地產(chǎn)估價師招生方案"><img src="/upload/resources/image/2024/11/15/597074.png" alt="2025年房地產(chǎn)估價師招生方案" class="banner"></a>   <div id="a0lmosil" class="news_mian"> <h1>2017房估《制度與政策》知識點：房地產(chǎn)損害賠償?shù)男枰?/h1> <div id="a0lmosil" class="mark"> <div id="a0lmosil" class="lTxt"> <span id="a0lmosil" class="time">2016-12-14 16:00</span> <span id="a0lmosil" class="source">來源：<a href="http://www.accreditedmedicalassistantprograms.com" title="建設(shè)工程教育網(wǎng)">建設(shè)工程教育網(wǎng)</a></span> </div> <a href="javascript:void(0);" target="_self" class="collection li-an"></a> <a href="javascript:void(0);" target="_self" class="print" onclick="javascript:window.print()">打印</a> <div id="a0lmosil" class="font_size">字體：<a href="javascript:void(0);" target="_self" class="big">大</a><a href="javascript:void(0);" target="_self" class="small">小</a></div> </div> </div>   <div id="a0lmosil" class="news_con"> <div id="a0lmosil" class="jxbox clearfix"> <p style="TEXT-INDENT: 2em"><strong>房估知識點：房地產(chǎn)損害賠償?shù)男枰?</strong></p> <p style="TEXT-INDENT: 2em">房地產(chǎn)損害賠償?shù)念愋投喾N多樣，包括： </p> <p style="TEXT-INDENT: 2em">（1）因工程施工不慎使鄰近建筑物受損，造成鄰近房地產(chǎn)價值減損的。 </p> <p style="TEXT-INDENT: 2em">（2）因新建建筑物影響了相鄰建筑物的通風(fēng)、采光、日照、景觀等，造成相鄰房地產(chǎn)價值減損的。 </p> <p style="TEXT-INDENT: 2em">（3）因使他人房地產(chǎn)遭受污染，造成他人房地產(chǎn)價值減損的。 </p> <p style="TEXT-INDENT: 2em">（4）因修改城鄉(xiāng)規(guī)劃給房地產(chǎn)權(quán)利人等的合法權(quán)益造成損失的。 </p> <p style="TEXT-INDENT: 2em">（5）因工程質(zhì)量缺陷造成房地產(chǎn)價值減損或者給購房人造成損失的。 </p> <p style="TEXT-INDENT: 2em">（6）因未能履約（如未按照合同約定如期供貨、供款等）使他人工程停緩建，給他人造成損失的。 </p> <p style="TEXT-INDENT: 2em">（7）因?qū)Ψ康禺a(chǎn)權(quán)利行使不當(dāng)限制，如錯誤查封，給房地產(chǎn)權(quán)利人造成損失的。 </p> <p style="TEXT-INDENT: 2em">（8）因異議登記不當(dāng)，造成房地產(chǎn)權(quán)利人損害的。 </p> <p style="TEXT-INDENT: 2em">（9）因非法批準(zhǔn)征收、使用土地，給當(dāng)事人造成損失的。 </p> <p style="TEXT-INDENT: 2em">（10）其他房地產(chǎn)損害賠償。 </p> <p style="TEXT-INDENT: 2em">上述各種房地產(chǎn)損害需要評估被損害房地產(chǎn)的價值減損額和相關(guān)經(jīng)濟(jì)損失，為和解、調(diào)解、仲裁、訴訟等確定賠償或補(bǔ)償金額提供參考依據(jù)。 </p> <p style="TEXT-INDENT: 2em">【例題1-1】某辦公樓工程基礎(chǔ)施工中，導(dǎo)致鄰近一幢住宅樓出現(xiàn)一定程度的基礎(chǔ)不均勻沉降、墻體開裂和門窗變形等。該住宅樓總建筑面積5500m2，共60套住房，有60戶居民。經(jīng)評估，該住宅樓在未受損狀況下的市場價格為6000元/m2，平均每套住房的市場租金為2000元/月，在受損狀況下的市場價格為5200元/m2；如果對該住宅樓進(jìn)行修復(fù)，修復(fù)工程費為180萬元，并需要居民搬遷和在外，臨時安置6個月，搬遷費平均每戶每次1000元，臨時安置過渡費每戶每月2000元；該住宅樓即使修復(fù)后，也會因曾受損使人們心理減價3%。 </p> <p style="TEXT-INDENT: 2em">請計算或回答：①該住宅樓在不修復(fù)情況下的價值減損額；②修復(fù)所能帶來的價值增加額；③修復(fù)的各項必要費用；④該損害在經(jīng)濟(jì)上是否可修復(fù)；⑤該損害造成的相關(guān)經(jīng)濟(jì)損失額；⑥該損害造成的總損失額；⑦如果由損害方修復(fù)，則損害方除修復(fù)外，平均還應(yīng)給予每戶的賠償金額。 </p> <p style="TEXT-INDENT: 2em">【解】（1）該住宅樓在不修復(fù)情況下的價值減損額，為受損前后的市場價格差，即： </p> <p style="TEXT-INDENT: 2em">（6000－5200）×5500＝440.00（萬元） </p> <p style="TEXT-INDENT: 2em">（2）修復(fù)所能帶來的價值增加額，為修復(fù)前后的市場價格差，即： </p> <p style="TEXT-INDENT: 2em">[6000×（1－3%）－5200]×5500＝341.00（萬元） </p> <p style="TEXT-INDENT: 2em">補(bǔ)充：受損后，和修復(fù)前，是一個時點，一個概念。 </p> <p style="TEXT-INDENT: 2em">（3）修復(fù)的各項必要費用，包括修復(fù)工程費、搬遷費和臨時安置費，即：180＋0.1×2×60＋0.2×6×60＝264.00（萬元） </p> <p style="TEXT-INDENT: 2em">（4）該損害在經(jīng)濟(jì)上是否可修復(fù)，是看修復(fù)的必要費用是否小于或等于修復(fù)所能帶來的價值增加額。如果前者小于或等于后者，則在經(jīng)濟(jì)上是可修復(fù)的；反之，在經(jīng)濟(jì)上是不可修復(fù)的。 </p> <p style="TEXT-INDENT: 2em">因為修復(fù)的各項必要費用264萬元（看作是成本）小于修復(fù)所能帶來的價值增加額341萬元（看作是收益），所以該損害在經(jīng)濟(jì)上是可修復(fù)的。 </p> <p style="TEXT-INDENT: 2em">（5）該損害造成的相關(guān)經(jīng)濟(jì)損失額，是房地產(chǎn)價值減損（本例為修復(fù)工程費和修復(fù)后的價值減損額）之外的直接經(jīng)濟(jì)損失額，包括搬遷費和臨時安置費，即： </p> <p style="TEXT-INDENT: 2em">0.1×2×60＋0.2×6×60＝84.00（萬元） </p> <p style="TEXT-INDENT: 2em">（6）該損害造成的總損失額，包括修復(fù)的必要費用和修復(fù)后的價值減損額，即： </p> <p style="TEXT-INDENT: 2em">264＋0.6×3%×5500＝363.00（萬元） </p> <p style="TEXT-INDENT: 2em">（7）如果由損害方修復(fù)，則損害方除修復(fù)外，平均還應(yīng)給予每戶的賠償金額包括搬遷費、臨時安置費和修復(fù)后的價值減損額，或者總損失額減去修復(fù)工程費后的余額，即： </p> <p style="TEXT-INDENT: 2em">0.1×2＋0.2×6＋0.6×3%×5500÷60＝3.05 （萬元） </p> <p style="TEXT-INDENT: 2em">本例題作為選擇題，以及計算題的考點，要注意： </p> <p style="TEXT-INDENT: 2em">不修復(fù)情況下的價值減損＝損壞前后的市場價差 </p> <p style="TEXT-INDENT: 2em">修復(fù)帶來的價值增加額＝修復(fù)后前的市場價值差 </p> <p style="TEXT-INDENT: 2em">損害經(jīng)濟(jì)上是否可被修復(fù)，修復(fù)的必要費用小于修復(fù)后的價值增加值（成本效益原則） </p> <p style="TEXT-INDENT: 2em">損害造成的相關(guān)經(jīng)濟(jì)損失，主要是搬遷費和臨時安置費 </p> <p style="TEXT-INDENT: 2em">總損失額＝修復(fù)必要費用＋修復(fù)后的價值減損額 </p> <p style="TEXT-INDENT: 2em">【例題·單選題】某住宅樓因鄰近施工項目而出現(xiàn)基礎(chǔ)不均勻沉降，該住宅樓總建筑面積為10000m2。共有100套住房，有100戶居民。經(jīng)評估，該住宅樓在未受損情況下的市場價格為5000元/m2，平均每套住房的市場租金為1500元/月，在受損情況下的市場價格為4500元/m2；如果對該住宅樓進(jìn)行修復(fù)，恢復(fù)工程費為150萬元，并需居民搬遷和在外臨時安置6個月，搬遷費平均每戶每次1300元； </p> <p style="TEXT-INDENT: 2em">該住宅樓修復(fù)后，會因曾受損而導(dǎo)致心理減價5%，關(guān)于該住宅樓修復(fù)和損害賠償?shù)恼f法，正確的是（）。 </p> <p style="TEXT-INDENT: 2em">A.該損害在經(jīng)濟(jì)上是可修復(fù)的 </p> <p style="TEXT-INDENT: 2em">B.修復(fù)所能帶來的價值增加額為500萬元 </p> <p style="TEXT-INDENT: 2em">C.該住宅樓在不修復(fù)情況下的價值減損額為500萬元 </p> <p style="TEXT-INDENT: 2em">D.在不修復(fù)情況下平均應(yīng)給予每戶的賠償金為 6.5萬元 </p> <p style="TEXT-INDENT: 2em">『正確答案』C </p> <p style="TEXT-INDENT: 2em">『答案解析』A經(jīng)濟(jì)上是否可修復(fù)，主要看修復(fù)的必要費用，和修復(fù)帶來的價值增值誰大。 </p> <p style="TEXT-INDENT: 2em">修復(fù)的必要費用包括：修復(fù)工程費150萬；租金損失100×1500×6=90萬；搬遷費1300×2×100=26萬；合計266萬； </p> <p style="TEXT-INDENT: 2em">修復(fù)后的價值增值： </p> <p style="TEXT-INDENT: 2em">[5000×（1-5%）-4500] ×10000=250萬， </p> <p style="TEXT-INDENT: 2em">得不償失，所以不具備經(jīng)濟(jì)上的可修復(fù)性。 </p> <p style="TEXT-INDENT: 2em">B修復(fù)帶來的價值增值額為250萬。 </p> <p style="TEXT-INDENT: 2em">C不修復(fù)的時候的價值減損額為 </p> <p style="TEXT-INDENT: 2em">（5000-4500）×10000=500萬。 </p> <p style="TEXT-INDENT: 2em">D不修復(fù)的情況下，需要給每戶的賠償額為500萬/100=5萬。 </p> <p style="TEXT-INDENT: 2em">參見教材P20～21。 </p> <p style="TEXT-INDENT: 2em">2017年房地產(chǎn)估價師將于10月14、15日考試，為了方便廣大學(xué)員備考，建設(shè)工程教育網(wǎng)搜集整理了房估考試知識點，用于考生日常學(xué)習(xí)參考，祝大家學(xué)習(xí)愉快、考試順利！ </p><div id="a0lmosil" class="editor">【<a href="http://www.accreditedmedicalassistantprograms.com/jiucuo/" target="_blank">我要糾錯</a>】責(zé)任編輯：miemie</div> </div> </div>   <div 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