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近期，长租公寓频频“爆雷”。据广州市房地产租赁协会统计，今年以来“爆雷”的长租公寓达26家，仅刚刚过去的8月，全国就有15家公寓倒闭。8月20日，长租公寓公司杭州鼎家宣布停止运营，鼎家方面宣称因经营不善导致资金断裂。很多房东称没收到租金，租客房租变贷款，此次约有4000户租客受损涉及的网贷平台也有6家。8月23日，上海寓团发布公告称，宣布接盘鼎家旗下资产，但不接盘债务和纠纷。1. 业主与寓团公司在原合同上续签2年，寓团公司将一次性补偿50%-100%月租金；2. 一次性补偿150%-200%月租金，并将原合同续签3-5年。2020年，长租公寓业内两家头部上市公司青客和蛋壳也相继爆出资金问题。尤其是受到今年疫情影响，很多长租公寓企业的资金回笼压力较大。On August 20, Dingjia, a long-term apartment rental company in Hangzhou, announced it went bankrupt. Many landlords said they had not received rent, as tenants’ rent had been used to pay the company’s loans. Six online lending platforms were involved in the case, affecting about 4,000 tenants.What caused the problems in the industry of long-term rental apartments?国内长租公寓主要分为“集中式”和“分散式”两类。集中式主要以传统的商业地产运作模式，利用自持土地开发或楼宇整租改造方式进行运营。分散式主要从租赁中介业务延展而来，也就是我们俗称的“二房东”。Long-term rental apartments in China are mainly divided into "centralized" and "decentralized" types. The centralized mode is mainly operated like a traditional commercial real estate operation – the business leases out its own land or buildings.The decentralized type is a leasing intermediary business, which is also known as a "secondary landlord" model. Long-term rental apartments on the market mainly operate under this model. A：就是用高于市场的价格，去收房东的房子，再低价租给房客。长租公寓的核心就是长租，租户要长时间租房，并且租金一次性结清，而给房东的钱则是一个月结一次。长租公寓提前收到的从租户那里筹集的“资金池”，都有可能被公司再利用，再投资。然而，目前，热点城市的“散租”回报率只有2%~3%，而长租公寓还要将装修、管理等成本搭进去，自然很难赚钱。这种酷似“新旁氏骗局”的套路，注定是拆东墙，补西墙，商业模式薄弱。The core business model of long-term apartment rentals lies in receiving a bulk of rent at once, while only giving it to the landlord on a monthly basis. From there, housing agencies receive a pool of funds, which the company can then redirect for investments. However, at present, the return rate of the long-term rental apartment business in tier-one cities is only 2-3 percent, and renovation and management costs of long-term rental apartments also have to be taken into consideration, making it harder to turn a profit.但房东与长租公寓平台是有合同的，很多房东表示，长租公寓平台要求房东降房租，否则就解约。中介卷款跑路，房东从中介方收不回钱，租客表示租金已经交给中介，租客和房东也会产生纠纷，房东的房子能不能顺利出租也是一个问题。还有些房子的房东还在还房贷，长租公寓跑路，银行的贷款对房东也是压力。长租公寓的租客一般都是年轻人，很多都是大学生或是刚走入社会的年轻人。他们的经济基础和收入有限，签订的又是长期合同。对年轻人来说，几万块的租金压力还是比较大的。This model of renting out long-term apartments is a double-edged sword for landlords and tenants.Landlords have contracts with platforms, where many demand a lower rent in return for contracts. In some cases, the agents run away with rents paid by tenants, and the landlord does not receive it, causing disputes between tenants and landlords. Some landlords are still paying their mortgages, and if agents run away with their rent, the pressure to make timely repayments increases. Compared with the landlord, of course, the loss of the tenant is greater.The tenants of long apartments are usually young people, many of whom are college students or people who just entered the society.For young people, the loss of rent is a large cost.一来，租房的人多了，买房的人自然就少了，可以缓解房地产的供需失衡矛盾。其次，还可以整合租房市场的乱象，形成规模化的租房体系，优惠的房租可以为初入社会的年轻人省下一些租房的开支。今年猝不及防的疫情，使得长租公寓的资金回笼缓慢。再者，有些长租公寓企业盲目扩张，只想赚快钱，根本就没有进行有效风险控制，都使得今年的长租公寓爆雷，也亟需全面革新。长租公寓产业如脱缰的野马一样狂奔，或许投资人和创始人都应该静下心来，思考租赁模式的初心是啥？而不是一味地“高进低出”，疯狂扩张商业版图。What is the future of long-term rental apartments?This year's unexpected epidemic has made the capital return of long-term rental apartments slow. In addition, some long-term apartment rental enterprises are expanding blindly, hoping to make a quick buck without effective risk control. These factors have led to the bankruptcy of several such agencies this year, highlighting the urgent need for comprehensive regulation. 
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发表于 2020-9-8 21:43:24
