买房如何做到不会被广告所“忽悠”？现实中也的确有少数房产广告内容虚实难辨，让不明就里的购房者上当受骗。专家给出的建议是把广告内容写进购房合同中，并事先约定详细的违约责任。

How you do not buy a house by advertising“suddenly”？Reality does a few real estate advertisement content false or true thing，Let the uninformed homebuyers fraud。Experts gave the advice is to write into the contents of the advertisements in the contract that buy a house，And the predetermined detailed responsibility of breach。

　　《理财周刊》：

《Financial weekly》：

　　谨防售楼广告变“空头支票”

Beware of advertising sales change“Blank check”

　　文/本刊记者 甄爱军

Wen/this reporter ZhenAiJun

　　不少房产广告中的内容虚虚实实，真假莫辨，如若稍微放松警惕，就会被“晃点”。

A lot of house property the contents of the advertisements XuXuShiShi，True and false don't cause，If a little slack，Will be“Sway some”。

　　对于房产广告的忽悠做派，包括本刊在内的诸多媒体都做过分析报道，但时至今日，仍然有购房者对此不甚了解，并因此而上当受骗。让人更加难以接受的是，对于此类纠纷，购房者居然会因为缺乏关键证据，而往往会无从维权。

For real estate ads across the pies，Including this one, the many media are done analysis report，But today，Still have the person that buy a house to this don't know much，And so and fraud。Making people more difficult to accept it，For these disputes，The person that buy a house would actually because of the lack of key evidence，And often no rights。

　　那么，如何扭转这一不利因素呢？

so，How to reverse this adverse factors？

　　轻信广告易“吃瘪” Want credulous AD easy“ChiBie”

　　有这样一个真实的案例。

Have such a real case。

　　家住上海的徐女士买房时碰到这样一件事情，宣传单和样板房均有标注，邻居家也户户都有，却唯独徐女士买的12楼房屋没有安装“飘窗”。与开发商协商无果，徐女士将开发商告上法庭，要求对方补偿损失3万元。就在此前不久，因为合同未约定，徐女士的诉讼遭到法院判决驳回。

Live in Shanghai xu lady when buying a house met such a thing，Flyer and example room all have labeling，Neighbor's house also，But is xu buy the lady of the house to 12 floor not installed“Wave window”。With development business consultation on fruit，Ms xu will developers to court，Demand the other party to compensate for the loss of 30000 yuan。It comes just days after，Because contract not agreed，Ms xu of litigation by court rejected。

　　对于此类遭遇，应该说徐女士不是第一个碰到，也不会是最后一个碰到。据了解，房产广告由于存在过度包装情形，由此而引发的纠纷比比皆是，这种现象被法律界人士揶揄为“都是房地产广告惹的祸”。这是因为在当前预售制度下，房地产广告发布之初，住房大都属于尚未竣工的期房，它到底是什么样子，购房者只能通过楼书、沙盘模型、样板房、售楼人员的介绍或者承诺等，来了解一个大致情形。但一旦房子交付使用，房屋的实际情况与广告宣传或多或少存在出入，纠纷便由此而生。

For such encounters，Should say ms xu is not the first one encounter，Won't be the last met。According to understand，Real estate advertisement since there are excessive packing case，The disputes arising from everywhere，This phenomenon has been ridiculed for legal professionals“Is real estate advertisement to blame”。This is because in the current open to booking system，Real estate advertisement at the beginning of the release，Most housing belongs to have not complete of period room，What is it like，The person that buy a house can only through the floor of books、Sand table model、Example room、Sales personnel introduction or commitment, etc，To understand a rough situation。But once the house consign is used，The actual situation of the house with advertising or more or less in and out of existence，Disputes and the consequent。

　　但实际情况是，房地产广告一般不能算作是要约。因此即使是开发商故意打擦边球、耍花招，购房者如果一不小心中了招，只能自认倒霉。法律专家解释认为，由于房地产广告是向不特定多数人发出的，其目的是希望有购买房屋意向的人向开发商提出订立房屋买卖合同的要约，因而，从法律性质上分析，房地产广告应属于要约邀请，对开发商没有法律约束力。

But the truth is，Real estate advertisement generally can't count is an offer。So even if developers intentionally play outside、stunt，The person that buy a house if carelessly the recruit，Can only the bad luck。Legal experts explain that，Because real estate advertisement is not specific to a majority，Its purpose is to have intention to buy a house to developers puts forward to conclude the building business contract offer，so，From the legal nature analysis，Real estate advertisement should belong to an invitation，The developers have no legal binding upon both parties。

　　除非是房地产广告的内容符合要约规定的，才能视为要约。针对房地产广告引发的纠纷日益增多现象，最高院司法《解释》第3条规定：“商品房的销售广告和宣传资料为要约邀请，但是出卖人就商品房开发规划范围内的房屋及相关设施所作的说明和允诺具体确定，并对商品房买卖合同的订立以及房屋价格的确定有重大影响的，应当视为要约。该说明和允诺即使未载入商品房买卖合同，亦应当视为合同内容，当事人违反的，应当承担违约责任。”但法律界人士指出，对于广告内容是能否产生“重大影响”的，其实对于经验缺乏的购房者来说，仍然很难做出准确的判断。

Unless it is a real estate advertisement content conform to the provisions of the offer，Can be regarded as an。According to the real estate's advertising dispute increased day by day phenomenon，L. judicial《explain》Prescribed in article 3：“The sales of commercial advertising and promotion material is an invitation to offer，But the seller is commodity housing development planning area to the houses and related facilities of the instructions and promised to is specific and affirmatory，And the formation of the contract for the sale of commodity houses and determine the price of a major influence，Should be regarded as an。The instructions and promised to even if not load the contract for the sale of commodity，Also shall be regarded as the contract contents，The parties of the violation of，It shall be liable for breach。”But legal professionals said，For advertising content is and can produce“Great influence”of，Actually to experience for lack of buyers，Still it is difficult to make accurate decision。

　　小知识：要约与要约邀请之间的区别 The little knowledge：An offer and an invitation to the difference between

　　根据我国《合同法》规定，要约与要约邀请主要区别在于，要约是对特定人发出的、希望订立合同的意思表示，要约一经受要约人承诺即对要约人具有法律约束力；而要约邀请则是向不特定的多数人发出的、希望他人向其发出要约的意思表示，要约邀请对发出人没有法律约束力。

According to our country《Contract law》provisions，An offer and an invitation to main difference between，The offer of a TeDingRen is、Hope to enter into a contract mean said，An acceptance is a commitment to withstand the offeror is legally binding；And an invitation to the specific is not a majority、Hope others to its offer mean said，An invitation to send people to have no legal binding upon both parties。

　　写进合同是关键 Written into your contract is the key

　　如何才能保证自身权益，防止被忽悠？ How to ensure their rights，Prevent was suddenly？

　　虽然《广告法》以及地方性法规已经规定，房产广告应确保广告内容的客观性、真实性、准确性、合法性。但不断加剧的市场竞争态势，以及为了自身利益，少数开发商还是常常利用法律法规方面存在的漏洞，欺骗消费者。于是，房产广告和宣传资料中会掺入大量虚假信息，最常见的方式是言过其实，比如稍有一点绿化就说成绿树成荫，有一条小水道经过就说成绝佳水景等等，类似的例子不胜枚举。

although《Advertisement law》And local regulations have provisions，Real estate advertisement shall ensure that the objectivity of the contents of the advertisements、authenticity、accuracy、legitimacy。But growing market competition situation，And in order to their own interests，A few developers or often use existing laws and regulations of the holes，Cheat consumers。so，Real estate advertising and promotion of a mixed data false information，The most common way is exaggerated，Such as slightly green said a thickly forested，There is a small waterway after he said into perfect water scene, and so on，Similar numerous examples。

　　但不可忽视的是，这些广告内容对购房者最终下定有着不可忽视的作用，有些甚至是决定性的。记者的熟人老张在给儿子挑婚房时，为了方便儿子、儿媳妇上下班，他最看重的一个就是交通方面的信息，比如靠近地铁。对他来说，轨道交通会成为买房过程中一项重要的参考因素。

But do not ignore it，These households will eventually make the contents of the advertisements for having the effect that cannot ignore，Some even the decisive。The reporter of the old acquaintances in to pick son when marriage room，In order to facilitate the son、Daughter-in-law to and from work，He is one of the most important traffic information，Such as close to subway。For him, the，Rail traffic will be very important in the process of buying a house reference factors。

　　为了保证自身利益不受侵犯，最有效的办法是把广告中的内容作为合同条款写入购房合同。上海联业律师事务所主任律师王展告诉记者，如此操作最大的好处就在于，交付之后一旦发现与广告内容或者当初承诺的内容不符，在解决纠纷过程中能够做到有据可依。

In order to ensure their own interests shall not be violated，The most effective way is to put the contents of the advertisements as the terms of the contract written to the contract that buy a house。Shanghai united industry law firm king lawyer, director of the exhibition told reporters，Such operation the biggest advantage is，After the delivery and the contents of the advertisements or found once had promised content correctly，In the process of solving disputes can do evidence to be in。

　　具体如何操作呢？王展给出的建议是，把广告中自己比较感兴趣的，或者是对自己购房起到极大促进作用的内容挑出来，以附件形式写入买卖合同中。当然，这需要事先与开发商进行协商。而如果开发商以各种理由推脱，那么这份买卖合同就不必签了，因为对方自己心里都没底，这样的广告十有八九是不靠谱的。

Specific how to operate？The king show gave the advice is，The ads they are interested in，Or is the purchase of a great role in promoting content pick out，In an attachment in the sales contract in writing。Of course，This need to negotiate in advance with developers。And if developers with all sorts of reason to push to take off，So this business contract will not have to sign，Because each other in their lack，This advertising is not by the nine out of ten of the spectrum。

　　怎样去写？这也很有讲究，专家提醒说，一定要把广告中承诺的内容写得翔实而具体，比如绿化率具体要达到多少，50%或者60%？何为豪华装修，采用的厨卫设备、装饰材料品牌、型号等……“总之，越详细约好。”王展说。

How to write a？It's also has exquisite，Experts warn that，Must be in the content of the advertisement promised to write informative and concrete，Such as to how many specific afforestation rate，50% or 60%？What is luxurious decoration，The kitchen equipment、Decoration materials brand、Type, etc......“In short，: the more detailed about good。”The king said exhibition。

　　当然，在操作过程中，还需要留意补充内容与其他补充条款不能冲突。比如有些开发商会做出这样的约定：所购房屋面积、结构、装修设备标准均以合同及其附件为准，样板房及其样板区域以及售楼资料仅供展示、参考。面对这样的条款，专家建议应该与开发商进行协商并修订。

Of course，In the operating process，Still need to pay attention to add content and other supplementary terms not conflict。For example, some development chamber of commerce to make such agreement：For a building area、structure、Decorate equipment standards are on a contract and its annex shall prevail，Example room area and model and sales information is provided for the show、reference。In the face of such terms，Expert advice should negotiate with the developers and revision。

　　违约责任提前定 Responsibility of breach set in advance

　　还有另外一项重要的工作不得不做，就是要明确违约责任。

And another important work have to do it，Is to clear the responsibility for the breach。

　　专家表示，将广告内容或者承诺内容写入购房合同中，其实只是完成了其中一项工作，如果没有事先明确违约责任，自己的权益仍然无从得到保障。为何会这样呢？王展解释说，法律法规不可能细致到穷尽所有违约行为所需承担的责任，因此只能自己事先把相关工作做到位。

Experts say，The AD content or promises to content into the contract that buy a house，In fact just finished one work，If not specified in the responsibility for the breach，His rights and still don't get ensuring。Why is that？The king exhibition explained，Laws and regulations may not careful to end all breach the responsibility of the required，So the only yourself to do a relevant work in advance。

　　的确，对于一般的购房者来说，要做到这一点的确有些勉为其难。首先是不了解违约责任如何确定；其次违约责任定多少比较合适，对于不具备专业知识的普通购房者来说，其实也不容易做好，定得高了开发商不会同意，定低了对自己又不利。不过这并非没有解决办法，王展建议，可以先咨询律师，或者在律师的陪同下去完成这项工作。

indeed，For the average for the person that buy a house，To do this indeed some runner。First is don't understand how to determine responsibility of breach；Then shall the responsibility of breach of how much more appropriate，To do not have a knowledge of the person that buy a house is common，In fact they are not easy to do，It won't agree to high the developer，Set up to his low and disadvantage。But this is not there is no solution，The king show suggested，Can consult a lawyer，Or in the lawyer's accompanying down to finish the job。

　　对于每一项违约责任，也应该做到详细具体。比如广告中明确层高为3米，但如果一旦不达标，应该赔偿多少，先约定清楚；再比如绿化率如未达到楼书中所承诺的标准，赔偿比例是什么等等。

For every a breach of contract，Should also do detailed specific。Such as defined in advertising for 3 meters high，But if not the standards，Should pay for many，First clear agreed；For example if not covered in the book to floor commitment standards，Compensation is what proportion and so on。

　　此外，对于赔偿的方式和标准也要有很明确的约定。到底是退房，还是按照房价比例给予部分补偿金，这也需要事先确定好。同时需要提醒的是，对于具体赔偿标准的确定也很有讲究，当然不能过低，否则对开发商起不到约束作用。

In addition，The standard way for compensation and also should have clear agreement。Exactly is check-out，Or according to the proportion of house prices to compensation，It also needs to determine in advance。At the same time what need reminds is，The determination of compensation standard for specific is also has exquisite，Of course not too low，Otherwise the developers not a constraint function。