本栏目旨在帮助广大读者解决日常生活中碰到的各类房地产问题，欢迎广大读者来电、来信咨询和探讨有关房地产的各种问题，或者投诉反映房地产买卖、物业管理中碰到的各类问题，本报房地产记者、特邀业界专家队伍将以专业的眼光为您指导、解答，共聊“房子的那些事儿”。

This program aims to help the readers solve the daily life of the real estate problem met of of all kinds，Welcome to the readers、Consultation and discussion letter from all kinds of problems related to real estate，Or complaints reflect the real estate business、In the property management in various problems met，Our real estate reporter、Invited industry experts team will take professional eye for your guidance、solutions，Talk of“The house those thing”。

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　　栏目主持：南方日报记者 林涌浩

Column presided over：Southern daily reporter LinChong hao

　　买二手房过程中，购房者往往比较关注地段、配套、方位、楼层等因素，忽略房龄长短这个问题。而由于房屋“年龄”在房产证上并没有直接体现，不少二手房买家和中介为了促成交易，都会有意识地隐瞒房屋的真实“年龄”。近期就有几位刚刚买了二手房的市民致电南方日报，称在完成了二手房交易之后才发现该物业的房龄与业主所说的并不一致，如今想追责为时已晚。

Buy secondhand room process，The person that buy a house is often focus on location、supporting、orientation、Factor such as floor，Ignore the length of the room age the problem。And because the house“age”In the house property card and not directly reflect，A lot of secondhand the room buyers and intermediary in order to close the sale，Will consciously hide the true houses“age”。Recently a few just bought secondhand the room of southern daily public call，On completion of secondhand the room trade said after the discovery of the property with the owner said room age is not uniform，Now want to make track for responsibility, it was too late。

　　房龄与房屋价值直接挂钩

Room age and housing value tied directly

　　记者随机采访了多位在近两年购买了二手房的市民，他们大多都表示买房时没有太关注房龄的问题，都是业主说哪一年就是哪一年。不过业内人士表示，二手房的房龄和房屋的有效使用年限和价值都有密切关系。

Reporter random quizzed in nearly two years to buy a secondhand the room's citizens，Most of them have said when buying a house without paying too much attention to the problem of room age，Are the owner say which one year is which one year。But people in the industry say，Of the houses and room age effective use fixed number of year and value have close relationship。

　　首先，从心理上讲，绝大多数人都喜欢新房，即使是买二手房也希望买一套房龄较短的。此外，按照我国现行法律，住宅土地使用权只有70年的期限。如果实际房龄较大，买房人使用的年限将可能缩减，那么就意味着房屋的使用价值减小。而且房龄越大，房屋损坏程度越高，因此相应地会产生一定的房屋维修费用，从而增加了物业的维护成本，这意味着购房者的实际购房成本增高了。

first，psychologically，Most people are like the new house，Even buy secondhand room also hope to buy a room age short。In addition，According to China's current law，Residential land use rights only 70 deadline。If the actual room age is bigger，To buy room person to use fixed number of year will likely cut，That means that the use of the house value reduction。And the bigger the room age，The higher the degree of damage to his house，So will produce certain houses accordingly maintenance charges，Increasing the property maintenance costs，This means that the person that buy a house of the actual purchase cost increased。

　　此外，房龄较长的二手房，还将面临难以申请银行贷款的风险。二手房是按照评估价来计算贷款额的。一般房屋年限越长，评估价越低。老房子在申请二手房贷款时，贷款成数一般还会随着房龄增大而相对降低，贷款年限也是如此。所以购买房龄较长的二手房可能面临着贷不到充足钱款，筹钱困难的风险。

In addition，Room age long secondhand the room，Facing difficult to apply for a bank loan risk。Secondhand the room is according to evaluating price to calculate of loan specified amount。General building the longer the fixed number of year，Evaluating price is lower。Old house in the application secondhand the room a loan，The loan down with general also increased room age lower，Loan fixed number of year also is such。So buy secondhand room age long may face borrow less than enough money，The risk of difficult to raise money。

　　业内人士称，除了房产证未满5年的房源之外，通常情况下，房龄小的房源更受购房者青睐。

The personage inside course of study says，In addition to house property card under 5 years homes outside，usually，Small homes are more room age homeowners favor。

　　房产登记时间并非建成时间

Real estate registration time is not built time

　　记者随即走访了市区多家房地产中介门店，玻璃门上贴出的房源广告，大部分只写楼盘名称、面积、价格，另外就是标注“证满5年”、“学位房”等卖点。而房屋房龄的信息基本上都没有体现。记者以购房者的身份访问了河南岸和南坛等地几家中介门店，随机问了几套二手物业的房龄，几位中介工作人员均难以说出房屋建成的准确年龄，对于同个小区的同栋楼的楼龄，不同的中介公司说法也不一。

The reporter interviewed more than the house immediately real estate intermediary store，The glass door to put up homes advertising，Most of the building only write the name、area、price，The other is marked“Card full five years”、“Degree room”And selling point。And the house of room age information basically all did not reflect。The identity of the person that buy a house journalists visited south shore and henan altar, several intermediary store，Random asked several sets of second-hand property room age，Several staff are difficult to tell intermediary houses built accurate age，For the same neighborhood with building is，Different agencies view also differ。

　　一名资深的房地产中介人员告诉记者，购房者很少会关注房龄，甚至一些相对较旧的小区连业主也不清楚自己所持物业的真实房龄。不少没有买过房的年轻市民普遍会认为，房产证上的登记时间就是房屋建成的时间，并以此算出房龄。其实，房产证上的日期只能反映房屋所有权人实际取得该物业产权的日期，通常都不是真实房龄。因为房子建好后不一定立刻销售，即使是预售的房子，在收楼后也不一定立刻就能办房产证，这些原因经常会导致几年的误差。此外，如果房子经过几手交易，房产证上的时间更体现不了房龄，因为房产证上的时间是最后办房产证的时间，而非房子建好的时间。

One senior real estate intermediary personnel told reporters，The person that buy a house is rarely room age concern，Even some relatively old village even owner also not clear what the real property of room age。Many young people didn't buy GuoFang generally will think，House property card on the time is built houses registration time，And to calculate room age。In fact，House property card on the date that can only reflect the ownership of the house people actually has the property of the property right of the date，Usually are not real room age。Because the house built not immediately after sales，Even if is open to booking a house，At the LouHou to also do not immediately can do house property card，These reasons often cause of the error of a few years。In addition，If the house after a few hand deal，House property card on time but also not the room age，Because the time on house property card is finally banfangchanzheng time，Rather than a house built good time。

　　记者调查了解到，除了部分中介工作人员对二手物业真实楼龄不清楚的客观原因之外，也有部分中介人员为了眼前利益，会故意隐瞒真实房龄，甚至把房龄说“年轻”。为了把房子卖个好价钱，部分诚信不好的业主也会隐瞒真实房龄。所以，二手房购房者在看二手物业时，不能随意听信中介和房主的说法，应该通过其他途径进行核实，谨防被欺骗。

Reporter investigation understands，Except for the intermediary personnel in secondhand property is not real clear objective reason from，There are some intermediary personnel to immediate interests，Deliberately hide real room age，Even the room age said“young”。In order to sell a good price the house，Part of the integrity of the owner will not conceal true room age。so，The person that buy a house in see second-hand housing property，Don't feel free to listen to intermediary and homeowners there，Should verify by other means，Beware of being cheated。

　　厨卫最能反映房屋真实“年龄”

Hutch defends the most can reflect true houses“age”

　　业内人士表示，想查真实的房龄，最好的办法是到房管部门查询，不论是单位建的房子还是商品房，都会在相应的产权部门登记，那是最准确的房龄。如果觉得麻烦，可以找同个小区的老住户咨询，他们对房龄的时间也较为清楚，但是不一定准确，可能会有误差。

People in the industry say，Want to check the real room age，The best way is to room canal branch inquiry，Both units built house or commodity house，Will be in the corresponding property right registration department，That is the most accurate room age。If think that trouble，Can find the same neighborhood of LaoZhuHu consultation，They are also the time room age to clear，But not necessarily accurate，There may be error。

　　其实，还是有一些简单实用的方法来识别房龄的。比如，可以查看房子的外立面，通过外墙使用的材料可以将房龄猜出十之八九。房屋内如果新装修过，可以进入厨房、卫生间观察，因为厨卫的装修较难改变，一般从厨卫的装修比较容易判断出房屋的真实年代。此外，由于地板的装修不容易更换，地板的成色及款式也比较容易看得出房屋的新旧。

In fact，Or is there some simple and practical method to identify the room age。For example，Can view of the facade of the house，Through the use of outer wall material can room age will guess nine times out of ten。The interior of the building if new repair，Can go into the kitchen、Toilet observation，Because decorate more difficult to change the hutch，General from the decoration is easier to judge hutch defends the real s out of the house。In addition，Because floor decorate not easy replacement，The floor of the quality and style, it's easier to see the new old houses。

　　在合同中约定

In the contract

　　信息不真实房主担责

Information is not real homeowners bear responsibility

　　律师建议

The lawyer recommended

　　如果买方想查询，需由卖家配合，而多数卖家嫌麻烦不乐意。买家只有在签订了买卖合同，并交了定金甚至首付款之后才能到房产部门查询，但如果出现真实房龄与业主所说的不一致的问题，也为时已晚。

If the buyer want to inquire，By the seller to cooperate，And most sellers to trouble。Buyers only in the business contract signed，And made deposit even after the head to the housing sector to query，But if a true with the owner say not room age the same problem，Too late。

　　对此，广东尚典律师事务所律师胡丽琴表示，买方可以在与房主签订的合同中约定，如果房屋的实际建造年限与房主所说的不符，房主应承担违约责任。如果在签订合同后发现中介在签订协议过程中故意隐瞒真实房龄，购房人有权要求中介方赔偿因此造成的损失。如果卖房者存在恶意隐瞒真实房龄的情况，严重损害购房者利益，则购房者有权依据法律的规定变更或解除购房合同，还能要求赔偿损失。

this，Guangdong ShangDian lawyer of HuLiQin said，The buyer may sign a contract with the owner of the contract，If the actual houses built with homeowners say not fixed number of year，Homeowners shall bear the responsibility for the breach。If the contract is signed an agreement that in the process of intermediary to disclose any real room age，The person that buy a house shall have the right to request intermediary square compensation so by the flooding。If the house hostility exists in the situation room age conceal true，Serious damage to the interests of the person that buy a house，Is the person that buy a house according to the provisions of the law shall have the right to change or cancel the contract that buy a house，Ask for compensation for the losses。