For many families, buying a house may be only once or twice in a lifetime, and even many people have no chance to buy a set of their own commercial housing in their lifetime. It is precisely because of the low frequency and high price of buying a house that the information asymmetry of the sales department is much higher than that of many other industries that we usually contact every day.
Many people, even after buying a house and moving in, don't know how they were fooled into buying a house when they bought it, because there are tricks hidden everywhere in the sales department.
It can be said that it is tricky, and it can also be said that it is cold knowledge. In short, this article is about the career of the sales department.
As long as you understand these points, you can avoid many detours on the road to buying a house, avoid many unnecessary troubles and troubles, and even greatly reduce the probability of being cheated.
Who sold you the house?
First, you have to find out who sold you the house. I'm sure many people say that the developer must have sold it to me. The developer sold it to you, yes. But you need to get to the bottom of it. Is the person who sold it to you really a developer?
Real estate development is actually a subcontracting industry. Ask the construction team to build a house and ask the broker to sell the house. In fact, many properties are not the sales teams of their own developers, but external sales organizations such as E-House and World Bank.
The recruitment threshold of agency companies is low, and some do not even require academic qualifications, and there is no corporate culture training. Property consultants are not even familiar with the brands they sell. Obviously, it is difficult to thoroughly understand some ideas and designs of developers like selling their own products.
But this is not the most terrible. What is terrible is that an agent property consultant may be transferred to other properties after the property is sold out in a few months. In order to sell the house, all kinds of verbal promises, all kinds of words and all kinds of hints are all unknown addresses. Anyway, there is no need to go to any property to sell someone's house next time. Sell it first.
Some even have sales managers to arrange promotional rhetoric for property consultants. When the house is handed over, it is impossible to realize the previous promise. The developers themselves did not agree to build houses according to the rules because customers defended their rights in batches, which is very unfair. When the owner bought a house, he was indeed promised that the goods were not right after delivery, which was also wrong.
At that time, the agency put the pot on the personal head of the property consultant, saying that personal verbal commitment did not represent the company or the developer. In the end, the three parties wrangled and could not be solved for a long time.
Compared with resident property consultants, the truth in the mouth of roadside intermediary bees is even less. Therefore, when buying a house, don't listen to the oral commitment of the property consultant or the oral commitment of the intermediary.
Documents in black and white can be denied, let alone verbal promises. This, whether it is the developer's own sales team, intermediary, external agent.
Nothing is more unreliable than it.
It's not just the property consultant who says you can't believe anything. The sales department can't trust many things, and the first thing is the district map. Every time I look at the regional map, I have to open the Gaud map or Google map at the same time. If you don't compare, you won't know. I was shocked when I compared it. In contrast, there is quite a sense of spatial disorder.
The location map only indicates the key road buildings, and the key is the size. The distance between the building and the next road is the same as that of expressway, which is 10km away. It is printed almost far on the map, and subways, parks, and broken leg hospitals can't wait to be printed on the community.
Things that really matter to people's lives are not printed on the map, so it's good to be tall that gossip can't reach. Print more clearly, more clearly and more closely.
If it is unreliable, the area map is at least two levels more unreliable than the property consultant.
Why is the sand table model different from delivering a house?
As we all know, 99% of sales departments have sand table model, and most people will default to sand table model for future delivery. But in fact, when most houses are finally completed and delivered, there are more or less deviations from the sand table model.
To solve this problem, we must first understand what the sand table is made of.
According to the normal development process, once the land index is obtained, the undertaking design institute will begin to design the layout, color and apartment type of the building, as well as the layout of public areas and basements. When a complete CAD design drawing is designed (BIM upgrade of some projects), it is modeled as a three-dimensional model and then handed over to the "thinning renderer" for thinning rendering.
As the name implies, the "detail renderer" is to give a design with only shapes, no colors and no details, paste various materials, match various flowers, trees, pedestrians and cars, and then render with appropriate light. Design the lens position, render the output as bird's eye view, promotional film, etc.
Sand table models are mostly based on the detailed aerial view of the "detailed renderer", but for experienced "detailed artists", where pedestrians and cars are placed and how densely flowers and trees are placed are all regular. So in fact, most of the details you see in renderings, aerial views and sand tables come from the experience of "detail renderer".
What is the reason why greening becomes small trees?
The sales department is the face of a real estate, so when we go to almost all the sales departments, we will find that the landscape demonstration area has a strong sense of design, and many landscapes, whether flowers or trees, are flourishing. But as soon as the house was handed over, it became a seller show and a buyer show.
Why is the greening of the sales department much worse than that of others? And why is it much worse than the propaganda map sand table?
Actually, this is going to continue from the third part. As mentioned above, the "detail renderer" set up trees according to the general idea of the developer in the early stage, set up pavilions, flowers, pedestrians, even swimming pools and bridges, and made renderings or demonstration videos to be displayed in the sales department. And the real greening design, many projects are laid after the house is sold out, even when the house is handed over.
For developers, for a real estate, the design only has the facade and parameters of the real estate, and there is no specific shape layout and greening related design, only a simple green rate.
As long as the green rate meets the trial requirements, to put it bluntly, even if all of them are planted into holly or made into lawns, they can theoretically get the normal delivery procedures.
Therefore, the greening design and construction of most real estate projects are in the months near the handover. As for what can be delivered, it depends on how much money the developer took out at that moment. On the other hand, it depends on the final drawings, the level of the saplings, the workers and the landscape company.
After all, the sales department is a face and will not be fooled. Many real estate projects even use design teams, landscape companies and communities in the landscape demonstration area, not just one company, but also with different grades.
Model room, home model and home plan
Look at the sand table after reading the area map, look at the apartment after reading the sand table, and look at the model room after reading the apartment. A line down, you will find that routines are everywhere, and they are all within reach, and they are different everywhere.
For home models, the biggest trick is the wall. Almost all household models will not use walls with normal thickness, and even some household models will use thin transparent acrylic instead of walls, which is euphemistically called more convenient for observation. In fact, people mistakenly think that there is a lot of space.
At the same time, the floor plan, like the floor plan, will deliberately reduce the furniture in proportion to show a lot of space.
For those who have model rooms, it is obviously easy to expose the furniture when the scale is reduced, and the area of the model room can be boldly expanded directly, while the physical model room can still make the space look big through the blind eye method.
There are many common means, such as not installing internal doors, smashing some non-load-bearing walls, not putting a wardrobe in the bedroom, putting a bed of 1.5 meters in the master bedroom, putting a sofa without handrails in the living room and so on.
In short, we must remember that the floor plan, floor plan and model room are not necessarily reliable, and everything is subject to the dimensions in the contract!
Discount around burning brain
After reading the location, sand table, apartment type and mode, it's finally time to talk about many prices. At this moment, home buyers will raise the banner of "how much to pay for XX subscription"! No discount if you don't pay! Scared people panic!
It can be said without hesitation that these so-called activities are all word games! Word games!
Every legally sold house has a marked record price, and the developer's marketing will also have a marked actual sales price. Theoretically, everyone buys that suite at the same price. In the period of non-hot-selling houses, the so-called preferential cancellation and price increase tomorrow are all ways to urge customers to make up their minds.
If you pay 5,000 yuan less than 10000 yuan today and cancel it tomorrow, there is also a policy of giving 5,000 yuan for household appliances and property management fees, or X% discount.
In short, when the market is good, it is said that the price increase has really gone up, and it may have gone up overnight, even without notice.
If the whole city's market is in a bad stage, let them cancel any concessions and raise prices tomorrow, mostly word games.
It's time to find a relationship, compare more with more, and don't expect to get a lower price than others by bargaining directly from the property consultant.
knot
After reading the above, is it surprising that the sales department can hide so many routines?
Admittedly, most things in the sales department are not really reliable, but there is still one thing that is nirvana in a bunch of tricks. That is-sunshine propaganda and bad factors propaganda.
This thing is not only reliable, but also the most important thing to pay attention to when buying a house! The separation of the sales department from the actual sales community is a common operation of many real estates. If you are not familiar with the surrounding area of the house you want to buy, it is difficult to know the bad factors outside the community if you only go to the sales department to see the house.
At this time, remember to look for sunshine propaganda (or bad factor propaganda, sunshine declaration) hidden in the corner in the sales department. The unfavorable factors inside and outside the community are clear at a glance. Combining the distance between mobile phone map and publicity, we can easily find the actual location of unfavorable factors and feel whether the impact is big or small on the spot.
In short, buying a house is a science. Seeing is believing, but listening is not. Don't believe the words of property consultants and sand table models. It is the best policy to stick to the plans and policies that you have seen and discovered with your own eyes.
In addition, there will be no pie in the sky, and cheap will not be given to you for no reason. Risks and benefits coexist forever, so it is not easy to buy a house. For the sake of safety, it is necessary to be cautious in buying a house in a group purchase with incomplete procedures.
You know, the court's group buying houses can go wrong, not to mention ordinary people who are powerless, don't you think so?