作者：胡朝晖

房地产产权产籍管理由三部分组成，严谨的产权登记发证、准确的测量权界、完整的产权档案与产籍资料，整个管理工作以产权登记发证为核心，房地产测绘则附属于此核心，服务于此核心。产籍管理手段的信息化、便捷化，更是保障公民财产权利的必要手段。三者相辅相成构成房产产权管理的核心环节。房产测绘是测定每幢房屋、每个地块的几何图形及其在地球表面上的位置，查明其权属界线关系，以保护权利人合法权益为目的的测绘，是为房地产产权产籍提供准确的图件与数据资料，是房地产管理的基础性工作。这项工作的好坏不仅关系到产权产籍管理的标准及现代化进程，而且也直接涉及到产权产籍管理的法律地位和权威性，因此必须加强房地产测量工作，以此来促进产权产籍管理。产权工作的核心在于以法律的形式来保障人民群众对不动产等财产权利的实现，进而对交易等市场行为进行必要的规范。而产籍管理则在于以必要介质档案形式，保证其权利的稳定性。各地的房地产产权产籍管理工作，目前已经形成了比较完整的管理体系，它由房产测绘、产权登记、档案管理组成，形成了以图管档、以档管证、以证管产，环环相扣，紧密联系，缺一不可的管理程序。
    就房产测绘工作而言，它是调查和测定房屋自然状况和权属状况的专业测绘，是一项政策性、专业性都很强的工作，其工作内容以及提供的资料都是紧紧围绕产权产籍工作进行的，在管理上要求图、档案信息与实地一致，并要求及时准确地进行动态变更，实行动态管理。如测绘机构除按照《房地产测量规范》规定的技术标准测量房产平面图、测定房屋权界、房屋建筑面积外，还要建立起完整、规范统一的基础资料，及时进行变更测量和修测、补测，强化房地产产权产籍管理的动态管理。房产平面图的丘号、权号与房产档案的丘号、权号相一致，是保证登记准确无误的重要条件之一，测绘机构所提供的测绘成果，特别是房屋建筑面积，一经登记机关利用并记载于房屋所有权证上，便具有法律效力。
    一、它为建立完整的、准确的地理编码体系作支撑
    由于房产测绘是在城市或城镇内进行，测绘的主要对象是房屋的自然状况、权属状况、利用状况以及相关的地形要素。通过测绘数字房产图，房产测绘对房屋进行定位、定性、定界、定量（即测定房屋的地理位置、调查房屋的权属性质、测定房屋的范围和权界、测算房屋的建筑面积），采集大量的有关房屋、土地、权属状况、利用状况等空间信息和属性信息的数据，按照统一的编码规则和数据标准进行分类和排序，有机地结合起来，采用GIS技术，建立权属管理的信息系统，进行统一管理，实现高效的、直观的信息共享和智能化。地理编码是通过房产平面图作载体来完成的，地理编码与房产平面图共同起纽带作用，将房屋信息与实地房屋建立起一一对应关系。离开测绘的这种技术支撑，地理编码无法系统的编排，房屋信息就失去了“根”。
    二、它是确认房屋产权的重要依据
    房屋产权的审查与确认是指有管辖权的房屋产权登记的申报及其提交的证明、房屋产权归属和产权状况的证件进行审查，并确认是否受理其申请和是否准予登记及发放房屋所有权证的工作过程。在审查和确认产权之前，当事人必须持房屋的图纸及相关资料，通过房产测绘部门，按照《房产测量规范》和相关规定进行实地测量，测绘出房产图，获取房屋空间信息和属性信息的数据，以房产分丘平面图和房屋分层分户平面图作为房产证的附图，准确地测算出房屋面积，方可全面确认房屋的产权归属和权属界线。尤其是房屋建筑面积的测算，不能有细微的疏漏，任何的差错都会给产权人带来利益上的损害，所以房产面积的测算要求精确度高和100%的正确率。只有依据房产测绘提供的数据资料和房产图才能正确办理房屋产权登记。
    三、它是解决房产纠纷，保护产权人合法利益的依据
    我国宪法规定：“国家保护公民的合法收入、储蓄、房屋和其他合法财产的所有权”。为了保护房屋所有权，政府依据法律、法规和行政规章对房屋所有权的归属进行审查与确权，并发给房屋所有权证。也就是说，审查确认房屋产权归属的过程，在一定意义上就是实施宪法和法律有关规定的过程，以事实为依据，以法律为准绳，进行的房产测绘得出的房产图及房产数据具有合法性。房产测绘的成果是用来为房屋权属登记、发证服务的，是房产确权登记的数据来源，其成果经房产行政管理部门确认后，具有法律效力，且房产的变更测量及时应对房屋产权的变化。当房屋产权人或房屋权属界限不清、建筑面积不准确而发生争议时；当房屋产权人对其房产的合法占有、使用、收益和处分的权利受到侵犯时，就可以通过房产测绘划清产权界线、测准产权面积、明确产权归属，有效保护产权人的合法权益，防止侵权和投机行为的发生，保证国家、集体和个人房产免受损失，确保社会的安定团结。
    四、房产测量为产籍档案、楼盘建库提供了准确及时的基础资料
    根据《城市房地产权属档案管理办法》第八条第二款归档范围规定：房屋及其所占用得土地使用权权属界定位置图（即房地产分幅平面图、分丘平面图、分层分户图），房地产平面图按区装订成本，并配有反映图幅号、街道名称的结合图。查阅平面图也能查到丘号，进而调到档案。图上标志产权范围，一目了然。图上的产权界线和房屋墙界线结合起来判断，能反映墙体归属，防止产权纠纷。若图离开档案，则纯粹是毫无意义的几何线条，失去了它的产权含义，反之档案离开图，产权范围则不明。只有图档结合，才能把产权真正反映清楚。
    综上所述，房产测绘在房地产产权产籍管理中起着举足轻重的作用。因此，必须加强房地产测量工作，以此来促进产权产籍管理的规范化、科学化。
    从山东各县区房产测绘工作的实际情况来看，借助必要的面积测算软件，能大大提高其工作效率和房产测绘工作的标准化。我公司开发的《房屋面积测算与管理系统》不仅能够满足房产测绘部门项目分摊计算的工作，可实现对报表、图行成果的有效管理，同时基于国标的要求可实现房产管理基础测绘资料整理与成果的要求。
    鉴于产权、测绘、产籍管理的密切性，借助计算机网路等新的信息化手段实现三者工作的有效衔接，成为目前房地产管理的必要手段。可有效地节省办件的速率和信息的准确传递，同时可保障房屋唯一存在的现实要求。
    一、房屋属性数据的准确传递。上一部分已经就房产测绘的要求作了说明，像房屋坐落甚至四至坐标的确定，以及产别判断、建成年份、结构信息、四至接邻等必要的属性信息的直接获取为测绘工作的范畴，通过一体化的信息共享产权部门可正确地利用其已有信息。
    二、将坐标或现有地形图上地物坐落的唯一性的特性传递给产权部门，可有效地降低或杜绝房屋买卖和确权的准确合法性。以往手工传递或者各部门工作的独立性，往往可能造成一房多买或者一房多个坐落的现象出现，给房产管理造成了混乱，群众财产权利得不到有效的保障。同时通过图形记载房屋坐落的唯一性映射到档案管理和应用。
    因此，房产测绘的重要性越来越突出，其获取的空间信息和属性信息的数据，在产权产籍管理中的作用越来越明显。而信息化管理手段催生新的业务方式的更新，从而更加高效准确地保障群众财产和房屋交易合法性。
 

Real Estate Chanquanchanji management consists of three parts, strict property rights registration of certification, accurate measurement of power sector, the full membership of the property files and production data, the entire management of the property rights registration of certification as its core, real estate, surveying and mapping are attached to This core, the core of this service. Production management tools membership information, facilitation, but also to protect the property rights of citizens the necessary means. They bring to constitute the core of real estate property management sectors. Property mapping is to determine the housing units in each block, each block of the geometry and its location on the Earth's surface to identify the relationship between the ownership boundaries in order to protect the legitimate interests of right holders for the purpose of mapping, is a real estate Chanquanchanji to provide accurate maps and data, real estate management, and basic work. The quality of this work is not only related to the Chanquanchanji management standards and modernization process, but also directly related to the management of Chanquanchanji legal status and authority, it is necessary to strengthen the real estate survey work as a way to promote Chanquanchanji管理. Property lies in the work of the form of law to protect people's property rights on the realization of real estate and thus to the transactions necessary to regulate market behavior. Cadastral management lies in the middle with the necessary forms of media files to ensure the stability of their rights. Throughout the real estate Chanquanchanji management, has formed a relatively complete management system, which consists of property mapping, property registration, file management component, forming a bid to control file to file management certificate, to prove the steel pipe, ring interrelated in close contact with indispensable management procedures.
    Terms of the work on the property mapping, it is natural to investigate and determine the status and ownership status of housing a professional surveying and mapping, is a policy nature, are highly professional in their work and to provide information on job content are closely around the property production nationality work, and in the management of demand maps, archival information and field line, and calls for timely and accurate dynamic changes, the implementation of dynamic management. Such as mapping agencies except in accordance with "Real Estate Survey norms" technical standards for measuring property under the plan, determine the right to housing sector, housing construction area, but also establish a complete, standardized information on a uniform basis, timely changes to measurement and repair test, complement measured, and strengthen the management of real estate Chanquanchanji dynamic management. Property floor plan of the Hill number, the right number with the property files Hill Road, right in line numbers is to ensure accurate registration of one of the important, survey and mapping agencies are providing for surveying and mapping results, especially housing construction area, the use of a registered organ and recorded in all the warrants on the houses, they have the force of law.
    First, it is for the establishment of a complete and accurate geo-coding system to support the
    As the real estate surveying and mapping is carried out in a city or town, mapping the main target is the natural condition of housing, ownership status, utilization and related elements of the terrain. Through the mapping and digital property maps, property surveying and mapping to locate housing, qualitative, and bound, quantitative (ie, determination of housing location, housing, ownership of the nature of the investigation to measure the scope and the right to housing sector, the measurement of housing construction area), collection a lot of information on housing, land, ownership status, utilization of spatial information and attribute information such as data, according to uniform coding rules and data standards, classification and sorting, and organically combine the use of GIS technology to establish ownership of management information systems for integrated management to achieve efficient, intuitive information sharing and intelligence. Geo-coding is through real estate plan as carrier to complete, and geo-coding and real estate plan bond together play the role of the Housing Authority to build housing information and the field-one correspondence relationship. This technical support from surveying and mapping, geographic coding system can not be arranged, housing information is lost "roots."
    Second, it is confirmed that an important basis for property rights
    Review and confirmation of property rights refers to the property is registered in the jurisdiction to declare and submit proof of property rights and property rights vested in the status of documents to review and confirm the admissibility of his application and the granting of registration and issuance of all warrants for Housing working process. Prior to the review and confirmation of property rights, the parties must bring the housing drawings and related information, through the real estate mapping departments, in accordance with the "housing measure norms" and the relevant provisions of the conduct site surveys, mapping out the real estate map, access to housing information, spatial information and attribute data, property sub-Hill in order to plan and housing plan as a hierarchical sub-family housing permits drawings accurately measured out the housing area, it will take to confirm the property rights of attribution and ownership housing boundaries. In particular, housing construction area calculation, can not have subtle omission, any mistake would bring interest to the property damage, so real estate area of high-precision measurement requirements and 100% accuracy. Only on the basis of data provided by real estate mapping and real estate map to correctly handle the property is registered.
    Third, it is to resolve property disputes, protection of property rights based on the legitimate interests of the
    China's Constitution stipulates: "The state protects citizens to own lawfully earned income, savings, houses and other lawful property." In order to protect home ownership, the Government in accordance with law, regulations and administrative rules of attribution of ownership of housing are reviewed and do the right, and all the warrants issued to housing. In other words, the review confirmed that the process of property rights vested in a certain sense, is to implement the relevant provisions of the Constitution and laws of the process of evidence-based, with the law as the criterion, of the real estate mapping property maps and property derived from the data as having a legal sex. Property surveying and mapping results are used for the housing ownership registration, certification services, is the registration of property rights is indeed the source of data, the results confirmed by the real estate administrative departments, with the force of law, and property measurement of a timely response to changes in property rights changes. When the housing property ownership or housing ill-defined, the construction area is inaccurate event of a dispute; when property rights were the legitimate property of their possession, use, benefits and dispose of rights have been violated, you can make a clean break through the Real Estate Surveying property boundaries, measured quasi-property rights area, a clear property right and effectively protect the legitimate rights and interests of property rights to prevent the occurrence of acts of infringement and speculation, to ensure national, collective and personal property from loss, to ensure social stability and unity.
    Fourth, property measurements for the middle class membership files, real estate building a database provides the basis for accurate and timely information on
    According to "City real estate ownership records management approach" second paragraph of Article VIII of the scope of the provisions of archive: Housing and occupied by the ownership of land use rights were defined location map (ie, the real estate sub-site plans, floor plans sub-Hill, hierarchical household Figure), real estate plan according to District binding costs, and with a reflection map sheet numbers, street names combination of plans. Inspection plan can also be found in Hill Road, and then transferred to the file. Map mark owned land at a glance. Map on the boundary wall of property boundaries and housing combined judgments reflect the ownership of the wall to prevent the property rights disputes. If the plan to leave the file, this is purely a meaningless geometric lines, the property has lost its meaning, whereas the file to leave the map of the scope of property rights is unclear. Only the image file be linked to the true reflection of clear property rights.
    In conclusion, real estate management, surveying and mapping in real estate Chanquanchanji plays an important role. Therefore, the real estate survey work must be strengthened as a way to promote Chanquanchanji management, standardized and scientific.
    County-area home from Shandong mapping of the actual situation, with the help necessary to measure the area of software, can greatly improve their working efficiency and the standardization of property mapping. I have developed a "housing area of Measurement and Management System" is not only able to meet the real estate sector projects surveying and mapping the work-sharing calculation can be realized on the report, the results of the effective management plans lines, while the subject of requests can be realized based on the country real estate management infrastructure mapping data compilation and outcome requirements.
    In view of property rights, mapping, capacity management, the close nature of membership, with the help of new information such as computer network-based means to achieve an effective convergence of all three work, become the necessary means to real estate management. To be effective in saving rates and information pieces to do the exact transmission, the same time ensuring there is only the reality of housing demand.
    First, an accurate flow of housing attribute data. On the part of the property has already explained the requirements of surveying and mapping, such as housing is located or even four to determine the coordinates, and the production of other judgments, the year built, structure information, such as four adjacent attribute information necessary for direct access to the scope of work for the surveying and mapping, through the the integration of information-sharing property sector can properly use its existing information.
    2, coordinates or existing topographic map is located on the surface features of the unique properties passed to the property sector, which can effectively reduce or eliminate the right of buying and selling homes, and indeed the precise legality. The past, manual transmission, or the independence of the various departments, often may result in a room or a room to buy more situated phenomena, and to the property management has led to confusion, the masses are not effective protection of property rights. At the same time graphically documented the uniqueness of housing is located is mapped to file management and applications.
    Thus, the importance of property surveying and mapping more and more prominent, their access to spatial information and attribute information, data, Chanquanchanji the role of management is increasingly apparent. The birth of a new information management tools of the operational modalities of the update, and thus a more efficient and accurate way to protect the legitimacy of the people and property and housing transactions.