If you don't want to be routine, you need to be careful about these 5 points in the sales department!

There is something fishy about the sales department, so we should be cautious when looking at the house.

for many families, buying a house may only happen once or twice in a lifetime, and even many people have no chance to buy a commercial house of their own 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 come into contact with 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 first bought it, all 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, what this article is going to talk about is the petty career in the sales department.

as long as you understand these points, you can avoid many detours on the way to buy a house, avoid many unnecessary troubles and troubles, and even greatly reduce the probability of being cheated.

who is the person who sold you the house?

First of all, you have to find out who sold you the house. Surely many people say that the developer must have sold it to me? The developer sold it to you, that's right. But you need to get to the bottom of it, is the person who sold it to you really the developer?

Real estate development is actually a subcontracting industry. Construction teams are invited to build houses and agents are invited to sell houses. Many properties are actually not the sales team of their own developer companies, but external sales agencies such as E-House and World Bank.

The recruitment threshold of agencies is low, some of them don't 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 thing. What is terrible is that an agent property consultant may sell out in a few months, and then he will be transferred to other properties. In order to sell the house, all kinds of verbal promises, words and hints are full of address unknown. Anyway, he may not necessarily go to any property to sell his house next time. Let's sell it first.

some even have sales managers who uniformly arrange promotional speeches for property consultants. When waiting for the delivery of the house, it is impossible to achieve the previous commitment. It is very unfair that the developers themselves have not promised to build houses according to the rules because of the customers' rights protection in batches. When the owner bought a house, he was indeed promised that the goods were not right after delivery, which was equally wrong.

and the agency pushed the pot to the personal head of the property consultant at that time, 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 the real estate consultants who are on site, the truth in the mouth of the intermediary bees who are soliciting customers on the roadside is even less. Therefore, don't listen to the oral commitment of the property consultant or the oral commitment of the agent when buying a house.

if you can deny a document in black and white, you can deny it, let alone make a verbal promise. This, whether it is the developer's own sales team, intermediary, external agency.

the most unreliable thing is that it

can't be trusted not only by what the property consultant says orally. A lot of things in the sales department can't be trusted either, and the first thing to bear the brunt is the district map. Every time I look at the area map, I have to open the map of Gaode or Google at the same time. I don't know if I don't compare it. I am shocked when I compare it. A contrast, there is quite a sense of spatial disorder.

Only the key road buildings are marked in the location map, and the key lies in the size. The distance between the building and the road next to it is the same as the expressway 1km away. It is printed almost far on the map, and subways, parks and hospitals with broken legs can't wait to be printed on the community.

things that really affect people's lives are not printed on the map, and it's good to be tall and far behind. Printed more clearly, more clearly and more closely.

If it is unreliable, the degree of unreliability of the area map is at least two levels higher than that of the property consultant.

why is the sand table model different from the house delivery?

as we all know, 99% of the sales department has a sand table model, and most people will default to the sand table model as the future delivery. But in fact, when most houses are finally built and delivered, there are more or less deviations from the sand table model.

to solve this problem, we should 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 the public area and basement. When a complete CAD design drawing (BIM upgrade for some projects) is designed, it is modeled into a three-dimensional model, and then handed over to a "thinning renderer" for thinning and rendering.

As the name implies, a "detailed renderer" is to give a design with only shape, no color and no details, paste various materials, match various flowers and trees, pedestrians and cars, and then paint it with appropriate light. Design the lens position, render and output it as a bird's eye view, promotional video, etc.

however, most of the sand table models are based on the bird's-eye view refined by the "refiner", but for the experienced "refiner", there are rules about where pedestrians and cars are placed, and how densely flowers and trees are placed. So in fact, most of the details in the renderings, bird's-eye views and sand tables you see come from the experience of "detailed renderers".

what's the reason for greening into 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 multiple landscapes, whether flowers or trees are very lush. 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 the greening of the delivery? And why is it much worse than the propaganda map sand table?

In fact, this should be continued from the third part. As mentioned above, the "detailed renderers" set up trees according to the general idea of the developer in the early stage, and set up pavilions, flowers, pedestrians, even swimming pools and bridges, making renderings or demonstration videos to be displayed in the sales department. And the real greening design, many projects are placed in the house after the sale, or even near the delivery, before laying.

for developers, for a real estate, only the facade and parameters of the real estate are on the design drawing, but there is no specific shape layout and related design of greening, only a simple green rate.

as long as the green rate meets the requirements of the review, to put it bluntly, even if all of them are planted into holly or made into lawns, in theory, they can go through the formalities to hand over the house normally.

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 will come up with at that moment. On the other hand, it depends on the final drawings, those saplings, those workers and the level of the landscape company.

and the sales department, after all, is a face, and will not be fooled. Many real estate projects even use design teams, landscape companies and residential areas in landscape demonstration areas, which are not only a company, but also have different grades.

model room, household model and apartment plan

after reading the area map, look at the sand table, look at the apartment type after reading the sand table, and look at the model room after reading the apartment type. A line down, you will find that routines are everywhere, and they are all scheming at your fingertips, and the scheming is different everywhere.

The biggest concern for household molds is the wall. Almost all household molds will not use the wall with normal thickness, and even some household molds will use thin transparent acrylic instead of the wall, which is euphemistically called more convenient for observation. In fact, it is to make 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 scale to show a lot of space.

For those with model rooms, it is obviously easy to expose the furniture when it is reduced in equal proportion. Boldly, the area of the model room is directly expanded, while the physical model room can still make the space look very large through the blind eye method.

There are many common methods, such as not installing the inner door, smashing some non-load-bearing walls, not putting a wardrobe in the bedroom, putting a 1.5-meter bed in the master bedroom, putting a sofa without handrails in the living room, and so on.

in a word, it must be remembered that the floor plan, floor plan and model room are not necessarily reliable, and everything is subject to the dimensions in the contract!

The discount around the brain

After reading the location, sand table, apartment type and model, it's finally time to talk about the price a lot. At this moment, the home buyer will raise the banner of "how much money to pay XX for the house"! If you don't pay it, there will be no discount! 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. In theory, everyone buys that suite at the same price. In the period of non-hot-selling houses, the so-called preferential cancellation and the price increase tomorrow are all ways to urge customers to make up their minds.

If today's payment of 5, yuan is lower than 1, yuan, if it is cancelled tomorrow, there will be a policy of giving 5, yuan for household appliances and property management fees, or giving X% discount.

in a word, when the market is good, the price increase is really rising, and it may go up overnight without even notifying.

If the whole city is in a bad market stage, it is mostly a word game to let them cancel any concessions and raise prices tomorrow.

Find relationships, compare more and compare more, and don't expect to bargain directly from the property consultant to get a lower price than others.

conclusion

after reading these things in front, is it very surprising that the sales department can hide so many routines?

it is true that most things in the sales department are not really reliable, but there is still one thing that is nirvana in a pile of tricks. That is-sunshine publicity and bad factors publicity.

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 in many real estates. If you are not familiar with the surrounding area of the house you want to buy and only go to the sales department to see the house, it is difficult to know the bad factors outside the community.

at this moment, remember to look for the sunshine notice (or bad factor notice, sunshine declaration) hidden in the corner in the sales department. The unfavorable factors inside and outside the community can be seen at a glance. Combining the distance between the mobile phone map and the publicity, we can easily find the actual location of the unfavorable factors and feel whether the impact is big or small on the spot.

In a word, buying a house is a learning. Seeing is believing, but listening is not. Don't trust the words of property consultants, sand table models and so on. It is the best policy to stick to the plans and policies that you have seen with your own eyes.

In addition, there will be no pie in the sky, and the price will not be given to you for no reason. Risks and benefits will always coexist, and it is not easy to buy a house. For the sake of safety, it is necessary to be cautious when buying a house in a group purchase with incomplete procedures.

You know, the court's group purchase of houses can go wrong, not to mention us ordinary people who have no power or influence. Do you think this is the reason?