Stay Cool, Go Back to School with beijingkids

It’s that time of year again… when kids pick up their schoolbags with a weary sigh, and parents breathe a secret sigh of relief. Another school year has begun, and beijingkids will be there as always to document all the joys and challenges ahead for the city’s international school community. If you’re new to Beijing then welcome! China’s capital is a busy, exciting, and vibrant place to be, if sometimes an exhausting one. Check out our website at www.beijing-kids.com and join our WeChat official account. (What do you mean you’re not on WeChat? You’ll need to be to get the best out of life in China.) On our website right now you can find out how to save money on school supplies, and get advice on the transition from primary to secondary school, as well as Taobao bargains to get you through the August heat. (What do you mean you don’t use Taobao?…) And throughout the year we’ll be bringing you all the latest news and top tips so you can get the best out of life in the city. That’s why we’re Beijing’s essential international family resource.

Longer Days and Facial Pays on Beijing’s Subway

Beijing’s subway system is an efficient way to get around a sometimes traffic-choked city, though it can get uncomfortably crowded during the rush hour. However, early closing times can sometimes leave us stranded, and reliant on Didi. Fortunately running times have now been extended on lines 1 and 2, which now operate until around 12.30am. On the Airport Express Line, however, the news is not so good. Experiments with facial recognition technology are intended to make it easier to travel: no need to even wave your phone at the barrier, a friendly camera will recognize you and add the fee to your personal account. However all this is bound to raise further concerns about the spread of surveillance in China. The choice of the Airport Express Line is an interesting one, as this will disproportionately capture foreigners, and there has been no information about whether it will be possible to opt out and buy tickets the old-fashioned way. However, with Alipay and WeChat Pay gradually replacing cash, we face a future where the government will know everywhere you go and every penny that you spend.

Hiking Ban for Beijing’s Landlords

Beijing’s landlords are notorious for their dodgy practices, such as suddenly announcing a huge rent increase. Now at last the city authorities have proposed new regulations which might curb some of their more excessive behavior. The regulations will forbid any rent hikes unless they are agreed by both parties, prevent landlords from making structural changes to the property during the lease, and set new rules about deposits. All good news for the city’s renters – all we need now is for the regulations to be implemented…

Zaijian to Jialefu

Carrefour, Europe’s largest retailer, has been a godsend for many international families in Beijing, with their supermarkets stocking affordable imported western treats. Sadly the French company has begun the process of withdrawing completely from China, having sold 80 percent of their business to Suning. At the time of writing there was no visible change in our local store, but over the coming months shoppers might need to start looking for a new source of fromage de chèvres.

Witness the Birth of a Genius at UCCA

Pablo Picasso (1881-1973) is widely regarded as the twentieth century’s most important artist, over his long career having experimented with many different styles while always remaining distinctively himself. This month offers an unprecedented opportunity for Beijingers to see how he developed his talent. Birth of a Genius features 103 works from Picasso’s first three decades, including paintings and sculptures, with the earliest having been created when he was only a child. The art comes from the collection of the Musée national Picasso-Paris, and has been specially chosen by the museum’s Head of Collections for display in Beijing. The exhibition, which has been described as “the most significant exhibition of work by Picasso ever to take place in China,” can be seen at UCCA in the 798 Art District until 1 September. Tickets cost RMB 188 (holidays) or RMB 158 for adults, and RMB 138 for students.

Clampdown on Profiteering Preschools

Changes to the rules governing private kindergartens recently caused concern among international families and teachers. Parents were told that the kindergartens had been forced to reduce their fees, and therefore could no longer afford foreign teachers. This led to speculation that further restrictions on international schools might follow. However, the move appears to be part of a clampdown on profiteering by kindergartens on compounds, to make local childcare affordable for all parents. The kindergartens in question were often given the space at low or nominal rent, and education authorities are unimpressed at the tendency to jack up fees. Kindergartens which own their own settings are unaffected, and we have no reason to believe that any changes with regard to international schools are planned.

This article appeared in the beijingkids July-August 2019 Teen Takeover issue

New draft regulations released on Jul 8 detail noteworthy changes to rental policies in the Beijing municipal area. Among other adjustments, landlords are now prohibited from changing the particulars of rental agreements during lease terms. That is welcome news for anyone who has had their rent jacked up mid-lease, or been told they need to vacate to make space for their landlord’s granny pronto.

Three regulations from the Beijing Municipal Construction Committee detail these changes, the drafted “Beijing Housing Leasing Contract,” and the existing “Beijing Housing Rental Brokerage Service Contract” and “Beijing Housing Renting Brokerage Service.”

The key revisions to the previous iteration (released in 2008) focus on rental terms, releasing practices, contract procedures, and room sharing.

READ: Use this App to Stop Getting Ripped Off by Rental Agents

An outline of these changes are as follows:

• Rental Agreements: Landlords are prohibited from unilaterally increasing rent without agreement from both parties. The original lessee has priority to resign leasing agreements. No more than two people can share one bedroom. Intermediaries are now allowed to sign on lessees’ behalves, providing additional clarification from 2008 regulations.
• Deposits: The draft regulations clearly define the purpose and scope of deposits, stipulating that they should pay for any property damages and the remainder should be returned to the lessee within three business days.
• Contract Procedure: Both parties must present a valid ID prior to signing contracts, and the landlord must present the original certificate of homeownership. In advance of contract termination, the landlord must notify the lessee 30 days in advance.
• Construction Standards: Landlords can’t change the internal structure of rented housing. Further requirements are placed on living spaces, as the per capita living area must be no less than 5sqm.

These changes are intended to provide additional protections for renters (addressing current areas of vulnerability) and streamline administrative requirements for landlords. While these changes are promising, details on how they will be implemented have not yet been confirmed.

New to this Beijing scene? Here’s everything you need to know about renting an apartment

Images: Brownsville.org

Few things will have a bigger impact on your quality of life than the place you and your family live. Unfortunately though renting in Beijing can be a nightmare, particularly if you’re new to the city. It may be your first encounter with guanxi, the network of connections which underpins business and social life in China. As a newcomer you have no guanxi, and as a tenant you have few rights. If your employer offers to find an apartment for you, then that is very often the best solution, at least while you find your feet; if not, a local friend can be a huge help. But if you have to go house hunting on your own, then the tips below might help you avoid the worst traps.

The agent is not your friend

It is near impossible to rent an apartment without going through a letting agent, and you can expect to have to pay them the equivalent of anything from two weeks’ to a month’s rent for their services. There are many who specialize in helping foreign renters, and this can be a valuable aid in navigating the treacherous waters of the Beijing rental market. However don’t believe their more extravagant promises. They may up-sell you into buying a “premium” service, where they offer to help you over a longer period.

Although you are paying them, their ultimate loyalty will be to the landlord; because of guanxi, and because when you move on, you’re likely to be moving elsewhere, and they will want to let the property again. In any dispute, they will probably take the landlord’s side against you. There are plenty of other ways to get help and support in your first year in the city, so let them do their job, pay the minimum possible, and don’t be fooled into thinking they’re going to look after you if there’s a problem.

Control the process as much as possible

Don’t be railroaded into accepting the first place you see. Agents will often start by showing you the apartments which have been on their books longest, in the hope you’ll take one off their hands (a thick layer of dust is the clue here.) They may show you two or three, then ask which you want, as if that’s the only choice available. Don’t believe them if they tell you the sort of place you want isn’t available, and you’ll have to make do. Insist on your minimum requirements.

Feel free to work with more than one agent. They don’t like this, and may try to make you feel guilty about it. But they are in fierce competition with each other, and if they think they’re going to lose a fee they’re likely to work harder to meet your needs.

Check the rent on a property app, and negotiate

As a foreigner you are likely to be asked a higher rent than a local would be charged. You can find out by checking the listing on property apps such as Lianjia, Ziroom, and 58.com (though if your Chinese isn’t good you might need help.) Don’t be afraid of haggling. The Beijing property market is overpriced and overstocked, although premium locations will always command a premium rent. Again, agents and landlords may try to make you feel guilty about this, but don’t be fooled. As you’ll quickly learn if you visit the Pearl Market, the best way to get a good price is to walk away.

Negotiations may be complicated by what’s included and what isn’t. The landlord should be paying the estate management fee, so don’t let them pretend that they’re doing you any favors if they offer to. Don’t forget to check for heating and air conditioning; the government provides free heating in the winter, but you may be shivering waiting for them to turn it on.

If there’s something you want (for example, a modern shower cubicle), you may be able to negotiate to install it yourself in exchange for a reduced rent. However be careful of buying anything for the apartment which you expect to take with you when you leave, as you may find it has suddenly become the landlord’s property.

Don’t expect to get your deposit back

You’ll be expected to pay not only a substantial deposit, but often also three months’ rent in advance. Sadly you’re unlikely to get your deposit back, no matter how careful a tenant you are. Many landlords see this as their right, and will pick on the smallest things as an excuse for keeping it. In fact, many will attempt to get even more money out of you. Sadly the contract means very little when it comes to this sort of dispute. Stay calm, don’t be intimidated, and bear in mind that sometimes a small negotiated payment to save the landlord’s face might be a good investment to avoid complications. Again, a Chinese friend can be a huge help.

Not everyone is a shark

These tips should help you avoid the worst case scenarios. We should point out though that not everyone in the Beijing property market is out to rip you off. There are many ethical, responsible landlords, and many honest, hardworking agents. Sadly if there is one bad experience for every ten good, then it’s the nightmare everybody will talk about, and Beijing landlords on the whole have a terrible reputation. So hope for the best, but plan for the worst, and your home can become a great base for you and your family to enjoy all the amazing experiences that the city has to offer.

CHECKLISTS

Security

• Whether the windows have bars (on a lower-level apartment)
• Whether the front door has a solid lock
• Policy of guards at the community gates (visitors, delivery men)
• Proper functioning of video and sound on door monitor

Furnishings

• Amount of storage space
• Whether your current furniture will fit in the apartment (and through the door)
• Mattress for firmness

Electrics

• Functionality of all appliances (stove, fridge, hot water heater, air conditioner, washing machine, cable TV, microwave)
• Number of electrical outlets in every room
• Phone/broadband jacks
• Cellphone reception inside the apartment
• Lighting fixtures for brightness (and whether light bulbs can be easily replaced)
• Speed and power of all fans
• Location of fuse box and the electricity meter
• Location of the radiators

The Shell

• Ceiling for signs of leakage
• Walls for stains or cracks (check by outlets and height from knee-below)
• Flooring for unevenness, cracks, or holes
• Size of the windows and whether there is cross-ventilation
• Screens and locks on all windows (look for rips in the screens)

Bathroom and Kitchen

• Amount of cabinet space
• Location of the main gas valve and water valve
• Location of gas meter, electricity meter, and water meter
• Water pressure and functionality of the shower head
• Sturdiness of the faucets (do they leak? do they need to be replaced?)
• Amount of counter space
• Drainage speed in all sinks and tubs
• How well does the toilet flush?
• Does the toilet seat need to be replaced?

Outside

• How much natural light does the apartment get?
• Is the neighborhood noisy?
• How close is the nearest street?
• How soundproof is the apartment?
• Location of garbage cans and recycling bins
• Location of bike racks
  

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  Will you clean it before I move in? 我搬进来之前你能清理一下吗？Wǒ bānjìnlái zhīqián nǐ néng qīnglǐ yíxià ma?

  Can I hang things on the walls? 墙上可以挂装饰品吗？Qiángshàng kěyǐ guà zhuāngshìpǐn ma?

  Can you remove this? 你能把这个拿走吗？Nǐ néng bǎ zhège ná zǒu ma?

  Can you buy a ________? 你能买一个________吗？ Nǐ néng mǎi yíge ________ ma?

  How much is the rent? 房租多少钱？Fángzū duōshǎo qián?

  Who pays the agency fee? 谁交中介费? Shéijiāo zhōngjiè fèi?

  Who pays the property management fee? 谁交物业费? Shéijiāo wùyè fèi?

  Write it down. Put it in the contract. 写下来吧。在合同上标出。Xiěxiàlái ba. Zài hétóng shàng biāochū.

  Where is the property management office? What’s their phone number? 物业办公室在哪? 电话号码是多少？Wùyè bàngōngshì zài nǎr? Diànhuà hàomǎ shì duōshǎo?

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This article appeared in the beijingkids June 2019 Home & Relocation Guide issue.

Moving house is always a stressful time. Moving house in a foreign country however can lead you to the brink of insanity, heightening your levels of anxiety, and leaving you with a sense of utter helplessness. Add a baby, a disgruntled landlord, and incompetent agents, and you’ve got yourself a whirlwind of taxing unease.

A constant worry for expats living in Beijing is renting a home, particularly for families trying to negotiate their way through the concrete jungle of real estate. What is the best location? Where can you get value for money? Are there adequate amenities in the vicinity of your apartment or house? What about your landlord’s disposition with foreigners? Who will communicate with you? Will it be possible to communicate directly at all? These and more carry you into an abyss of uncertainty about whether or not you are making the right choices.

When approaching the beautifully laid-out compound of Upper East Side, Lido, I was seven months pregnant and ready to nest. I instantly fell in love with the neighborhood and was even more set on occupying a spacious two-bedroom, with access to a roof terrace, when I waddled into the real estate agency’s office and spoke to English-speaking staff who offered a parched pregnant lady an ice cold paper cup of water.

Both looks and words can be deceiving. The can-do attitude and candid approach of the agent, the sturdy and somewhat staunch proprietor, led me to believe that all was above board. How could anything go wrong? They specialize in “rental and sales of high-end apartments and villas in Lido,” and on their website provide you with glossy assurances, “We aim to win your trust with sincerity and get your recognition with great efforts. We will always be here, ready to serve you.” Surely they would only have the very best properties and even better landlords on their books. I was wrong.

After meeting the landlord, there were signs that not all was well. He seemed disappointed upon arrival when we all turned up for the handover of the apartment, and both my husband and I felt that for one reason or another we weren’t quite what he was expecting. Broken agreements, faulty items in the home, repaired and replaced large purchases, and a tiring back-and-forth WeChat conversation over the course of the first month all ensued, and was the start of disastrous things to come.

The apartment hadn’t been serviced in a while and my husband and I found items dating back to as early as 2008. We agreed to replace the sofa and the fridge, re-grout all the tiles in the home, and replace the pipes under the sink on the condition that those items from the moment of purchase belonged to our family. Inventory amended, agreement made, and we all thought we could now breathe.

Fast-forward one year later. My husband is at work and I’m packing up my home with my 9-month-old baby in tow. The large purchases we’ve made have been successfully sold, and although we decided to leave a year earlier than planned, we gave the required notice, forfeited our deposit, and informed the agency. This was somewhat a challenge as just eight weeks into our signed contract the real estate agent had blocked us on WeChat and refused to deal with the most basic of requirements; which doesn’t really mirror the promises made on their website to “serve” clients with their “expertise” and “sincerity.” Further down the rabbit hole we went.

The landlord refused to grant us a permit to clear our things from the compound, stating that the sofa that had now been sold was his. Our personal intermediary agent and my husband and I explained that this was not legal and we had every right to remove our belongings.

A moving company came, and while bringing down our things, freighting Gestapo-style antics began. With my baby in my arms and my ayi by my side, up to six security men surrounded us, one tried to physically stop me from accessing the gate to leave the compound and the belligerent proprietor from the agency turned up to film the struggle. The offense team of intimidators spoke no English, and what followed was one of the most stressful moments I’ve ever encountered while living in China.

We spent seven hours trying to negotiate our way off the sidewalk. I called the police, who left without helping to resolve the matter, and no one took a statement from me. All our things were packed in the back of a van, my baby’s diaper and clothing had to be changed, and the bottle we had prepared for his trip to our new home was already demolished.The landlord on top of our deposit wanted to extort another RMB 5,000 from us. He got his goons to surround the truck and refused to let us leave. Although having a further two weeks to move out and arrange an official handover, the boss stood by, creating a scene and refusing to acknowledge that what was developing was utterly atrocious.

Our landlord was able to rally a team of bullies made up of members of compound staff I had developed friendships with to literally spy on us and circumvent our attempts to do what we had every right to do. In the end, the needs of our child took precedence, and after much debate, we handed over RMB 1,000 and went on our way. In the end it wasn’t about money but about face. The landlord and his partner-in-crime, were not going to leave without some kind of signifier that they had come out of this situation on top.

This kind of experience raises grave concerns about the reality of the world of tenancy agreements, contracts, and policing of expats in Beijing. The rights of expat tenants is a real area of concern, marginally regulated, with little or no security attached to the signing of any arrangement or settlement. After sharing this experience with friends, I’ve been made aware that this same agency has been the common denominator in other instances of breaches of contract and poorly handled grievances.

If there are telltale signs at the beginning that you’re dealing with charlatans when renting a property, go with your instincts and move on. Understand that when contracts go wrong, little will swing in your favor, so limit the kind of arrangements you make to replace furniture and other items, and refrain from agreeing to the amendment of a contract that already will likely favor the landlord should things go wrong. Also, be wary of real estate agents who market themselves as foreign-friendly; they may not be able to back up their talk with a walk.

Photos: Pixabay

One of the most annoying frustrations about life in China when I first moved to Beijing was that electricity needed to be pre-loaded on to our house meter before usage. I understand this is a better control measure than an unending supply that just runs, especially in a city with millions of people who migrate or who want to save money, but inconvenient for many expats, nonetheless.

In the middle of my first winter, the electricity stopped in the middle of the night, and we had no idea what was wrong. Our landlord had initially put electricity on the meter, which we paid her for, but we were clueless about the process of recharging the meter. It’s one of those things that none of your re-settlers know that you don’t know, since they’ve never lived out of China.

I don’t know why we panicked the first time the juice was cut, but we did. We called one of our friends and he got up in the middle of the night to add more money to our meter. As expats from the South in the US, we felt incredibly embarrassed because it’s expected that you “grow up” in our culture. Responsible people can take care of things for themselves, or pull themselves up by “their own bootstraps.” I typically didn’t like to ask for help, and especially not for things I should be able to do on my own.

I was so happy when I learned how to use Alipay to charge money to our electricity, though I did need a friend to help set it up. This prevented almost all further problems not including the instances when the electricity shut off before I had expected, and then in turn shut down our router and Internet. Since I didn’t have data on my phone at the time, I had to ride my bike to school to use the Internet.

I became obsessed with making sure our electricity was always charged – even getting up in the middle of the night due to anxiety. I didn’t want to be stuck with the electricity off during a time when the neighborhood electricity office was also closed.

After we moved to a different apartment, I continued to utilize Alipay to pay for our electricity. I was really proud of myself for noticing one night that we only had RMB 300 and that I needed to put on enough for the next season. We had a big apartment and guests over often, so I guessed RMB 2,000 would be more than enough to last us for a while.

I added the RMB 2,000 to my account and had put it out of my mind until one night the electricity cut off in the middle of the night. Our guests at the time woke up along with us, and I set up a WIFI hotspot using their phone since I still didn’t have data (I finally do, by the way). I added another RMB 2,000, in a bit of shock that it ran out so fast, and went back to sleep since sometimes the system takes a while to adjust.

When I woke up, the electricity still hadn’t been adjusted. I felt sick to my stomach that so much money had somehow not ended up on our meter.

After some investigation, I remembered I had to make a separate house account on Alipay to pay for my new apartment’s electricity since it was not as easy as simply removing our old apartment from the account.

Our friends stepped in and immediately contacted the electricity company to see what could be done. Essentially, nothing. The money was already charged to the account, and they would need permission from the owners of the meter to take money off.

Our friends then called our landlord, who we thought would be reasonable, as we had separated on peaceful terms. Surprisingly, her response was that it was our fault, and that it’s major trouble for her to give us this money back, but we could go ask the people in the apartment.

Our friends took my husband and went back to the old apartment. No one answered, and we were never able to get in contact with them.

Finally, a bold friend called the electricity company. The woman at the electricity company told us every time she had ever contacted the owners of meters in this sort of case, the party who had come into the money unfairly would usually return the money. They completely understood. The mobile apps are convenient, but accidents happen. She was shocked to hear our landlord refused.

Our bold friend then contacted a lawyer. The lawyer told us that with a fapiao from the electricity company and clearly establishing that this was a former landlord, we should sue the landlord since there was no reason for her to keep this large amount of money from us.

At the pinnacle of the conflict, my bold friend told her he was going to sue her in our name, and she yelled back, “You’ll never get a cent out of me!”

Our circle of friends, all Chinese, were absolutely furious to hear that this was happening in their country and felt that such injustices were not acceptable. They said they thought instances like these contributed to the reason “everyone” dislikes landlords. They called her crooked and a shame. I was just embarrassed and wanted to hide in a hole. If only I had humbled myself to have someone help me with the Alipay, this never would have happened.

Since the old apartment contract was in my husband’s name, he had to go through the process of appearing in court, which was kind of like a bank with judges sitting behind windows. Those with complaints or small cases would take a number and then wait their turn to explain the problem.

The judge who saw my husband and friend said it was a simple case. The landlord clearly needed to return the money. Eventually the judge required her to come in person and then required her to pay for both the accidentally added money and then an additional RMB 2,000 as part of the settlement. She went on a payment plan, which is hilarious, considering she was very wealthy with a mansion in the north.

My misconception of a lawless, scam-filled China was corrected. Admittedly we succeeded because we had awesome Chinese friends willing to bear with us through the process. Of course, there was also the fapiao to prove that it was actually our money, and our landlord couldn’t prove we owed her money (since we didn’t). If anything this process made me realize if I wanted to be self-sufficient in China, I would need to learn to read the language, not just fumble through speaking it.

Photo: Flickr

More stories by this author here.
Email: vanessajencks@truerun.com
Twitter: @vanessa_jencks
WeChat: vanessajencks

Over the past five years, we have endured our share of “issues” with landlords in Beijing, but our current landlord (let’s call him Gollum) really takes the cake and eats it too. Technically, Gollum is no longer our landlord since Gollum sold the apartment one month ago out from under us. At the time of signing the papers, the new owner sent a text to my wife reassuring us that she would honor the terms of our lease. She went on to congratulate us on no longer needing to deal with Gollum and his tyrannical reign. Yes! But, no.

Although a very nice couple bought the apartment and agreed to let us finish out our lease, the furniture we are using still belongs to Gollum. Even though we no longer pay Gollum, Gollum is still holding on to our deposit until Gollum gets Gollum’s furniture back. Gollum likes Gollum’s furniture, especially Gollum’s 57-inch flat screen TV. It is so precious to Gollum, that Gollum measures it to make sure we have not swapped it for a smaller one. In zoological parlance, Gollum is an ass.

Funny story. When we signed our lease (the stipulation that we use our own blood for ink should have raised a red flag), we mentioned to Gollum that there was too much furniture. At first, Gollum was happy to offer to store some, but when we pushed on the rental price, Gollum said the storage problem was ours now. We informed Gollum of our intent to store the furniture at an empty and unused flat owned by Guo Ayi (let’s call her awesome) and Gollum said Gollum was fine with that. For clarification, Guo Ayi  owns several apartments, including the unused one that will be her son’s after he gets married.

Now that Gollum’s apartment is sold, Gollum says a friend of his is interested in the furniture in storage and Gollum wants to take pictures to show his friend. When my wife approached Guo Ayi about this, without hesitation, she said no. Since Gollum never treated us with the proper respect, Guo Ayi will not let Gollum come see the furniture unless Gollum takes it away and gives us back a portion of our deposit. She added that since we wouldn’t do it, she had to stand up for us. According to Guo Ayi, this is the Chinese way.

No word yet on how Gollum feels about this. I no longer care. From now on, Gollum can deal with Guo Ayi’s ire. I’m also taking her to any future contract signings.

Photo: hectorir (flickr)