分类: investment and finance

养老设施土地利用的政策与行业发展趋势

寻找合适的土地、物业一直是养老设施开发所面临的一大挑战。对养老行业的投资者和经营者而言,由于行业本身比较新,再加上房地产政策的更新较快,要透彻了解养老服务设施用地的相关政策并非易事。而事实上,不动产属性的合适与否却往往是决定一个养老社区能否建成开业、以及是否成功的首要因素。

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Shanghai Launches its Long-Term Care Insurance

In order to implement the requirements of the Ministry of Human Resources and Social Security (MOHRSS) concerning launching its Long-Term Care Insurance (LTCI), combined with Shanghai’s Thirteenth Five-year Plan, Shanghai Municipal Government formulates and issues the LTCI’s pilot scheme, which prescribes that Shanghai will start its pilot approach at Xuhui, Putuo and Jinshan districts from January, 2017. The following is a brief description of the policy.

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Basics of Senior Care Facility Management Agreement 《养老社区管理协议》的基本要点

 

It has been over five years since we wrote the article “Ender into Senior Housing and Care Market in China”, at which time China had just introduced its 12th Five-Year Plan for the development of senior living industry. A lot of things—legislation, brands, product, supply and demand trend, among many others were unknowns to new entrants. Five years later, many operation brands, foreign and domestic, have emerged in the marketplace—some are doing pretty good and some are still struggling. Walking through the years, the market has evolved dramatically, and now it is a good time to have a recap.

自我们撰写《进入中国养老地产和护理市场》一文以来,一晃已有五年多时间。撰文当时,中国在“十二五”规划纲要中首次部署了发展养老产业的宏伟蓝图,对于市场的探索者来说,该领域的立法、品牌、产品及供求趋势等尚属空白。五年过去了,国内外不少运营品牌已经涉足中国养老市场,有的运营状况不错,但有的仍在摸索前行。经过几年时间的发展,养老市场已经经历了翻天覆地的变化,现正是重新审视一下行业环境的时候了。

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中国逐渐建立“医养结合”的养老政策体系

在2015年行将结束之际,国务院协同其他各部委联合颁布了一个重磅的养老产业文件——《关于推进医疗卫生与养老服务
相结合的指导意见》(以下简称“《指导意见》”)。指导意见的出台为我国推进“医养结合”的养老事业提供了又一项具体的政策指引,这对解决目前国内老年服务种类[1]模糊的现状将有重大帮助。该《指导意见》也是继国务院35号文和40号文[2]中确立大力发展养老和健康产业的基调后,在实施细则层面完成的又一次立法。

如果您还是第一次听到“医养结合”这个概念,那么您有必要知道,我国在“十二五”规划推行期间,将发展养老产业定为国家战略后,这个概念即被提了出来。在《指导意见》颁布前,地方政府层面已经在进行实践操作。各地政府在经过一段时期的试点后,逐渐摸索出将养老资源和医疗资源协同配合的方法。但是如何解决养老服务运营商在养老机构内、或是在居家服务时提供医疗服务的瓶颈,离不开法律政策层面的支撑。在中国目前的监管体制下,医疗健康是卫生计生委的职责[3],而卫生计生委对养老服务商如何取得医疗服务资质的条件一贯持比较谨慎严格的态度,并且在实施监管的过程中又经常缺乏透明度和连贯性,因此导致不少在国外普遍受欢迎的商业模式由于合规性的风险不能在中国落地实施。

随着《指导意见》的实施,政府试图逐一为医养结合在实施过程中遇到的难题寻求解决之道,突破目前市场操作层面的种种瓶颈。以下是我们为行业投资者整理的必读要点:

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The Regulatory Framework of the “Combination of Medical Service and Senior Care” is Taking Shape

At the end of year 2015, the most notable policy in the China’s senior living space has been seen in the enhancement of “Combination of Medical Service and Senior Care”(“医养结合”), which was published by the State Council and several other departments in terms of a Guiding Opinion. Details set forth in this Guiding Opinion sheds more light on the way to realize the “mixed services” for seniors, given the reality that in China service types are in lack of proper definition[1]. The Guiding Opinion is also seen as one of the implementation rules that has been highlighted in the State Council Circular No. 35 and No. 40[2], which set the tone for the development of senior living and health care industry.

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寻找那个最合适的合作伙伴

作者:Joe Christian、瞿沁(本文由英语翻译而成)

前言

大多数关注中国养老行业的人士都知道,关于如何应对数量庞大且呈不断增长趋势的老年人口所带来的社会压力和经济压力,已成为国内热议的话题,并受到了立法者的频繁关注。这样的人口压力主要是由19世纪70年代起开始施行的独生子女政策、不断延长的人口寿命以及高速发展的城镇化进程等一系列原因所导致的。中央政府制定的总体目标是让90%的老人在家中养老,7%老人通过社区服务实现养老,3%老人在机构养老。虽然本文可能部分也适用于居家和社区养老,但其主要关注的对象还是3%的这部分老年群体。 

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社会资本收购非营利性养老机构的法律困境

近几年,各路资金蜂拥投资至养老健康领域,其中不乏民营企业斥巨资在全国收购现成的养老和护理机构。在笔者近期承办的收购案例中,最常见的便是收购民办非企业单位类型的机构,也就是我们常称之为“非营利性”的养老机构(以下简称“民非机构”)。可是,与一般的公司收购不同,民非机构碍于其特殊的法律属性,不能适用最常见的股权或资产并购的方式来达成交易,因此给投资者带来诸多困扰。而律师在代表收购方进行尽职调查和交易构架设计时,也需巧费心机地摆脱法律困境,确保交易安全。笔者试图通过本文抛砖引玉,期冀民营资本投资民非养老机构的法律政策进一步放开。

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首部中国养老产业报告(英文版)问世 A Game-changing Piece of Intelligence for Players in China’s Senior Care Market is Now Available

This report, coming in at over 200 pages, combines 6 months of on-the-ground interviews with key stakeholders driving development at roughly 50 senior living sites and multiple home healthcare businesses. Included in the report are updates on new regulations specific to both senior housing and home healthcare, written by Joe Christian and Michael Qu.

The on-line purchase option is available via our e-commerce store here http://healthintelasia.com/product/china-senior-care-report/

《中国养老产业报告》长达200多页,整合了历经长达6个月、针对近50个养老和居家护理项目的实地考察和深入访谈的成果;其中包括了Joe Christian瞿沁两位律师对养老行业的最新立法动态的详尽分析。

通过以下网址可以购买到本报告: http://healthintelasia.com/product/china-senior-care-report/

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Timeshare Product emerges in China’s Retirement Living Communities

In the last couple of years, China has seen its demographic shift from a “young” country to an ageing society where affluent families are going to spend more money for their elderly family members to enjoy a decent quality of life in retirement living communities. Developers have already identified this opportunity. Many properties built in resort destinations are no longer targeted to general visitors from mid-to-high income families, but will also, in many cases, be tailor-designed for aged and independent seniors. One of the product types and marketing tools for those retirement living communities has been the timeshare approach.

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美国西海岸养老机构考察纪行之一

距离去年我所远赴美国加州考察养老社区已经半年多,期间一直想将此次考察的见闻记录下来分享给行业同仁,但由于可写的内容实在太多,断断续续始终没有理清头绪。最近,当我们重新审视身边日新月异的中国养老产业时,我和同行的另外三位合伙人瞿沁、陆蕾和沈青律师都认为有必要将我们看到、听到的关于美国养老地产的现状分享给大家。

我们之所以选择加州,是因为这里宜人的气候和炙热的阳光已经使其成为了美国乃至全球的度假和养老胜地。在这里,有著名的“造梦工厂”好莱坞,有创造无数科技神话的硅谷,有无数学子向往的学术胜地斯坦福大学,有将近百年历史的金门大桥……当然,这里还有着很多的养老社区,涵盖了CCRC养老社区、独立型养老公寓、辅助型养老公寓和专业失智照护养老机构等几乎所有类型的养老运营模式。

行程开始前,我们向几位美国的客户和行业专家请教,感谢他们的帮助让我们尽可能多地看到了美国不同类型养老项目。而更为难得的是,我们有机会通过现场参观和与这些机构的负责人深入交流,对美国养老行业的资本运作、运营模式、管理体系、市场营销、盈利方式、专业培训以及发展历程和趋势都有了全面而深刻的认识。在此,我们要特别鸣谢Merrill Gardens 的Barbara Nopen女士, ABHOW的Mark Steele先生和ISL的Sue Farrow女士对恒为律师事务所此行的大力协助。

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