1.How do I find the right home?
It is important that you provide the realtor with all your requirements such as location, type, size, budget and other detailed specifications, so he/she can source the right properties for you to review whether you choose to live in apartment or villa. It is not unusual to review 15-20 or more properties before you can make the best possible decision, so make sure you have the time available that is needed. If you are still at your home country, a look-see trip to the designated destination for 3-4 days is highly recommended. If you have children or other family members joining you in your stationing, try to make sure that their needs are attended to as well i.e. distance to the schools and the presence of other children in the compound or nearby etc.

2.How do I pay my monthly rental? Can I pay from my home country?
Most of the rents are quoted in US$ / month. Depending on the landlord (individual or corporate) the rental fees can be paid in US$ directly or in RMB. Money transfer from overseas is also possible. If the payment is made in RMB, the exchange used will be the middle rate published by the Central Bank on first working day of each month.

3.How about the security deposit?
The norm is to pay 1-3 months rental in deposit depending on the overall quality of the furniture, appliances and other items in the Premises. The deposit can sometimes be used to off-set the last 1-3 month’s rental. In some cases, a Bank Guarantee can also be used. The deposit will be returned after completion of leasing period and after all outstanding utility fees etc have been settled.

4.What is included in the rent?
The typical lease agreement will include usage of public areas, management fees and club house fees if a club house (sports facilities such swimming pools, tennis, sauna etc) exists in the compound. Furniture and appliances are usually also included in the lease but electricity, gas, water and phone fees, which are billed at costs.

5.Is it possible to bargain on the rentals?
All asked rental prices are negotiable, and of course the degree to which you can negotiate will depend upon the property type and asking price. Other factors will determine how much the price can be lowered, such as, does the landlord need to rent out the apartment in a hurry, and are there other interested parties?

6.What do the management fees cover?
The management fees cover the overall maintenance and cleaning of the compound and security

7.Who pays for the realtor fee?
Usually the landlord or developer will cover these fees when it comes to leasing – other terms apply for buying and selling. There may however be situations where the realtor fees are shared between the landlord and the tenant in a pre-agreed share ie. 70% to 30%.

8.Is it possible to sign a lease contract for less than twelve months?
Most landlords would prefer to lease their property for a twelve month contract, but some shorter term contracts are available. Shorter term contracts however may leave you having to pay all of the rent in advance.

9.What is the typical lease term?
The typical lease period is a one (1) year fixed contract but some contracts may extend further than that depending on the mutual requirements from both parts. Some service apartments can offer short-term stays from 1 day to whatever is required from you.

10.Can I automatically renew my contract upon expiration?
The rights to renew the contract must be negotiated with the landlord and if both agree on the renewal terms, this can be included in the contract. The renewal process usually starts 2-3 months prior to original lease end and must be confirmed in writing. After confirmation, your realtor should draft up the extension agreement and arrange for theappropriate signatures.

11.Do I have any sublet or assignment rights?
This is not the standard for lease agreements though it is included in some lease agreements if the owner is an individual landlord. Do not expect this to happen for compound leased by the developers.

12.What should I pay before the lease is effective?
You should pay the first month rental and deposit (and sometimes :Pmanagement fees and/or club house fees if these are not included in the rental) before the landlord will hand-over the keys. There are no legal fees involved in renting a property, nor any ‘key-fees’.

13.Is it possible to terminate lease early?
Yes, it is possible to break the lease early but the terms related to this depend on the contract and the negotiations with the landlord prior to signing. Should you break a ‘normal’ lease agreement, then you should expect to forfeit the deposit or parts of it. Sometimes the landlord will accept the early termination if the tenant can find another replacement occupant for instance from your company.

14.Can I breach my lease contract before the time agreed and what are the consequences?
If you choose to move out ahead of your scheduled contract, then the landlord is entitled to claim two months worth of rent.

15.Can the landlord breach the lease contract before the time agreed?
If the landlord breaches the contract then the tenant is entitled to compensation, normally two months worth of rent and the full deposit.

16.Does the tenant have the right to make improvements?
Every request must be presented to the landlord prior to commencement of the improvement. Usually the permits are granted given that the structures of the Premises remain the same, so you probably will not be allowed to take down the walls while painting them will be fine in most cases.

17.What is the landlord expected to prepare before the check-in?
The landlord should ensure that the Premises are ready as per the contractual agreement. That is to make sure all the furniture pieces and appliances listed in the inventory list are there and working properly; the (IDD) phone line(s) and broadband are connected and working; the Premises are completely cleaned and repainted if needed. The general maintenance of the Premises and inventory should be taken care of by the tenant.

18.What is the process for handing back the property at lease end?
Once your lease agreement expires, a walk-through inspection of the Premises is needed to ensure that the Premises are in same condition as at the commencement of the lease except for normal tear and wear (and other conditions stated in the lease agreement). After the inspection and sign off on the inventory list, all outstanding utility and other fees must be settled before the deposit is handed back to the tenant.

19.What can I expect from a fully furnished apartment?
A washing machine, refrigerator and cooking-range are normally all present in the apartment. Basic furniture is provided, although the quality of the furniture does tend to follow suit with the quality of the apartment.

20.Which fixed and variable costs are included in the rent?
Serviced apartments offer numerous benefits included in the rental price, with examples being, sports facilities, housekeeping and a car complete with driver.

21.When does the rent need to be paid?
Normally the rent must be paid at the beginning of the month or on the date of the lease commencement.

22.Is it possible for a foreigner to buy a house in China?
No matter what your nationality is, you can legally buy a house in China.

23.Do all residences receive foreign satellite television?
Most serviced apartments and villa compounds receive satellite television, however it is not a certainty, and so if this is of concern to you, it is something you must mention in your property search.

24.Is it possible to bring my pet with me to China?
It is possible to bring your pet to China, dogs need a special licence, and strict quarantine rules must be adhered to. Thorough research regarding moving your pets abroad is recommended prior to moving to China.

25.How to find the right school for children?
Amongst many international schools the right one for your children is the one that is closest to the education system of your country. If you are American, American international schools are more close to your liking and if you are from England and Australia, British international schools might be better.
There are some but limited European international schools. International schools set up by Singaporean and HK systems might make you or your children feel too heavy academic learning especially for your younger children if you are not familiar with Asia way of academic teaching.
You can walk around the classrooms and talk to teachers, view their teaching materials will give you a good sense for choosing the right one for your children. Or take your child to the school to see the school herself/himself and meet the teachers in the relevant grade before deciding on a school.

26.How to find a reliable Maid or Ayi?
It is of vital importance that you choose Ayi who possess valid identity documentations including ID card, documents that verity her residential address, reference letters that have phone numbers that you can call to check. In general, Ayi who are local Shanghai residence demand higher salary than those from outside Shanghai but they provide you with a peace of mind for security and legal pursuit in case something goes wrong. Most of them will not speak English, so you need to be prepared for some communication problems. You may try the maid companies but most of the time, the word of mouth and referrals from other expatriates is more useful.
If you have children, always look for good natured persons who are honest, able to learn and work flexible hours more than numbers of years of experience.
Always keep records of Ayi’s ID information and update your records every half a year to ensure you have the most up-to-date contact information and home address of your ayi.

27.Can I hire a Filipino Nannies in China?
Hiring Filipino Nannies are not legal and extremely forbidden to work with any personal employers in China. Based on Chinese law, any illegal employment will face heavy penalty.

28.How to find a right car and driver?
Traffic and drivers’ behavior are the most concerned problems of the city, bad driving could be seen anywhere on the road, hence finding a good driver means a lot to you and your family’s safety and travel convenience.
Normally, younger drivers have the college education, could speak English, but less experienced in term of years of driving than the old ones who are more experienced but may not be very communicative due to lack of English skills. The right driver is one who is alert of not only his own driving but others around him on the road. In terms of English language skills it should be regarded as bonus not over importance of driving skills. It is always important to try the driver for a short period till you find one to your satisfaction.

29.How to apply for driving License in China?
Expatriate hold an overseas driving license & valid residence visa and intend to apply for a Chinese driving license.
1 The original valid driving license issued overseas should be translated if it is not in Chinese by the designated translation service providers.
2 Go to the Motor Vehicle Service Bureau to have your digital photo taken and take the physical examination, then submitting the required materials: passport, original driving license & translation and arranging the schedule of paper exam.
3 Take exam punctually and pay the required fee to get the Chinese driving license after passport the exam.

30.Prerequisites and certain politics that Chinese government has for expatriate working in China?
1 Between the age of 18 and 60 for male, and between 18 and 55 for female
2 In good health
3 With professional skills and job experience required for the work of intended employment
4 With no criminal record
5 A clearly-defined employer
6 With valid passport or other international travel document in lieu of the passport.

31.How to apply for the Employment Permit?
1 The employer that intends to employ foreigner shall apply for Employment License in Municipal Labor and Social Security Bureau for the foreigner before he or she enters China.
2 the employer shall go through formalities with Foreign Affairs Office for the Z visa (Employment Visa) notificationof the foreigner.
3 Foreigner with permission to work in China shall apply for the Z visa (Employment Visa) at the Chinese embassies, consulates, by presenting his or her passport, Employment License, and letter of visa notification.
4 After entering China with Z Visa, the foreigner shall make a health examination at Exit-Entry Health and Quarantine Bureau.
5 Foreigner shall apply for the Employment Permit in Municipal Labor and Social Security Bureau after passing the Health examination and receiving a physical examination record.
6 Foreigner who receives Employment Permit shall go through formalities for the residence permit in Exit-Entry Administration Bureau.

32.Assigned by overseas HQ to work in China, with contract and salary by overseas HQ also need to go through formalities for employment certificates?
If the remuneration of assigned foreigner is paid abroad, he or she may be exempted from the Employment License and Employment Permit, Provided he or she has worked less than 3 months in Chinese territory. However, if he or she has worked in Chinese territory for more than 3 months in a year, application for Employment License and Employment Permit has to be made.

33.Being a holder of valid residence permit for dependents can work for a company or not?
No, you cannot work for any employer as long as you reside in China as a dependent. The state of being employment is not legitimate until employer obtains your Employment License and Employment Permit at relevant authorities, and changes your purpose of residence from dependents to employment.

34.What is the Registration Form of temporary residence? how can get it issued?
Registration Form of temporary residence for expatriate hereinafter referred to as registration form which is issued by the hotel or the police substation of the area where the lodging takes place is used to apply for, change or extend all kinds of visa including residence visa in Exit-Entry Administration Bureau.
The registration form should be completed within 24 hours upon expatriate arrival, any delay will cause penalty based on different police substation.
1 Expatriates stay in China with F or L visa shall update the registration form each time within 24 hours upon their arrival.
2 Expatriates stay in China with residence visa shall update the registration form which has been updated into a new version from Oct. 2008 before their visa expired. The old version: yellow or pink paper will not be used any longer.
3 Expatriates with residence visa who move from one residence to another during their visa term shall update the registration form as well as the residence visa at the Exit-Entry Administration Bureau within 10 days after receiving their registration form.

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