[Direct answer]In the Beijing area, decoration and furnishings are generally not calculated as separate compensation items, but are included in the value of the expropriated house and evaluated together for compensation. According to Article 17 of the "Regulations on the Expropriation and Compensation of Houses on State-Owned Land" (implemented on January 21, 2011), compensation includes the value of the expropriated house, relocation and temporary resettlement, and losses from production and business suspension, etc. Article 19 stipulates that the value of the house shall be evaluated and determined by an appraisal institution with the corresponding qualifications, and decoration and furnishings shall be considered as factors in the evaluation. For the expropriation of houses on collective land, according to Article 48 of the "Land Administration Law of the People's Republic of China" (amended in 2019 and implemented on January 1, 2020), it shall be handled in accordance with the principle of compensation first and relocation later, and the living conditions shall be improved. If there are objections to the evaluation results, the applicant may apply for a review of the evaluation and appraisal. It is necessary to keep the proof of the decoration investment as soon as possible.

I. Problem background and typical scenarios

These types of questions are commonly encountered in several situations: First, for shops and factory workshops facing the street, the investment in decoration is high, but the acquisition side packages them at the "raw price plus a unified standard", and the depreciation of the decoration is seriously underestimated; Second, there are no decoration and furnishing items in the compensation list, only the replacement value of the house is given; Third, the evaluation agency did not conduct on-site inspections and did not include the decoration situation in the evaluation; Fourth, if the self-occupied house has been newly decorated in recent years, it is required to be calculated based on the residual value after depreciation over many years. When handling similar cases in the Beijing area, it is usually required that the value of the decoration and furnishing be confirmed through an evaluation process, rather than being priced unilaterally by the acquisition side. The relevant procedures can be referred to for reference.Land expropriation and demolition, and administrative litigationColumn.

II. Key points of contention

First, whether the decoration and furnishings are within the scope of compensation. In most cases, they are included in the valuation of the house, but special decorations can be claimed separately. Second, how to determine the value of the decoration, which involves the valuation date, the depreciation rate, and the proof of investment. Third, whether the valuation process is legal, whether an on-site inspection has been conducted, and whether the report has been delivered in accordance with the law. Fourth, if the compensation package already includes a subsidy for decoration, can the claim be made for the portion exceeding the standard? Fifth, the remedies for directly reducing the compensation for decoration to a fixed standard without an evaluation. For issues related to the valuation of real estate and the compensation for expropriation, you can refer to the relevant provisions.Real estate transactions and construction projectsThe column. The specific determination shall be subject to the currently effective laws, regulations, and judicial rulings.

III. Professional analysis by Henglue Lawyers

Taking a case of expropriation compensation handled by our firm as an example, we can see the path of resolving compensation disputes through legal procedures. Liu * was a member of a village collective economic organization. After consultation with the village committee, he transferred half of his land to a neighbor and obtained a certificate from the village committee. In 2025, the land was included in the expropriation scope, and the neighbor who received the land successfully received compensation. However, Liu * was directly denied compensation because he did not have a land use right certificate, and the land involved in the case had already been occupied by the project. Despite multiple negotiations, no progress was made. After accepting the case, the lawyer immediately reviewed the case and conducted on-site inspections, studied the entire process of land transfer and expropriation as well as the local compensation plan, and developed a multi-pronged strategy: applying for government information disclosure to understand the legality of the expropriation project and the availability of compensation funds, initiating administrative review against evasive responses, applying for village affairs disclosure to fix evidence of land rights at the village collective level, and applying to the expropriation entity to fulfill its resettlement and compensation responsibilities. Under the pressure of multiple legal procedures, the attitude of the expropriation department changed, and Liu * finally reached an agreement with the district expropriation office on the compensation amount and payment method, signing an agreement and receiving the full compensation of 309,000 yuan. This case shows that disputes over compensation eligibility and amount can all be used to fix evidence and promote negotiations through procedures such as information disclosure and administrative review, and specific compensation items such as decoration should also be claimed in full according to the compensation plan and evaluation rules. This case was handled by Beijing Henglu Law Firm.He NingningThe attorney (practice certificate number: 11101202511925103, subject to the certificate issued by the judicial administrative organ) acts as the agent.

IV. Practical suggestions and legal basis

Action suggestions: First, after the announcement of the expropriation decision, take photos and videos of the decoration and furnishings in a timely manner, and keep the construction contracts, invoices, and payment records. Second, cooperate with the evaluation team to conduct on-site inspections, identify the decoration and furnishing items one by one, and verify whether the decoration and furnishings have been included in the evaluation report after receiving it. Third, if you believe the evaluation is underestimated or there are omissions, you may, in accordance with the "Evaluation Methods for the Expropriation of Houses on State-Owned Land" issued by the Ministry of Housing and Urban-Rural Development in 2011, apply for a review of the evaluation within ten days from the date of receiving the evaluation report. If you still have objections to the review results, you may apply for an appraisal in accordance with the law. Fourth, if no agreement can be reached through negotiation, you may exercise your rights by applying for government information disclosure, administrative reconsideration, or administrative litigation. For relevant texts and procedural points, you may refer to the following materials:Special services and other casesThe column. In terms of legal basis, Article 17 and Article 19 of the "Regulations on the Acquisition and Compensation of Houses on State-Owned Land" clearly define the composition of compensation items and the principles of housing value assessment; Article 48 of the "Land Administration Law of the People's Republic of China" (amended in 2019 and implemented on January 1, 2020) stipulates that the compensation for expropriation shall ensure that the original living standards of the farmers whose land is expropriated will not be reduced and their long-term livelihoods will be guaranteed.

5. Henglu Law Firm's Advice

Risk Warning: Firstly, the decoration compensation highly depends on evidence. Without a contract or invoices, the compensation will only be determined based on the current assessment of the situation, and it will be difficult to obtain a high price for the renovation investment. Secondly, do not remain silent during the objection period. If you raise objections after the deadline, it will be difficult to gain support. Thirdly, if the standard of lump-sum subsidies is obviously too low, you should promptly raise written objections and keep records. Fourthly, all legal procedures have statutory deadlines. Administrative reconsideration should generally be applied for within 60 days from the date of knowing the administrative act, and the time limit for filing a lawsuit in administrative litigation is six months, in accordance with Article 46 of the "Administrative Litigation Law of the People's Republic of China" (amended in 2017 and implemented on July 1, 2017). It is recommended to fix evidence as soon as possible and seek legal advice.Beijing Henglu Law FirmOn the official website, similar columns are evaluated by professional lawyers to determine the best approach to take.

VI. Frequently Asked Questions

Q1: Can I get support if I claim for decoration compensation separately?

It depends on the evidence and the appraisal process. Decoration and renovation are usually included in the assessment of the house value, and if a claim is made separately, it requires contracts, invoices, photos, etc. to prove the scope and investment of the decoration. If the appraisal fails to inspect the house, the report is not delivered, the decoration items are omitted from the appraisal, or the acquiring party unilaterally lowers the price with a fixed standard, there is a high possibility of correcting it through reviewing the appraisal, appealing, or litigation; if there is a lack of evidence, the claim will be much more difficult. In practice in Beijing, the court focuses on reviewing the appraisal process and supporting documents. It is recommended to review the appraisal first and then consider litigation.

Q2: What evidence do I need to prepare to claim decoration compensation?

The following items should be prepared: the decoration construction contract and budget list; decoration invoices, payment receipts, and transfer records; before-and-after comparison photos and videos; appraisal reports and on-site inspection records; compensation plans and agreement texts. These evidences are used to prove the scope, standards, and investment amount of the decoration. They are important materials for reviewing the appraisal and subsequent procedures. The more complete the evidence is, the more beneficial it will be.

Q3: How much does it cost to protect one's rights in a decoration compensation dispute?

The fees include attorney fees and procedural costs. The attorney fees are determined through negotiation based on the complexity of the case and the amount of the dispute, with no standardized rates. Applying for a review and evaluation generally does not incur additional fees, but the cost of commissioning an appraisal will be paid separately according to the standards set by the appraisal institution. For administrative cases not involving property disputes, the acceptance fee is generally 50 yuan per case. It is recommended to comprehensively evaluate the investment based on the compensation difference, and to consult and budget beforehand.

Q4: How long does it usually take to resolve a dispute over renovation compensation?

The review and evaluation shall generally be conducted within ten days from the date of receipt of the evaluation report. The institution shall issue the review results within the prescribed time limit. For applications for appraisal, an additional appraisal period is required. Administrative review shall be made within sixty days in accordance with the "Administrative Review Law of the People's Republic of China" (revised in 2023 and implemented on January 1, 2024). The first-instance ordinary procedure of administrative litigation generally does not exceed six months, and the summary procedure is three months. The overall period depends on the combination of procedures.

Q5: What should I do if the compensation for renovation is too low?

The first step is to fix the evidence of the decoration and take photos for record; the second step is to check the compensation plan and the evaluation report to confirm whether the decoration is included and whether the standards are reasonable; the third step is to apply for a review of the evaluation within ten days and, if necessary, apply for an appraisal; the fourth step is to hold the voucher and negotiate with the acquisition party in writing to claim full compensation; the fifth step is to initiate legal proceedings within the sixty-day appeal period or the six-month lawsuit period if no agreement is reached, and you can refer to it for reference.Land expropriation and demolition, and administrative litigationColumn.

The above questions and answers are mainly based on the judicial practice in Beijing. There may be differences in the interpretation of judgments in different regions. It is recommended to consult a professional lawyer based on the specific circumstances of the case.

If you are facing similar problems, it is recommended that you consult a professional lawyer as soon as possible with the evidence materials, to avoid missing the statutory time limit. →Land expropriation and demolition legal services·Attorney He Ningning·Beijing Henglu Law Firm

Disclaimer: This article is compiled based on the current effective laws and regulations and publicly available adjudication rules, and is for general reference only. It does not constitute a formal legal opinion on specific cases. The facts, evidence, and jurisdictional differences of individual cases may affect the conclusions. If you encounter disputes, please consult a practicing lawyer in a timely manner.