I 摘要 伴随着房地产市场的发展，商业银行纷纷开始抢夺个人住房贷款市场份额， 将个人住房贷款视为资产业务发展的重点。同时由于个人住房贷款具有房屋抵押、 分期还款的特点，被商业银行归为低风险系数的优质资产，个人住房贷款始终保 持着在各项贷款业务中的较高占比。2016年以来随着各项限购政策的出台，房地 产市场开始收紧，市场观望情绪渐浓，各商业银行个人住房不良贷款规模持续增 长。 不良贷款处置是贷后管理的重要环节，不良贷款处置的好坏直接决定了银行 资产损失的数额。但在房地产经济急刹车的局势下，现存的处置方法已无法满足 当前需要。处置方式的粗放化使得银行站在客户的对立面上，客户配合度较低， 纠纷、投诉量持续增加。银行资产质量管理举步维艰，严重影响了企业形象及个 人贷款业务持续平稳的发展。探索新的个人住房不良贷款处置方式来化解资产质 量下滑的危机已变得刻不容缓。 本文以A银行廊坊分行为研究对象，主要研究思路为：通过总结国内外学者 研究成果为研究提供理论指导，并在此基础上提出需研究的问题：（1）A银行廊 坊分行个人住房不良贷款的分布特点是怎样的；（2）现有的处置方式是否能够满 足新形势的需求，存在的问题有哪些；（3）怎样更有效的处置不良资产，设计出 更优化的处置方案。以所研究问题为指引，对A银行廊坊分行的个人住房不良贷 款现状与处置方式进行了论述。最终得出A银行廊坊分行个人住房不良贷款的分 布特点及个人住房不良贷款现有处置的问题所在。 在明确了A银行廊坊分行个人住房不良贷款特征及现行处置方式缺陷的基础 上构建出个人住房不良贷款的综合处置体系，使个人住房不良贷款的处置流程化、 明晰化，改变以往处置零散、难以统筹的困境。在综合处置体系下提出不良贷款 处置的新方案即租赁模式处置方案以弥补原有方案的不足，并对此种方案的可行 性等方面进行探究。用租赁模式来补充现行处置模式的不足，缓解资金回流难、 客户抵触情绪高的问题。 希望借此次研究，深入研究个人住房不良贷款处置的新思路，打造迎合市场 需求的处置体系，实现双方共赢。改变银行的单一视角，站在客户的角度进行研 究，拓宽处置思路，使个人住房不良贷款的处置更贴合当下的市场环境，便于操 作。构建多元化的综合处置体系，从源头遏制不良贷款的产生，利用市场增加不 良资产的流动性。期待此次研究对个人住房不良贷款的处置有所帮助，有助于稀 释银行劣质资产，激发银行投贷活力，促进房地产市场有序发展。 关键词：商业银行；个人住房贷款；不良贷款处置 北京交通大学硕士专业学位论文ABSTRACT II ABSTRACT Withthedevelopmentoftherealestatemarket,commercialbankshavebegunto seizethemarketshareofpersonalhousingloans,andregardpersonalhousingloansas thefocusofassetbusinessdevelopment.Atthesametime,duetothecharacteristicsof housingmortgageandinstallmentrepayment,personalhousingloansareclassifiedas high-qualityassetswithlowriskcoefficientbycommercialbanks,whichalways maintainahighproportioninvariousloanbusinesses.Since2016,withtheintroduction ofvariouspurchaserestrictionpolicies,therealestatemarkethasbeguntotighten,and themarketwait-and-seemoodhasbecomestronger,andthescaleofindividualhousing non-performingloansofcommercialbankshascontinuedtogrow. Thedisposalofnon-performingloansisanimportantpartofpostloan management.Thedisposalofnon-performingloansdirectlydeterminestheamountof bankassetloss.However,inthesituationofrealestateeconomybraking,theexisting disposalmethodscannotmeetthecurrentneeds.Theextensivewayofdisposalmakes thebankstandontheoppositesideofthecustomer,thecustomercooperationislow, andthenumberofdisputesandcomplaintscontinuestoincrease.Thebank'sasset qualitymanagementisverydifficult,whichseriouslyaffectsthecorporateimageand thesteadydevelopmentofpersonalloanbusiness.Itisurgenttoexploreanewwayto dealwiththehousingnon-performingloanstoresolvethecrisisofassetqualitydecline. Inthispaper,bankaLangfangBranchbehaviorresearchobject,themainresearch ideasare:throughsumminguptheresearchresultsofdomesticandforeignscholarsto providetheoreticalguidancefortheresearch,andonthisbasis,putforwardthe problemstobestudied:(1)whatarethedistributioncharacteristicsofpersonalhousing non-performingloansofbankaLangfangBranch;(2)whethertheexistingdisposal methodscanmeettheneedsofthenewsituation,theexistingproblemsareWhich;(3) howtodealwithnon-performingassetsmoreeffectivelyanddesignamoreoptimized disposalplan.Guidedbytheresearchquestions,thispaperdiscussesthecurrent situationanddisposalmethodsofpersonalhousingnon-performingloansofLangfang Branchofbanka.Finally,thedistributioncharacteristicsofnon-performingpersonal housingloansinLangfangBranchofBankAandtheexistingproblemsinthedisposal ofnon-performingpersonalhousingloansareconcluded. Onthebasisofclarifyingthecharacteristicsofpersonalhousingnon-performing loansofLangfangBranchofBankAandthedefectsofthecurrentdisposalmethods,a 北京交通大学硕士专业学位论文ABSTRACT III comprehensivedisposalsystemofpersonalhousingnon-performingloansis constructed,whichmakesthedisposalprocessofpersonalhousingnon-performing loansclear,andchangesthepastdifficultiesofdealingwithscatteredanddifficultto integrate.Underthecomprehensivedisposalsystem,thispaperputsforwardanew schemeforthedisposalofnon-performingloans,thatis,theleasemodedisposal schemetomakeupfortheshortcomingsoftheoriginalscheme,andprobesintothe feasibilityofthisscheme.Usetheleasingmodetosupplementtheshortcomingsofthe currentdisposalmode,andalleviatetheproblemsofdifficultcapitalreturnandhigh customerresistance. Itishopedthatthroughthisstudy,wewillfurtherstudythenewthinkingofthe disposalofpersonalhousingnon-performingloans,buildadisposalsystemthatmeets themarketdemand,andachievewin-winresultsforbothsides.Changethesingle perspectiveofthebank,researchfromtheperspectiveofcustomers,broadenthe disposalideas,makethedisposalofpersonalhousingnon-performingloansmore suitableforthecurrentmarketenvironment,easytooperate.Buildadiversified comprehensivedisposalsystem,curbthegenerationofnon-performingloansfromthe source,andusethemarkettoincreasetheliquidityofnon-performingassets.Itis expectedthatthisstudywillbehelpfultothedisposalofpersonalhousing non-performingloans,helptodilutethebank'spoorassets,stimulatethebank's investmentandlendingvitality,andpromotetheorderlydevelopmentoftherealestate market. KEYWORDS：commercialbank；Personalhousingloan；Disposalofnon-performing loan 北京交通大学硕士专业学位论文目录 IV 目录 摘要...................................................................................................................................I ABSTRACT.........................................................................................................................II 1引言.............................................................................................................................1 1.1研究背景与意义.............................................................................................1 1.1.1研究背景.............................................................................................1 1.1.2研究意义.............................................................................................2 1.2研究方法与思路.............................................................................................4 1.2.1研究问题.............................................................................................4 1.2.2研究方法.............................................................................................4 1.2.3研究内容.............................................................................................4 2文献综述.....................................................................................................................7 2.1不良贷款成因及影响因素.............................................................................7 2.1.1政策与市场.........................................................................................7 2.1.2银行方面.............................................................................................8 2.1.3客户方面.............................................................................................8 2.2不良贷款防范与处置.....................................................................................9 2.2.1不良贷款风险防范.............................................................................9 2.2.2不良贷款处置...................................................................................11 3A银行廊坊分行个人住房不良贷款现状分析.