Property knowledge questioning

I. Functions and powers of the owners' congress or owners' congress

After the establishment of the owners' committee, it is responsible for convening the subsequent owners' meeting. Held at least once a year. Owners' congress or owners' congress.

Exercise the following functions and powers.

1, election and recall of the owners' committee;

2, review or modify the articles of association of the owners' committee and the owners' convention;

3, listen to and consider the owners' committee hiring property management companies, property management companies work report, etc. ;

4. Decide on other major matters of the property management enterprise;

5. Revoke the improper decisions of the owners' committee, etc.

Second, the takeover acceptance is different from the completion acceptance. Handover acceptance refers to the acceptance of the property handed over by the developer by the property management enterprise according to the house handover acceptance standard issued by the Ministry of Construction on July, 2006 199 1. The difference between takeover acceptance and completion acceptance lies in:

(A) the purpose of acceptance is different

Handover acceptance is a re-inspection based on acceptance, with the safety of the main structure and meeting the use function as the main content; Completion acceptance is to check whether the housing project meets the requirements specified in the design documents.

(B) the acceptance conditions are different

The first condition for taking over the acceptance is that the equipment and facilities such as power supply, heating, water supply and drainage, sanitation and roads can be used normally, and the number of buildings and households has been confirmed by the relevant departments; The first condition of completion acceptance is that the project is constructed in full accordance with the design requirements, reaching the specified quality standards and meeting the use requirements.

(3) Different handover objects

Take-over acceptance means that the property management company takes over the property handed over by the developer; Completion acceptance is the acceptance of things handed over by developers and construction parties.

Third, there are probably several large pieces. The property industry is a personnel-intensive industry, and personnel costs definitely account for a large part, including the sharp increase in labor costs in the past year. The minimum wage in Beijing has been increasing, including the cost of our security personnel. I remember that it was probably 800 yuan that hired a security guard around 2000, and now it is 1.500, 1.700.

The second is the operation and maintenance costs of equipment and facilities. We always talk about the preservation and appreciation of property. What should be done to add value? The elevator is well maintained, well maintained, and it will be used for one more year. Suppose the elevator needs to be replaced after 15 years of use, but if it is well maintained, it can be used for 18, 20 years, which is value-added. Because the elevator is broken and needs to be replaced, all owners have to pay for it.

The third is the cleaning cost. Just now we talked about the cost of cleaning staff. The fourth is the cost of greening. At the same time, property companies also have depreciation expenses for fixed assets, offices, computers and modern office equipment; Security guard's order maintenance fee.

Fourth, briefly describe the main contents of early property management.

(A) the establishment of management institutions and personnel training

The establishment of the organization should be determined according to the purpose, area, management depth and management mode of the entrusted property; In addition to the selection of management personnel, we should also consider the recruitment at the operational level (maintenance, security, cleaning, greening and other personnel). Conduct training according to responsibilities.

(2) Formulation of rules and regulations

Necessary rules and regulations: the scope of responsibilities of the management organization; The post responsibility system of all kinds of personnel; Regulations on property management in various regions; User (resident) manual, etc.

(3) Receiving and taking over the property

Property acceptance is to inspect the completed property according to the technical specifications and quality standards of the Ministry of Construction and relevant provinces and cities, which is directly related to the normal development of property management in the future. Property takeover is a process in which real estate development enterprises hand over the property to the entrusted property management company, and the handover shall be handled in writing. The development enterprise should also hand over a complete set of drawings to the management unit to facilitate future property management and maintenance. When the entrusted property management company asks about the property warranty, it should also sign a warranty implementation contract with the real estate development enterprise to clarify the warranty items, contents, progress, principles, responsibilities and methods.

(4) Family management

Entering the household means that the owner and user formally enter the property for use, commonly known as "occupation". The purchase of commercial housing owners or households household procedures are generally:

1. Occupancy notice

After meeting all the formal conditions for the use of the property, issue a written notice of occupancy to the owner or user.

2. Take the owner or user to inspect the property on the spot, focusing on inspection.

(1) Building quality;

(2) Equipment quality and operation;

(3) Whether the room type, decoration and facilities are in conformity with the contract;

(4) External environment and its influence.

3. Agree with others to decorate, add or replace equipment or facilities for their own use, that is, various agency matters.

4. Sign the property use convention.

The main contents include: determining the rights and obligations of both parties, the code of conduct for normal use of the property and the corresponding liability for breach of contract on the premise of distinguishing harmless use from shared parts, equipment and facilities.

5. Please ask the owner or user to fill in the registration card truthfully.

The contents include: the name of the owner or user, contact information, the number of occupied properties, equipment, facilities and parking space allocation. Non-residential properties also need to register business license, business scope, number of employees, travel, catering and other related information to facilitate property management and services.

6. Issue user manuals to owners or users.

Make them understand the general situation of the property, various management systems, such as vehicle parking management, renovation and relocation management, the scope, standards and duration of property warranty, the ownership of floor rights, and the rational use of public facilities and equipment, so as to correctly grasp their own behavior.

7. Prepaid property management fee or rent

The property management company shall, in accordance with the relevant provisions or the agreement between the two parties, collect property management fees or rents from the owners or users in advance.

8. Provide guidelines for owners or users.

That is to say, the owners and users are fully introduced to the work guides of the relevant departments of the property management area and the community, so as to handle the relevant procedures in time.

9. The owner signs a contract with the user, obtains the key, and completes the household registration procedures.

(v) Renovation and relocation management

In order to do a good job in renovation and relocation management, the following work must be done:

1. Vigorously publicize the decoration regulations.

The provisions mainly include the following aspects:

(1) The decoration shall not damage the bearing structure of the building or the appearance of the external wall of the building;

(2) Do not occupy public places, move or damage public facilities and equipment without authorization;

(3) No toxic and harmful substances and excessive noise shall be discharged;

(4) Do not throw construction waste anywhere;

(five) to comply with the provisions on the administration of fire and electricity, and to perform the duties of fire prevention;

(6) If others or public parts, equipment or facilities are damaged due to decoration, the responsible person shall be responsible for repair or compensation.

2. Strengthen the supervision and management of decoration.

Review the decoration design drawings, send someone to inspect the construction site, and dissuade and urge to correct any breach of contract in time.

3. Actively participate in interior decoration.

4. Arrange the relocation time reasonably

(6) Establish files

There are two kinds of files: owner's or user's information and property information.

Owner or user information: owner user's name, household information, contact number or address, payment of various fees, house decoration, etc.

Property information: mainly including various design and completion drawings, location and number of the property.

The establishment of archives should mainly focus on four links: collection, arrangement, filing and utilization. The key to collection is to be as complete as possible. The focus of finishing is to get rid of the false and keep the true, leaving useful information for property management. Archiving is the scientific classification and preservation of data according to its inherent laws and relations.

Five, briefly describe the general principles of property management company organization.

Principle of power definition

Owner first principle

Unified management principle

Principle of economic rationality

Principle of specialized service

Principle of clear rights and responsibilities

Advanced management principles

Principle of fair competition

Six, maintenance project cost management generally includes: cost prediction, cost planning, cost control, cost accounting and cost analysis and evaluation.

Seven. Article 1 These Provisions are formulated in accordance with the Regulations of Qingdao Municipality on Property Management in order to strengthen the property management of residential quarters and clarify the responsibilities of relevant public services within the property management area.

Article 2 Owners' committees, property management enterprises and professional management units (hereinafter referred to as professional units) of water supply, heating, gas, electric power, postal communication, municipal garden sanitation, public security traffic, fire protection, street lamps and cable television within the residential property management area of this Municipality shall abide by these provisions.

Article 3 The municipal property administrative department shall be responsible for the organization, implementation and comprehensive coordination of these Provisions, and the municipal and district (city) property administrative departments shall be responsible for specific coordination, supervision and inspection.

Article 4 Professional units and property management enterprises shall establish a management and service responsibility system in accordance with these Provisions to ensure the normal use of municipal public facilities and the normal operation of special management and services within the property management area.

Where a professional unit entrusts a property management enterprise to perform management and service responsibilities on its behalf, both parties shall sign an entrustment contract.

Article 5 Management of water supply facilities. The water supply unit is responsible for the maintenance and management of the total water meter and the water supply pipeline and equipment outside the building (referring to the metering water meter for water settlement set by the city water supply enterprise according to the regulations); From the first valve after the summary table to the water users, the property management enterprise shall be responsible for the part used by the owner, and the person responsible shall compensate for the man-made damage.

Compensation; The owner is responsible for the self-use part of the house.

In the process of property management, fires caused by improper management or other unexpected reasons bring huge economic losses to property companies and residents, and even endanger personal safety. Therefore, it is very important to do a good job in fire safety. This section mainly introduces some methods of personnel rescue and evacuation and material protection in case of fire.

First, residential fire fighting countermeasures

1. Fire of gas and liquefied petroleum gas appliances

When gas and liquefied petroleum gas appliances catch fire, they should be covered with soaked sacks, quilts and other appliances to suffocate the fire; Then close the valve and cut off the gas source; Then use water to extinguish the burning object or the fire at the fire site. Open the doors and windows for ventilation after fire fighting. If the gas source cannot be cut off, the liquefied petroleum gas tank should be moved to a safe place immediately, and the warning range of no open flame should be marked.

The oil pan in the kitchen is on fire.

Don't panic when the oil pan is on fire. Cover the pot to put out the fire. Don't pour burning oil into other utensils or pour it on the ground.

3. Electrical fire

When electrical appliances catch fire, disconnect the power supply first, and then use dry powder fire extinguisher to put out the fire on the line. Only when it is determined that there is no electricity in the circuit can water be used for fighting.

Children play with fire and cause a fire.

The fires caused by children playing with fire are mostly in the kitchen, under the bed and other places. When putting out the fire, the liquefied gas tank should be removed quickly to avoid the explosion of the gas tank caused by high temperature, and then put out the fire with water.

Attention should be paid to residential fire protection:

1. Don't open doors and windows when you find an indoor fire, so as to avoid gas convection and the fire spreading. After the fire is extinguished, doors and windows should be opened to remove unburned gas or smoke to prevent re-ignition.

2. When you smell the gas or liquefied gas tank leaking or having an abnormal smell, avoid using naked fire to check, and avoid turning on the electric light at night to prevent the combustible gas from exploding or catching fire. The valve should be closed to cut off the gas source, and the doors and windows should be opened immediately to eliminate combustible gas.

3. After discovering the fire, in addition to self-help, wake up the neighbors at night, and never save your own property without putting out the fire, which will spread the fire and cause casualties.

Second, the fire countermeasures in crowded places

Commercial buildings and residential areas have some supporting facilities convenient for work and life, such as hospitals, schools, kindergartens, shops, clubs, restaurants and so on. And these places are often places where people are concentrated. If the fire can't be put out in time, it will easily cause more casualties and property losses. Therefore, it is very necessary to master some fire fighting knowledge.

1. After a fire occurs in a crowded place, cut off the power supply and close the ventilation facilities first; Open all entrances and exits and evacuate people as soon as possible; Start the fire-fighting equipment and put out the fire in time.

2. When the fuel and gas used in hospitals, school laboratories and laboratories catch fire, the unburned substances should be evacuated in time and suffocated with soaked fabrics, or put out the fire with dry carbon dioxide fire extinguishers or water, and the liquid flowing on the ground should be blocked with sand. After the fire is put out, open the doors and windows to remove combustible gas.

3. When electrical equipment and circuits catch fire, cut off the power supply and put out the fire with dry powder fire extinguisher or water.

4. When the fire threatens the patients and students, evacuate or rescue them as soon as possible and put them in a safe place.

5. Kindergartens and nurseries are on fire, quickly rescue children and close burning rooms. Children in large classes should be evacuated by teachers, and children in small classes should be wrapped in bedding, carried, carried and carried out of the burning place. It's too late to evacuate the fire. Move the children to a safe room and wait for the rescue of the fire brigade. Do not move.

6. When putting out the fire, the unburned substances in the fire should be removed or isolated to prevent further combustion.

Attention should be paid to fire fighting in places where personnel are concentrated:

(1) Pay attention to gas and smoke poisoning when there are chemicals and plastics burning.

(2) Use radio to publicize, guide and stabilize the mood of the masses, and evacuate the trapped people in an orderly manner according to the evacuation plan to prevent the crowded people from causing casualties.

(3) When putting out the fire, move along the wall foundation to prevent the upper part of the ignition point from falling, and falling objects may hurt people.

Third, high-rise building fire fighting countermeasures

High-rise buildings have the characteristics of many high-rise buildings, high personnel density and relatively small exits, which brings certain difficulties to fire rescue work. Therefore, it is necessary to master some fire fighting methods for high-rise buildings.

It is an important and arduous task to extinguish fire, rescue and evacuate people in high-rise buildings. Firefighters should adopt different methods according to different situations and evacuate in time to avoid and reduce casualties and property losses.

First of all, try to use the existing facilities in the building for safe evacuation, which is an important method to strive for evacuation time and improve evacuation efficiency. Evacuate by fire elevator; Use indoor smoke-proof stairs, ordinary stairs and closed stairs for evacuation; Evacuate by using indoor evacuation balcony, evacuation corridor, indoor descent control device, life-saving kit, etc. Evacuate through the window cleaner.

Secondly, for different parts. Different evacuation methods are adopted under different conditions:

1. When a fire breaks out in a high-rise building and people of different nationalities, nationalities and languages live in the building, broadcast in the corresponding language to tell everyone which floor and which part are on fire, and the route and method of safe evacuation. When broadcasting, the announcer should be calm, confident and concise, so as to stabilize the psychology of people in the building and prevent panic or jumping accidents.

2. When a fire breaks out in a certain part of a certain floor and the burning range is not large, people on the burning floor and its upper and lower floors should be informed to evacuate first. If the fire has started to develop, all floors above the fire floor should be notified by broadcasting in time. Don't inform the whole building as soon as there is a fire, so as not to cause panic and confusion among people in the building, collision and crowding, and affect evacuation.

3. When a fire breaks out in a room, and the door has been closed, so that the indoor personnel can't get out, if the room has a balcony or outdoor corridor, the indoor personnel can be transferred from the balcony or outdoor corridor to the adjacent unlit room, and then make a detour to the evacuation stairwell for evacuation.

4. When a fire zone is on fire, and the stairwell is sealed by the fire on the burning floor, so that people on the floors above the burning floor cannot be evacuated from the stairwell, people can be evacuated to the roof first, and then to the ground from the adjacent unlit stairwell.

5. When there is a refuge floor in the building, people can evacuate to the refuge floor, especially the elderly and children should give priority to the refuge floor. We should focus on escorting the elderly and children until they can get out of danger and then move to a safe place.

6. When many people are trapped, civilian or military helicopters should be mobilized for rescue. Helicopters can use ladders to rescue people trapped on the roof in buildings without tarmac, or use ladders to transport firefighters to the roof, or transport ropes, life-saving bags, descenders, protective equipment, etc. Go to the roof to rescue the trapped people.

In addition to saving people in the fire, it is also an urgent task to evacuate and protect materials. Relief materials should take targeted measures according to priorities and specific conditions.

Nine, the basic procedures of commercial housing

1. Sign the subscription.

Signing a subscription book is the first link in the commercial housing sales procedure, and the main contents of the subscription book signed by the buyer and the seller shall include:

House price (apartment type, area, unit price, total price). Payment methods: lump sum payment, installment payment and mortgage payment. Subscription conditions: precautions for signing subscription book, deposit, time for signing formal contract, place of payment, account, signing place, etc.

When the buyer signs the subscription book at the sales office, the seller should issue the Notice of Signing the Contract to the buyer, which is an important document that the buyer should read carefully before signing the contract.

2. Sign a sales contract

After signing the subscription book in the sales office, the purchaser shall sign a formal sales contract within the specified time. Review and modify the supplementary agreement, contract description, tax schedule, mortgage description, payment status, signing payment schedule and other documents. Provide the identity certificate of the purchaser and determine the deed tax payment category. Its main content is to stipulate the rights and obligations of buyers and sellers according to the model text of commercial housing sales contract jointly formulated by the State Administration for Industry and Commerce and the Ministry of Construction. Every buyer who spends a lot of money to buy real estate must review and inquire about every clause of the contract.

3. Pre-sale registration and transfer.

Registration: Pre-sale registration is very important to protect the rights and interests of both parties to the housing transaction, which ensures the performance of the contract. This agreement will not take effect until the pre-sale and pre-purchase registration is completed. Within 30 days after the signing of the Contract, the Buyer and the Seller shall go through the pre-sale/pre-purchase registration procedures at the market office of the Municipal Bureau of Housing and Land Management, or both parties shall entrust lawyers to handle the above procedures.

Transfer:

Where the buyer transfers the pre-purchased commercial house, the buyer and the transferee shall endorse the pre-sale contract, and both parties shall go to the market place to handle the transfer registration with relevant documents within/0/5 days from the date of endorsement signing, and sign the application form for transfer registration, and the market place shall notify the seller within/0/0 days from the date of handling the transfer registration.

Check in

Before the purchaser moves in, the developer will uniformly review the payment, and the lawyer will assist in the review, and the lawyer will issue a check-in form.

5. Handle the transfer of property rights and obtain the real estate license.

Finally, the developer should handle the formalities of property transfer for the purchaser (also called the owner at this time), and finally handle the real estate license.

X. 1. owner's rights

Industrial sovereignty refers to the property rights of the owners. As the owner of property, the owner's basic right is to enjoy all the rights and interests of property ownership according to law, including possession, use, income and disposal. But the property right discussed here is the property management right derived from property ownership. In accordance with the provisions of the property management regulations, owners enjoy the following rights in property management activities:

(1) Accept the services provided by the property management enterprise according to the stipulations of the property service contract;

(two) proposed to convene a meeting of the owners' congress, and put forward suggestions on matters related to property management;

(three) put forward suggestions on the formulation and revision of the owners' convention and the rules of procedure of the owners' congress;

(four) to participate in the owners' meeting and exercise the right to vote;

(five) to elect members of the owners' committee and enjoy the right to be elected;

(six) to supervise the work of the owners' committee;

(seven) to supervise the property management enterprises to perform the property service contract;

(8) Have the right to know and supervise the use of * * * parts, * * facilities and equipment and related sites of the property;

(nine) to supervise the management and use of special maintenance funds for * * * parts of the property and * * * facilities and equipment;

(10) Other rights stipulated by laws and regulations.

2. Obligations of the owner

You have rights and obligations. In accordance with the provisions of the property management regulations, the owners shall perform the following obligations in the property management activities:

(1) Abide by the owners' convention and the rules of procedure of the owners' congress;

(two) abide by the rules and regulations of the use of * * * parts and facilities, the maintenance of public order and environmental sanitation in the property management area;

(three) to implement the decisions of the owners' congress and the decisions of the owners' committee authorized by the owners' congress;

(four) in accordance with the relevant provisions of the state to pay special maintenance funds;

(5) Pay the property service fee on time;

(six) other obligations stipulated by laws and regulations.

Xi. (1) Changing the main body and load-bearing structure of the building without the original design unit or a design unit with corresponding qualification grade; (2) Changing rooms or balconies without waterproof requirements into bathrooms and kitchens; (3) Enlarge the size of the original doors and windows on the load-bearing wall, and dismantle the brick-concrete wall connecting the balcony; (4) damage the original energy-saving facilities of the house and reduce the energy-saving effect; (5) arbitrarily increase the floor load, build walls or overload ceilings indoors, and install large lamps and ceiling fans; (6) Dig holes in the roof without authorization, and directly bury or change wires without wearing pipes; (7) Destroy or dismantle the waterproof floor of kitchen and bathroom and supporting facilities such as water, heating, electricity and gas; (8) Stacking, using, and removing flammable decorative materials in violation of regulations, and all kinds of wastes formed in the decoration of family rooms are not piled up and removed in accordance with the location, manner, and time specified by relevant departments; (9) Discarding the waste and other articles produced by decorating the living room from upstairs to the ground or from garbage passages and sewers; (10) At night, residents carry out noisy house decoration construction during normal sleep time; (1 1) Warning signs shall not be placed in outdoor construction where vehicles and pedestrians pass; (12) Other behaviors that affect the normal life of neighboring residents, affect the building structure and use safety, and violate the laws and regulations on decoration.

Twelve. What's the difference between a parking contract and a custody contract?

Article 365 of China's Contract Law stipulates: "A custody contract is a contract in which the custodian keeps the deposit delivered by the depositor and returns it." Article 367 stipulates: "A custody contract shall be established upon the delivery of the deposit, unless otherwise agreed by the parties." In other words, the depositor's delivery of the deposit is an important requirement for the establishment of the deposit contract, and the depositor should realize the possession and control of the deposit during the deposit period.

Master the laws and characteristics of local safety work, and be responsible for the arrangement and implementation of local safety work.

2, responsible for communication and coordination with the management office, accurately convey the management office's work requirements, and assist the management office's work arrangement.

3. Be responsible for making safety training plan and organizing its implementation.

4, responsible for the supervision and management of daily safety work, check and correct the illegal behavior of security personnel on duty.

5. Assist in organizing volunteer fire brigade training and organize special fire drills.

6. Responsible for sorting out and saving relevant records and submitting various reports to superiors.

7. Responsible for the management of safety equipment and supplies.

8. Be responsible for the assessment of all security employees, and put forward suggestions for the incompetent.

9. Communicate and coordinate the relationship between management office and security company and public security management department.

10, work instructions from other superiors.

Fourteen, the front has been answered.

15, according to the service area,