What is the standard of Suqian property management fee?

20 14, 14 10. On 8 October, the Municipal Price Bureau and the Municipal Housing and Construction Bureau issued the Detailed Rules for the Implementation of Property Charge Management in Suqian City, which was officially implemented on 5 June 10. The new regulations clearly informed the property charge standard in Suqian City. The new implementation rules present the following highlights:

The first is to clarify the relationship between the government and the market. Advocate and guide development enterprises and owners to choose property services through market competition mechanism, encourage property service enterprises to carry out legitimate price competition, and promote property service charges mainly through market competition. Requiring the construction unit to select a realty service enterprise with corresponding qualifications to provide prophase realty service through public bidding or agreement; Fees for special services, agency services, non-ordinary residential and non-residential property services are completely regulated by the market.

Clarify the scope of property charges and classified management policies; Clarify the supervision responsibility of the street office for property charges in old residential areas; Put forward a three-year evaluation system for the government-guided price of public property service fees in the early stage of ordinary housing; Clarify the public service fee and elevator electricity fee reduction policy for vacant residential properties; Formulated a classified management policy for vehicle parking fees and parking space (garage) rents; Clarify the scope and method of cost sharing; Standardize access card fees and decoration garbage removal fees; Refine the provisions on the disclosure of fees and revenues and expenditures.

Clarify the rights, obligations and relief methods of both parties to the property fee. If the realty service enterprise fails to provide services as agreed in the contract or the services are not in place, the construction unit shall supervise and urge the performance in place in the early stage, and the subdistrict office shall supervise and urge the performance in the later stage; Owners do not pay fees, property companies can give relief in accordance with the relevant provisions of the "Suqian property management measures"; If the decision of the owners' congress or the owners' committee is illegal, it shall be handled by the property management administrative department according to law. If an illegal decision infringes on the legitimate rights and interests of the owner, the owner may provide relief according to law.

Second, Suqian City Property Service Charge Policy

Chapter I General Principles

Article 1 In order to standardize the behavior of urban property charges, safeguard the legitimate rights and interests of owners and property service providers, and promote the healthy and orderly development of the property service industry in our city, according to the Price Law of People's Republic of China (PRC), the Regulations on Property Management in Jiangsu Province, the Measures for the Administration of Urban Property in Suqian City (Su Fa [2014] No.5) and the Measures for the Administration of Property Service Charges in Jiangsu Province (No.5).

Article 2 These Rules shall apply to the property charging behavior and its supervision and management activities within the urban area of Suqian.

Article 3 The term "property charges" as mentioned in these Detailed Rules refers to the fees charged by property service enterprises, owners' autonomous organizations or other property managers from owners or property users when providing property services or managing property.

Property fees include property service fees and collection fees.

Property service fee includes property service fee, vehicle parking fee, special service fee and agency service fee.

Fourth price departments at all levels are the competent departments in charge of the supervision and management of property charges. The municipal price department is responsible for formulating, evaluating and adjusting the urban property charge management policies and government-guided prices jointly with the municipal housing and urban-rural construction administrative departments, and guiding the property charge management of the district price departments. The competent price departments of each district are responsible for the implementation and daily supervision of the property charging policy within their respective administrative areas.

The municipal administrative department of housing and urban and rural construction is the administrative department of urban property management. The district property management administrative departments shall, within their respective administrative areas, do a good job in the supervision of residential property services, star rating and daily assessment of ordinary residential property services in conjunction with the sub-district offices (Township People's governments), and cooperate with the price administrative departments at the same level to do a good job in the daily supervision of property charges.

Street offices (Township People's governments) are responsible for the daily coordination, management and supervision of property charges within their respective jurisdictions.

Property service industry association is responsible for the price self-discipline of this industry.

Property service enterprises, owners' autonomous organizations and other property managers are responsible for the management of property charges within their respective property management areas.

Article 5 Property service charges shall distinguish the nature and characteristics of different properties and services, follow the principles of reasonableness, openness and consistency of quality and price, and implement government-guided prices and market-regulated prices respectively.

In the property management area, the public service fee, vehicle parking fee, civil air defense parking space (garage) fee and parking space (garage) rent of the construction unit shall be subject to government guidance. Where laws and regulations provide otherwise, such provisions shall prevail.

Owners' self-management organizations or organizations that combine self-management with entrusted professional institutions shall negotiate with the owners to determine the charging standards for property services.

Non-ordinary residential and non-residential property service charges are subject to market-regulated prices, and the specific charging standards are agreed by the owners, property users and property service enterprises in the property service contract.

Chapter II Management of Property Service Charges

Article 6 Property public service fees refer to the fees charged by property service enterprises, owners' autonomous organizations or other property managers for providing five basic services such as security, cleaning, greening and maintenance, maintenance of housing facilities and comprehensive management to owners or property users according to agreements or legal decisions.

Seventh property services in the property management area are generally composed of the following elements:

(a) the management of service personnel wages, social insurance, trade union funds and employee education funds in accordance with the provisions;

(two) the daily operation and maintenance costs of the parts, facilities and equipment used by the property;

(3) Cleaning and sanitation expenses (including domestic garbage disposal expenses);

(four) green maintenance costs;

(five) the cost of maintaining order;

(6) office expenses;

(seven) the depreciation of fixed assets of property service enterprises;

(eight) property * * * site, * * facilities and equipment and public liability insurance fees;

(nine) management fee sharing (excluding the system fees);

(ten) other expenses agreed by the owners' meeting;

(eleven) statutory taxes and fees;

(12) Reasonable profit.

The maintenance, renewal and renovation costs of the * * * part of the property and the * * * facilities and equipment shall be paid by the residential special maintenance fund, and shall not be included in the property service expenditure or property service cost repeatedly.

Article 8 The property service fee shall be calculated according to the construction area registered on the house ownership certificate; If the ownership is not registered, it shall be calculated according to the construction area recorded in the house sales contract. The attached housing area not included in the property right area is not regarded as the billing area.

Ninth owners should pay the property service fee in accordance with the provisions of the property service contract. If the owner and the user of the property agree that the user of the property will pay the property service fee, the owner shall bear joint and several liability from the agreement.

For houses that have passed the completion acceptance, the delivery date agreed in the house sales contract and occupancy notice is the delivery date of the house, and the owner shall pay the property service fee monthly from the delivery date of the house.

Completed but not yet sold or delivered to the property buyer, the property service fee shall be fully borne by the construction unit.

Article 10 For residential properties that are not moved in in time due to the owner's reasons, or that are not moved in or used after moving in, the public service fee for vacant property shall be paid at 70% of the standard agreed in the contract in the early stage of property management, and after the owners' meeting is established, it shall be decided by the owners' meeting or the owners' committee authorized by the owners' meeting.

Eleventh property services companies can collect property services in the form of contract system or gratuity system, and the specific charging method is agreed in the property services contract.

Contract system refers to the way that the owner pays a fixed property service fee to the property service enterprise, and the profit and loss are borne by the property service enterprise.

The contract gratuity system refers to the method of paying the contract gratuity to the realty service enterprise in advance according to the agreed proportion or amount, and the rest is used for the expenses agreed in the realty service contract, and the balance or deficiency is enjoyed or borne by the owner.

Twelfth ordinary residential property services, early property management to implement the government guidance price, after the establishment of the owners' meeting (including the property management committee), whether to implement the government guidance price is decided by the owners' meeting, and through the property service contract.

Street offices (Township People's Government) take over the old residential property public service fee standards, determined by the street offices (Township People's Government) with reference to the government guidance price of ordinary residential property public service fee.

Article 13 The government-guided price of public service charges for ordinary residential property in the early stage shall be determined by the municipal price administrative department in conjunction with the municipal housing and urban-rural construction administrative department, based on the service level standard of urban ordinary residential property, taking into account factors such as the average cost of public service for residential property, the adjustment range of minimum wage standard and the change of consumer price index, etc., and the corresponding benchmark price and fluctuation range shall be published, which shall be evaluated every three years, and whether to adjust or not shall be decided according to the evaluation results.

Article 14 Before the owners and the owners' congress select and employ realty service enterprises, the construction unit of ordinary residential property shall select and employ realty service enterprises with corresponding qualifications through public bidding or agreement, and stipulate the service contents, service standards and charging standards in the prophase realty service contract. The charging standard agreed in the prophase realty service contract shall not exceed the government-guided price range announced by the competent price department.

The housing sales contract signed by the construction unit and the property buyer shall include the contents agreed in the previous property service contract. If the house sales contract does not stipulate the prophase property service fee, it shall be borne by the construction unit.

Fifteenth property service enterprises shall, within twenty days from the date of signing the preliminary property service contract for ordinary houses, report the contract to the local property management administrative department and the subdistrict office (Township People's Government) for the record. After the contract is put on record, the realty service enterprise shall report to the local price administrative department for the record within ten days before the implementation of the charges, and submit the business license, qualification certificate, bid-winning notice, charging record form, etc. The competent pricing department under its jurisdiction shall publicize the charging record form on the website of the department.

The realty service enterprise shall publicize the recorded realty service contract on the community bulletin board all the year round until the establishment of the owners' congress.

The realty service enterprise shall sign the preliminary realty service agreement with the property buyer according to the contents stipulated in the preliminary realty service contract for the record.

Article 16 If the charging standard of public property service in the early stage of ordinary residence needs to be adjusted due to the change of service cost, or the government-guided price standard needs to be adjusted, the property service enterprise shall, under the organization, guidance and supervision of the sub-district office (township people's government), disclose the true, complete and effective information of property service cost, solicit the opinions of the owners, and form a unanimous decision of the owners with the consent of the owners whose exclusive parts account for more than half of the total construction area and more than half of the total number.

Chapter III Management of Vehicle Parking Charges

Article 17 Parking spaces (garages and sheds) in the property management area approved by the planning or legally added by the owners' meeting are divided into owner-owned parking spaces (garages and sheds), owner-purchased parking spaces (garages), civil air defense parking spaces (garages) and construction unit parking spaces (garages) according to categories and exclusive rights.

Eighteenth parking spaces (garages) in the property management area approved by the planning or added by the owners' meeting according to law, the property service enterprise may charge parking fees from the users, exclusive owners or managers according to the property service contract.

Vehicle parking fees include car parking fees and non-car parking fees.

Nineteenth vehicle parking fees in the property management area mainly include parking spaces, garage management service personnel fees, public facilities and equipment energy consumption fees, daily maintenance, cleaning, order maintenance fees and statutory taxes and fees. The parking fee of owners with parking spaces (garages) should also include a reasonable part of income for proper compensation for the occupation of public resources.

Parking spaces, garages (sheds), lighting and water should be charged separately and shared with users. If the cost of lighting or water has been included in the cost of vehicle parking service, it will not be shared separately.

If the owner has custody requirements for vehicle parking, he shall sign a custody service contract with the property service enterprise separately.

Twentieth urban residential property management area of vehicle parking fees, by the municipal price administrative department in conjunction with the municipal housing and urban and rural construction administrative departments to develop government-guided prices, the specific charging standards by both parties in the government-guided price range of the contract. Owners have parking fees, and if the owners' meeting decides otherwise, it shall be implemented according to the decision.

Vehicle parking fees in the non-residential property management area shall be implemented in accordance with the relevant provisions of the management of vehicle parking service fees in this Municipality.

Twenty-first before the establishment of the owners' congress, it is necessary to occupy the roads or other venues jointly owned by the owners, which shall be agreed in the preliminary property service contract. The realty service enterprise may charge the car parking fee according to the prophase realty service contract.

After the establishment of the owners' congress, if it is necessary to occupy the roads or other venues owned by the owners to park cars, the realty service enterprise shall submit it to the owners' congress or the owners' committee authorized by the owners' congress for decision, go through the relevant formalities and publicize it according to law.

If the owner * * * has a car parking space (garage) that is managed and charged on a monthly basis, the maximum annual parking time is one year, and the charging standard of car parking fee shall not be higher than the accumulated monthly parking fee.

The owner * * * handles the parking fee income of cars with parking spaces in accordance with Article 65 of the Regulations on Property Management in Jiangsu Province.

Twenty-second government investment in the transformation of old residential public parking fees, in accordance with the "Suqian property management measures" provisions of the fourth paragraph of article fifty-third.

Twenty-third residential areas should set up a certain proportion of temporary parking spaces for owners, and implement effective management methods such as non-fixed parking spaces and first-come-first-served vehicles for owners or property users. On the premise of meeting the owner's parking demand, conditional communities can also set up temporary parking spaces for foreign vehicles according to law.

The setting of temporary parking spaces is stipulated in the property service contract of early property management. After the establishment of the owners' congress, it shall be decided by the owners' congress or the owners' committee authorized by the owners' congress.

If the temporary parking space is managed by the meter, it will be parked continuously within 24 hours, and it will be charged again after more than 24 hours. No less than 3 hours of free parking time shall be agreed upon when charging the meter. Unless otherwise decided by the owners' congress, such decision shall prevail.

Twenty-fourth residential property management area has a closed, semi-closed public garage (shed) for parking non-motor vehicles. In the early stage of property management, property service enterprises can charge vehicle parking fees according to the property service contract; Later property management is decided by the owners' congress or the owners' committee authorized by the owners' congress.

Article 25 Non-owners (garages) such as civil air defense parking spaces (garages), construction unit parking spaces (garages) and owner-purchased parking spaces (garages) planned and constructed within the residential property management area, the exclusive owners or management owners may lease the parking spaces (garages) to users in accordance with the agreement, and collect rent from users.

Rents for civil air defense parking spaces (garages) and parking spaces (garages) of construction units shall be formulated and published by the municipal price administrative department jointly with the municipal civil air defense administrative department and the municipal housing and urban-rural construction administrative department, and the specific standards shall be agreed by both parties in the contract within the scope of government-guided prices.

Owners rent their own parking spaces (garages), and the rent is subject to market adjustment.

Twenty-sixth civil air defense parking spaces (garages) rent mainly considers the maintenance cost of civil air defense engineering facilities, and the specific management measures shall be implemented in accordance with relevant provincial and municipal documents. The rental of parking spaces (garages) of the construction unit mainly considers making up the construction cost of parking spaces (garages).

Twenty-seventh rent is collected by the exclusive owner or manager of the parking space (garage) according to the contract, and can also be entrusted to the property service enterprise or the owner's autonomous organization. If a realty service enterprise or an owner's autonomous organization accepts the entrustment for collection, it may collect the collection fee from the entrusting party according to the agreement.

Article 28 Where a realty service enterprise provides routine maintenance and management services for non-* * parking spaces (garages) and their supporting parking facilities, it may charge the exclusive owner or management owner of the parking spaces (garages) a vehicle parking fee according to the contract, and the specific charging standard shall be determined by both parties through consultation within the scope of government-guided prices.

Owners' parking spaces (garages) that have paid property service fees according to regulations will not be charged parking fees again. Owners do not pay parking fees for private garages, lighting, water meters, etc. that are not included in the property area.

If the construction unit first meets the purchase and lease needs of the owners in the property management area, it can be used as a temporary parking space (garage) to collect car parking fees.

Twenty-ninth car parking fees guided by the government, should comprehensively consider the parking space (garage) category, exclusive rights and interests, management and service costs and other factors, in the same property management area to maintain the same parking fees.

Thirtieth into the property management area to provide owners and property users with distribution, maintenance, installation, moving and other services, emergency rescue, municipal engineering emergency repair vehicles and temporary parking vehicles, property services companies shall not charge any fees.

Chapter IV Management of Other Property Fees

Thirty-first special service fees refer to the fees charged by property service enterprises to meet the needs of some owners and property users or to provide special services upon entrustment.

Special service fees shall be subject to market adjustment, and the specific charging standards shall be determined by the owners, property users and property service enterprises through consultation according to the service contents and service standards.

Article 32 Agency service fee refers to the fees charged by the realty service enterprise to the client when it is entrusted by the owner or the property user to provide agency service, including agency service fee for residential decoration and construction waste removal, replacement fee for access card, etc.

The charging standard of agency service fee shall be determined by both parties to the contract through consultation according to the service content and service standard.

Thirty-third property service enterprises according to the needs of the owners decoration management, in accordance with the provisions of the administrative department of housing and urban and rural construction to the owners or property users to collect decoration deposit.

Residential decoration and construction waste shall be removed by the owners in time according to the requirements of property management. Owners voluntarily entrust the realty service enterprise to relocate, and the realty service enterprise can collect the relocation service fee from the owners according to the facts; Owners are required to dismantle in time, and property service enterprises are not allowed to force services and charges; If the owner fails to remove the goods in time as required, the realty service enterprise can directly remove the goods on his behalf, and truthfully charge the owner the service fee for removal.

Non-residential owners or property users who decorate houses shall pay non-residential decoration construction waste disposal fees to the urban management department, and the payment standards shall be implemented in accordance with relevant municipal documents. The realty service enterprise accepts the entrustment of the urban management department to remove the non-residential decoration construction waste, and the service fee of the removal agency shall be settled by both parties through consultation.

Article 34 In the newly-built residential area or residential area with newly-installed access control system, if the owners, property users or their vehicles are subject to access card (card) management, the construction unit or property service enterprise shall provide the owners and property users with no less than 4 access cards (including IC cards) free of charge, and each vehicle shall be provided with no less than 1 access card (card) free of charge. Free pass (card) fee is included in the purchase and installation fee of access control system. If the owners' congress or the owners' committee or the owners' autonomous organization authorized by the owners' congress decides otherwise on the management of the pass (card), such decision shall prevail.

If the owner has other needs or applies for loss and damage due to improper storage, the property service enterprise may charge the replacement card fee according to the production cost through actual negotiation.

Article 35 The term "collection and remittance" refers to the fees charged by property service enterprises, owners' autonomous organizations and other managers from owners or property users upon the entrustment of exclusive owners, managers or professional business units.

The collection and payment in the property management area includes the property pool fee, parking space (garage) rent, and non-residential decoration construction waste disposal fee. The property sharing fees paid by the owners' autonomous organizations themselves shall be managed with reference to the collection and payment.

Property management area, water supply, power supply, gas supply, heating, communications, cable television and other professional business units shall charge the relevant fees to the end users.

Thirty-sixth property management area property sharing costs, refers to the provisions should be shared by the owners or property users of public facilities, residential elevator inspection and maintenance costs and residential secondary water supply facilities and equipment inspection and maintenance costs.

Article 37 * * * Water, electricity and other expenses include the electricity charges of elevators, water pumps, central air conditioners, central heating, monitoring machine rooms, lighting, water and gas and other operating facilities and equipment. Water, electricity and electricity should be charged separately.

The price of water, electricity and gas in the process of property services such as maintenance and management of facilities and equipment, cleaning and greening maintenance in residential quarters shall be implemented in accordance with the local residents' use price standards except for water, electricity and gas for car washing and catering.

The scope of facilities and equipment used in the property management area shall be implemented in accordance with the second and third paragraphs of Article 11 of the Measures for the Administration of Property Service Charges in Jiangsu Province.

Thirty-eighth owners or property users shall start to share the costs from the date of delivery of the property.

Residential elevator inspection and maintenance costs and operating electricity charges shall be borne by the owner or property user of the elevator house, and the elevator house shall not share the operating electricity charges during the vacant period; The electricity fee for the operation of the secondary water supply facilities and equipment, the inspection and maintenance fee for the facilities and equipment that have not been handed over to the water supply enterprise shall be borne by the residential owner or property user who uses the secondary water supply facilities and equipment.

If the house is not sold or delivered to the owner due to the owner's reasons, the cost of property sharing shall be borne by the construction unit.

Thirty-ninth early stage of property management, property sharing fees shall be collected and remitted by the property service enterprises; After the establishment of the owners' congress, whether the realty service enterprise collects and remits it shall be decided by the owners' congress or the owners' committee authorized by the owners' congress.

The realty service enterprise shall collect and remit the apportioned expenses of the property, make separate accounting, and reasonably share them with the owners or property users according to the actual expenses and the agreed way. The distribution method should be agreed in the contract. If there is no agreement or unclear agreement in the contract, it shall be shared according to the proportion of the owner's exclusive part to the total construction area.

According to the agreement or legal decision, the daily maintenance costs of elevators, pumps, central air conditioners, central heating, monitoring rooms and other facilities and equipment have been included in the service costs of the property management company, and cannot be shared with the owners repeatedly.

Fortieth property service enterprises can advance the sharing fee according to the property service contract, and the agreed period of advance payment shall not exceed one year. The down payment standard is predicted by the realty service enterprise and agreed in the realty service contract. The details and calculation contents of the estimated expenses shall be attached to the contract, and the future prepayment standard shall be the final actual payment distribution standard. For prepaid pool expenses, the realty service enterprise shall settle accounts with the owners according to the facts on a monthly or quarterly basis, refund more and make up less, and the excess can be automatically converted into the next advance payment.

Article 41 Where a realty service enterprise accepts the collection fee entrusted by the exclusive right holder, the right to operate or the professional business unit, the realty service enterprise may collect the collection fee from the client according to the agreement, but it shall not charge the owner any additional fees such as fees.

Chapter V Code of Conduct for Charging Fees

Article 42 Property service enterprises, owners' autonomous organizations and other property managers shall abide by price laws, regulations and policies, strengthen price self-discipline, strictly perform property service contracts, and the service quality and charging standards shall be consistent with the quality and price, and publicize the fees and revenues and expenditures according to regulations, and accept the supervision of the owners. If the owner raises questions about the property charges, the property service enterprise shall reply in time.

Forty-third property services companies should be agreed in advance, reflecting the basic requirements of voluntary entrustment and paid services, and may not be forced to charge service fees or only charge no services.

Forty-fourth property service enterprises and owners' autonomous organizations shall publicize the property charging standards according to the regulations, and shall not charge any undisclosed fees to the owners or property users.

Property service enterprises, owners' autonomous organizations and other property managers shall set up special publicity columns in a prominent position within the property management area, publicize all the year round and change the name, service content, service standards, charging items, charging standards, charging methods, charging basis and contracts (agreements) of property service providers or managers in a timely manner; According to the regulations, the charging items, charging standards and charging basis should be publicized in a prominent position at the charging place and the entrance and exit of the owner. Temporary parking charges should also be set up at temporary parking spots. At the same time, service providers or managers, property management administrative departments and price administrative departments shall publish them and accept inquiries and supervision from owners or property users.

Forty-fifth property fees revenue and expenditure to implement the accounting disclosure system. Property service enterprises, owners' autonomous organizations and other property managers shall separately account for property service fees, vehicle parking fees, agency fees and agency fees, and conduct independent accounting; Special bulletin boards should be set up in prominent positions in the property management area and the owners' entrances and exits, and the income and expenditure of property public service fees, vehicle parking fees and operating facilities income should be publicized once a year 1 month and June; Publicize the amount, unit price and amount of water supply, power supply, gas supply and heating generated by the * * * site and facilities once a month or quarterly, and pay bills, allocation methods and economical treatment of various property sharing expenses. The publicity time of the income and expenditure of various property charges shall be no less than one month, and the consultation and supervision of all owners, property users, sub-district offices (township people's governments) and administrative departments shall be accepted, and they shall be responsible for answering questions.

Forty-sixth property service enterprises should improve the internal financial management system and strengthen the management of cost and revenue and expenditure. If the same property service enterprise serves multiple property management areas at the same time, the service cost and revenue and expenditure shall be accounted for separately according to the property management areas. Encourage the implementation of property service charge system management.

If the contract system is adopted, separate accounts shall be established for the specific property management areas where management and services are implemented, and the financial revenue and expenditure status shall be announced in accordance with the service contract and subject to supervision.

Where a charging system is implemented, a ledger of income and expenditure of various funds for property services shall be established in accordance with the provisions, and the income and expenditure of property services shall be announced to the owners' assembly or all owners on a regular basis, and verified by the owners' committee.

Forty-seventh property service enterprises shall, in accordance with the provisions of the tax authorities, use standardized bills to implement fees.

Article 48 A property service enterprise may collect property fees in advance according to the contract, and the agreed period for collecting parking space (garage) rent in advance shall not exceed three years, and other property fees (excluding meter parking fees and temporary parking fees) shall not exceed one year.

Forty-ninth property services companies to provide property services to collect deposits, deposits should comply with the provisions, it is strictly prohibited to collect fees in the form of deposits, deposits and other forms.

Fiftieth owners or property users shall pay property fees in accordance with the contract or relevant regulations. When the property ownership is transferred, the owner or the property user shall settle all the property expenses with the property service enterprise.