Shanghai Property Management Fee Standard (100 points reward)

P & gt& ltFONT face = italics _ GB 23 12 & gt； After the announcement of the maximum price, Shanghai residential property management business is like a "chicken rib" in the eyes of foreign property companies. Some foreign real estate companies have made up their minds.

Yue Zunxian, president of<P> Shanghai Property Management Association, has recently increased his workload several times. Since the Interim Measures for the Administration of Graded Charge of Residential Property in Shanghai (hereinafter referred to as the "Measures") was officially implemented on June 5438+ 10/2005, his work rhythm has been completely disrupted. "Every day, there are countless consultation calls calling in, asking how to apply for the over-standard hearing and how to fill in the over-standard application materials." According to the "Measures", 2.3 yuan/square meter is the highest limit of the five-level property charging system. At present, buildings (residential buildings) whose property charging level exceeds 2.3 yuan/square meter should be declared by their property companies, and the fees for security, cleaning and greening exceed the standard. It should be listed separately according to the unified form provided by the property management association, and the relevant vouchers (such as invoices) of actual operating expenses should be presented; For projects that have not been managed (such as pre-sale projects that have just been taken over), if the property management company intends to charge a property fee higher than 2.3 yuan/m2, it shall provide corresponding calculation basis. & lt/P & gt；

The review process of<P> over-standard property fees is jointly managed by Shanghai Real Estate Resources Bureau and Price Bureau, and entrusted by Shanghai Property Management Association to organize an expert group to review. According to Chen Anming, deputy manager of the management department of Shanghai Renheng Property Management Co., Ltd., who participated in the expert review group, there are currently 88 experts participating in the certification review of property fees exceeding the standard. & lt/P & gt；

& ltP> "Units that exceed the standard will report information, and experts will review it in groups, express their opinions, and those that pass will go to the Price Bureau for filing." Chen Anming explained the audit process of excessive charges. "That is to say, you are allowed to overcharge 2.3 yuan, but you must prove that your property service level also exceeds this standard. Only the super-standard price, no super-standard service, no ".& lt/P & gt；;

& ltP>& ltSTRONG & gt "audit storm"

& ltP> There is no doubt that this is an "audit storm" aimed at Shanghai's residential property management industry. According to relevant statistics, at the peak, there were about 2,500 large and small property management companies in Shanghai. At present, this number remains at 1 1,000 or more. According to Chen Anming, the upper limit of residential property fees in 2.3 yuan is "determined according to the charging level of 80% property companies in Shanghai." The remaining 20% of the overcharged units are mostly foreign-funded property management companies. & lt/P & gt；

& ltP> "Most foreign property companies manage high-end properties, and the charging standards in 2.3 yuan are not even enough." Gao, senior manager of the marketing department of Shicheng Yi 'an (Shanghai) Property Management Co., Ltd., said that the promulgation of the classified charging method is bound to have a great impact on foreign property management enterprises like them. & lt/P & gt；

& ltP> As the largest real estate company in Singapore, Aon Industries is a franchise enterprise in China, and Aon Lion City is a 100% wholly foreign-owned holding enterprise. At present, the company's discretionary property management area has reached 5.7 million square meters, and it has just been approved as a first-class qualified foreign-funded property management company. According to Gao, although the company's current property management types involve office buildings, shops, villas and other formats, two-thirds of its business is concentrated in residential properties. As most of the properties in these residential areas are high-grade residential areas, the current property management fee standard has exceeded 3 yuan/m2, and the property fee price limit policy is hitting its "soft spot". & lt/P & gt；

& ltP> "If the management fee falls to 2.3 yuan, how can we maintain the original management quality and level? Even if it reaches the five-level standard, 2.3 yuan is not enough. " Gao told reporters that in theory, they can also apply for super-standard assessment and certification, but now the biggest headache for them is that some community owners refuse to pay property fees on this grounds. Gao said that they had done a lot of explanation work and hoped to implement the original charging plan by the end of the year, but the owners only recognized the charging standard of 2.3 yuan/square meter and were completely unmoved. & lt/P & gt；

& ltP> Aon Lion City is not the only foreign real estate company affected by this new regulation. Miss Zhang, a staff member of the Property Management Department of Savills Consulting (Shanghai) Co., Ltd., clearly told reporters on the phone that the company's residential property management business has also been greatly affected. However, Zhang claimed that he could not face the media on behalf of the company and refused to give details. & lt/P & gt；

& ltP> Earlier, Tang, director of the property management department of the company, said in an interview with a national media: Savills manages many high-end properties in Shanghai, of which 10 directly exceeds the charging standard. "If we all calculate according to this standard, then our high-end market in Shanghai is equivalent to giving up completely." Shanghai Colliers International Property Service Co., Ltd. is a wholly-owned subsidiary of Canadian Colliers (CMN) Company, which is regarded as one of the top five property consulting companies in the world. Cai Zhicong, executive director of the property management department of the company, said in a telephone interview with this reporter that although the direct impact of classified charging methods on the company is not obvious at present, as far as the whole property management industry is concerned, at least three impacts can be foreseen in the future. & lt/P & gt；

& ltP> "First of all, for small business owners, consumption tends to be transparent; Secondly, for industry committees, graded pricing provides a measure to help them supervise the services of property companies; Third, for property companies that have always standardized their operations, there will be clearer operating standards in the future, and the responsibilities and obligations of the company will be clarified. " Colliers International's current residential property management fees far exceed 2.3 yuan/m2, and most of them are in 7 yuan/m2. However, Cai Zhicong said that this newly promulgated regulation has little impact on coal miners, because coal miners have previously "standardized their operations". & lt/P & gt；

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& ltP>& ltSTRONG & gt Does foreign property management fade out? & lt/STRONG & gt； & lt/P & gt；

& ltP> According to relevant personages in the industry, there are currently about 250 high-grade buildings in Shanghai, of which about 200 need to be declared as exceeding the standard. Most of these are managed by foreign companies. The new regulations undoubtedly touched their piece of "cheese". & lt/P & gt；

& ltP> However, for the residential property management business that tends to be "meager profit" originally, it is impossible to expect foreign companies to lower the charging standard at a loss. Then the only way out is to aim at the "breakthrough" of the classified charging system-apply to the property management association for a hearing on exceeding the standard. & lt/P & gt；

& ltP> But is it easy to apply for a hearing? Yue Zunxian did not explicitly tell this reporter that so far, how many property management companies in Shanghai have participated in the hearing. It just means that the declaration work has been carried out according to the division of flora. & lt/P & gt；

& ltP> reporter learned in the interview that this classified charging regulation, which has been implemented since June 65438+ 10/2005, has been implemented for more than two months, and the progress is not smooth. According to informed sources, during the hearing, the phenomenon of "striking the table" occurred frequently. & lt/P & gt；

& ltP> Even so, the application is still going on step by step. & lt/P & gt；

& ltP> "We are reporting to the Property Management Association, the Municipal Real Estate Bureau and the Price Bureau step by step, but so far, no real estate application has been approved ... but experts agree with our calculation method." Chen An, deputy manager of the business management department of Shanghai Renheng Property Management Co., Ltd. said. & lt/P & gt；

& ltP> But in 2006, every year, property contracts were settled, and some foreign companies obviously lost patience with this "snail-like" declaration process. "Since 2006, the development direction of our company will shift to non-residential properties ... There is no price limit policy for non-residential properties at present." Gao of lion city Aon told reporters that the company has gradually planned to "fade out of residential property management business". & lt/P & gt；

Two months after the promulgation of the new regulations of<P>, the atmosphere of "residential property fading out" has been spreading among many foreign-funded property companies in Shanghai. According to Gao, at a seminar hosted by government departments before, many foreign-funded enterprises proposed that "residential property cannot be done". On the one hand, it is "trying to put some pressure on government departments", on the other hand, it is not without their real ideas. & lt/P & gt；

& ltP> "The profit of residential property management itself is not high. Coupled with this price limit, the market tends to be transparent, and it is inevitable that some foreign companies will consider withdrawing. " Chen An Ming Dow, Shanghai Renheng Real Estate Co., Ltd. has an industry knowledge. & lt/P & gt；

Will it be a general trend for<P> foreign companies to gradually fade out of residential property? In this regard, Cai Zhicong, executive director of Colliers International Property, gave a positive answer. Cai Zhicong told reporters that overseas property companies are currently represented by "the world's top five banks". "They all have a tendency to turn to non-residential real estate." "But strictly speaking, we can't say that we quit. Originally, our company emphasized balanced development, and business, retail and housing were all doing it. However, the share of housing will gradually decrease in the future, and excess energy and resources will be transferred to non-residential areas. " Cai Zhicong said that taking Colliers International as an example, foreign property companies that emphasize balanced development will generally not easily close the door to the residential property market. "Because residential property is the most popular and traditional, for this business, enterprises cannot fully consider profit-oriented, and more importantly, it is a social responsibility." It's a pity to eat tasteless and abandon it. It seems not an exaggeration to describe the value of Shanghai residential property management business in the eyes of foreign property companies with "chicken ribs". & lt/P & gt；

& ltP> residential property can build a platform to connect with the public, generate business opportunities and form a stable cash flow of property companies, which is the reason why most foreign companies are unwilling to give up. However, the income of residential property is far less than that of businesses, hotels and villas, which is also an objective reality. In terms of trade-offs, some "quick success and instant benefit, no choice" foreign property companies have made up their minds. & lt/P & gt；

& ltP> "We want to quit, but we won't quit all at once." Gao of lion city Aon explained to reporters. Fortunately for Gao, they now own one-third of non-residential properties, among which villa properties with better profitability are not within the new price limit (only houses with plot ratio higher than 0.5 are limited). & lt/P & gt；

& ltP> "This is the basis for us to enter the field of non-residential property." Speak with high confidence. & lt/P & gt；