Difficulties encountered in the work of property housekeeper

Difficulties encountered in the work of property housekeeper

In recent years, the booming domestic real estate industry has also promoted the development of community property services. Owners have given more consideration to property services while choosing houses, but there are also many difficulties. The following are the difficulties encountered in property management.

Difficulties encountered by property managers in their work 1 1, and problems left by developers have caused hidden dangers to property management services.

Affected by the interests and poor supervision of relevant departments, developers pay attention to housing construction, but ignore the supporting construction of infrastructure and the system design of water, electricity, elevators, greening, roads, gas, telecommunications and parking spaces. There is no hard and fast standard, and it is very casual. In addition, after the completion of the house, the developer's commitment to supporting the community cannot be fulfilled, and there are many quality problems. Mainly manifested in: first, the area distribution is unreasonable and the supporting service facilities are not honored; Second, after housing quality problems, developers do not take the initiative to maintain, but shirk responsibility with property companies. Third, the developer promised to reduce or discount the property management fee beyond his authority, which increased the burden on the property company. For example, in the small high-rise of Shuixie Huadu, there have been problems that the elevator can't run, and the secondary pressurization equipment for high-rise water use cuts corners, resulting in the owners not using water. After the problem occurred, the developer failed to maintain it in time, and the publicity and communication were not in place. If the owner doesn't understand the situation, all contradictions will be passed on to the property company, leading to the contradiction between the owner and the property company, leading to the owner's refusal to pay the property fee and the opposition between the owner and the property company. In addition, there are some old communities, many of which are developed by units and departments. Due to the congenital deficiency of design and planning, many problems have been left behind, and property management is still difficult and needs extensive attention.

2. Property management services are not standardized and not in place.

First, the quality of employees in property enterprises is not high, and the service is not standardized. The low education level of employees and lack of special training lead to inadequate property services and irregular operation, which leads to high employee mobility. Second, security work is a mere formality, overstaffed, and its role has not really been played well. Pay more attention to the gate, but pay less attention to the tour; Pay attention to the internal security of the community and neglect external prevention; Pay more attention to public safety than facility safety; Pay more attention to the number of personnel than post management and supervision; Pay more attention to the prevention of people than the safety supervision of things. Third, the management level of the property company itself is low, and the services provided are single and narrow. Property enterprises only provide some basic services such as security, cleaning and greening, and do not use the opportunity of community civilization construction to expand the service platform. At present, there is no property company in the county to carry out services such as picking up and dropping off children, adding liquefied gas and purified water. Fourth, the financial revenue and expenditure of property management enterprises are opaque. The owner doesn't know where all the money he paid has been spent. Many property companies lack the concept of long-term development and large-scale development, and often pursue short-term benefits and immediate interests. After obtaining the right of property management, some property companies did not strictly perform their duties and lowered their service standards and requirements without authorization. What's more, it only charges but doesn't serve, causing owners' dissatisfaction and unwillingness to pay. 20 13 there were many property disputes in Donghai county. According to incomplete statistics, the housing management department directly handled 7 18 daily complaints, 53 county magistrate mailboxes, 248 people's voice hotlines, 26 complaints from Xishuanghu Forum, 39 online public opinion monitoring 139, 2 from Aiweihui Office and 2 from SoftOffice 1 piece.

3. The owners' awareness of payment is not high, and the collection rate of property fees is low.

First of all, some owners have incorrect consumption concepts. Some property buyers are middle-aged and elderly people who have just come from the countryside and have no concept of property management. Some urban workers are used to welfare housing distribution and have resistance to paid services. Secondly, some owners infinitely expand the function of property management services, thinking that the property company will be responsible for everything if it pays the fee. As long as you are in trouble, find a property management company to solve it. As long as the property company does not solve it, it will use this as an excuse to delay payment or not to pay. Third, some owners have nihilised the functions of the property management company, thinking that the house I live in does not need the management of the property management company and does not need ill-gotten gains. Other owners have poor quality and enjoy property management services as usual, but they just don't want to pay management fees. There are also individual owners who do not pay property fees under the pretext of not living in the community. There are also some owners, seeing that other owners do not pay fees, think that they suffer instead, and also refuse or default on property fees. Among the owners who do not pay fees, there are also some government officials, people's teachers and other people who rely on financial wages to support themselves. According to the statistics of property fees paid by the county housing management bureau in 20 1 1 year, there are .31community reported by the county statistics in 201year, and the total number of households is 14303, of which the number of government agencies and institutions is 259/kloc. The number of government agencies and institutions that have not paid property fees is 2,599. According to the statistics of Donghai County Property Management Community, among the 25 property management enterprises in Donghai County, the highest charging rates are 92% and 5%, the lowest is only 46% and 7%, and the profit-making enterprises are only 20%. 55% for low-profit capital preservation enterprises and 25% for loss-making enterprises. Some property companies are established by developers, and property fees cannot be collected. They are all maintained by the developer's "blood transfusion", showing false prosperity, so as not to affect the sales of the remaining real estate and the next real estate. Once the developer's project is completed, the developer will quit and no longer "transfusion", and property management may face paralysis. In addition, the low occupancy rate of some new residential owners is also one of the reasons why property charges are difficult.

4. The supervision department is absent, with insufficient attention and no responsibility.

Affected by factors such as imperfect management system and weak public moral awareness of some owners, a series of illegal acts affecting residents' living environment, such as disorderly building, occupying public passages, destroying wall structures, changing residential buildings into business buildings, destroying greening, destroying public facilities, littering, excessive noise and lampblack, are still widespread in some communities. Residents have a strong reaction, but the property company has no law enforcement power, only verbal suggestions and consultations, and lacks effective governance means. Some illegal buildings, once completed, will bring great trouble to the demolition work in the future. First of all, the role of neighborhood committees has not really come into play. According to the Regulations of Jiangsu Province on Property Management, which was implemented on May 1 2065438, "Sub-district offices (township people's governments) are specifically responsible for the guidance, assistance and supervision of property management within their respective jurisdictions, coordinating the relationship between property management and community management and community services, and coordinating the relationship between the construction unit and the pre-property service enterprises, the owners and the property service enterprises. Community residents' (village) committees shall provide assistance and cooperation ". But in fact, the neighborhood Committee is laissez-faire to the community and exists in name only. There are thousands and tens of thousands of people in a community, many of which are bigger than village committees in rural areas. There are many livelihood problems such as public security, illegal construction, greening, entertainment, fitness and civilization creation in the community, which need to be solved urgently and coordinated by the neighborhood Committee. In addition, there are construction departments, housing management departments, quality inspection departments, public security departments, urban management departments, water supply and power supply departments. There is a lack of supervision. Encounter things, often buck passing, the scope of law enforcement is not clear, and the community has become a blank area for law enforcement. At the same time, the role of the owners' committee has not been brought into full play. At present, there are more than 20 owners' members reported by developers to the county housing management department for the record, most of whom are nominal, and it is difficult to distinguish between true and false, and few of them really play a role. If the role of the owners' committee is not brought into full play, there will be a lack of communication bridge and trust foundation between developers, property management enterprises and owners, which is not conducive to the development of owners' self-management and other property management work.

5, property management laws and regulations are not perfect.

The national laws and regulations on property management are not perfect. Although the Regulations on Property Management in Jiangsu Province has been promulgated, there are many provisions that cannot be operated. For example, in the community, there is no mandatory requirement not to set up owners' assembly or owners' committee, and there is no legal consequence if it is not set up or filed. The Measures for the Administration of Property Services, which can not reflect the owner's self-management, and the detailed rules for the implementation of cities and counties have not been promulgated, and the mandatory, authoritative and operable legal system of property management has not been improved.

Difficulties encountered in property management. The problem of difficult property management fees.

Reason: 1. Owners do not adapt to the consumption concept of "paying for service". 2. The dishonesty of property management has led some owners to "hitchhike" and default on property management fees. 3. The legal relationship of the current property management system is misplaced. According to Article 15 of the newly promulgated Property Management Regulations, the owners' committee is the executive body of the owners' congress, and can sign property service contracts with property management companies selected by the owners' congress on behalf of the owners. In other words, the property company and the owners' committee are entrusted and entrusted. According to the principle of reciprocity of rights and obligations, the industry Committee has exercised the power of entrustment and should also fulfill the obligation to pay management fees. But in fact, the industry Committee only exercised the power of entrustment. Property companies have fulfilled their service obligations, and they have to charge every owner. This dislocation of rights and obligations has left hidden dangers for property companies to collect fees and safeguard their own interests. 4. Property services can't satisfy the owners. This is also the main reason why charging is difficult. Satisfaction is a very abstract word, some owners are satisfied and some owners are not satisfied. Therefore, whether you are satisfied or not is not the decision of an owner, and it needs to be measured by the industry committee according to the service standard in the signed property entrustment contract.

Solution: On the one hand, property management companies should do a good job in property services and strengthen the publicity of property management consumption awareness. On the other hand, it is suggested that the real estate administrative department in the property management area set up a full-time committee. The arrears of some owners are an infringement on other paying owners. Only when the owner pays the management fee can he complain that the service of the property management company is not in place, and this full-time Committee will make an agreed decision. If the service of the property management company is poor, the Committee will punish the management company for returning the property fee to the owner.

Second, the elevator operation charges and amortization issues

Solution: It is reasonable to amortize the elevator operation cost according to the frequency of family use, that is, multi-storey or high-rise families use more and pay more. The payment rate can refer to the depreciation method of financial accounting assets.

Third, the responsibility of the parking lot.

Parking management and responsibility definition in management area have always been controversial. Whether to pay for stealing a car depends mainly on whether the parking spaces in the property management area are occupied or guarded, or both. It just occupies a place and pays the occupation fee, so the property company does not have to bear the liability for compensation. If it is retained or both, it should be compensated.

Therefore, in real life, some owners can freely enter the parking lot without paying the parking fee, but the property management company must take care of these owners' vehicles, and the profits of developers selling parking spaces belong to them. Why? Because the storage costs of these owners' vehicles are included in the property management fees paid according to the property cost standard (there is no occupation fee for buying a car space by yourself). Owners or foreign owners who have not purchased parking spaces shall pay parking fees according to regulations every month or every time they park, of which the occupancy fee income belongs to all owners, and the custody fee is property management income. It is believed that if the vehicle is lost in the community, if the parking fee is paid, the property company shall bear the responsibility according to the proportion of the storage fee in the parking fee; If the owner of this car has a parking space, there is no need to pay parking fees, and the property management company must be recognized as the owner of dereliction of duty compensation according to the entrusted property management contract; If the parking fee is not paid for the vehicles in other places, the property company shall not be liable for compensation.

In reality, it is found that in many property management communities, regardless of the grade and value of cars, parking fees at the same price are charged according to the number of parking spaces. Once the vehicle is lost, the property company will be liable for compensation, and the court will generally demand compensation according to the value of the vehicle. This becomes the same money as mentioned above, and you lose whatever you lose. Therefore, it is suggested that on the one hand, property enterprises should disperse the storage risk of property enterprises by purchasing insurance; On the other hand, when collecting parking fees, they should consider the equivalence of value and responsibility, add storage fees according to the factors of vehicle value, and clarify the responsibilities and obligations of both parties, or put up signs at the gate of the parking lot to inform them whether the vehicles stored in the parking lot are for storing vehicles or only providing parking spaces. This way, if the vehicle is lost, the responsibility and compensation will be clear at a glance.