The use process of special maintenance funds for residential buildings

Residential special maintenance funds (hereinafter referred to as "maintenance funds") refer to funds earmarked for the maintenance, renewal and transformation of residential parts and facilities after the expiration of the warranty period. The purpose of establishing a maintenance fund is to ensure the large and medium-sized repair and renovation of commercial housing and its related public facilities, which has played a positive role in prolonging the service life of the house, maintaining the property value and protecting the rights and interests of the owners.

Practical application of maintenance funds from the perspective of management system

The original intention of setting up special housing maintenance funds is to provide timely and effective quality maintenance guarantee for housing owners and users. However, according to the relevant management regulations of maintenance funds in the Measures for the Administration of Special Maintenance Funds for Houses, combined with the actual use of maintenance funds, the system of special maintenance funds for houses has some defects in the management of fund payment, the right to use funds, the use process, the scope of application and the conditions of use.

I. Management of Fund Payment

From the perspective of fund payment and management, the Measures for the Administration of Residential Special Maintenance Funds clearly stipulates the proportion of maintenance funds:

The proportion of residential and non-residential payment is 5% to 8% of the local residential construction and installation project cost per square meter.

For the sale of public housing, the owner shall deposit 2% of the housing reform fee according to the construction area per square meter.

In particular, the one-time deposit of the first maintenance payment is undoubtedly a big expense, which has caused great financial pressure on the owners.

Second, the right to use funds and the use process

From the perspective of the right to use funds and the use process, the use of special maintenance funds can not be decided by individuals, but can only be used after the property or owners' meeting puts forward specific plans, and the proprietary part accounts for more than two-thirds of the total construction area and more than two-thirds of the total number of owners agree. The application and use process is complicated, and the problem of housing quality defects can not be solved in time and effectively.

Three. Scope of application and conditions of use

Judging from the scope of application and conditions of use, although the Administrative Measures for Special Maintenance Funds for Residential Buildings stipulates that the scope of use of maintenance funds is the maintenance and renewal of residential parts and facilities, including foundations, walls, external walls, elevators, fire fighting and other parts, it basically covers the main quality defects of houses and houses. However, its conditions of use stipulate that "maintenance funds can only be applied after the quality warranty expires", but the actual guarantee effect of the above guarantee content is greatly reduced.

On the one hand, according to the Regulations on Quality Management of Construction Projects, the warranty period of domestic residential main projects is 50 years, the roofing waterproof and thermal insulation project is 5 years, and the electrical drainage pipeline and equipment decoration project is 2 years. However, in practical research, it is found that the high-frequency period of related quality defects is mostly within the quality warranty period.

On the other hand, although the Regulations on Quality Management of Construction Projects stipulates that the relevant quality defects should be repaired or compensated by the relevant quality responsible subjects during the warranty period, there are long-standing problems such as "quality responsibility is difficult to trace back", "main responsibility is difficult to divide" and "quality maintenance is not timely" in domestic housing quality maintenance.

Therefore, when faced with related quality defects, it is often difficult for house owners or users to timely and effectively repair and solve related quality problems through the quality warranty system, and it is also impossible to use special maintenance funds for maintenance. On the contrary, a large number of special maintenance funds can not be effectively used for a long time, and the quality assurance effect is greatly reduced.

To sum up, the special funds for residential maintenance have a certain positive effect on the maintenance and transformation of housing parts and facilities. However, in practical application, there are defects in fund payment management, fund use right and process, scope of application and conditions of use, which can not effectively solve the actual housing quality problems faced by owners. The warranty system of domestic housing quality defects needs to be further optimized and improved.

IDI engineering quality potential defect insurance

Complement and improve the existing housing quality assurance system

IDI engineering quality potential defect insurance is an innovative quality insurance in the field of domestic engineering insurance in recent years. It is an important attempt to supplement and improve the existing housing quality guarantee system by using insurance mechanism, which can effectively prevent and solve various potential defects risks of housing quality. Up to now, IDI insurance has carried out pilot work in more than ten key provinces and cities such as Beijing, Shanghai, Shenzhen and Guangzhou.

IDI engineering quality potential defect insurance

It refers to the insurance in which the expenses of building damage, maintenance, renovation and replacement caused by the risk of potential quality defects are the subject matter of insurance within the warranty scope and warranty period. This type of insurance is insured by the developer, and the insurance company will fulfill the obligation of compensation for the material losses of the insured subject matter within the scope of compensation liability.

As a brand-new engineering quality insurance, IDI insurance has insurance characteristics in terms of insurance period, coverage and risk management services, which makes it play an important role in ensuring the actual housing quality defects.

I. Scope and duration of insurance

"Regulations on Quality Management of Construction Projects" stipulates that the maintenance period of houses and residential main projects is 50 years, and the roofing waterproof, thermal insulation and cold preservation projects are 5 years; The renovation project of electric drainage pipeline and equipment is 2 years. Based on the statistical analysis of the relevant testing data of Shanghai Institute of Building Research, domestic scholars have come to the conclusion that the time distribution of housing defect maintenance costs is mainly concentrated in 10 year after completion, and the number of related quality defects is basically decreasing year by year in 10 year.

The insurance period of IDI insurance is 5 years for thermal insulation and waterproof works, 2 years for decoration works and 10 year for foundation and main works, which can effectively meet the owners' demand for housing quality defects.

In addition, through the insurance claim mechanism, the owner can directly claim compensation from the insurance company after discovering the quality problem. After verification by the insurance company, it belongs to the scope of insurance claim, which can directly pay compensation and shorten the maintenance process; Avoid too many and slow capital application processes, avoid multiple responsibilities and reduce disputes. It is also conducive to the establishment of a new cooperative relationship between property management companies and owners.

Second, the quality risk management

From the perspective of quality risk management services, compared with the principle of "remedy afterwards" of special maintenance funds for houses, IDI insurance pays more attention to "nip in the bud", that is, introducing professional quality risk management services to participate in project quality risk management. Through quality risk management services covering the whole life cycle of construction projects, IDI insurance can effectively prevent and deal with all kinds of quality risk problems, strengthen the existing project quality assurance system, effectively ensure project quality and safety, and protect the legitimate rights and interests of owners.

To sum up, in view of various quality defects in the domestic housing field, there are some defects in the special maintenance fund system of housing, which can not effectively solve the actual housing quality problems faced by owners in time. The emergence of IDI insurance provides a new solution and opportunity for optimizing and perfecting the existing housing quality assurance system.

At this year's two sessions, Xie Xinmin, member of the Chinese People's Political Consultative Conference and deputy director of the Housing and Urban-Rural Development Department of Inner Mongolia Autonomous Region, proposed that "IDI insurance should be gradually implemented for new residential projects. For residential projects that have been delivered and paid maintenance funds, the maintenance funds are IDI premiums. " It can be predicted that in the future, with the further expansion of the market application of IDI engineering quality potential defect insurance, its insurance guarantee function will be more obvious, and IDI insurance technology and management services will be more perfect, so as to continuously optimize and improve the existing housing quality guarantee system.