Ten things that real estate will never tell you.

Although it is now renamed as a property service company, in many cases, their identity is still "manager". The property management company is the "general manager" of the community, in charge of facilities resources, public property and various benefits that belong to you but you don't know. You think you know your neighbors better, but there is a lot of information asymmetry here. In essence, the property company sells only one product, that is, service. But many times, you don't know what you bought.

1. Developers are sometimes equivalent to "superior departments"

At present, the common properties are divided into two categories: independent and property companies affiliated to developers. The manager of a property company said: "The threshold for setting up a property company is relatively low, with a registered capital of 300,000. Accounting, managers with intermediate titles will do. " As a result, the standards of property companies are uneven. In most cases, it is the relationship that wins the residential project. Or developers directly entrust their own property companies.

In terms of legal relationship, the owner and the property company directly cooperate, sign the entrusted management contract and pay the property fee. However, before the completion of the new community, developers will generally entrust property companies to intervene in the management of new properties in advance. Therefore, compared with the satisfaction of property buyers, they actually care more about the attitude of developers. They often say that they will communicate with developers and even complain about developers. Think about it, in some cases, the developer is equivalent to the official department at a higher level, and it is too late to please, and complaining to you is just a "slow plan."

2. Half of them are "managers"

The Property Management Regulations, which came into effect on June 10, 2007, changed the "property management enterprise" to "property service enterprise", but in essence changed the function of the property management company from "management" to "service" for the owners. However, because the property owns the public resources of the community and is familiar with the situation of the community, as the best three-level service level, it also needs to register and manage the basic information of the owners and the basic data of the property, and the property company often exercises most functions of the public management of the community. He is a resident management assistant in the street and community. Therefore, property companies can take root, which often means that they have established good relations with communities and streets.

Therefore, even if the owners set up committees and bid on their own, they also want to fire the dissatisfied original property company. However, property companies have two backers: developers and streets, and there are often ways to make new properties voluntarily evacuate. "For example, it can be achieved by giving some compensation," said a former property company employee.

The loss is fake, and the gross profit margin is usually around 30%.

Property management companies should be regarded as the lightest assets in light asset company, even the office space is free, of course, almost all are basements. Although the property company insists on guaranteeing meager profit, the real situation should be more "profitable". Few property companies take the initiative to leave after the contract expires, which can be seen from the oil and water. An industry insider said that operating a property company in Beijing will hardly lose money. "The annual gross profit margin is around 30%."

Because most properties charge a fixed fee first and then provide services, the lower the service cost, the richer the profit. The most common trick is to reduce maintenance costs. A former property project manager said, "reduce the frequency of watering and pruning greening;" Reduce elevator maintenance; Some properties charge a monthly cleaning fee of 0.2 yuan/m2 for the building facade. In fact, cleaning once a year is very good. The new community can't be washed for several years, and this cost is pure income. "

It's hard for you to know where the money for the elevator advertising space went.

According to the new property law, public facilities such as elevators and external walls are owned by all owners. These * * * websites need the approval of the owners' committee before they can operate advertisements, and the proceeds should also be owned by all owners. According to a staff member of a former property management company, "most of the income of property management companies lies in elevator, exterior wall advertising income and parking fee income. The advertising fee for an elevator is about 6.5438+0.5 million yuan a year. " Even if the income can be seen in the accounts, it will not be sent to the owners, because according to the regulations, it will be used to supplement the shortage of property fees, and other expenses of the owners will be included in the housing maintenance fund and the special fund for housing public facilities, from which the property can collect part of the management fee. The key question is, where are the housing maintenance funds and utilities spent? Owners often know how much money they have earned in theory, but how the money is spent, so there is a general "information asymmetry" between owners and property companies.

The "free warranty period" you can enjoy is very short.

Things at home are broken, and property management personnel often charge maintenance fees for on-site maintenance, because the property management company says it is only responsible for maintaining the "public area". In fact, your walls, ceilings, floors, doors and windows, hardware, pipes, sanitary wares, lamps and electrical switches all have a warranty period of 2 months to 1 year. However, the start date is calculated from the date when the project is completed and accepted. Some repairs are free, and they have expired before you buy a house. Waterproof, heating, various pipelines and other facilities will have a long warranty period, generally 2 to 5 years.

In fact, even if the elevator breaks down, you may have to pay. The person of the property management company said, "When the service life of the elevator is up, you can use the public utility fund to buy a new elevator, and the owners will share the insufficient expenses equally, but the opening of this fund must be signed by more than two-thirds of the owners."

6. Underground space is the most profitable.

Usually, the property right of planned parking spaces in residential areas belongs to developers, and this part of parking fees also belongs to developers, but the parking fees of unplanned parking spaces are similar to the advertising fees. According to the staff of a former property management company, the "most profitable" place is not the public places such as clubs and shops on the ground, but the underground space. For clubs, kindergartens and other institutions in the community, these public facilities and places, which are intended to operate at cost and provide services to owners, are in the hands of developers in most communities, and the property can only help manage and share a basic property fee income. "And underground space, some ownership belongs to civil air defense, some civil air defense areas are free, and some areas have to extract management fees every year, but it is about 1.5 yuan to 3 yuan per square meter. 200,000 square meters only need to pay about 300,000 a year. If the property changes it into a parking space or rents it directly, the annual income can be millions. If ownership is not traced back, this will of course become a source of profit for property. "

7. They are also using the "free warranty period" to save money.

This "free warranty period" refers to the period when they don't actually have to pay any maintenance fees. For a newly-built community, all the equipment is new, and the responsibility for maintenance in the first year lies with the equipment manufacturer, and it is not easy to break down in the next two to four years. During this period, half of the property fees were earned by the property. For example, when the owner moves in, the property management company charges 0.55 yuan/square meter every year. However, if the green space of the new community is not built, the cost will go into the pocket of the property management company unnoticed. After the green space was built in the second year, the green fee was collected as scheduled, and the property management company could earn hundreds of thousands of dollars a year for nothing. If the scale of the community is large, then the property management company can easily earn millions by paying only one greening fee.

In view of all this, many property companies like to take over new residential areas. A property expert said, "With the increasing exposure of the accumulation problem, few property companies are interested in the residential area with the age of 10 or above."

8. Property management fees can be negotiated.

Property fees should not be set by the property company itself. In some basic projects, the property management regulations clearly stipulate the charging standards, and the owners can negotiate the pricing of other service items with the property company, such as greening fees and high and low floor fees. The basic basis is the service standard. "For example, there must be two people at the gate, and the corridor glass should be scrubbed several times a week." An example of a property manager.

If the property company raises the price of property fees, the reason may be the increase in prices or labor costs. "It is only over 800 to hire a security guard around 2000, now 1500, 1700." At this time, you need to pay attention to whether they are laying off employees or not. At present, the management regulations force the property management company to announce the income and expenditure, and the owner has the right to audit the accounts. "A feasible solution is that the owners' committee will hire a special auditing agency with public funds to help analyze the income and expenditure of the property." A real estate expert said.

In case of theft, they sometimes need compensation.

The staff of the property management company like to emphasize that their responsibilities start from the outside of your house, and the public area is their service scope. However, in the case of burglary, some property experts said, "Whether the property should bear the corresponding responsibilities caused by management negligence depends on the security obligations in the property management contract." For example, whether there is a 24-hour three-person patrol, whether there is a dead angle in the camera installation, whether there is a security guard on duty when the thief enters and exits, and whether to ask strangers when entering the community. If the judicial organs, after investigation, determine that the theft is caused by dereliction of duty of security, then the property company should also be liable for compensation.

The video recording in the community is one of the most important auxiliary means to help solve the theft. In view of concerns about privacy, the property can be required to be installed only in public space, and the video of private scenes can be blocked, and the relevant guardians can not spread and leak it.

10. They are just the mouthpiece of the water and electricity company.

In most commercial housing communities built in recent 20 years, water, electricity, gas and other expenses are paid directly by the owners to tap water, electricity and gas companies through banks. Although whenever there are things like pipeline maintenance and supply restriction, they are all posted by the property or called, but they are just a mouthpiece. No matter how many angry complaints you make, they will not negotiate with the relevant energy supply companies on your behalf. Many times, it is useless for you to urge the property to solve such problems.

Only in one case, the property company may have a certain influence on the hydropower and gas companies. That is, the property will help them collect the water and electricity bills at home, and there will be cooperation agreements with relevant companies. However, the effect is limited. The service fee they charge through this business comes from the payee, not the owner. It is not good to offend financiers in these monopoly industries.

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