Calculation of property insurance premium

First, the calculation method of property management fees

Generally speaking, the composition of public service fees in residential quarters mainly includes: wages and welfare fees for management and service personnel; Daily operation, maintenance and maintenance costs of public facilities and equipment; Greening fee; Cleaning and sanitation costs; Security costs; Office expenses; Depreciation expense of fixed assets; Statutory taxes, etc. The calculation method of each specific cost is as follows:

1, calculation of wages and welfare expenses

Wages and welfare expenses are mainly composed of the basic salary of the staff of the property management company and the employee welfare expenses, overtime pay and clothing expenses (excluding bonuses) extracted according to regulations.

(1) basic salary (yuan/month)

The basic wage standard should be determined according to the local wage level and the nature, benefit and position of the enterprise.

(2) Welfare expenses (yuan/month)

Welfare expenses include:

Welfare fund-calculated by 65438+ 04% of the total wages of employees.

Trade union funds-calculated at 2% of the total wages of employees.

Education funds-calculated by 65438+ 0.5% of the total wages of employees.

Social insurance premium-including medical treatment, industrial injury insurance, old-age insurance, unemployment insurance, housing accumulation fund, etc. Unemployment insurance is calculated at 1% of the total wages, and other items are determined by the property management company according to local regulations.

(3) Overtime (yuan/month)

Usually, the average monthly overtime is 2 days, multiplied by the average daily salary (the average monthly salary is divided by 22 days), and the monthly overtime is calculated as 22 working days.

(4) Clothing expenses (yuan/month)

According to the calculation of 2 sets per person per year, the monthly clothing cost is calculated by dividing the total annual clothing cost by 12 months. According to the above calculation, the monthly salary and welfare expenses per square meter of construction area are calculated.

Wages and benefits per square meter of construction area =

2, * * * facilities and equipment daily operation, repair and maintenance costs.

The daily operation, repair and maintenance of public facilities and equipment refers to the zero repair fee for public parts such as corridors, hallways, stairs and section roads in residential quarters, the daily operation, repair and maintenance fee for outdoor water heating, electricity and gas, and the public lighting fee for buildings. The calculation of this fee can be determined according to the company's property management experience, and can also be calculated according to the following methods.

The construction cost of public facilities and equipment in ordinary multi-storey residential buildings is calculated as 15% of the construction cost, and its depreciation cost is calculated as 25 years. The maintenance fee of public facilities and equipment shall be calculated at 40% of the monthly depreciation fee. The calculation steps are as follows:

(1) Calculate the construction cost of public facilities and equipment.

Construction cost of public facilities and equipment = construction cost per square meter × 15%.

(2) Calculate the monthly depreciation expense of public facilities and equipment.

Monthly depreciation expense =

(3) Calculate the maintenance cost of public facilities and equipment.

Maintenance fee = monthly depreciation fee ×40%

In addition to the above methods, general public facilities maintenance fees can also be calculated separately and then added. The composition of general public facilities maintenance fee is as follows:

(1) Public lighting system fee = electricity fee+maintenance fee, of which:

Electricity fee = total power of lighting appliances × daily opening time ×30 days × unit price of electricity fee.

Maintenance cost: usually estimated according to past experience.

(2) Water supply and drainage fee = electricity fee+maintenance fee, of which:

Electricity fee = total electricity consumption of water supply and drainage equipment × daily opening hours ×30 days × unit price of electricity fee

Maintenance cost: usually estimated according to past experience.

(3) Maintenance cost of power supply and power generation system equipment

(4) Maintenance cost of fire fighting system

(5) Maintenance fee for public * * * construction roads

Add the above (1)-(5) and divide it by the total area of the property under management, which is the maintenance cost of public facilities per square meter.

3. Elevator cost

Elevator cost =

These include:

Elevator utilization rate = average daily opening time /24. The use time and frequency of elevators in different properties will be different, which can be estimated by statistical methods, roughly between 0.3 and 0.6.

Elevator annual inspection fee = total annual inspection fee/65438+February.

4. Greening fee

Greening fees include greening tool fees, labor insurance supplies fees, water fees for greening, pesticide and fertilizer fees, weed clearing fees, landscape renovation fees and other fees. The total annual expenditure of each project can be calculated according to the actual area, and then allocated to the monthly construction area per square meter.

Green fee per square meter of construction area per month =

5. Cleaning and sanitation costs

Community cleaning and sanitation fees include cleaning tools purchase fees, labor insurance supplies fees, sanitation and epidemic prevention disinfection fees, septic tank cleaning fees, garbage transportation fees and other fees. The calculation of various expenses is determined according to the company's past experience or with reference to the calculation standards of the same industry.

Monthly cleaning and sanitation expenses per square meter of construction area =

6. Security costs

Public security fee refers to the maintenance fee of public order in closed communities. It includes equipment cost, personal insurance premium of security personnel, security room and personnel housing rent. The cost is determined according to past experience or referring to the measurement standards of the same industry.

Safety cost per square meter of construction area per month =

7. Office expenses

Office expenses mainly include: transportation expenses (vehicle oyster sauce, maintenance, insurance road maintenance fees) and communication expenses (including telephone, telex, mobile phone, telegram, etc.). ), low-quality consumables (including paper, pen and ink, printing costs, etc.). ), books and newspapers, advertising fees, community cultural activities, office rent, office utilities, holiday decoration fees, audit fees, etc. The cost is calculated comprehensively according to past experience.

Office expenses per square meter of construction area per month =

8. Depreciation expense of fixed assets

The depreciation expense of fixed assets refers to the depreciation expense of vehicles, communication equipment, office equipment, engineering maintenance equipment, green fire fighting equipment and other equipment owned by property management companies. The calculation formula is as follows:

Monthly depreciation of fixed assets =

Depreciation cost per square meter of construction area per month =

9. Statutory tax

The taxes payable by property management companies are mainly two taxes and one fee, that is, business tax, urban maintenance and construction tax and education surcharge. Business tax is levied at 5% of the company's total operating income. According to the principle of "saving a little supporting area", the calculation can be based on the sum of the previous items, and then multiplied by 5% to get the amount to be apportioned per square meter of construction area every month. Urban maintenance and construction tax is usually calculated at 7% of business tax. Education surcharge is calculated at 3% of business tax.

The sum of two taxes and one fee is 5.5% of the operating income, which can be calculated and determined according to the sum of the above items.

Please refer to the local property service charge management method for specific regulations!

Further reading: How to buy insurance, which is good, and teach you how to avoid these "pits" of insurance.