How to manage the pre-leased property before the real estate development project is delivered to the owner?

1, property management, refers to the owner through hiring a property service enterprise, the owner and the property service enterprise in accordance with the provisions of the property service contract, the house and supporting facilities and related sites for maintenance, conservation, management, maintenance of environmental sanitation and related order in the property management area.

2. Before the house is delivered to the owner, it will be managed and charged by the property management company. The object of this charge is the construction unit, not the "small owner" of one household, but the "big owner" of the construction unit. The provisions of this policy are listed in the Regulations on Property Management:

From Article 2 1 to Article 26 of the Property Management Regulations, the concept of "pre-property management", the responsibilities of units and the selection of property units are defined as follows-

Twenty-first owners and owners of the General Assembly before hiring a realty service enterprise, the construction unit shall sign a written preliminary realty service contract.

Article 22 The construction unit shall formulate a temporary management agreement before the property is sold, and stipulate the use, maintenance and management of the property, the interests of the owners, the obligations that the owners should perform, and the responsibilities that the owners should bear if they violate the temporary management agreement according to law.

The temporary management regulations formulated by the construction unit shall not infringe upon the legitimate rights and interests of property buyers.

Twenty-third the construction unit shall express the temporary management agreement to the property buyer and explain it before the property is sold.

When signing a property sales contract with the construction unit, the property buyer shall make a written commitment to abide by the temporary management agreement.

Article 24 The State encourages construction units to select and employ property service enterprises through bidding in accordance with the principle of separating real estate development from property management.

The construction unit of residential property shall select the realty service enterprise through bidding; If the number of bidders is less than three or the residential scale is small, with the approval of the real estate administrative department of the district or county people's government where the property is located, the property service enterprise may be selected by agreement. ?

Article 25 The sales contract signed between the construction unit and the property buyer shall include the contents stipulated in the previous property service contract.

Twenty-sixth prophase realty service contract may stipulate the time limit; However, if the realty service contract signed by the owners' committee and the realty service enterprise takes effect before the expiration of the term, the prophase realty service contract shall be terminated.

Article 41

The owner shall pay the property service fee in accordance with the provisions of the property service contract. If the owner and the user of the property agree that the user of the property shall pay the property service fee, the owner shall bear joint and several liability from the agreement.

Property that has been completed but has not been sold or handed over to the property buyer shall be paid by the construction unit.

3. How does the property company charge the construction unit? On-site security dispatch fee: this depends on the labor cost of sending security personnel to the construction site in the early stage after the construction unit and the property management company sign the contract through consultation. Including the salary of security personnel, security labor insurance supplies, tools and materials, clothing, property company deed tax, administrative office expenses, human resources expenses and fixed assets cost;

On-site cleaning personnel fee: according to the needs of the construction unit, the property management company arranges personnel to clean the construction site, and the cost is similar to that of security;

Marketing case field property fee: Marketing case field is an important window for building and developing units. In order to increase the housing sales and let the owners have a cognitive and sensory experience of the later property, many construction units will require the property company to send certain management personnel to the case site. Generally, it includes several positions, such as site supervisor, bar waiter, model room waiter, image cleaner, image security guard, night shift security guard and on-site maintenance worker. The payment of expenses is based on head+materials+deed tax+materials+profit.

4. When will the property management company enter the site?

The time for the property company to enter the site shall start according to the time when the construction unit undertakes the inspection. At this stage, the personnel stationed by the property management company are mainly engineering maintenance personnel, and engineers who know a little about civil engineering, water and electricity, weak current and landscape greening undertake the inspection of the building, site, equipment and facilities, space and ancillary facilities of the project, and put forward rectification opinions to the construction unit.

This stage is generally called the pre-project intervention stage by the property management company, and the expenses of this stage are calculated and paid according to the way of labor salary+materials and tools+deed tax+profit determined by both parties through consultation.

The obvious sign that the property company is present is that the construction unit can inform the property company in writing that it can be present. This time period can be three months before delivery, or it can be a stage before delivery. The law is not mandatory, but depends on the agreement and timely communication between the construction unit and the property company.

5. When will the property management company charge the owner?

Property services industry is generally the construction unit according to legal procedures, notify the owners to take over the house from the date of charging. What needs to be done at this stage is that the property management company and the owner sign the preliminary property service contract, decoration management agreement and other documents, and the owner pays the property management fee to the property management company for one year or one quarter.

6. when will it be handed over to the industry Committee to hire another property company?

"Property Management Regulations" has also made provisions in this respect, but it is not very clear, and it can be carried out according to the situation of each community, because the law gives all owners the right to manage their own communities, operate their own communities and choose their own property companies.

Article 11 of the Property Management Regulations mentions seven forms for owners to make decisions on the same matter in residential areas, namely

The following matters shall be decided by the Owner * * *:

(a) to formulate and amend the rules of procedure of the owners' congress;

(2) Formulating and amending management regulations;

(three) to elect the owners' committee or replace the members of the owners' committee;

(four) the selection and dismissal of property services companies;

(five) to raise and use special maintenance funds;

(six) the renovation of buildings and their ancillary facilities;

(seven) other major matters related to the management of * * * and * * *.

In other words, the owners' committee needs to hire a property company, which requires the following steps:

First: convene a general meeting of all owners;

Second, all the owners' congress decided to re-hire a new property company to manage and serve the community;

Three, the premise of the owners' meeting is that it should be approved by the owners whose exclusive parts account for more than half of the total construction area and account for more than half of the total number. The principle of "double half" is to ensure that most owners agree to change the property company, not the will of a few people, and to ensure the rights and interests of the vast majority.

I hope my answer is helpful to you, and pay more attention to my property service consultation.