Excuse me, why is it difficult to collect property fees?

Among more and more property management disputes, the difficulty in collecting property management fees is the biggest category, accounting for about 80% of all property management disputes. There are five main reasons why property management fees are difficult to collect:

First, the consumer market is immature.

The value of property management service is mainly reflected in improving and optimizing the property environment, ensuring the good order of the property area and reducing the depreciation rate of the property. Because many owners do not think that purchasing property management services is an objective need and a long-term demand, and it is an important way to maximize the value of the shopping industry, their subjective willingness to spend money on purchasing property management services is not strong.

In addition, under the planned economy system, China has been implementing the welfare housing allocation system with low rent. As long as employees pay rent, they hardly need to pay other service fees. With the deepening of the housing system reform, most workers have become the owners of the house, from the past "free service" to "paid service". They are not prepared enough, and their awareness of commodity and property consumption has not been established, and they are often unwilling to pay. Professor Zang introduced that he had been to a residential area, and the owners of the residential area were mostly civil servants, but so far about half of the owners refused to pay the property management fee, resulting in the annual loss of 6.5438+0.2 million yuan for the property management company.

Second, the owners lack property management knowledge and policies and regulations.

Owners' dissatisfaction with property services is often reflected in payment. For example, the owner's house was stolen, the bicycle was stolen, the company refused to let the owner close the balcony, provided maintenance fees for special parts, the long-term unsolved problems in house construction, water seepage in the upstairs building, pipe blockage and water leakage, etc., for many reasons. However, due to the lack of understanding of the content, standards and responsibilities of property services, and the lack of understanding of property management and related knowledge, owners often put the responsibility on enterprises. Property management cannot cure all diseases. Although the property management service contract was signed by the property management committee and the property management enterprise, it was agreed by all the owners and should be fulfilled by every owner. If there is any dispute, it shall be settled according to the contract, and it shall not be refused.

Third, the market standardization index system is not perfect.

There are many contradictions and disputes over fees, which also reflects that the market is not standardized and lacks standards to measure and judge the quality and function of property services. Imperfect pricing mechanism, unclear service standards and lack of efficiency standards are three aspects of the current standardized index system of property management market.

The pricing mechanism is not perfect. For a long time, government pricing and government-guided pricing have been implemented, and most of the prices are determined by the mode of enterprise approval and government audit. This model has two disadvantages. First, as the purchaser of property services, the owners did not fully participate in the pricing process, and their due rights could not be fully exercised. The rights protection system under this model is fragile and vulnerable to damage. The pricing process is opaque. In addition, in the early stage of property management, it is not the buyers who choose enterprises to provide services, and the owners tend to distrust the price. The rationality of the price is doubted, and the two sides are easy to oppose each other in the charging link. At present, the government pricing has been cancelled, and the price has been changed from approval to filing, but most owners do not understand the difference between approval and filing, and this problem still exists.

Unclear service standards and lack of unified and standardized service standards have always been problems in the property management industry. Property service contracts are often not clearly defined in terms of service standards, and the service content and quality standards are not connected. What services are provided is easy to be generalized, and the effect of standardizing the behavior of both parties and distinguishing disputes cannot be achieved. Once a dispute arises, it is difficult to coordinate. In the process of contract formation, the owner's position is relatively passive, and the freedom of will expression is easily infringed, and problems cannot be solved in time, which leads to the opposition between the owner and the enterprise. The current situation is that the owner tries to avoid the contents and standards that can be clearly stipulated in the contract. Objectively speaking, providing services is the obligation of enterprises. These contents are not clear, and they are really beneficial to enterprises in the short term. But in the long run, the service level of enterprises has not improved, but the dissatisfaction of owners has increased, resulting in more contradictions and disputes, which is ultimately unfavorable to the development of the industry.

Lack of property service efficiency standards. There is basically a general framework for enterprises to provide services to owners, including their prices and contents, but the effectiveness of these services, the effectiveness of improving the property environment and the value-added benefits of the property will basically not be involved. Professor Zang believes that in a mature market, these contents should be clear, which is the basis of cooperation between owners and enterprises, and will play an important role in promoting the growth of consumption awareness, promoting the in-depth development of the industry and promoting the communication and integration between owners and enterprises. How to judge the service quality of an enterprise depends not on what services it provides and what level of service standards it has reached, but on its service effect. For example, how much the safety of the property has improved, how much it is clean, and how much the loss of facilities and equipment has decreased. Efficiency is the core standard to measure service quality.

The fourth is the particularity of the charging mechanism.

Compared with other consumption, the difference of real estate service consumption is that the enterprises providing services are single subjects, while the owners enjoying services are scattered subjects. Without interrupting the property service, individual owners do not pay or pay less, and the phenomenon of "hitchhiking consumption" is very serious. On the one hand, some owners refuse to pay fees for various reasons. On the other hand, in order to solve the problem of "difficult charging", enterprises have adopted improper practices such as "no payment, no keys" and water and electricity cuts, which have caused many contradictions. The problem of "difficult charging" has a mechanism reason.

The current charging mode is insufficient. From the point of view of creditor's rights, the enterprise and all the owners are the parties to the contract, and the property service is provided to all the owners, and all the owners should also fulfill the obligation of paying fees to the enterprise, that is to say, the property service fee is the same debt of all the owners. The current charging method does not reflect this basic feature. Enterprises will inevitably suffer some losses because of the "difficult charging" problem. This part of the loss is the enterprise's due rights and interests, but it has been deprived by the legalization of the current charging system. Enterprises need to pay extra costs to recover these rights and interests through dunning and litigation.

Fifth, the economic affordability of low-income groups is limited.

At present, many property buyers in our city belong to low-and middle-income families. They moved into the building because of municipal construction, old city reconstruction or relocation, and their living conditions have been improved. However, the property fees beyond their ability to pay make them have resistance to the property fees, or their financial affordability is limited. Although they agreed to pay the property management fee according to the regulations, they were unwilling to pay the property management fee once they got the key. In addition, it is difficult for a large number of rural residents to find higher-paying jobs after losing their land and other sources of livelihood. Modern houses make them feel the heavy pressure of life. This is also one of the reasons why the collection rate of property fees is not high at present.

To solve the problem of difficult property management fees, first, we should legislate to regulate the behavior of service providers and clients; Secondly, it is necessary to increase publicity, enhance the owners' awareness of property service consumption, and let them gradually change their concepts; In addition, we should establish and improve the standardized index system of property service market and the effectiveness standard of property service. I believe that with the continuous maturity of the market, the continuous improvement of the market mechanism and the enhancement of owners' awareness, the problem of difficult collection of property management fees will be gradually solved.