Suggestions on Rational Development of Property Management Companies

In recent years, the county party committee and government have always regarded the hot and difficult issues related to people's livelihood. First of all, we should build a harmonious Suileng. How to comprehensively strengthen the property management of residential quarters and solve the outstanding problems in property management has become the focus of people's general reflection and concern, and has also become an important content of real estate property management. To this end, the Housing Authority sent a special person to form an investigation team. Through investigation and study, it made a serious study on how to do a good job in property management and held a meeting of the director's office. The relevant information is hereby notified as follows:

First, the basic situation of urban residential property

At present, there are 102 property communities in the county. Among them, there are 49 communities managed by qualified enterprises; 30 residential areas managed by development and construction units; 15 residential area managed by individuals; 1 Community managed by the owners' committee (agricultural machinery company); There are 7 uninhabited communities (Anmin, pickles factory, hotel, rice factory, Great Wall, old agricultural machinery, second guest house). There are 10 communities that have established owners' committees, but few of them really play a role. There are 8 communities with 24-hour water supply.

Second, the main problems in property management

Through in-depth practical investigation and interviews, we found and sorted out the following problems in property management in this county, which are summarized as follows: Four difficulties? 、? Four is not in place? . ? Four difficulties? First, it is difficult to seek the support of laws and regulations. At present, the state and the province have successively issued the Property Management Regulations, but they are too macro, too general and lack of operability, so it is difficult to find a basis when it comes to specific issues. Second, it is difficult to maintain the public parts of residential quarters. Most of the old buildings have problems such as roof leakage, wall peeling and seepage, collapse and fracture of sewer pipes and inspection wells, and blockage of main sewer pipes. According to the regulations, whoever owns the property is responsible, but residents are unwilling to pay the fees, which makes it difficult to maintain the public part. The third is to solve the problems left by developers. In the newly developed real estate area, some developers have solved the problems during the warranty period, some have dealt with them, and what's more, they have left the problems outside the warranty period. This has led to the developers and property management shirking each other, unclear responsibilities, and the problem has never been solved. Fourth, it is difficult for the competent authorities to coordinate. The competent department is limited by its own authority, and some problems are beyond its jurisdiction, or can be solved by a single department, especially when it involves the joint implementation of relevant departments. Some departments do not cooperate well and it is difficult to coordinate. ? Four is not in place? : First, it is difficult for the competent authorities to supervise. As the competent department of property management in the county, the real estate and property management bureau is not in charge of property management enterprises and lacks binding force. It only has regular macro guidance, which makes supervision difficult to reach the designated position. Second, the role of the owners' committee is not in place. It is difficult to set up the owners' committee, even if it is set up, it is nominal, lacking sense of responsibility and responsibility, and it is impossible to supervise the behavior of property enterprises. Third, the service of the property company is not in place. The low quality of employees, unreasonable charges, excessive fees and little or no service have led to many contradictions. Fourth, the collection of property fees is not in place. Most vulnerable groups can't afford to pay property fees, and some residents enjoy property services, but they don't pay property fees for various reasons, which leads to low charging rate and low enthusiasm of property managers, which leads to a vicious circle.

Three, improve the level of county property management and service suggestions

1, standardized management is fully implemented in residential areas. The first is to implement hierarchical management of the community.

According to the current situation and service items of the community, the real estate bureau generally divides the community in the county into three grades: high, medium and low. Clarify the standards, service items and service contents of different communities, and implement daily management according to their own standards. The second is to determine the service items and charging standards. Set up a calculation team, led by the Price Bureau, with the cooperation of the Legislative Affairs Office, the Real Estate Bureau, the Electric Power Bureau and the Labor Bureau, and deploy personnel to form a calculation team to re-approve the charging standards of community service fees and calculate them according to the service items and service contents. At the same time, the charging standard of 24-hour water supply in the community is calculated. Finally, determine the reasonable service items and charging prices. The third is to promote sunshine services. After the charging standard, service items and service contents of the property fee are determined, a billboard will be set up in the community for comprehensive publicity so that the owners can understand it in the most intuitive way.

2. Strengthen the supervision of property enterprises in all directions. The first is to collect property deposit. The purpose is to standardize and constrain the property enterprises and urge them to provide high-quality and efficient services according to the grade of the community and the determined service items. The amount of deposit collected is as large as 3,000 yuan within 5,000 square meters; Five thousand square meters? 20,000 square meters to receive a deposit of 6,000 yuan; A deposit of 10000 yuan will be charged for more than 20000 square meters. The second is to clean up the property market. Assign a special person to re-register, check and assess the property enterprises, implement the property access and approval management system, and resolutely ban those property enterprises with big opinions from owners and poor service quality. For unmanned residential property, based on the principle that whoever provides heat is responsible, residential property management will be managed by the heating company. The third is to strengthen daily supervision. A supervision and inspection team is composed of the Property Department of the Housing Authority, which conducts multi-angle and all-round supervision by means of regular inspection, irregular spot check and distribution of public opinion questionnaires to ensure daily supervision.

Follow up in time. The fourth is to do a good job in training. Improve the professional quality of personnel.

3, the implementation of the new building public * * * parts maintenance funds. Because our county does not collect maintenance funds for public parts, it is difficult to raise funds to solve the problems such as roof leakage, wall peeling and seepage, collapse and fracture of sewer pipes and inspection wells. Drawing on the advanced experience of other cities and counties, it is suggested that the county government should collect special maintenance funds according to Article 54 of the Property Management Regulations, and plan to collect maintenance funds for public parts of 20 yuan per square meter for new buildings to ensure the maintenance of grandpa's parts during the warranty period. Maintenance funds are managed by the special account of the Housing Authority. During the maintenance period, the property enterprise and the owners' committee shall apply for withdrawal.

4, the old building public * * * parts of the division of maintenance responsibility. In accordance with the provisions of Article 31 of the Property Management Regulations, the development and construction unit shall be responsible for the warranty period. According to Article 9 of the Regulations of the Ministry of Construction on the Management of Urban Adjoining Houses with Different Properties, the maintenance cost of public parts outside the warranty period shall be shared according to the proportion of the owner's exclusive parts to the total construction area. Our opinion is that the maintenance during the warranty period is the responsibility of the development and construction unit and coordinated by the Construction Bureau. The owner shall be responsible for the maintenance outside the warranty period, and the property enterprise shall take the lead in organizing, and the maintenance cost shall be publicized to the owner. For owners who refuse to pay maintenance fees, the property management company has the right to deal with them according to relevant policies. Through the above measures, I believe that the property market in our county will develop on a standardized and healthy track, the management level will be greatly improved, and the living environment of the people will be more comfortable.

The early intervention of property management companies can consider the owners' demand for property use and home life. Based on their rich management experience, they can provide early professional services for developers and owners, so that the newly developed real estate can truly become a home paradise tailored for owners, enhance the added value of property use, form new selling points for developers, help developers to build quality properties and promote housing, which is more conducive to the management and services of property management companies in the future.

First, the role of early intervention of property management companies

Real estate developers should not only make great efforts in geographical location, traffic conditions, architectural design, equipment selection, material selection, environmental construction and supporting facilities, but also have a good property management company. Newly developed buildings will be upgraded with the early intervention of property management companies. Formal and perfect property management and service will promote the preservation and appreciation of property and promote the housing sales of real estate enterprises. The social reputation and brand awareness of real estate enterprises will be further expanded with the improvement of property management level and service quality. The early intervention of property management companies means that developers hire professional property management companies or senior property managers to participate in discussions and make suggestions during the planning, design and construction stages of property projects. Generally speaking, from the perspective of property management services, we put forward constructive suggestions for developers in many aspects, such as community planning, housing design, equipment selection, functional planning, construction supervision, project acceptance and takeover, and even housing sales and leasing, and formulate property management plans to lay a good foundation for future property management.

With many years of experience in property management and developer consultation, the author deeply felt the importance of early intervention of professional property managers at the beginning of planning and design. The early participation of property management companies or property managers can effectively avoid the congenital deficiency caused by poor design or affect the future use function of the owners, so that the property can better meet the use requirements of the owners.

For example, the positioning of outdoor air conditioners cannot occupy balconies or terraces, especially in the south, which will affect the leisure activities of owners on balconies and terraces. In the early stage of a real estate design in Chengdu, the designer refused to listen to the advice of the property management consultant and insisted on positioning the air conditioner outside the balcony. When selling a house, some property buyers refused to sign the purchase contract on this ground, and the owners resolutely refused to install it according to the design, which not only caused the management difficulties of the property management company, but also made the owners very dissatisfied. Later, he had to move, but it also affected the facade.

The designer of the developer pays special attention to the fa? ade and will regard it as his own work, but the house is for people to live in. You can't just pursue three-dimensional effects. If we don't seriously consider its use function, even the beautiful appearance will be changed or destroyed by the owner during the decoration, and finally our subjective wishes will not be realized. Therefore, designers should not blindly satisfy their own creativity, but should consider the future management and the use of owners.

This is especially true from the perspective of property management. For the same building, the author suggested to the designer: the waterscape must flow, and the pump pool must be located outside the waterscape, otherwise the water surface is not clean and the pump is not easy to maintain. However, the designer insisted on not adopting it. As a result, the lake built is a pool of stagnant water, and the property management company has to change it, resulting in a waste of resources. Therefore, from the perspective of management and operation, property management companies must provide many constructive suggestions for developers, guide designers to optimize their designs, overcome their inherent defects and avoid further improvement and waste of resources.

Considering the owner's demand for property use and home life, the early intervention of the property management company, based on its rich management experience, provides early professional services for developers and owners, making the newly developed real estate truly a home paradise tailored for owners, enhancing the added value of property use, and forming a' new selling point' for developers, which is conducive to the construction of boutique properties and the promotion of housing, and is more conducive to the management and services of future property management companies.

Second, the early involvement of property management companies

1. Project positioning, planning and design, building layout, road traffic, people flow and logistics.

2 building facade, exterior wall materials, apartment structure, door and window structure.

3. Distribution room, high and low voltage lines, electricity consumption and public lighting.

4. Water supply system, drainage system, sewage treatment, fire hydrant.

5. Weak current system, network wiring, telecom TV, broadband access, meter reading, visual intercom, monitoring alarm, electronic patrol, all-in-one card.

6. Landscape, sculpture, sprinkler irrigation system and lighting.

7. Supporting facilities, commercial outlets, supermarkets, schools and hospitals, clubhouse swimming pools, management rooms, public toilets, garbage rooms, parking lots, etc.

There are many contents involved in the early stage of property management, but we must focus on the layout, material selection, installation and debugging of security equipment, because it is direct.

Affect future safety management; Then, we should pay attention to the content related to operating costs, which is related to the future benefits of property management companies.

Third, the early intervention methods of property management companies.

1. The property management company reviews the planning and design, material selection, equipment function and construction of the project according to the owner's future occupancy standards, participates in discussions, and puts forward constructive suggestions to meet the owner's various housing needs.

2. Familiar with civil engineering structure, pipeline orientation, facility construction and equipment installation. , especially concealed works, to avoid or reduce the difficulties and inconveniences brought to future maintenance and use, find problems in time and put forward improvement suggestions.

3. Supervise the construction, installation and debugging of public facilities, communicate with developers, contractors and project supervisors in time when problems are found, and try to avoid the occurrence of engineering quality problems.

4. Have an in-depth understanding of all aspects of the property, master the parameters and data of each system of the property, so that the property management company can formulate corresponding management models and rules and regulations in the future, so that the property management work can be carried out in an orderly manner.

5. Be familiar with and understand the whole property and supporting details, especially the fire-fighting facilities and monitoring equipment, so as to find the key parts immediately after taking over and take emergency measures to maintain the safety of the company.

6. The property management company inspects the project from the perspective of future community management and puts forward suggestions to avoid the difficulties and troubles brought by the construction to the property management operation and facilitate the future management operation and equipment maintenance; Establish a safe and orderly community (building) management service system, and create a natural environment and a high-grade humanistic atmosphere.

Fourth, how to cooperate with the developer when the property management company intervened in the early stage.

Whether the early intervention of the property management company can be carried out smoothly depends on the cooperation with the developers. Should be based on the property service contract signed with the developer, take the initiative to participate and actively cooperate. It is necessary to inform relevant personnel of past experiences and lessons in management and service, perceive possible problems with foresight and foresight, and take proactive measures to deal with problems in the bud. Major issues must be written to developers to attract their attention, but also to avoid the responsibility of property management.

Whether the developer can adopt the suggestions of the property management company generally depends on the following aspects: first, whether it will increase its cost; Second, it is not difficult; The third is the influence on design style and facade; The fourth is whether it is beneficial to its housing sales. Based on various factors, developers will not fully adopt the suggestions of the property management company, but the better the coordination, the more they adopt.

At the same time, property management companies should pay attention to several points in the early intervention: the suggestions to developers must be professional, otherwise no one will listen; The analysis of the cause, harm and influence of the problem should be accurate, well-founded and convincing; Suggestions can reduce losses and increase profits, especially for developers, contractors and property management companies. Don't just ask questions, but have suggestions, plans, measures and solutions to problems; Speak principles, reason, advantages and disadvantages, methods and feelings. Property management companies should communicate sincerely, serve wholeheartedly and fully participate in the development and construction of real estate. Doing a good job of early intervention is a powerful guarantee for property management companies to standardize management and provide quality services.

The third part of the property development proposal, as the property management of oilfield community service, undertakes the main functions of sanitation, greening, public security and stability of units and employees in the oilfield area. With the development of oil field, the property management of oil field keeps up with the situation of oil field, and the level of refined management is obviously improved. Community property management and service work has been widely recognized by all units and employees in the oilfield, and has promoted the construction of a harmonious oilfield. Combining with work practice, the reform of oilfield property management system is discussed as follows.

First, the status quo of property management in oilfield communities

In the process of oilfield development and construction, according to? Conducive to production and convenient life? The principles of constructing the logistics service system of basic education, medical and health care, culture and sports, life service, etc. 1997, based on the experience of community management and residents' service at home and abroad, the oilfield set up 15 property management office in different regions, which was merged into 10 community management center in 2005, and the service level of community property management became more and more mature.

(1) The property management points in the oilfield community are wide in scope and scattered in layout.

The oilfield community is built around the development of resources, which is everywhere? Mining area first, then community? Situation, scattered layout, backward planning, mixed living infrastructure and production facilities, extensive property management and services, front-line production units and headquarters bases have residential property management units.

(B) Residential property management started late, and the mechanism was gradually improved.

Although the state and local governments have issued policies and regulations on property management, it was only in the late 1990s that property management was introduced into oil fields, and the degree of standardized management of property management was not high. Recently, an oilfield socialized service system was developed? Four systems? Construction has been effectively implemented, and the residential property management mechanism has been gradually improved.

(3) There is still a gap between the improvement of infrastructure and social development and the requirements of residents.

With the improvement of living standards, residents' expectations for infrastructure have gradually increased, and the community is responsible for more municipal inspections. In the case of difficult operation, geological prospecting has been tilted in cost, but it is difficult to meet the rapid development of society and the growing service expectations of residents by relying only on limited capital investment in oil fields.

(D) The quality of property service personnel needs to be improved.

At present, the quality of employees in the community management team is uneven, and there are many old, weak, sick and disabled. Mainly due to historical reasons, property service personnel are mostly logistics service personnel separated from the original units, with older employees, more lesbians, lower technical level and lack of proper management ability and operational skills.

(five) the settlement of residential property management fees is mainly based on the exploration bureau.

The income from residential property management is mainly small income from existing housing rental, bicycle shed, parking lot, vegetable market management, etc., among which the main source of funds is the project cost of residential greening, infrastructure renovation, housing maintenance, etc. allocated by geological prospecting, which is built by the project construction unit and managed by the residential area.

Second, the advantages of community property management restructuring

(a) a complete property management system.

Residential property management mainly includes residential security, sanitation and cleaning, house maintenance,

After years of continuous improvement, the maintenance of public facilities, greening and beautification, and logistics support services of major business units in the area have been continuously improved. Four systems? The property management mechanism is basically mature.

(2) Sufficient personnel.

Although the community property management personnel are basically from the logistics personnel of various units in the oilfield, their quality is uneven, but after a long period of training, they can adapt to the community management work and play a role in their respective posts, which can basically meet the needs of property management.

(3) Have certain management experience.

Although there is still a gap between community property management and market-oriented property companies, they have their own mature experience in internal management and operation, which can basically meet the needs of oilfield property service development.

(d) The population living in the community is relatively concentrated.

The large-scale development of community property management enterprises is suitable for residential areas with relatively concentrated population. Sanitation, greening, security, housing maintenance and other residential property management services are relatively low, which is convenient for professional property management and services in residential areas.

Third, the benefits of community property management system reform

First, it is in line with the development strategic objectives of the group company and the oilfield. Incorporating the state-owned assets of public roads, houses and other facilities into property management enterprises, these assets are effectively maintained and utilized, and at the same time, a large number of people are diverted from oil fields to restructured enterprises, which can not only reduce the heavy burden of oil field enterprises in running society, but also enable oil fields to concentrate on production and construction, which is conducive to oil field development.

Second, the community environment will be effectively improved. Although the oilfield has reduced the capital investment in the community, through the market-oriented operation and enterprise management development of property management enterprises,

Can go to the market, self-financing, can strive for more construction funds, and improve the community environment faster.

Third, the degree of specialization of residential property management has improved. Through the professional reorganization of property management enterprises, community property management will gradually move towards specialization and marketization from the aspects of personnel, equipment, service and management, and realize the integration of property management.

Fourth, employees' income will increase steadily. Through the principles of market-oriented operation and socialized service, property management enterprises will continuously optimize and improve service quality, broaden service content and increase income-generating channels, so as to ensure the increase of employees' income.