The outlet of property management in the process of urban-rural integration

Urban-rural integration is the product of the development of modernization and urbanization in China, and it is also the fundamental way to solve the problems of agriculture, countryside and farmers put forward by the 18th National Congress of the Communist Party of China. It mainly refers to coordinating the construction of urban and rural areas, urban residents and rural residents, and realizing the balanced development of urban and rural areas according to relevant systems. Urban-rural integration can narrow the distance between urban residents and rural residents, especially improve the living environment of urban and rural residents. As an important aspect of urban and rural residents' living environment, property management plays an important role in their lives. However, there are some problems in the property management of urban and rural residents in China, which do not serve them well. First, the development and nature of property management in China

(A) the development of property management in China

Property management refers to the owner's management of all parts of the building and all places and facilities in the building area, or entrusting other service enterprises to manage all buildings, facilities, places and equipment in the building area. The development of property management in China has basically gone through three stages. The first stage is the exploration and initial stage from 198 1 to 1994. At this stage, China established the first property management company in Shenzhen, reformed the traditional property management system under the planned economy, and then developed the property management system from the coast to the inland. The second stage is the standardization development stage from 1994 to 1999. After the founding of New China, the first property management law in China was promulgated, which realized the socialization and specialization mode of property management, and the property management was unified by specialized property companies, thus realizing the standardized development path of property management. The third stage is the rapid development and marketization stage from 65438 to 0999. The Ministry of Construction of China held a national property management conference in Shenzhen on 1999, and then realized the expansion of the scale of property management and improved the supporting facilities of property management.

(B) the nature of property management in China

Property management has experienced more than 30 years of development in China. However, the property authorities have always been mainly concerned about how to do a good job in property management, and few people have studied the connotation and essence of property management. It is generally believed that property management refers to the cleaning of residential areas and the maintenance of building equipment, striving to safeguard the personal interests of owners and provide residents with a safe and comfortable living environment. However, this definition based on the actual operation of property management is difficult to distinguish between property management and domestic service, and it also largely ignores the governance of owner relationship under the condition of multiple property rights, which brings confusion to the actual work of property management. At the same time, residents also said that there is a connection between the relationship between the owners of the community and the property rights of the community. Property management should pay more attention to the governance of the internal relations of owners. Property management is not only simple environmental management, but also the management of property rights of owners. The arrangement of property management structure system plays a key role in property management cost and dispute resolution. There are great difficulties in the internal property management of residential quarters, and there are many contradictions and disputes between them. Moreover, the exclusive definition of property rights in property management is not clear enough, which makes some owners who do not pay fees enjoy a clean environment. At the same time, the lack of strict restrictions on internal property management makes many owners maximize the use of public areas and minimize their participation in public daily maintenance for their own interests. Visible, property management is not only to protect the owners' use of the property, but also to reduce the dedicated cost and solve internal disputes, which is also the essential requirement of property management.

Second, the integration of urban and rural areas in the process of property management problems

The core of property management is service, and it is necessary to sign an agreement with the owner on the premise of meeting the needs of the owner. However, some property management companies think that they are managers and have not fully practiced their service roles, thus gradually diluting the content of property management. At the same time, the property management company started late, with insufficient personnel engaged in its management, complex personnel structure and low level of property management, which can not properly handle the relationship between owners, developers and property managers, leading to confusion in role positioning and specific problems.

(A) the owners have an extreme understanding of property management

The process of urban-rural integration has led to the implementation of property management in both cities and rural areas. However, some villages have moved to cities, and some residents with bad living habits have problems with their living habits, which has brought trouble to the property management of the community. First of all, after the implementation of property management, the residential area is green, but some residents plant fruits and vegetables in the residential area at will in order to save money, and even eliminate the green belt of the residential area, which brings a burden to the property management of the residential area. Secondly, some residents are used to throwing garbage directly in the community and throwing garbage everywhere, which has caused a burden on the greening of residential property management. Thirdly, for the convenience of travel, some residents will directly trample on the green space of the community, seriously damaging the closed protection around the community, which not only brings security risks to the community, but also brings security problems to the community. At present, the residential property management does not define the scope of civil and commercial houses in the residential area, which makes the internal commercial management of the residential area have problems. The most typical example is the commercialization of community garage, which will bring security risks to the community. Finally, influenced by the traditional welfare mode of residential consumption in China, many owners think that property management should be a paid service, and they can't accept paying for their own houses? Butler? The traditional concept of welfare housing is deeply rooted. Once they are allowed to spend money on property management, they will put forward higher requirements for property management and even breed the idea of doing more with less fees. While maintaining their own houses, they consciously ignored the public security, fire fighting, facility maintenance, environmental protection and other issues in the community.

(B) property management laws and regulations are not perfect

Property management is a kind of civil business behavior formed through contract. There is no substantive administrative binding force between the owners, users and property management enterprises of property management, but they are linked through the contract identification between the parties. The rights and obligations of the three parties need to be clarified through certain property management laws and regulations, and they cannot operate beyond the regulations. At the same time, the relationship among property management enterprises, society and government also needs certain laws and regulations. However, at present, the laws and regulations of property management in China are not perfect and perfect, and even there are gaps in laws and regulations in some fields, so it is impossible to realize property management with clear rights and responsibilities. In addition, influenced by traditional property management, housing management is limited to the decoration of houses, and the management objects are mainly limited to public houses, so there is little demand for laws and regulations. Since the rise of 1994 property management, the state has promulgated some laws and regulations on property management, but the progress of their implementation lags far behind the time of promulgation, which shows that the legislation of property management lags behind the development of property management.

(C) residential property management enterprises themselves

1. The cooperative relationship between property management enterprises and society is not standardized. Property management enterprises are closely related to society in specific management activities. The coordination between enterprises and social elements is the key to property management. The good development of a residential property needs the cooperation of departments such as gardens, sanitation, public security, fire protection, municipal administration, heating and power supply. However, with the development of property management, there are some problems in the coordination between enterprises and society. The capital activities, business and administrative relations between property management enterprises and streets, neighborhood committees and public security have not been properly handled.

2. Property fees are hard to collect. With the process of urban-rural integration, residents' economic income varies greatly, and they don't know enough about property management fees. Many residents can't understand the relationship between community construction, property management and their own interests, especially some older residents don't understand property management, and even refuse to pay property management fees. In addition, there is a gap between the service quality of property enterprises and people's expected goals. At present, there are some problems in property charges, such as irregular charges, inadequate services and untimely maintenance. The operation mode of property services does not meet the needs of market development, and property enterprises do not reflect the market enough, which makes it more difficult to charge property.

3. Property management talents are in short supply. At present, the management personnel of residential property are mostly laid-off workers and part of rural surplus labor. In residential property management, they are mainly engaged in manual labor, mostly engaged in property security, environmental cleaning, environmental greening and residents' living services. Visible, the lack of property management professionals, property management technical maintenance professionals.

4. The independent legal personality of some communities is not clear. At present, residential property management is mostly formed by administrative allocation, and there are four main types. The first is the reorganization of housing management left over from the planned economy system; Secondly, it was transformed from the logistics department in the institutional reform of large enterprises; The third is that real estate development is to solve after-sales service; The fourth is a professional property management enterprise. There are many management problems in the first three types of property management, and these enterprises basically keep less than half of their income and expenditure profits. Various contradictions are reflected in daily management.

5. There are regional differences in property management. There is a big gap in the development of real estate between regions. Shenzhen's property management has reached more than 90% of all residential quarters, covering a wide range, involving schools, villages and towns, hospitals and other fields. The property management coverage rate in Shanghai is over 80%, less than 35% in parts of North China and less than 10% in Central China. Only the property management in southwest China has shown an upward trend in recent years.

Third, strengthen the specific path of urban-rural integration of property management

(A) to establish and improve the property management laws and regulations

China is a country ruled by law, so property management should also have a real legal basis. We should strengthen the improvement of property management laws and regulations, standardize the development of the whole property management market, ensure that the problems encountered in property management are properly solved, and fully guarantee the realization of the interests between property and owners, so as to promote the standardized development of property management and realize the harmonious development of society.

(B) improve the property management mechanism

Through the night of property management mechanism, we will strengthen the healthy competition among property enterprises. First of all, it is necessary to strengthen and improve the power and obligation mechanism of property management, so that property enterprises and owners can clearly define their respective rights and obligations and realize their coordinated development. Secondly, establish a mechanism to create a civilized city. Strengthen the awareness of owners and residents to build a good living environment. Third, innovate the property management mechanism. Through the improvement of the existing management mechanism, the competitiveness of property in various regions will be enhanced, so as to promote the property construction in various regions and enhance the core competitiveness of property construction in China.

(C) enhance the owners' awareness of property management

There is the most direct relationship between the property and the owners. Therefore, to solve the problem of property management, it is necessary to enhance the owners' awareness of property management. First of all, we can realize the property management of the community by strengthening the communication between the owners and residents, and realize effective property management on the basis of making the owners fully aware of the importance of property management. Secondly, the property should actively publicize the legal provisions of property management to the owners, strengthen the exchange of ideas between the owners in the form of regular exchange meetings, and solve the problems in property management in time.

(four) strictly regulate the behavior of developers.

With the progress of enterprise reform, property management gradually lost contact with developers, and developers ignored property management, resulting in low efficiency of property management. In addition, some developers will replace the original garage and operation room configuration when handing over the house, which will seriously increase the burden for the property management of the community. Therefore, the government should actively intervene and strictly regulate the behavior of developers. When the property is handed over, the garage, business premises and other properties are handed over to the community owners' committee for temporary operation, and the income from property management is charged into property management funds to ensure the sound development of property management.

(E) Strengthening the internal management of property management companies

Property management is a new service industry. There is a contractual relationship between the property enterprise and the owners' committee. The essence of property management of property companies is also property management services. Therefore, it is necessary to strengthen the internal management of property management companies and improve the quality of property management. First of all, strengthen the internal cost accounting of property companies, carefully calculate the limited property investment, reduce some unnecessary landscape decoration costs, and enhance the actual effect of property management. Secondly, it is necessary to strengthen the training of property management personnel and realize professional property management. To sum up, the property management under the process of urban-rural integration is still in its infancy, and there are some problems. There is no complete property management mechanism and system, and there is also a lack of necessary laws and regulations. Urban and rural people's understanding of property management needs to be improved, which restricts the development of property management in China to varying degrees. Therefore, relevant personnel should strengthen their support for property management, especially the municipal government's support in policies and funds. At the same time, it is necessary to realize effective property management, strengthen and improve the mechanism, promote the standardization, living and scientific property management, and better serve the urban and rural people.