Urgent need: intelligent buildings, talent apartments and other property management fees?

Under the condition of socialist market economy, housing management is undergoing profound changes. Property management is gradually replacing the traditional single public housing management model. For this new thing, on the one hand, the concept of most housing residents can not be changed from planned economy overnight; On the other hand, real estate developers and property management companies have many problems and irregular behaviors in the process of implementing property management, resulting in a series of conflicts of interest and problems. Among them, the difficulty of property management fees can be considered as a very important issue.

First, the reasons for the difficulty of property management fees

Through the practice in recent years, the author believes that the problem of difficult property management fees is the result of multiple contradictions intertwined and accumulated, and it will not be solved overnight, especially at this stage, because of imperfect laws and regulations and imperfect supporting facilities, it is an arduous task to solve this problem.

The reasons for the difficulty in charging for property management can be seen from the following aspects.

(A) improper publicity, people have a variety of biased understanding of "property management"

Under the planned economy system, housing in China adopts the welfare social distribution system, and people live in public housing. The management and maintenance of houses are undertaken by departments designated by the government. Residents are used to "only enjoying, not (less) paying". I don't know and understand the concept of property management at all. After the implementation of the socialist market economy in China, not only the way people get housing has changed, but also property management has emerged. Therefore, how to understand and practice property management came into being. According to the requirements of market economy, after people get housing and become owners, they should sign a property management convention with the property management company, and make clear the various fees paid according to the principle of "whoever consumes pays". After paying a large sum of money, the owner still has to pay the management fee on schedule, which will inevitably lead to ideological conflicts. Although the government has issued a series of charging laws and regulations according to the requirements of property management, under the planned economy, property management is unknown. In the early stage of economic transition, how did these laws and regulations based on the concept of property management get popular support and be fully recognized by the majority of owners? Recently, the media has stepped up publicity, but in China, there are many types of property management and many charging standards. For example, residential properties are divided into affordable housing, ordinary residential quarters, high-end apartments and other types. Fees are set by the government, guided by the government and regulated by the market. It is inevitable that property management professionals will make mistakes in understanding and using these concepts. Although media coverage has increased, the accuracy of publicity is difficult to grasp. These objectively make it difficult to collect management fees.

(B) poor transparency of property management fees

An enterprise is an organization whose purpose is to obtain profits. Property management companies are service enterprises, and property management must be profitable. This profit comes from property management fees. If the calculation of property management fee is scientific, it will be transparent. Then, the property management fee is not difficult to collect. However, this is not the case. Property management companies are unwilling to make the operation of property management fees completely transparent. The reasons are: on the one hand, according to the general view of economics, the property management fee should be the production cost plus a reasonable profit rate. The problem lies in the determination of production cost. We know that the production cost is influenced by the enterprise's own conditions and the quantity and scale of products produced. It is embodied in the property management enterprise: 1, the strength of the property management company. For example, a property management company has multiple property projects, and a fixed asset equipment will be used in multiple projects, but each project will be depreciated on average, so the production cost will definitely increase. 2. The scale of the property project operated by the property company. The scale of real estate is large and small. For projects that meet the scale, the property company does not calculate the property fee according to the scale benefit. Take economies of scale to increase production costs. On the other hand, some property companies have unethical professional behaviors, such as "charging more for less services, or even not charging for services". All these have affected and hindered the transparent operation of property management fees. This is quite different from the clear consumption requirements of the owners (consumers). How much is the property management fee?

(C) it is difficult for developers to honor their high commitments.

With the improvement of people's living standards, the requirements for the level of property management are also constantly improving. In order to cater to consumers and ensure the sales of real estate, developers often exaggerate publicity and make unrealistic commitments to property management. After the owner moved in, he found that the actual situation was far from this. As a result, the owner refused to pay the property management fee for the property management company as a means to recover the loss.

(D) There are many problems left over from construction projects, and property management services cannot be put in place.

There are many problems in architectural engineering, which have become the focus of social attention. Some construction problems have directly caused the congenital deficiency of property management and the failure of property services. For example, the security monitoring system can not be put into use because of the engineering quality problems, which seriously affects the social security management of the property company to the community. Development projects are opened by stages, which leads to occupancy and construction at the same time, which leads to the closed management of residential quarters, the green space planned in the early stage can not meet the standard, and the parking lot can not be used normally. Various opinions of residents may make it difficult to collect property management fees.

(five) the national laws and regulations are not perfect and can not fully adapt to the development of property management.

In the Interim Measures of Beijing Municipality on Property Management Service Fees for Ordinary Residential Quarters (J.J. < F > Zi [1997]No. 196), ordinary houses are divided into three grades: A, B and ordinary houses. This division standard only considers the traditional practice of property management, and is formulated according to "Residential Design Standard during the Seventh Five-Year Plan-Eighth Five-Year Plan" promulgated by relevant departments of the municipal government 1992. Now, on the one hand, the relevant departments of the municipal government have issued the "Residential Design Standards during the Eighth Five-Year Plan"; On the other hand, the design standards of some commercial houses have exceeded the new standards. If the property management fee is still implemented according to the original method, it will inevitably lead to disputes between the owners and the property management enterprises.

(VI) Property management companies have assumed too many public sector responsibilities, increasing the risk of charging.

At present, the social public sector continues to use the charge management model under the planned economy. Heating, water supply, power supply, gas supply, cable TV and other expenses should be directly charged by the public sector to the owners, but by virtue of their dominant market position, they ordered the property management company to bear it, making the property management company act as the "first payer" and making the management risk of the property management company too high. In this case, if the owner is not satisfied with one of the above services, he will definitely not pay. This also makes it difficult for property companies to charge fees.

With the deepening of economic reform, unemployment and occupational instability increase, the moral hazard of owners is becoming more and more prominent, which also brings difficulties to property management companies.

Two, from the case to talk about the basic ideas to avoid the difficulty of property management fees.

For convenience, we have omitted the name of the item under discussion. Take the xx project as the topic. With a construction area of 45,000 square meters, the project is a high-grade export-oriented comprehensive property integrating houses, apartments and office buildings. Now the building is in the final stage of construction, and the property management company is making a property management plan. In order to reduce disputes between property management companies and owners and avoid the problem of difficult property management fees, the author puts forward the following ideas:

(A) property management companies should do a good job of early intervention.

The early intervention of property management has been paid more and more attention by all parties. Early intervention not only lays the foundation for future property management, but also helps developers to grasp the quality of the project. The early intervention of property management companies focused on the formulation of engineering service plans. It includes:

1, supplement the design of Jian 'an project, accessory project and outdoor project, and improve the use function;

2. Optimize the system design and improve the design details;

3. Review and supplement the greening design and change the design;

4. Participate in the selection of construction equipment and electrical equipment;

5, civil structure, concealed engineering, decoration, equipment installation and system debugging for engineering supervision.

Effective organization and implementation according to the project service plan can reduce the problems left over from project planning, design and construction, make up for the congenital deficiency of property management caused by the disconnection between construction and management, avoid the dissatisfaction and disputes caused by the imperfect construction quality and supporting facilities after the owner moves in, and lay a good foundation for the collection of property management fees.

(2) Strive to fulfill the property service promise of the developer.

The developer of the project has clearly promised the service standard of "five-star" hotel in the loushu and advertisement. At the same time, a property management company was established. To this end, property management companies should try their best to fulfill their commitments to developers, which requires property management companies to keep up with international standards in management and service, and truly take owner service as the center and owner satisfaction as the standard in standardized services and personalized services. At the same time, create a good atmosphere for the collection of property management fees.

(three) to make up for the defects and mistakes of the convention on the use, management and maintenance of buildings.

As we all know, the Convention on the Use, Management and Maintenance of Houses is a binding document to safeguard the legitimate rights and interests of development enterprises, property owners and property management enterprises. Because the project developers are eager to apply for pre-sale permits when formulating the convention, the substantive contents that the convention should contain are ignored in this respect. In addition, with the continuous introduction of new property management policies and regulations by government departments, some contents of the original convention are no longer applicable. Therefore, it is very necessary to make amendments and supplements; The parts, facilities and supporting facilities of the building should be explained in detail, and their contents should be clear to facilitate operation and management; It is necessary to further enrich the contents of owners' rights and obligations, make them more comprehensive within the scope of relevant laws and regulations, and strengthen compliance and operability; The responsibility content of the management company needs to be specific and detailed; Further clarify the composition of office property management fees; According to Document No.485 of the Municipal Real Estate Bureau (1997), the composition and responsibilities of the property owners' congress and the owners' management committee are revised accordingly; According to the spirit of "Notice on Receiving Maintenance Funds for * * * Waste Parts and Facilities and Equipment" issued by the Municipal Real Estate Bureau and the Municipal Finance Bureau in May 5438+0999+ 10, it is necessary to add relevant provisions such as the time, place, standard, procedure and purpose of payment of maintenance funds for * * * waste parts and facilities and equipment in the original convention.

According to the convention, the property management company undertakes the responsibility of charging the owners and users for heating, water supply, power supply and cable TV, and actually undertakes the responsibility of public utilities and risks. In order to avoid risks, we must properly handle this unclear responsibility. There are three options for this project:

1, completely change the measurement method and implement the "card" one-step collection method;

2. Upgrade the management hardware, put the automatic meter reading system online, and implement the "online" one-step acquisition mode;

3. Formulate binding clauses and implement effective control.