Residents of property company community

The property itself is rented by the community and can of course be replaced.

(a) the legitimacy of the replacement procedure

The residential property management committee is an unincorporated organization representing the interests of the owners and users of residential property. It is responsible for supervising and inspecting the residential property management, which is the key to solving the problems of residential property management. Therefore, it is necessary to establish the legal status of the owners' committee according to law. The other is about replacement, which must be approved by the community owners' meeting. On the premise of ensuring the support of the majority of owners and users, the owners' meeting will be held to form a resolution, so that the action of replacing the property company has sufficient mass basis and legal basis.

(two) to obtain the support of all parties concerned and the three parties.

It is particularly important to coordinate the relationship between relevant units, including the relationship between developers, industry committees, original property management companies and new property management companies, and try to reach a consensus as much as possible. China's support mainly refers to legal advisers, providing legal support. Property management consultants and financial consultants provide professional support. Government departments, providing policy support, getting guidance and support, can not be ignored.

(3) Change the handover design of all aspects of the property management enterprise.

It is extremely difficult and risky to change a property management company. In order to make the replacement of the property management company have sufficient mass basis and legal basis, the owners' meeting should be held first, and confidentiality should be done to prevent the management vacuum from appearing during the transition period, and at the same time avoid the modification of financial accounts and the transfer of funds, which will harm the interests of owners and users. Secondly, report the opinions and arrangements of changing the property management company to the community office for guidance and support. It is very difficult to cancel the original property management. In case of refusing to hand over the property, it is necessary to ask the competent government department to coordinate. Handover is a tedious and meticulous work. Carefully arrange the handover content and timetable to make the work orderly and clear, and minimize the probability of damaging the interests of the owners and users.

(4) Transfer contents

The handover involves many contents: design scheme, supporting facilities, operation records, external network connection, fixed assets, management fee balance, management fund, etc.

The specific chunks are as follows:

(1) Project handover: electrical, HVAC, civil engineering, etc. Are made up of professionals. Refer to the national and industrial standards, specifications and design requirements, check the terms in the receiving work item by item to ensure that all indicators meet the standards.

(2) Financial handover: Before the formal handover, both parties should make full preparations to hand over their business counterparts.

(3) Document handover: The key documents in the document are various legal texts and commitment texts, especially signature and filing.

(4) Other handover: including post handover, personnel arrangement, labor relations, etc. , and do a good job of confirmation and signature.

(five) to prevent risks and avoid affecting the work and life of the owners or users.

In the process of changing property management companies, there are five kinds of "risks" that often appear:

(1) The original property management enterprise refused to quit, which made it difficult for the new property management enterprise to enter.

(2) The original property management enterprise proposed high external compensation.

(3) the handover is not coordinated, resulting in the inability to continue the property management work.

(4) Due to the management vacuum, some owners hold different opinions on the replacement, which even leads to heckling the owners' committee.

(5) institute legal proceedings. It is not a bad thing to bring legal proceedings, but objectively it has caused twists and turns to the handover work. Beijing's property industry has developed less than ten years, and many irregularities are also true. When the behavior of changing property management companies has just broken ground, it is even more inevitable that it is not standardized. For the current situation of changing property management companies, it is necessary to conduct case analysis and treat them differently according to different problems. It is believed that with the continuous exploration, accumulation and communication, some problems in the development of the industry will follow the rational and standardized road.