Problems to be solved urgently in property maintenance fund

First, the old residential quarters are seriously damaged due to insufficient investment in the early stage, and many residential quarters do not yet have the conditions for property management. At present, the infrastructure, supporting facilities and service facilities of old residential quarters and non-residential quarters in our city are uneven, and the overall functional quality of most residential quarters is poor, the sanitary environment is not good, public facilities are damaged to varying degrees, and there are also a lot of quality problems in housing projects. Property management companies are unable to bear these costs, resulting in the courtyard construction of residential quarters has not yet been put in place. This kind of housing in our city is about 6.5438+million square meters, accounting for 654.38+0/4 of the total residential area in the city.

Second, the phenomenon of property management enterprises abandoning management in society is serious. After the basic sales of commercial housing in newly-built residential quarters are completed, developers will no longer invest blood transfusion in the property management of the quarters, and the property management enterprises themselves are powerless to make ends meet; On the other hand, the "optimal management period" of residential quarters has passed, that is, the original funds have been spent, the components and facilities used in residential quarters have begun to age, and some property management companies are no longer willing to manage the quarters; The phenomenon of pipe abandonment is very prominent. In recent years, several million square meters of residential quarters such as Jiangcheng Community, Xinfa Community and Binhai Community have been abandoned by the original property management enterprises. Among them, the management of coastal property community was abandoned on March 9, 20001year, and there was no heating and water supply. The building is as cold as an ice house, and the owners can't live there at all, so they are forced to visit relatives and friends or rent another house, which leads to social conflicts. When the original Xinfa Property Company handed over the property, it said: "The current welfare property management system cannot be maintained as an enterprise and can only be handed over to the government." As a last resort, the government can only hand over these "time-honored" residential quarters to the housing management department (the so-called "regular army" of housing management) for management, thus increasing the burden on the housing management department (in fact, it is also an enterprise).

Third, in recent years, the contradiction between elevator use and management has become increasingly prominent. With the increase of high-rise residential buildings, especially the clear requirements of the state, elevators must be installed in seven-story residential buildings, which makes the use of elevators increasingly common. In addition to installing elevators, they need to spend a lot of money. In daily use and management, they need four major expenses, namely electricity, management, maintenance and depreciation. The service life of elevators is about ten years, and the relevant government departments have not issued charging standards, so it is very common for owners not to pay fees.

Fourth, some property management companies have poor service concept, low personnel quality, poor technology and small scale, and some property management companies have low management service quality; Most property management companies can't make ends meet, and they are in an embarrassing situation of poor management, unable to move their backs and throw them away.

We believe that the main reasons for the above problems are as follows:

First, there are misunderstandings about property management. As a new thing, property management is still unclear to some people and even units and departments. Some government departments even regard property management enterprises as the past housing management offices, which are welfare public welfare undertakings, and often impose some social public welfare undertakings on enterprises, such as painting buildings, environmental management in residential areas, heating and water supply, and pipe network maintenance. Some owners think that when buying a house, they have already spent money. What property fees should they pay? As long as the owner has the power, he refuses to take responsibility and obligation; In addition, some owners hope to get the best service, but they are only willing to pay a small fee or even refuse to pay the service fee, which makes the losses of property management enterprises more common, especially in ordinary residential quarters.

Second, the low standard of property charges has affected the property management of residential areas, and property management enterprises are unsustainable. At present, ordinary residential areas have many services and high standards, but the charging standards are low, and the price deviates from the value. Among them: in old non-residential houses (such as "renovated houses"), the charging standard is only 0. 1-0. 15 yuan/square meter per month; The monthly fee for old residential quarters is 0.25-0.3 yuan/m2. There are as many as 22 property services in residential quarters. According to the actual calculation, only 1 of the 22 items (such as septic tank cleaning and dredging) can be completed according to this charging standard, and other services have no source of funds at all. There are many services and low fees, which objectively leads to the inability of property management companies to complete the prescribed property services. However, no matter whether the charging standard is low or not, the owners will complain about you if the service is not in place, which leads to constant complaints and frequent media exposure, and property management has become a hot topic of complaints. For property management companies, property fees are the main source of funds for property management companies, and their management and services depend on property fees. The low standard of property charges not only makes the services of property companies not in place, but also directly affects the survival and development of property companies. The low standard of property charges seems to be beneficial to the owners, but it actually drags down the property company, and the owners suffer greatly. (the abandonment of management in the community can illustrate this point. )

Third, the maintenance fund is not implemented, and there is no source of funds for maintenance. The document number of the Ministry of Construction and the Ministry of Finance [1998]2 13 clearly stipulates: "When the commercial house is sold, the buyer shall pay the maintenance fund to the seller according to the proportion of 2-3% of the purchase price". "When the old public houses are sold, the purchaser shall pay the maintenance fund to the selling unit according to the proportion of 2% of the purchase price". "The maintenance fund shall be deposited in a special bank account for special purposes, and it is strictly prohibited to use it for other purposes". However, our city has not implemented it, which has led to the failure of timely maintenance, overhaul, renewal and transformation of * * * second-hand parts and facilities in many communities, so some newly-built communities have experienced the phenomenon that one year is new, two years are old and three years are bad.

In addition, national and local legislation lags behind. The slow transformation of housing management office, the single system of some property enterprises, the inflexible mechanism and extensive management are also one of the reasons leading to many problems in property management.

Second, some countermeasures to strengthen property management

1. We should improve our understanding of property management. It is a new management mode different from the previous real estate management, and its management is socialized, specialized and market-oriented.

Cultural characteristics. The core of property management is to provide high-quality paid services for owners. Doing a good job in property management is conducive to improving the socialization and specialization of urban management; Conducive to the overall function of residential quarters and various houses; It is conducive to exerting investment benefits, prolonging the service life of houses and creating convenient conditions for residents' lives; Is conducive to promoting the development of the real estate market. In recent years, some large and medium-sized cities in China, such as Shanghai and Dalian, attach great importance to property management and incorporate it into the overall urban planning and construction. Some cities actively increase the early investment in the old city, so that the old city has the conditions for property management, and then recruit property companies to implement management by bidding. As a result, the city is beautiful and the community is beautiful. The government is relieved and the owners are satisfied.

2 should be based on the service content of property management and the principle of guaranteed profit, to determine a reasonable standard of property charges. Socialization, specialization and marketization are the characteristics of property management. The services provided by property companies for owners are paid, which is different from the housing management units under the previous housing welfare system. The property charging standard is too low, which does not conform to the market-oriented characteristics of property management. It is also not conducive to the development of property management. Therefore, under the premise of giving consideration to the interests of both owners and property management enterprises, according to the principle of guaranteed capital and low profit, and according to the service content and scope of the property, an objective and feasible charging standard should be formulated. According to preliminary calculation, the property charging standard for non-residential quarters in our city should be about 0.35 yuan/square meter, and that for ordinary residential quarters is about 0.6 yuan/square meter; The property management fees for high-grade residential quarters and non-residential quarters shall be determined by both parties through consultation.

3. Improve relevant systems, standardize corporate behavior, and ensure the healthy and orderly development of property management. According to the "Measures for the Administration of Residential Parts, Facilities, Equipment and Maintenance Funds" and "Measures for the Administration of Tendering and Bidding for Property Management", combined with the actual situation of our city, the corresponding implementation rules and regulations will be formulated as soon as possible. First of all, it is necessary to formulate management measures for the collection and use of residential quarters, facilities and equipment and maintenance funds, and improve the long-term mechanism of property management. Secondly, formulate relevant measures to promote the separation of property management enterprises from real estate developers and make them independent enterprises; Strictly examine and approve the qualifications of property management enterprises, implement a strict market access system, and resolutely eliminate those small and unqualified enterprises. Third, choose property management enterprises through bidding to speed up the marketization process of property management. Fourth, by changing the management mechanism, strengthening training, improving the professional quality and professional ethics of property management practitioners, accelerating the establishment of the professional qualification system for property management professionals, and so on.

4. Property management enterprises should speed up the pace of mechanism transformation, strengthen internal management, and constantly improve the service level. Property management enterprises must speed up the pace of system innovation and mechanism innovation, and constantly improve the overall operating ability of enterprises by changing the system, transferring the mechanism, reaching the standard and upgrading the level. The so-called system reform is to turn a single state-owned enterprise into a joint-stock system, a joint-stock cooperative system and a private enterprise through the reform of property rights system, and fully mobilize the enthusiasm of enterprise operators and employees. The so-called transfer mechanism means that employers and employees compete for posts, cadres can be promoted and dismissed, and employees can enter and leave; Distribution is based on post salary and benefit salary system, with more work and more pay, less work and less pay, and more work and less pay. At the same time, establish an incentive and restraint mechanism and improve various rules and regulations. Change people to manage people, and maximize the enthusiasm of employees. Reaching the standard means introducing ISO9000 quality assurance system, focusing on quality, management, efficiency and development. The so-called "reaching the standard" means to continuously improve the quality of enterprise and quality of employees through training, so that enterprises can expand their business scale through mergers and acquisitions and realize capital expansion, thus becoming bigger and stronger.

To do a good job in property management of residential quarters, we must fully mobilize the enthusiasm of three aspects. First of all, government departments must attach great importance to the timely introduction of relevant policies and regulations to ensure the healthy and orderly development of property management. Second, property management enterprises should constantly standardize their behaviors, improve their quality, and participate in market competition with brand, reputation, technology, quality and other strengths to make enterprises invincible. Third, the majority of owners should actively cooperate. Support the work of property management enterprises, participate in management democratically, and form a linkage and interaction mechanism.