Development trend and direction of property management in economic transition period

The rise of property management industry is the inevitable product of the development of market economy to a certain extent. It not only reflects the stage level of the development of social productive forces, but also reflects the degree of cooperation of social division of labor. This is also a typical model of the current property right theory on the consumption of public goods. Therefore, it is of great theoretical and practical significance to analyze and study the characteristics of economic development in the transitional period and grasp the development trend and direction of the property management industry.

First, the characteristics of economic development in the transition period

There are two development modes of the world economy today: one is the traditional planned economy mode, and the allocation of resources is characterized by centralized and unified allocation; Second, under the market economy model, the allocation of resources is mainly determined by the market supply and demand sides. At the end of 1980s, great changes have taken place in the pattern of world political and economic development. Developed countries represented by the United States have entered a new economic era characterized by information technology and innovation. Eastern European countries, represented by Russia, adopted the so-called "shock therapy", trying to achieve a leap from planned economy to market economy in a very short time. However, practice has proved that the cost and expense of this reform are enormous, and its negative impact is still going on. Some East Asian countries, such as China, have chosen the path of gradual reform. The main way is to improve the micro-management mechanism, strengthen the incentive role for workers and enterprises, give full play to the comparative advantages of abundant labor resources, and promote the creation of new resources. With the help of resource allocation system (price mechanism), these new resources will be allocated to depressed sectors under the traditional economic system in order to accelerate economic growth and industrial restructuring.

Facing the change of global economic structure, American economist Stiglitz believes that China faces two major challenges, one is transformation, and the other is development. In fact, the two complement each other. Transformation seems to be the only way for China's sustained economic development, and development is the goal of transformation. Since the reform and opening up, China's economy has undergone two major changes: first, the economic system has changed from a traditional planned economy to a market economy; The second is the transformation of economic growth mode, that is, from extensive management to intensive management. It should be said that China is currently in the transformation of this mode of economic development, which is the so-called transitional economy. The basic characteristics of transitional economy can be summarized as instability, selectivity and high growth. It includes a series of institutional choices and policy measures to realize this transformation process. It is in this economic background that the property management industry came into being.

Second, the formation conditions of China property management market

Property management originated in Britain in the18th century. After more than one hundred years of development, it has formed a specific industry. In China, the first property management company was established in March of 198 1, and the property management industry gradually developed in China, until the Ministry of Construction promulgated the Measures for the Administration of New Urban Residential Quarters. At present, there are 654.38+million property management units in China, with10.5 million employees, initially forming a huge property management market. The formation and development of China property management market is the inevitable result of economic transformation.

1. Economic transformation has given birth to the development of the real estate industry and the reform of the housing system. From 65438 to 0980, Comrade Deng Xiaoping made an important speech on the housing problem, which affirmed the important role of the construction industry in the national economy and pointed out the direction for the housing reform. Later, the state reformed the urban land use system, urban housing system and real estate development, the core of which was to change the welfare housing distribution system under the planned economy system and establish a standardized housing distribution trading market and housing maintenance market that combined policy and commerce. This reform not only created the preconditions for the formation and development of the real estate development market, but also laid the foundation for the emergence and development of the property management industry.

2. Diversification of property rights subjects leads to fundamental changes in the management system. The housing management system under the condition of ownership by the whole people can not meet the requirements of market economy, that is, it can not solve the management problem of diversified property rights. In the past, the users of houses and property owners were separated, and the property owners were either the government or state-owned enterprises. The indivisibility of property rights leads to the inability of property rights to flow, the inability of talents to flow and the inefficiency of resource allocation. With the maturity of housing market transactions, most property rights are transferred to individuals and enterprises, thus forming a diversified pattern of property rights. In this way, the old housing management system obviously cannot solve the management problem of this kind of property, and diversified property owners are expecting the emergence of a new property management model.

3. The characteristics of public goods determine the necessity of the existence of property management institutions. For a property, the property with diversified property rights also includes public products (public parts) attached to it. The so-called public goods are goods or services that all consumers in a certain area can buy for free or at a very low price. For example, the security, cleaning and maintenance of the public parts of a community can be regarded as public goods, which are essentially different from the property rights in the purchase contract. The acquisition of housing property rights is exclusive, but the consumption of public goods is non-exclusive. Because all public products conform to the "free rider principle", to maintain the durability and durability of public products, there must be an organization to integrate the rights and interests of all property owners scattered in public products. This organization is a property management company. This is the legal basis of the property management industry.

4. The preservation and appreciation of real estate investment requires professional property management. The highly developed market economy makes buying a house not only a consumer investment behavior, but also a pure capital investment behavior. Facts have also proved that many people buy real estate as an investment. In essence, in buying a house or investing in a home, the owner not only gains the time income of funds, but also gains the environmental value-added income including services, which is an important aspect of real estate value-added. In other words, owners also need to choose professional management institutions to ensure the preservation and appreciation of housing investment.

5. Requirements for after-sales service of real estate developers. In the market economy, people's independent choice urges real estate developers to provide not only high-quality houses and beautiful environment, but also excellent services and elegant culture. Therefore, in order to establish a brand and gain long-term benefits, more and more developers pay attention to providing excellent after-sales service, and they even consider the requirements of property management in the planning and design stage of houses. Promoting and promoting the development of property management has become an inevitable choice for developers to take the road of specialization and cooperation.

Third, the development trend and direction of China property management industry

The development of property management industry is closely related to social and economic development, people's living standards and lifestyles. Therefore, we can grasp its development trend and direction from the aspects of legal environment, economic background and industry connotation.

1. The property management market is gradually changing from single and narrow to open and expanded.

In the process of China's economic transformation, housing, as a living condition of residents, requires going to the market. China's housing system reform has created favorable conditions. Before the 1980s, housing was basically centralized from construction, distribution to management, and there was almost no real property management. By 1999, more than 60% of the national saleable public houses have been sold to households. Judging from the newly-built commercial housing, the proportion of 1985 individuals buying houses is only 14%, and the proportion of 1999 individuals buying houses reaches 80%. This shows that the single public ownership of housing has been broken, and the pattern of coexistence of various forms of property rights and owners of residents' own property rights is gradually taking shape.

In addition, according to statistics, in 2000, the real estate industry in China accounted for 6% of the gross domestic product (GDP), while in the same period, it was 1 1% in Japan and 19% in Hong Kong. Because of this gap, the tenth five-year plan of the country has clearly regarded the development of emerging towns as an important means to stimulate economic growth and adjust economic structure and layout. Thus, the real estate industry has a huge development space in China, and the development prospect of the property management market is also very optimistic.

2. The number of property management enterprises will be in a stable state from expansion to contraction.

So far, there are 654.38 million property management units in China, with a total construction area of about 9 billion square meters and an average management area of less than 654.38 million square meters. The industry characteristics of low income and low profit of property management require large-scale operation. This basic market competition law will inevitably lead to the merger, elimination and bankruptcy of many property management companies. Take Shenzhen as an example. There are more than 1200 property management agencies in the city, including more than 470 officially registered companies. Only 30 companies have a management area of over 1 10,000 square meters, accounting for only 7% of the total number of companies, but they manage 60% of the residential building area in the city, and 40% of the property management area is less than 1 10,000 square meters. In order to avoid ineffective competition and waste of resources, the Shenzhen municipal government restricts the registration of property management companies to curb the increase in absolute number, and at the same time requires developers to tender for newly developed houses to choose management companies. This trend shows that most property management companies will be eliminated by increasingly fierce market competition. The property management industry will enter the Warring States period, and eventually a number of powerful leading property management enterprises will be formed, which will become a symbol of the development of the industry.

3. The administrative function of the government is weakening day by day, and the industry self-discipline is gradually strengthening.

If the property management market still needs the intervention and guidance of relevant government departments by administrative means at present and in the future, it can be concluded that with the deepening of reform and the increasingly powerful and effective role of market competition mechanism, the government's function in property management will gradually weaken to formulate corresponding laws and regulations to ensure the seriousness and authority of laws and regulations. The formation of industry self-discipline depends entirely on the degree of marketization. A highly developed property management market must have corresponding rules and regulations. The Ministry of Construction has taken the lead in ceding the administrative authority of the former Council to China Property Management Institute. Although it still has its official background, it has taken a gratifying step towards industry practice.

4. The content of property management services will extend to both ends.

Traditional property management services mainly include public security, environmental sanitation, equipment and facilities maintenance, etc. , its goal and object is to extend the service life of property. Modern property management points this service to the owners and users of property, and property management enterprises also try their best to create a humanized and intimate management environment. However, the content of property management services will also extend upward to the planning and design stage of houses and the installation and debugging stage of equipment. This seemingly unprofessional redundant action is actually the internal demand of property management enterprises. On the one hand, developers hope to listen to the opinions of property management companies in advance, make full use of the information resources obtained by property management companies in contact with owners and households, ensure the quality of their follow-up services, and achieve the purpose of building brands; On the other hand, property management companies need to be familiar with and understand the equipment and facilities through the intervention in the early stage of takeover, so as to ensure the smooth transition of residents' occupancy period.

China's property management industry is in the ascendant, which was born in the reform and opening up, and has also experienced the baptism and impact of economic transition. Although there will be some difficulties, the rising sun will eventually shine across the country.