Problems and Countermeasures of Street Property Management

As the continuation and perfection of real estate development and construction, property management is the inevitable product of urban development and plays an important role in social life. Since its rapid development in the 1990s, its social role has become increasingly prominent, and its demand and coverage have expanded rapidly, which has become an important force in building a harmonious society and a basic guarantee for urbanization.

First, the status quo of property management in Tongjiang County

Tongjiang county has gradually implemented property management since 2005. In recent years, with the care and support of party and government leaders at all levels and the joint efforts of the majority of owners and property management enterprises, Tongjiang County's property management has achieved initial results. At present, there are 26 property management enterprises. At present, there are three main management modes: First, professional property management. Mainly commercial houses developed and built by real estate enterprises in recent years, with relatively perfect functions and property management conditions, and hired property management companies to implement professional management; The second is independent property management. Mainly the office complex building built by the unit, the housing built by employees and the housing reformed by the unit or the owner, who asks people to keep the door clean; The third is freestyle property management. Mainly commercial houses built before 2005 in the old city, demolition and fund-raising for building houses are led by the community and the owners themselves, and retirees and laid-off workers are temporarily hired to take care of and clean up.

Second, the work carried out

(A) to strengthen the autonomy of owners, accelerate the pace of the establishment of industry committees. Actively promote the establishment of community industry committees, strengthen owners' autonomy, and at the same time strengthen the training of newly established owners' committees according to law, guide owners' committees to formulate standardized owners' management regulations, rules of procedure of owners' congress and working rules of owners' committees, support owners' committees to carry out their work, and standardize property management from the source.

(two) to strengthen industry management, and gradually improve the level of supervision of the property industry. Conscientiously implement national, provincial, municipal and county laws and regulations on property management, constantly standardize the behavior of property management industry, strive to improve the level of supervision, and guide property companies to conduct residential property management according to laws and regulations. In accordance with the provisions of the "Regulations on Property Management in Sichuan Province", the management behavior of property enterprises is strictly regulated, and it is required to publicize the charging items and service standards in the main position of the community, accept the supervision of the owners, carry out special inspections on property service charges, and severely investigate and deal with violations in property services. Actively carry out special inspections of residential security facilities, hydropower facilities, high-rise elevators and other special equipment. , timely discover and urge the rectification problems, prevent and reduce accidents to the maximum extent, and promote the development of management services in the direction of standardization and specialization.

(3) Strengthen service quality and constantly standardize property service behavior. In strict accordance with the preliminary realty service contract (model text) and the owner's temporary management statute (model text), guide the realty service enterprise to sign a standardized realty service contract with the owner's committee or the client, and provide services with consistent quality and price according to the contract.

(four) strict use of procedures to improve the efficiency of the use of property maintenance funds. In view of the fact that most residential quarters have passed the maintenance period, resulting in the damage of houses and infrastructure, and more and more complaints from residents, we actively guide owners to raise housing maintenance funds, set up special accounts for property maintenance funds, and establish an account management system, and set up detailed accounts according to property management areas, buildings and households, and strictly use maintenance funds to ensure the utilization rate of residential property maintenance funds. 20 17 carried out more than 30 emergency repairs in more than 20 property communities in the county. For residential areas with imperfect maintenance subjects, through on-site inspection, cadres of community neighborhood committees were organized to participate, and through open and transparent owner participation, emergency maintenance procedures were started in time, which solved life problems such as pipeline blockage, house leakage and septic tank sewage overflow, and the annual maintenance fund was more than 300,000 yuan.

(five) the establishment of a complaint mechanism, the formation of property dispute mediation agencies. Tongjiang County People's Mediation Committee for Property Disputes was established, and its office is located in Tongjiang County Real Estate Management Bureau. Actively cooperate with the community to mediate disputes between industry committees and property companies, property companies and owners within the county area in a timely manner, and properly solve the contradictions arising from the problems left over from development among the owners, property companies and development enterprises of Shangdong Yijing Community. At the same time, the service quality and charging behavior of all kinds of property service enterprises are tracked, inspected, supervised and managed, and the behavior of charging but not serving in property service is corrected in time. Informed criticism, fine, credit score and other punishment measures shall be taken to the property service enterprises and responsible persons who slack off in fulfilling the relevant provisions and agreed obligations of the Regulations on Property Management in Sichuan Province, so as to effectively safeguard the legitimate rights and interests of the owners.

(six) seriously receive visits, timely reply to letters and visits from property services. We paid timely attention to the property service demand of 12345 and Tongjiang Forum. In view of the problems of letters and visits in the development, construction and management of commercial housing reflected in property services, we responded in time through on-the-spot investigation, interview and communication, meeting mediation and ordering rectification, and handled more than 30 letters and visits throughout the year, and the satisfaction rate of online reply reached over 90%.

Third, the results achieved.

(a) to collect * * * knowledge, publicity and innovation of property management laws and regulations. In accordance with the idea of property management into enterprises, communities, institutions and families, we will increase the publicity of property management services, compile and publish a compilation of property management information, and distribute it to development enterprises, property companies and community owners' associations free of charge. At the same time, Ma Cong, an expert in property management of Sichuan Housing Society, was invited to preach the Regulations on Residential Property Management in Sichuan Province in Tongjiang County, and the Party School organized grassroots cadres to learn the Guiding Rules for Strengthening Property Management Behavior Supervision and Training of Employees in Sichuan Owners' Congress and Owners' Committee, so as to improve the level of property management.

(2) Fill in the shortcomings and improve the environment of the community. Make great efforts to transform the infrastructure and improve the environment, improve the environment of the community through beautification, lighting, greening and standardizing the "four modernizations", clean up the sundries and make the community beautiful; Add street lamps to the public places of the community to light up the community; Planting flowers and trees to green the community; Establish various management systems to standardize the management of residential areas. According to statistics, more than 500 pieces of old sundries in corridors and public places have been cleared, dead corner garbage 1.8 tons has been cleared, and disorderly planting has been eradicated to restore green space, and more than 3,000 square meters of flowers and trees have been planted.

(3) Break through the bottleneck of property management. Pay attention to the pilot, demonstration and guidance, select communities such as Shangdong Yijing, Jiangyu City and Dongfang Mingyuan as the pilot, evaluate the effectiveness, experience and problems of the pilot in time, and popularize and apply it in time. Take Shangdong Yijing Community as an example to play the role of the owners' committee as a bridge and link in property management, strengthen the owners' awareness that "the community is my home" and guide all communities to actively set up owners' committees. This year, through multi-party coordination and repeated work, more than 20 communities including Jiangye City, Tongjiang Garden and Mingda Wang Fu have set up owners' committees.

(D) Re-supervision, standardize the management of property enterprises. Strengthen the supervision and inspection of the service quality of property service enterprises, and promote the implementation of property service work. Strengthen the supervision and guidance of property management bidding, fully implement the pre-bidding mechanism of property management, and promote the specialization, marketization and socialization of property management. For newly-built residential areas with a building area of over 30,000 square meters (including 30,000 square meters), the realty service enterprise must be selected through public bidding, and the preliminary realty management contract and the temporary owners' convention shall be signed before the commercial housing sales 100%. At the same time, urge property enterprises to formulate the implementation plan of residential property services, including annual work tasks, work objectives and work results.

(five) strict assessment, the establishment of civilization standards. In order to ensure the implementation of the civilization creation, we issued the Notice on Further Improving the Civilization Creation of Property Management (Tongfangfa [20 16] 10No.), which clarified the standards for the civilization creation of property management and required all property service enterprises to implement them one by one according to the standards: First, the service area is clean and tidy, and the overall environment is good; Second, dressing the, the security guard, and the customer service staff are listed and polite; Third, open the charging items, charging standards and handling systems; Fourth, the staff is on duty all day and repairs in time; Fifth, security, cleaning and greening services are in place; Sixth, there is an efficient complaint handling mechanism; Seventh, the owner satisfaction rate is above 85%.

Fourth, the existing problems

First, grassroots organizations have not paid enough attention. Article 3 of the Regulations on Property Management in Sichuan Province stipulates that the real estate administrative departments of the people's governments at the municipal and county levels shall be responsible for the supervision and management of property management activities within their respective administrative areas. Article 4 stipulates that township people's governments and sub-district offices shall organize, guide and coordinate the establishment of the owners' congress and the work of the owners' committee within the property management area under their jurisdiction, urge the owners' congress and the owners' committee to perform their duties according to law, coordinate the relationship between community construction and property management, and mediate and handle property management disputes. However, some grass-roots organizations have insufficient understanding of property management, which is not included in the daily work schedule and there are no personnel and institutions engaged in property management, resulting in the fragmentation of property management. Second, planning and construction are not in place. When planning a house, the requirements for facilities and equipment are not high and the functions are not complete. Some residential facilities and equipment are not matched. When planning and designing, they lack the concept of property management or are limited by historical conditions. After the completion of the residential area, there is no property management room, parking lot, leisure field and green belt, and the hardware facilities are not matched, which leaves hidden dangers for property management. In addition, some development enterprises in our city delivered the project to the owners for various reasons, which seriously restricted the property management. Third, the transfer of real estate is not well connected. Some development enterprises have no experience in commercial real estate and their financial strength is not strong. There are some problems left over from planning changes, such as the owners' rights and interests are damaged, the housing pattern and living environment are inconsistent with the commitments made when selling houses, the quality of housing construction and ancillary equipment is poor, and the housing quality problems are delayed beyond the warranty period. After hiring a property service company, it failed to provide architectural drawings and materials to the property management company in a timely and comprehensive manner, and the connection with the property management company was not timely and in place, which led to low efficiency and contradictions in property management. Fourth, the quality of enterprise property management is not high. Some property companies have low service level, poor service awareness, aging personnel, lack of professionals according to regulations, weak sense of responsibility, and only charge for services. A few property companies are limited to being on duty, sweeping the floor, patrolling the road, and dealing with problems simply and rudely. Fifth, the owners have no awareness of property management. Because the owners' committee is a self-management organization, it belongs to the nature of voluntary service, and its work is unpaid, which leads to the poor owners' committee, accounting for only 23.6%. A considerable number of owners have not yet established the concept of paid service and cannot seriously fulfill their contractual obligations. Disobedience to management happens from time to time. It is very common to default on property service fees at will, and property disputes increase. In addition, the low cost of property management leads to the loss-making operation of property enterprises, which makes it difficult for enterprises to operate. Sixth, the chaos is serious. Especially in areas without property management, spitting, littering, littering, vehicles parked and left unattended, resulting in cross-flow of sewage, blocked pipelines and poor living environment of residents, which on the one hand affects the quality of life of residents, on the other hand affects the beautification of cities, and it is difficult to improve the taste of cities. Seventh, there are great hidden dangers in public security and fire protection. On the one hand, there are great hidden dangers in public security management. Some residential areas extend in all directions, unattended, without street lights, which is convenient for criminals to commit crimes, prone to public security and criminal cases, and makes residents feel insecure; On the other hand, there is a big fire safety hazard. Some buildings have quality problems before delivery. Many houses don't have fire exits, and vehicles with fire exits can't get through because of disorderly construction and parking. Eighth, the supervision system is not smooth. Tongjiang county real estate management department only has the right of preliminary examination on the establishment of property management enterprises, and the final approval right lies with the Municipal Real Estate Bureau. Real estate development enterprises and property management enterprises take advantage of the disadvantages of this system and disobey our supervision, resulting in some gaps and gaps in our property supervision. Nine is the difficulty in collecting maintenance funds. Tongjiang county did not collect housing maintenance funds before 2005. Since 2005, the collection standard of maintenance funds has been low, resulting in a low collection rate of property maintenance funds. As a result, there are many contradictions in use, and the disputes over property maintenance are complicated and difficult to mediate. Tenth, the occupancy rate of the community is not high. Due to the downturn of the real estate market, the occupancy rate of new residential quarters is low, and the development and construction units have not fulfilled their obligations to bear the property management fees of vacant houses, resulting in higher operating costs for property management companies. In addition, the property fee is low, which has not been adjusted for more than ten years, and the highest is 1.3 yuan /m2? Month, minimum 0.45 yuan/square meter? In September, the property management company was unable to make ends meet, which led to the decline of service quality and customer dissatisfaction, making the property management in Tongjiang County always in a low-level operation state.

V. Countermeasures for Property Management

Property management is a systematic project with strong comprehensiveness and regionality, involving grass-roots organizations, planning and construction, development and reform, environmental protection, comprehensive law enforcement, civilization office, civil affairs, public security, community, water supply, power supply, gas supply and other departments. Whether it is the community neighborhood committee or the competent department working alone, it is often beyond its power, which requires the cooperation of all departments in Qi Xin.

(a) straighten out the system, clear responsibility. Establish a leadership mechanism led by the government and coordinated by relevant functional departments. According to the principle of "compartmentalization and territorial management" and the working pattern of "grass-roots government leading, supervision by competent departments, assistance by departments and community as the focus", further straighten out the property management system, give full play to the supervision and guidance functions of departments, and form a situation of * * * managing property.

(2) Strengthen publicity and create an atmosphere. Organize various thematic publicity activities, open columns in news media such as TV, radio and newspapers, widely publicize the significance of strengthening property management and related policies and regulations, strengthen the awareness of property rights, property management and owner autonomy, deepen residents' understanding and support of property management, and strive to form a good atmosphere of "* * building * * management, unity and harmony".

(3) Classified management according to local policies. According to the objective reality of Tongjiang, based on the community grid, the old community and the new community are organized into different property management mechanisms in different ways to achieve full coverage of all communities, and the effectiveness of residential property management is evaluated and rewarded.

(four) to strengthen cooperation, grasp the * * *. Establish a joint meeting system of property management led by the government, and hold a meeting once every quarter to study and solve the problems existing in property management and form a long-term mechanism.

(5) Strengthen supervision and pay close attention to implementation. Take the government and the grassroots people's government, the property management department signed a letter of responsibility, the property management work into the annual target assessment indicators, and the county-level project supervision is responsible for supervision. Through strong supervision and inspection and perfect assessment mechanism, we will effectively accelerate the pace of standardization, specialization and standardization of property services.

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