Full text of Wuxi property management regulations (II)

(three) the owners' committee has failed to perform its duties for more than one year, which can not carry out its work normally and needs to be adjusted or re-elected. After repeated guidance from the county-level city, district property management administrative department or street office (town people's government) where the property is located, it is still impossible to elect a new owners' committee.

Eighteenth property management committee organized by the neighborhood offices (Town People's Government), composed of owners and representatives of the neighborhood offices (Town People's Government), police stations, community neighborhood committees and construction units.

The number of property management committees shall be an odd number of seven to eleven, of which the owners' members shall be no less than fifty percent, and shall be recommended by the neighborhood offices (town people's governments) among the owners. Members of the property management committee shall comply with the provisions of Article 8 of these regulations.

The list of members of the property management committee shall be publicized in a prominent position in the property management area.

Nineteenth property management committee shall, within thirty days from the date of its establishment, inform the county-level city and district property management administrative departments where the property is located.

County-level city and district property management administrative departments shall strengthen the guidance and supervision of the property management committee.

Twentieth property management committee shall perform their duties according to law.

As the owners' meeting, the property management committee shall solicit the opinions of all owners before making a decision; After making a decision, it shall be publicized in a prominent position in the property management area for not less than thirty days.

During the period when the property management committee serves as the owners' meeting or the owners' committee, the subdistrict office (town people's government) shall guide the preparatory work, and if the owners' meeting can be established, the owners' meeting shall be established; If the owners' committee can be elected, it shall guide the election of the owners' committee.

Chapter III Early Property Management

Twenty-first new property projects are clearly divided into several independent areas, and supporting facilities, equipment, property services, etc. Are independently configured and can be identified as multiple independent property management areas.

Has been put into use but not yet divided into property management areas, by the property where the county-level city, district property management administrative departments in conjunction with the street offices (town people's government) to seek the views of the owners to determine the property management areas, and make an announcement.

Twenty-second new residential and non-residential properties for sale shall be subject to preliminary property management.

Before the owners' congress and the owners' congress select the realty service enterprise, the construction unit shall be responsible for the prophase realty management.

Twenty-third new property construction units shall sign preliminary property service contracts with the selected property service enterprises.

The municipal administrative department of property management shall establish a performance bond system for early property services, standardize early property services, and urge property service enterprises and construction units to fulfill their obligations.

Twenty-fourth new property after obtaining the pre-sale (sales) license of commercial housing, the construction unit shall go through the filing procedures of property management area division, preliminary property service contract, temporary management agreement and so on in accordance with the provisions of the property management administrative department.

Property management zoning planning shall not be changed without authorization after filing.

Twenty-fifth construction units selling property, shall not promise or agree to reduce the property service fee.

Twenty-sixth the specific location and area of the property service room in the property management area shall be specified in the construction project planning permit, and shall be determined before handling the pre-sale (sales) permit for commercial housing.

The property service rooms in the newly-built residential property management area shall be allocated by the construction unit according to the proportion of not less than 4/1000 of the total construction area above ground and underground; If all the properties in the newly-built property management area are non-residential, the construction unit shall share them according to the proportion of three thousandths of the total construction area on the ground, with a maximum of 500 square meters. If the area of the property service room is less than 100 square meter, it shall be shared according to 100 square meter.

If there are residential and non-residential properties for sale in the newly-built property management area, and the proportion of residential construction area to the total construction area is higher than 50%, the property service rooms shall be configured according to the standards for newly-built houses; If the proportion of residential construction area is less than 50%, the property service room shall be configured according to the non-residential property standard.

Twenty-seventh construction units in the pre-sale of commercial housing (sales) license, the city, county-level city property management administrative departments should check the property services within the property management area.

When organizing the final acceptance, the construction unit shall notify the municipal and county-level property management administrative departments to participate.

Shall not change the use of property services without authorization.

Twenty-eighth property services companies to undertake the property, should be in accordance with the provisions of the procedures for the inspection of the parts and facilities of the property. After the acceptance, it shall sign an agreement with the construction unit, undertake the acceptance and handle the property handover procedures. For the problems found in the project quality and other problems that are not conducive to the use and management of the property, timely put forward rectification opinions to the construction unit, and assist the relevant management departments to supervise the implementation.

The realty service enterprise shall go through the formalities for undertaking inspection and filing according to law, and announce the undertaking inspection in a prominent position in the realty management area.

The property inspection fee shall be agreed by the construction unit and the property service enterprise in the preliminary property service contract. If there is no agreement or the agreement is not clear, it shall be borne by the construction unit.

Chapter IV Property Services

Twenty-ninth enterprises engaged in property services should have the qualification of legal person, obtain the qualification of property services enterprises according to law, and undertake property projects within the scope of qualification grade.

Where a realty service enterprise undertakes realty service projects in a non-registered place, it shall file with the city or county-level city property management administrative department where the property is located with the business license, qualification certificate and credit certificate of the enterprise as a legal person.

Thirtieth property services projects to implement the project manager responsibility system. After the realty service enterprise sends a project manager, it shall file with the property management institution where the property is located in accordance with the regulations.

Thirty-first property service enterprises shall publicize the following information in a prominent position in the property management area, and update it in time:

(a) the qualification certificate of the realty service enterprise, the basic information and contact information of the project manager, and the telephone number of the realty service complaint;

(2) Service contents, service standards, charging items, charging standards and charging methods agreed in the realty service contract;

(3) elevator operation and maintenance costs and public energy consumption sharing;

(4) Other information that should be publicized.

Article 32 A realty service enterprise shall sign a realty service contract with reference to the model contract formulated by the administrative department of realty management.

The realty service enterprise shall provide realty service in accordance with the realty service contract, abide by the relevant technical standards and professional technical specifications, promptly inform the owners and property users of matters needing attention in the safe and rational use of the property, regularly listen to the opinions and suggestions of the owners, and improve and perfect the realty service.

Thirty-third property service charges should distinguish the nature and characteristics of different properties, and follow the principles of rationality, openness, consistent service quality and price.

Without the consent of the owners' congress, the service standards and charging standards agreed in the property service contract shall not be adjusted without authorization; Without the consent of the owners whose exclusive parts account for more than half of the total construction area and more than half of the total number, the service standards and charging standards agreed in the previous property contract shall not be adjusted without authorization.

Thirty-fourth owners should pay the property service fee in accordance with the provisions of the property service contract.

If the owners fail to pay the property service fee as agreed, the owners' committee and the property service enterprise can urge them to pay within a time limit through on-site reminders and publicity in the property management area; If it fails to pay within the time limit, the realty service enterprise may bring a lawsuit or apply for arbitration according to law.

When transferring or leasing the property, the owner shall inform the transferee or lessee of the contents of the management agreement and the charging standard of the property service. When the property ownership is transferred, the transferor shall settle the property service fee with the property service enterprise; The transferee shall, within thirty days after handling the ownership registration, inform the property service enterprise of the transfer of property ownership, the settlement of property service fees, the name and contact information of the owner.

Article 35 According to the stipulations of the realty service contract and the provisions of relevant laws and regulations, the realty service enterprise uses some facilities and equipment owned by the owners in the realty management area, and after the cost is removed, the income belongs to all the owners.

According to the decision of the owners' meeting, the operating income can be directly used for the maintenance, renewal, transformation or supplementary property special maintenance funds of some facilities and equipment used by * * *, and to make up for other needs such as insufficient property service fees. During the prophase realty service, the use and management of operating income shall be stipulated by the construction unit and realty service enterprise in the prophase realty service contract.

If the operating income is managed by the realty service enterprise, it shall be accounted for separately and subject to the supervision of the owners' committee; If it is managed by the owners' committee, it shall open an operating income account in the name of the owners' committee and accept the supervision of the community residents' (village) committees.

Operational income's revenue and expenditure should be publicized once every six months in a prominent position in the property management area. After the preliminary realty service, the realty service enterprise shall audit the revenue and expenditure of the operating income, and publicize the audit results in a prominent position in the realty management area.

Thirty-sixth property service enterprises and owners' committees shall, in accordance with the relevant provisions of financial management and accounting, establish and improve a standardized special financial system.

Article 37 Where a realty service enterprise withdraws from the realty management area and handles the handover with the owners' committee or the realty service enterprise selected, the handover parties shall confirm the use and maintenance status of fire fighting, elevators and other facilities and equipment. In the property management area, and report to the neighborhood office (town people's government) where the property is located for the record.

Due to improper maintenance and other reasons, fire fighting, elevators and other facilities and equipment can not be used normally, the original property service enterprise shall perform the repair responsibility or bear the corresponding expenses.

Article 38 The municipal and county-level property management administrative departments shall establish an assessment system and a credit evaluation system for property service enterprises, formulate credit management measures for property service enterprises and project managers, implement dynamic management for property service enterprises and project managers, and conduct regular inspections on property services.

City, county-level city property management agencies are specifically responsible for the collection, verification and summary of integrity information of property service enterprises and project managers, establish an industry integrity information system, and carry out public satisfaction evaluation of property services.

Street offices (Town People's Government) shall assist in the information collection of the credit system of property service enterprises.

Thirty-ninth property services companies do not provide property services in accordance with the contract, technical standards, professional and technical specifications. , and input into the integrity information system of property service enterprises; Those who damage the rights and interests of the owners shall bear corresponding legal responsibilities.

Property service enterprises have one of the following serious acts of dishonesty, and shall not declare all kinds of property service demonstration projects within two years, and the property management administrative department shall not issue a certificate of integrity:

(a) providing false information in the property management bidding activities to defraud the bid;

(2) Renting, lending or transferring the qualification certificate;

(three) refused to withdraw from the property management area after being dismissed, or did not go through the handover procedures in accordance with the regulations, resulting in confusion in property management.

Fortieth property project manager has one of the following serious acts of dishonesty, which shall be entered into the integrity information system of the project manager, and the property service enterprise to which he belongs shall be entered into the integrity information system of the property service enterprise:

(a) defrauding, misappropriating or embezzling special maintenance funds;

(two) to change the property services, public buildings and facilities in the property management area without authorization;

(three) unauthorized occupation and excavation of roads and sites within the property management area;

(four) unauthorized use of the property management area owners * * * part, * * with facilities and equipment for business;

(five) due to dereliction of duty in management, causing casualties, property losses and other major accidents;

(six) serious damage to the interests of the owners or the public;

(seven) identified by the price administrative department as arbitrary charges or charges are not standardized and have not been rectified.

Forty-first owners should abide by the management regulations and perform their obligations in accordance with the property service contract.

If the owner fails to pay the property service fee and violates the property service contract and management regulations, it shall be recorded in the personal credit file in accordance with the relevant provisions on the management of personal credit information if it is confirmed by an effective judgment or arbitration award.

Article 42 Property management administrative departments and subdistrict offices (town people's governments) shall strengthen the supervision and inspection of property services within their respective jurisdictions, and enjoy timely information such as integrity management of property service enterprises, property service contracts, division of property management areas, and undertaking inspection and filing.

Chapter V Use and Maintenance of Property

Article 43 The construction unit shall undertake the quality warranty responsibility for the property sold, perform the warranty obligation for the quality problems within the warranty period, and bear the corresponding liability for compensation according to law.

Forty-fourth public facilities in the property management area shall be maintained by the receiving unit after delivery.

Public facilities in the property management area shall not change their functions without authorization.

Forty-fifth construction units shall announce the configuration of parking spaces and garages to all owners. Unsold and donated parking spaces and garages shall be given priority to the owners in the property management area. If the owner requests to rent the parking space and garage, the construction unit should sell it as well as rent it, and the lease can be renewed in priority after the expiration.

Parking spaces and garages shall not be separately transferred to units and individuals outside the property management area.

Divided into a phased development and construction project in a property management area, the construction unit shall, in combination with the current parking demand of the owners, set aside parking spaces and garages for rental and sale in proportion, and publicize them in a prominent position in the property management area; Only one parking space and garage can be sold to each owner before the overall delivery of the community; After the overall delivery of the community, the remaining parking spaces and garages can be sold according to the regulations under the condition of ensuring one parking space and garage for each unsold house.

Forty-sixth property management areas prohibit the following acts:

(a) changing the use of property planning without authorization;

(two) damage or unauthorized changes to the bearing structure and main structure of the house, and change the room or balcony without waterproof requirements into bathroom and kitchen;

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