Types of funds for property management projects

There are five main types of funds to participate in property management projects.

1. Property inspection fee and organization fee

Acceptance fee is a special acceptance fee provided by developers to property management enterprises when they accept property projects. Mainly used for the expenses of professionals and managers when property management enterprises participate in property acceptance, including personnel expenses, office expenses, transportation expenses, miscellaneous expenses, etc.

The start-up expenses of property management are usually the developers of some high-end properties, which have high requirements for property management, so property management companies are required to make a large upfront investment for the normal operation of this property. In order to solve the financing problem of property management enterprises, development enterprises usually provide a sum of money to property management enterprises as a supplement to the initial start-up funds of property management projects. This fund may be partially or completely returned from the property management fee income in the future. The inspection fee or organization fee shall be determined according to relevant local standards or through negotiation between both parties.

2. Property management fee

(1) Overview of property management fee

Owners and tenants live or use properties. Accept the management and service of the property management company, and pay the management fee to the property management company at the same time, which is also agreed in the entrusted service contract of property management. Refers to the fees charged by the property management enterprise for the cleaning of public parts of the property, the maintenance of facilities, security and greening services provided by the housing owners and users.

According to different charging methods, property management fees can be divided into contract system and reward system. The contract responsibility system means that property management enterprises charge fees from the owners or users who provide various services according to the standards formulated by the state or agreed with the owners or users, which are used as the operating income of property management enterprises in the process of providing services and are responsible for their own profits and losses; The gratuity system refers to that the property management enterprise collects certain fees from the owners or users according to certain standards or historical experience data as the service expenditure of property management. At the end of the year, according to the actual expenses, the property management enterprise will charge a certain fee as the remuneration of the property management enterprise according to the actual expenses (some owners or users are artificial operating income or rental income) according to the proportion or method agreed in advance. Strictly speaking, this kind of remuneration collected by property management enterprises is the real income of property management enterprises. Most of the property management fees charged by the contract system (such as security, cleaning and greening fees) are paid by the property management company on behalf of the owners or users, which are of a charging nature and are not the real income of the property management company.

According to the State Council's Property Management Regulations, China's property management service charges will follow the principle of matching quality with price. However, at present, according to the subject of pricing, there are three pricing methods for property management fees: government pricing, government guidance pricing and operator pricing.

(2) the composition of property management fees

Property management fees mainly include the following aspects:

① Employee's salary, including employee's salary, allowance, seniority allowance, overtime allowance, food allowance, year-end double salary, etc.

(2) personnel welfare expenses, including labor insurance, welfare, medical care, housing accumulation fund, etc.

(3) Administrative office expenses of the management organization, including communication expenses, office supplies expenses, hospitality expenses, publicity and printing expenses, transportation expenses, etc. .

④ Insurance premium, including property all risks, equipment damage insurance and public liability insurance.

(5) Maintenance costs of equipment and facilities, including central air conditioning, power supply equipment, elevators, public TV antenna system, water supply and drainage, fire fighting system, standby power supply and curtain wall glass, etc.

⑥ Cleaning costs, including garbage removal, sanitation, environmental disinfection, sanitation and epidemic prevention (including secondary water supply quarantine), septic tank cleaning costs, cleaning tools and material loss costs, etc.

All landowners * * * greening expenses, including greening expenses, indoor gardening expenses, flowers and trees maintenance expenses and tools expenses.

(8) Security expenses, including security uniforms, equipment and communication equipment (including radio channel management fees).

Pet-name ruby manager remuneration. Refers to the remuneration paid to the manager by all owners (users) when performing their management obligations, which usually does not exceed 15% of the management expenses.

Attending the depreciation expenses of fixed assets of the property management unit, including the F-day discount expenses of vehicles, computers, photocopiers, refrigerators, office furniture and maintenance management equipment, as well as taxes and fees, that is, the statutory taxes and fees for management and services other than utilities collected and remitted; Unforeseen expenses. That is, other reasonable expenses incurred for management.

For example, the property management expenses of a residential property project are as follows: population and welfare expenses 20% ~ 30%, energy and public facilities and equipment maintenance expenses 25% ~ 30%, cleaning expenses 10%, greening expenses 1%, security expenses12% ~15. Unforeseen expenses 1%, remuneration of management company about 10%, taxes and fees 5.5%, total 100%. There is no uniform standard for the proportion of property management fees, because the situation of each property project (personnel, equipment and facilities, etc. ), so the proportion of property management fees is different. Property management companies should make clear the composition of property management fees according to the situation of property projects and the service needs of owners.

In addition, in the first three years of property project management, the start-up expenses can be included in the management fees and recovered in three years. The verification of property management fees is a very important content in property management. The general principle of setting the charging standard is to refer to the guiding standards promulgated by the local government, combine with the grade of the building, and follow the principles of rationality, openness and competition. Reasonable property charging standards should take into account the interests of both managers and users, and can only be implemented after being approved by the local price department or agreed by the owners' Committee.

(3) The pricing methods and standards of managers' remuneration.

The remuneration of managers is the remuneration that property management companies should get for organizing property management services. After the property manager performs the duties of property management and completes the service items agreed in the property management agreement, the owner shall pay the corresponding remuneration to the property manager. The determination of manager's remuneration varies with different property management agreements. The usual determination methods are as follows.

① When the owner rents the property, it shall be determined according to the rental income:

Manager's remuneration = owner's annual rental income × remuneration ratio

② When the owner directly uses the property, it shall be calculated according to the property value and agreed service life:

Manager's remuneration = property value/agreed service life of property × remuneration ratio

The remuneration ratio of managers is generally 4% ~ 5%, and the specific remuneration ratio and payment method are determined by both parties through consultation and clearly agreed in the management agreement.

(3) According to fixed remuneration or industry profit rate. This method of determining remuneration is widely used at present. In the case of industry profit rate, the base of management fee can be management fee income or actual expenditure. Its calculation formula is:

Manager compensation = management compensation base × industry profit rate

The industry profit rate is generally 8% ~ 15%, and the specific profit rate can be determined by both parties through consultation according to the grade and management strength of the property.

3. Housing Maintenance Fund

In order to maintain the normal use function and prolong the service life of the property, it is necessary to carry out daily maintenance and repair of the property. And make necessary repairs or updates. Housing maintenance fund refers to the reserve fund for emergency treatment and major and medium-sized repairs of the parts, equipment and public facilities of a new house after the warranty period expires. This fee is generally provided by both the owner and the developer. Housing maintenance funds are owned by all owners, and should be accounted for by building and household, and cannot be used for other purposes. Maintenance funds shall be deposited into professional bank accounts in the name of the owners' committee for special purposes.

When the amount of property maintenance fund is huge, if it is deposited in the bank and not used, it will inevitably depreciate with the passage of time and the rise of prices. Therefore, it is very important to realize the value-added operation of funds on the premise of ensuring the safety of funds. Of course, the value-added operation of funds must be discussed and approved by the owners' meeting. Under the premise of clear authorization of the owners' meeting, the owners' management committee and the property management company can entrust this fund to a professional fund management company or enterprise, which will operate with professional knowledge and experience to realize the value-added operation of the fund.

Property management and maintenance funds are mainly composed of special funds for public facilities in residential areas and ontology maintenance funds.

(1) special fund

The special fund for public facilities in residential areas is also called the special fund for property after-sales service in some places. The special fund for public facilities is generally provided by developers, and is mainly used to purchase management houses, advance some commercial houses and major maintenance projects of public facilities (including renovation). At present, there is no uniform and clear regulation on the establishment of funds and related standards in China, and practices vary from place to place. Shenzhen stipulates that the development and construction unit must allocate 2% of the total investment in residential areas to the management committee at one time, and the district residential management department will set up a special account for management. All owners and owners' management committees in residential areas are the owners of special premium for residential VII public facilities; The competent department of the special fund is the municipal residential department and the district residential management department.

The use of special funds for public facilities must be examined and approved by the owners' meeting, and an application shall be made to the district residential management department. The scope of special funds for public facilities of major maintenance projects includes: roads, street lamps, ditches, pools, wells, landscaping, underground drainage pipes, etc. And the property rights of all owners' cultural, entertainment and sports venues, parking lots, corridors and bicycle houses (sheds).

(2) ontology maintenance fund

Housing maintenance fund, also known as public welfare fund, is used for the maintenance of public parts and facilities of houses. * * * The use part refers to the parts, facilities and equipment that are structurally connected with each other or have the nature of * * *, including: load-bearing structural parts (including foundations, roofs, beams, columns, walls, etc. ), seismic structure (including constructional columns, beams, walls, etc.). ), exterior walls, stairs, public corridors, etc.

Housing maintenance fund is the property shared by all owners, and each owner shares its due share of the cost source, cost and ownership according to its management share. Any original owner who no longer owns the ownership no longer owns all the rights and interests of the maintenance fund towel.

4. Comprehensive services and diversified business charges

Comprehensive service and diversified business charge is a kind of personalized paid service charge, which is charged by the property manager to the client according to the principle of "who enjoys it, who bears it".

The basic scope of service charge is as follows.

(1) The projects combined with community service mainly include:

Help you with the housework. For example, moving, hiring a nanny, collecting various utilities, subscribing to newspapers and magazines, delivering breakfast and picking up children.

Education and health. For example, taking care of patients, calling doctors, running nursing centers, and amateur training.

Cultural entertainment. Such as various cultural and recreational sports facilities, clubs, cultural activity rooms, gyms, dance halls, etc.

Commercial outlets. Such as small shopping malls, restaurants, food markets, public telecommunications services, home appliance maintenance and so on.

Social welfare. For example, the activity room for the elderly, taking care of the elderly and so on.

(2) Diversified projects, mainly including: consulting, house decoration, building materials trading, intermediary services, vehicle maintenance, flower and plant services, tourism, catering, catering, retail department stores, etc.

Step 5 charge other fees

This part of the cost mainly refers to the fees charged by the property manager in the process of property management, such as the clearing freight of construction waste and parking fees in the property management area. The former has the nature of receipt and payment. The latter is divided into two situations: the underground garage parking fee belongs to the developer, the ground parking fee belongs to all the owners and is included in the maintenance fund, and the property company cannot use it for other purposes except the expenses.