Investigation report on the living conditions of property management industry (3)

Third, the main problems faced by the industry's survival and development

According to the investigation of 4600 enterprises, there are many difficulties and problems in the survival and development of the industry at present, which are mainly reflected in the following aspects:

social assessment

1. The social status of the industry is not high. The society generally believes that property services are simple labor services, with high labor intensity, low technical content in the industry and poor treatment for employees. In the survey, there are 352 1 enterprises reflecting the low social status of the industry, accounting for 76.54% of the total number of enterprises surveyed.

2. Industry prejudice is widespread. Some people in the society regard the relationship between owners and property service enterprises as "employment relationship" or "master-servant relationship". They deliberately find fault, make a mountain out of a molehill, and even maliciously belittle the industry by any means. There are 28 19 enterprises that reflect people's prejudice against the industry, accounting for 6 1.28% of the total number of enterprises surveyed. There are still some groups in society who lack trust in the property management industry. Enterprises that believe that the credibility of the industry is not strong account for 25.02% of the total number of enterprises surveyed.

3. There are deviations in the direction of public opinion. Over the years, there have been few positive reports on the property management industry by various media, and a few media have unilaterally pursued eyeball effect, failed to conduct in-depth investigation and study, and misled the masses at will, which has caused great negative impact on the industry. Enterprises that believe that the direction of public opinion is biased account for 42.78% of the total number of enterprises surveyed.

4. The concept of property service consumption is not strong. People don't know enough about the sociality, publicity and compensation of the management services provided by the property management industry, and they don't actively support and cooperate with the service activities of the property service enterprises. 38.39% of the enterprises surveyed believe that the environment for the survival and development of the industry is not relaxed, and 29.37% of the enterprises surveyed believe that people often depress the price of property services at will.

Government supervision

1. Local legislation can't keep up and relevant policies don't match. Some local governments and relevant departments do not attach importance to property management and care about the development of the industry. The State Council and the central ministries and commissions have formulated and promulgated the Regulations on Property Management and the Measures for the Administration of Enterprise Qualification, Maintenance Fund and Service Charge for many years, but many places have not yet formulated the supporting rules and measures for specific implementation. There are 2582 enterprises that think that local legislation can't keep up, accounting for 56.13% of the total enterprises surveyed; There are 334 1 enterprises that think the relevant policies are not compatible, accounting for 72.63% of the total number of enterprises surveyed.

2. The government's coordination of law enforcement is weak, and the relationship with relevant professional departments is not smooth. In this survey, 52. 17% enterprises think that the government coordination is not timely and in place, 46.46% enterprises think that the government is absent and the law enforcement is weak, and quite a few enterprises think that the relationship with local professional departments is not smooth, of which 19.52% is not smooth with water supply, and 17.24% is not smooth with power supply. Some departments regard the property service enterprises as the original "housing management office" and "infrastructure team", which are administratively finger-pointing, arbitrarily accusing, arbitrarily apportioning and sponsoring funds. 46.02% of the enterprises surveyed think that they have intervened too much.

3. The price department intervenes too much, and government pricing (guidance price) is widely used. The National Development and Reform Commission and the former Ministry of Construction have clearly defined the scope, objects, methods and standards of property service pricing. However, implementation varies from place to place. The price department strictly controls the examination and approval of property charges, and expands the scope of government pricing and government guidance prices without authorization. In some places, the property service fee of residential quarters is 0.20 yuan/square meter/month, and 10 remains unchanged. In some places, the service fee of high-grade villa property is 0.30-0.50 yuan/square meter/month, and enterprises complain a lot. 36.43% of the enterprises surveyed reported that the government had over-regulated the property service charges, and 8.59% of the enterprises surveyed reported that the government's pricing range was arbitrarily expanded.

4. The current tax policy is unreasonable and the economic burden of enterprises is too great. A considerable number of enterprises reflect that local governments lack support and preferential tax policies for the property management industry. In addition, the implementation of the labor contract law and the improvement of the social minimum wage standard have obviously increased the burden on enterprises. Enterprises that reflect such problems account for 35.39% of the total number of enterprises surveyed.

(3) Construction of development units

1. Construction and management do not cover up and transfer the previous contradictions, which will bring hidden dangers and disputes to property services. In this survey, 52.50% of the enterprises surveyed believe that the development unit uses construction and management to cover up the problems left over from the previous period, 4 1.96% think that the contradictions of new projects are transferred through construction and management, 18.78% think that construction and management reduce the handover cost of property projects, and 5 1.85% reflect that the housing quality problems of new projects are outstanding.

2. Use property services to promote houses, and default on the property service fees of vacant houses. It can be said that development units do not always pay attention to property services, but use property services to package and brand development projects, with the aim of promoting housing sales and serving the interests of development units, and often default on property service fees for vacant houses. 4 1.28% of the enterprises surveyed reflect that developers do not attach importance to or support property services, 2 1.57% reflect that developers use property services as a means of housing promotion, and 33.35% reflect that developers are in arrears with property service fees for vacant houses.

3. Incomplete and inadequate residential projects increase the difficulty of property services. Some residential projects, development units unilaterally pursue investment benefits and minimize supporting facilities. Even if the supporting projects are planned, they are often delayed, which brings many inconveniences to the owners after they move in, and invisibly causes many inevitable contradictions and problems to the property management. In this survey, 52.35% of the enterprises surveyed reported that the supporting facilities of residential projects were incomplete, 10.22% reported that the transportation of residential projects was inconvenient, and 28.50% reported that residential projects were not equipped with property management houses as required.

(four) owners and owners' groups

1. The public awareness is not strong, and the concept of keeping the contract is weak. Some owners unilaterally emphasize personal rights protection, regard property service enterprises as the opposite, do not comply with regulations, do not obey management, and even deliberately make things difficult for property service personnel. According to the data reflected in the survey, 62.04% of the surveyed enterprises think that some owners only talk about rights but not obligations, 57. 15% think that owners' awareness of public interests is generally poor, 49.09% think that owners' awareness of participating in property management is not strong, and 37.5 1% reflect that individual owners cannot consciously abide by the management regulations.

2. Insufficient cooperation and support and serious arrears. According to the survey, 45.63% of the enterprises surveyed reported that the owners did not cooperate with or support the property management, 57.22% reported that the owners were in arrears with the property service fees, and 14.20% reported that the owners did not pay the property maintenance funds as required.

3. The implementation of the owners' congress system is not in place, and the operating procedures are not operable. The system of owners' congress established by the Regulations and the Rules of Procedure for Owners' Congress stipulates the operating procedures of owners' congress, but all localities feel that it is not feasible in concrete implementation. Although the "Regulations" have been promulgated for many years, the area and scope of the real implementation of the owners' congress system are very limited. The enterprises surveyed reported that it was difficult to establish the owners' meeting system and it was difficult to operate after the establishment of the owners' meeting, accounting for 13, 438+07% and 19.28% of the total enterprises respectively.

4. The operation of the owners' committee is not standardized, and the contradiction is on the rise. The survey data shows that on the one hand, it is difficult to establish the owners' committee, on the other hand, some regional contradictions are more prominent when the owners' committee is established. Among them, 19.28% of the enterprises surveyed reported that the operation of the owners' committee was not standardized, 5.89% reflected that the out-of-range activities of the owners' committee affected the stability of the community, 13.50% reflected that the owners' committee had a tendency to be privileged, and1.30% reflected that the owners' committee had become the opposite of property service enterprises.

(5) Property service enterprises.

1. The economic benefits of enterprises are low and the development potential of the industry is insufficient. There are 1446 enterprises that have suffered losses for years, accounting for 3 1.43% of the total number of enterprises surveyed, 57.76% are enterprises with low efficiency and slow development, and 27.80% are enterprises with insufficient development potential. After analyzing the main reasons for the poor efficiency of enterprises, 59.28% think that the standard of property service fee is too low, and 48.88% think that the rate of property service fee is too low.

2. Low personnel quality and lack of professionals. The most concentrated and prominent problems reflected by the surveyed enterprises are the low treatment of employees, the difficulty in finding and retaining talents, and the high mobility of personnel. 77.93% of the enterprises surveyed reported similar problems, 46.98% thought that enterprises lacked management and technical talents, 49.65% thought that the overall quality of employees could not meet the development requirements of property management, and 10.35% thought that employees had poor service awareness.

3. The service market is immature and the industry competition is not standardized. Due to many reasons, such as society, government, development units, owners and property service enterprises, the property service market has not yet reached a good state of "openness, fairness, justice", honesty and trustworthiness, and health and order. 3.04% of the surveyed enterprises think that their credit awareness is poor, 7.00% of them compete with each other at low prices, and 5.78% of them compete viciously by any means.

The existence of the above contradictions and problems affects and restricts the development of the industry to varying degrees.

Four. Description of this investigation report

In view of the fact that this survey is the first nationwide survey since the establishment of China Property Management Institute, due to regional differences, lack of experience, shortage of personnel, enterprise participation, local cooperation and many other constraints, this survey has brought certain difficulties and affected the overall accuracy of the survey results. As the survey was organized in 2007, relevant data were basically collected by the end of 2006. With the promulgation and implementation of Property Law, Labor Contract Law and other laws and regulations, the income composition and labor cost of property service enterprises have changed greatly, and other environments of property management are also changing, which we should pay attention to when studying this investigation report. On the basis of previous investigation and analysis, the China Association of Materials will organize researchers to further sort out the analysis and classified evaluation, and on the basis of finding out the industry base, conduct in-depth research on the key, difficult and hot issues affecting the development of the industry, and form special reports and policy suggestions.