How to promote the implementation of early intervention in property management

What are the contents and standards of property takeover?

Property acceptance is divided into new property acceptance and original property acceptance. For specific requirements and standards, please refer to the Acceptance Standard for House Handover issued by the Ministry of Construction 199 1. At present, various companies and regions are formulating or have formulated their own acceptance standards, but no matter what standards are adopted, we believe that the principle of takeover acceptance should include the following main contents:

First of all, because the takeover acceptance is the last acceptance before the construction project is put into use, it is also a very important acceptance. The acceptance conditions are as follows: the unit project quality acceptance (completion acceptance) has been completed; And the relevant documents should be complete; For subdivisional work involving safety and use functions, it is necessary not only to comprehensively check its integrity, but also to recheck the sampling inspection report supplemented during the acceptance of subdivisional work. This means of strengthening acceptance reflects the importance of safety and main use functions.

Secondly, the main functions must also be spot-checked. Through the operation of a single function, check the stability and practicability of the operation. Functional inspection is a comprehensive inspection of the final quality of construction projects and equipment installation projects, and it is also the content that owners are most concerned about. Therefore, on the basis of completion acceptance, it is necessary to conduct a comprehensive inspection during handover acceptance. The inspection content will be agreed by all parties involved in the acceptance on the basis of the data files, and it is recommended to use more professional instruments for confirmation. The inspection shall be carried out in accordance with the requirements of construction quality acceptance standards of various disciplines.

In addition, the allocation of supporting equipment and tools has a clear responsibility and cost division. Such as special tools such as high-voltage power distribution, cleaning facilities such as trash cans, fire fighting equipment such as fire extinguishers, guiding signs, sign production, etc.

Three. Matters needing attention in takeover acceptance

Acceptance of property takeover is an important link directly related to whether property management can be carried out normally in the future. By taking over the acceptance, the property management company is transferred from the early management of the property to the entity management of the property. Therefore, in order to ensure the smooth development of property management in the future, property management enterprises should pay attention to the following aspects when taking over the acceptance:

1. In areas where comprehensive acceptance measures for property management facilities have been implemented, developers should be actively encouraged to go through relevant acceptance procedures, and property associations should take the lead in organizing experts to make up for the lack of technology and experience of property management companies and lay a solid foundation for taking over the acceptance. Property management companies should send managers and technicians with good quality, good business skills and serious and responsible work to form a comprehensive acceptance team to participate in the acceptance work. And require developers to submit relevant acceptance materials 7 days in advance, so as to fully grasp and avoid going through the motions due to insufficient pertinence.

2. The property management company should not only accept the property from the perspective of future property maintenance management, but also strictly accept the property from the standpoint of the owner, and invite the owner's representative to participate when necessary to safeguard the legitimate rights and interests of the owner.

3. From the actual operation process, although it has passed the completion acceptance, there are inevitable problems in the takeover acceptance, especially those concerned from the perspective of property management. There is no clear acceptance standard, so it should be clearly recorded, and the developer is required to reinforce and transform the existing problems within a time limit until the management needs are met.

4. Implement property warranty. Article 40 of the Regulations on Quality Management of Construction Projects promulgated by the 25th executive meeting of the State Council on June 5438+1October 10 stipulates that the minimum warranty period of construction projects is:

(1) infrastructure engineering, building foundation engineering and main structure engineering, according to the reasonable service life of the engineering specified in the design documents (this is the so-called "lifetime warranty" system);

(2) Roof waterproofing works, with waterproof requirements for toilets, rooms and external walls, shall be impervious for 5 years; (3) The heating and cooling system consists of two heating periods and cooling periods;

(4) Electrical piping, water supply and drainage piping, equipment installation and decoration works, for 2 years.

5. The warranty period of other projects shall be agreed by the Employer and the Contractor. The warranty period of the construction project shall be calculated from the date when the project is completed and accepted. As far as the relationship between the developer and the construction unit is concerned, the construction unit shall fulfill the warranty obligation and bear the responsibility for the losses caused by the quality problems during the warranty period. However, as far as the relationship between developers and their buyers and tenants is concerned, developers should bear the responsibility of property warranty and are the first responsible person for property warranty. For example, some equipment arrived and some projects were delivered in advance. By the time the acceptance was taken over, the manufacturer's warranty period was less than the specified period, or even exceeded the warranty period (such as the reconstruction project commonly known as "unfinished building"). Therefore, the start date of the warranty period should be agreed with the developer from the date of completion acceptance or handover acceptance to avoid disputes with suppliers or contractors due to time difference.

6. The developer shall hand over a complete set of completion acceptance data and completion drawings, random documents and random special tools, including property rights data and technical data, to the property management enterprise. This is the other half of the property acceptance except the hardware.

7. According to the specific situation, you can take the following three ways to implement the cost of the remaining problems:

(1) With the authorization of the developer, the final payment of the project is supervised by the property management company, and the corresponding amount is paid or deducted after the property signs the qualified opinions.

(2) The developer organizes a tail-cleaning team to directly deal with the problems reflected by the owners or property management companies until the end of the main warranty period.

(3) The developer shall pay the warranty fee in one lump sum, and the property management company shall be responsible for the subsequent warranty.

8. The property management enterprise only accepts the management right of the property and the relevant rights granted by the government, and all the materials for taking over the acceptance are owned by all the owners in the property area. The property should go through the relevant registration and signing procedures in order to prepare for the transfer of management rights in the future and avoid "wrangling" caused by incomplete information.

9. After the takeover acceptance meets the requirements, the relevant handover procedures shall be handled within 7 days, and the developer and the property management enterprise shall sign a property management acceptance agreement.

After the property management enterprise issues the takeover documents and goes through the necessary formalities, the whole property acceptance takeover work is completed.