Advantages and disadvantages analysis of six property management modes in residential quarters

Buying a house for a while, real estate for a lifetime. The quality of the property is related to whether the environment we live in is clean and tidy, and whether the community is safe. So, do you know what are the property management modes of residential quarters? What are the advantages and disadvantages of each model?

First, the six models of housing management

According to the economic situation in different regions, there are six management modes of residential quarters (buildings) in China:

(1) Property management is mainly carried out in property management companies established in districts, sub-district offices and neighborhood committees;

(2) Carry out property management through the property management company transformed from the real estate management department;

(3) Property management companies established by real estate development enterprises carry out property management work;

(4) The management mode of directly governing public houses by units;

(5) Property management companies established in full accordance with the modern enterprise system carry out property management work;

(6) Neighborhood committees, community service stations and property management companies conduct property management in a trinity management mode.

Second, the comparison of six management modes

1. Property management mode adopted by property management companies established by administrative departments.

The advantage of this model is to highlight the administrative role of local governments, because their management institutions are consistent with the grass-roots organizations of political power, and they are authoritative and restrictive in implementation and management. Under the leadership of the Community Management Committee, each professional management organization performs its own duties, which can achieve unified arrangement, clear division of labor, professional cooperation and individual responsibilities, so that the community can become a complete management system, and the stability of grass-roots organizations is conducive to the long-term stability of community management. This model can especially reflect the effectiveness of its administrative management in the management of single-property houses. In the case of multiple property rights, this administrative management mode should avoid the management Committee doing everything, give full play to the responsibilities and functions of professional management departments, and prevent administrative management from replacing everything. At present, according to the statistics of relevant departments, about 56% of illegal houses in residential areas belong to administrative organizations-neighborhood committees and sub-district offices.

2. The property management mode adopted by the property management company transformed from the national housing management department.

The advantage of this model is to give full play to the expertise of real estate management departments. Taking housing management as the main body, housing management is scientific, and the intact rate of housing management is high, which is conducive to protecting the overall style of the community. However, this model is difficult to coordinate various professional departments. In the overall management of the residential area, various professional departments are easy to go their own way and cannot cooperate with Qixin, while the housing management department lacks authority and has many disputes. At the same time, due to the long-term administrative management mode adopted by the housing management department, with the development of market economy and the commercialization of housing, how to treat residents in the community and how to provide all-round services still needs a transformation process.

3. The management mode of setting up property management companies by real estate development companies.

This model is easy to popularize in places with developed commodity economy. It gives full play to the management advantages of real estate development enterprises, from development, construction to management. The combination of management and business activities can provide residents with all-round services, including not only public services such as municipal administration, sanitation, public security, water supply and power supply, but also special services of residents. Because such companies are attached to developers, developers are responsible for the operation of property management companies, which leads to poor independence of property management companies. In the short term, this kind of attachment is ok, but in the long run, property management companies will always be weaned. Therefore, this kind of property management companies should enhance their sense of autonomy, independence and market competition as soon as possible, and truly become independent and self-financing economic entities. In addition, the model should pay attention to the combination of economic benefits, social benefits and environmental benefits, strengthen the supervision and guidance of the government, safeguard the legitimate rights and interests of residents, and pay attention to handling the relationship with street offices and neighborhood committees, and give full play to the role of grassroots political organizations.

4. Property management mode managed by units themselves

The advantage of this model is that enterprises pay more attention to housing, which has become a very important issue and work for enterprises and is managed by full-time enterprise leaders. The management object is the employees and real estate of this unit, which is relatively simple. The source of funds is backed by the enterprise welfare fund, which is abundant. If residents have any complaints or public facilities are damaged and need maintenance, they can directly report them to the relevant departments and solve them as soon as possible. Because the leadership is unified, the administrative leadership can intervene in case of problems, which is very convenient from management to fund raising.

This model can only be carried out within the enterprise. The existing problem is that with the reform of personnel system and the increase of employment autonomy, a large number of talents such as dismissal, recruitment and resignation flow, which brings inconvenience to the management of enterprise welfare housing and cannot meet the needs of China's housing system reform and the development of socialist market economy. In addition, the property management company established by the logistics department of this enterprise is not an independent legal person, so it is difficult to decouple from the original unit in economic interests, and the management work is also greatly restricted, so it is difficult to implement functional decomposition and separation of government from enterprise, which is also not conducive to facing the society and forming scale operation.

5. Establish the management mode of the property management company according to the modern enterprise system.

The advantages of this model are: first, clear management ideas, strong market awareness, clear service targets for owners (users), enthusiasm and seriousness; Secondly, the cost concept of property management enterprises is clear, and it can be carried out in the way of "independent accounting, self-financing, independent operation and independent development", which can solve the big problem of lack of administrative funds for many years; Thirdly, this property management company established in accordance with the modern enterprise system has a flexible mechanism, applies the laws of market economy, adopts the competitive mechanism of survival of the fittest, implements the employment system and contract system for enterprise employees, conducts regular assessment and evaluation, fully mobilizes the enthusiasm of all employees, and completely breaks the lazy thought of state-owned enterprises eating from the same pot in the past; Finally, such enterprises have a firm concept of serving owners (users) and high service quality. This kind of property management company established according to the modern enterprise system should be the development direction of China's property management industry, because it meets the requirements of the socialist market economy and has strong vitality. However, due to the limitation of China's national conditions, firstly, people's ideas are still stuck in the welfare housing allocation during the planned economy period, and they still don't know how to spend money to buy and enjoy; Second, China's economic development is not balanced, productivity is not improved quickly, and people's living standards are relatively low, so some property management companies are still operating at a low level. If some property management companies manage small properties, there will be a loss-making operation. Property management companies must attach great importance to it, practice their internal strength, expand their scale, and turn losses into profits.

6. According to the "trinity" property management model.

Advantages of "Trinity" model: First, the participation of neighborhood committees can establish the image of property management companies. Because the neighborhood committee, as the most basic unit of our administrative organization, represents the government and has certain prestige. Secondly, it is convenient to coordinate with government departments. Neighborhood committees can coordinate with government departments on behalf of property management companies. Because the neighborhood Committee is familiar with the streets and the government, it is easier to coordinate. Finally, neighborhood committees and property management companies have a clear division of labor in administration and economy. The community administration is undertaken by the neighborhood committee, and the property management company financially solves and supports the work of the neighborhood committee.

Disadvantages of this model:

First, the leadership system is not smooth. The director of the neighborhood committee is appointed by the superior street, and the manager of the property management company is an enterprise legal person. When there is a contradiction in their work, who obeys who? There are no clear rules.

Second, the contradiction between rights and obligations. As far as neighborhood committees are concerned, they are financially supported by property management companies (some neighborhood Committee staff also get a subsidy) and should undertake part of the work of property management companies. But in fact, many property management companies think that neighborhood committees have more rights and less obligations, which is easy to produce contradictions.

Third, there has been a new situation of separating government from enterprises. As an enterprise, the property management company is responsible for its own profits and losses; As the basic administrative organization of the country, neighborhood committees pay attention to behavioral interests, and corporate interests and administrative interests often conflict, and leaders often muddle along.

Fourth, there are major mistakes in property management. When the owner brought the property management company to court, because the system was unclear, many managers of the property management company also served as the director of the neighborhood Committee, which led to the passive situation that the owner sued the government (the director of the neighborhood Committee represented the grassroots government).

The above is the analysis of the types, advantages and disadvantages of the property management mode in residential quarters. Property disputes can be analyzed and solved according to different problems.

(The above answers were published on 20 15- 12-25, and the current relevant housing purchase policies should be based on the actual situation. )

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