Property maintenance cost risk

With the continuous development of the real estate market, the special maintenance fund for residential property, as the late guarantee of the house, is related to the immediate interests of the owners, and the risk analysis and management of the special maintenance fund is particularly important. Under this background, the risks of special maintenance funds for residential properties are deeply analyzed, and the shortcomings of current main units in maintenance fund management are discussed from both theoretical and practical aspects. Then, using modern management theory, this paper discusses the risks and management of special maintenance funds for residential properties, and puts forward effective methods and structures to reduce risks.

Keywords: residential property; Maintenance funds; Reduce risks; management mode

1 Introduction

At present, the national residential special maintenance funds have exceeded 600 billion yuan, and huge funds need information systems to strengthen management level. However, due to nonstandard construction, no unified standard and uneven construction quality, the management information system of residential special maintenance funds in various places can not meet the needs of rapid economic development. In view of this situation, the Ministry of Housing and Urban-Rural Development issued a notice on the revision plan of 20 13 engineering construction standards and specifications. After three years of optimization and modification, it was officially released at the end of 20 16. At this point, China's residential special maintenance fund informatization has finally reached the national industry standard. The promulgation of this standard has laid an industry foundation for internet plus, power grid and national big data application informatization of real estate and property management in our city, and greatly accelerated the development pace of informatization of special housing maintenance funds in China. Since the promulgation of the Measures for the Management of Residential Special Maintenance Funds, local administrative departments have begun to formulate regional policies and regulations according to local conditions within the framework of the Measures. Even so, there are still some risk problems in the management of property special maintenance funds, which need to be solved urgently. Although China's investment in the fund management research is increasing and the research is deepening, and the government is aware of the irreplaceable importance of risk management of property special maintenance funds, on the whole, there are still two problems in the current research. On the one hand, the theoretical analysis level is not targeted and lacks a macro framework. On the other hand, it lacks practical application analysis. It can be said that the risk management research and application of the fund is still in its infancy in China. China began to enter the research field of risk management only in 1980s. At present, most of the research stays at the theoretical level, lacking practical operation, and the relevant laws and regulations are relatively backward. In foreign countries, the main unit of most maintenance funds is not the government, but a completely market-oriented third party.

Under the existing management mode, in the process of collection, management and use of special maintenance funds for residential properties, it is possible that funds are illegally occupied and misappropriated, and the main body of maintenance fund management lacks professional ability. Therefore, the research on the risk management of residential property special maintenance funds can guide practice in theory, improve the risk response ability of funds, and strive to make the security and utilization rate of funds reach a higher level. Therefore, it is necessary to put forward this problem and make a deeper study on it, so as to improve the management practice related to special maintenance funds for residential properties.

2 Analysis of the existing risks and management abuses

Risk and management of maintenance fund deposit

When paying special maintenance funds for residential properties in China, there is a general situation of "collecting", which is prone to risks. At present, there are many examples in which developers, property companies and other units directly collect special maintenance funds from owners. Some units with ulterior motives may use this right to embezzle and misappropriate funds, or take advantage of the time difference between collection and collection to completely control the funds before confirming the designated bank collection account with the residential property special maintenance fund management department. The risks in the process of collection are reflected in two aspects: first, due to interest disputes, developers and owners may not pay, pay less or delay the game, which will affect the collection of funds; On the other hand, due to the complexity of various procedures, the staff of the competent government departments did not perform their duties seriously when handling the deposit of funds, resulting in negligence and omission, which led to the wrong deposit or even missed payment of funds. In addition, the huge interest temptation may make some government management departments take risks and make high-risk investments in violation of regulations, which will bring risks to the value-added income of the fund. If the investment fails, it will inevitably lead to the loss or loss of funds.

Expenditure risk and management of maintenance funds

According to the existing laws and regulations, after the establishment of the owners' committee, it can manage the special maintenance funds of residential properties by itself, but the use plan of the funds is formulated by the property management unit. On the one hand, the owners don't necessarily approve the scheme put forward by the property unit, and they are generally worried that the property unit will use the advantage of unequal information to embezzle funds in the process of using funds. Lack of funds is a major problem that it is difficult for owners to use special maintenance funds for property during the warranty period, which is particularly prominent in early residential areas. At present, most of the facilities and equipment used by * * * need to be maintained and updated, and the lack of funds will undoubtedly make the maintenance of facilities and equipment in disrepair worse. Similarly, when the number of owners reaches a certain scale, it will be difficult to maintain and update the facilities and equipment used by * * *, which will greatly increase the cost of updating.

Supervision risk and maintenance fund management

The management of residential special maintenance funds follows the principles of special account storage, earmarking, decision-making by the owners and government supervision. However, there are also many problems, such as a large number of owners, low degree of autonomy and inadequate supervision. The risk of supervision by the competent department of residential special maintenance funds mainly comes from the lack of audit supervision power, and there is no statutory supervision department, mature and complete supervision mechanism and anti-corruption risk prevention mechanism. It can be seen that due to the large amount of special funds for residential property, it is very difficult to supervise only by government departments.

3 risk prevention and control methods

risk response plan

The process of risk response plan aims to designate the person in charge of risk, and formulate risk response measures and strategies according to the results of qualitative and quantitative risk analysis. Risk response measures include not only risk prevention measures, but also project emergency measures after project risks occur. After planning the project risk response process, we should go back and adjust the risk management plan, because the previous risk plan may not be comprehensive or reasonable enough. The results of the risk response planning process should be entered and updated in the risk registration form. There are many contents to be entered in the risk registration form, mainly including: risk response methods and specific emergency measures; The cost and time cost of taking risk response measures; The person in charge of risk, that is, the person responsible for monitoring and controlling specific risks and implementing specific emergency measures; Risk inducement, that is, symptoms or signals before a certain risk occurs; Emergency plan to deal with serious risks; Backup plan for serious risks; Secondary risk, that is, the new risk after taking corresponding measures for a certain risk; Residual risk, that is, the risk that still exists after taking corresponding measures.

Generally speaking, there are usually four coping strategies for the risk threat of special maintenance funds for residential properties: avoidance, that is, avoiding risks by eliminating the causes of risks; Mitigation refers to trying to reduce the probability of risk or mitigate the consequences of risk; Transfer, at a certain cost, transfer the responsibility and consequences after the risk occurs to a third party; Accept, that is, do not take the initiative to carry out risk management. In specific project management, different risk response measures can be taken according to different project risks, and the three strategies of risk mitigation, transfer and acceptance can be used alone or in combination. For minor risks, this strategy can generally be adopted, but it cannot be completely ignored, and it should be closely monitored to prevent minor risks from turning into serious risks.

risk control

The risk control process of special maintenance funds for residential property aims at tracking identified risks, monitoring residual risks, identifying emerging risks, implementing established risk response plans and evaluating the effectiveness of continuous risk management. The main contents of the risk control process include: monitoring the risk inducement to see if there is some kind of risk early warning signal; Track the identified risks and check whether these risk conditions have changed; Implement the risk response plan and strictly implement the risk response plan; Monitor residual risks, monitor secondary risks and identify emerging risks; Evaluate the effectiveness of the implemented risk management process and the effectiveness of the risk management plan; Communicate the risk situation with the main stakeholders of the project; Put forward the change requirements of corrective measures and preventive measures when necessary, so as to make a new response plan; Collect and sort out risk data, and input the updated contents into the risk registration form. The tools and methods needed in the process of risk control include risk audit, risk reassessment, performance measurement, deviation analysis, trend analysis and meeting.

4. Establish an information management system

The system takes the whole life cycle of maintenance fund management as the main line, and connects the processes of account establishment, deposit, use, value-added, income, accounting and loss in the process of maintenance fund management to realize data sharing among businesses. Based on laws and regulations, management methods and business norms, the system fully integrates existing resources, establishes an all-round supervision system of pre-warning, in-process control and post-accountability, and realizes differentiation by using real-time risk warning. Through the supervision of maintenance fund management process, the business process is dynamically managed by early warning intervention. At the same time, the data analysis center uses big data analysis technology to analyze and summarize the whole process data, forming analysis topics such as index indicators, trend prediction and industry models, providing decision-making basis for the revision and improvement of laws, regulations and policy systems. Finally, the information system of benign ecology will be realized. In order to achieve the best supervision and management effect, the established information management system should include nine important elements: (1) special maintenance fund basic database. The basic database of special maintenance funds is the foundation of the whole system, which is mainly used to store the basic data of special line maintenance funds. (2) Basic data management subsystem. The goal of the basic data management subsystem is to realize the collection and maintenance functions of house data, owner data, * * second-hand parts, * * second-hand facilities and equipment data, relevant institutional data and supporting data. (3) Deposit funds in the management subsystem. The construction of the fund deposit management subsystem is based on the relevant laws, regulations and policies on the management of residential special maintenance funds, which meets the requirements of the depositor to pay the funds according to the approved amount within the specified deposit time, and can realize the functions of supplementary construction, renewal, payment and related bill management of residential special maintenance funds. (4) Fund use management subsystem. The fund use management subsystem is to design the use process and fund disbursement procedure according to the types and sources of maintenance funds. (5) Value-added revenue management subsystem. Manage the value-added operation of residential special maintenance funds in accordance with the Regulations on the Management of Residential Special Maintenance Funds, and manage and distribute the income from different sources. (6) Fund accounting management subsystem. The fund accounting management subsystem is mainly used to deal with the deposit, withdrawal (refund), write-off and cancellation of special maintenance funds for residential buildings. (7) Statistical analysis and report subsystem. According to the requirements of society and management departments for the statistics of residential special maintenance funds, make statistical analysis and generate reports. (8) Early warning supervision subsystem. Risk warning should be carried out from the aspects of business process, capital availability, capital security, capital utilization rate and business efficiency, and the corresponding warning information should be processed according to the warning level. (9) Public service subsystem. Comprise an information publishing platform and a business work platform. The information release platform releases information such as policies and regulations, industry trends, business guides, announcements, policy consultation, and the use of residential special maintenance funds; The business work platform is used by owners' committees, property management companies and owners for business declaration, disposal, information data uploading and business document generation.

5 conclusion

In this paper, the risks in the management of special maintenance funds for residential properties in China are deeply analyzed, and the possible risks and management problems are discussed from three aspects: deposit, expenditure and supervision. In view of these problems, the methods of risk response planning and risk control are put forward, and the construction content of information management standard system for property special maintenance fund management is expounded to some extent. The ideas and methods put forward in this paper have been applied in the management of special maintenance funds for residential properties in Ningde Finance and Economics School of Fujian Province. However, because there are some differences in the management of special maintenance funds among different types of main units, each main management unit should make full use of its own characteristics and dialectically and selectively adopt relevant fund management measures or methods to maximize the effectiveness of special maintenance funds for residential properties and ensure the safe use of funds.

refer to

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