Discussion on the mode of property management paper 1: Problems and countermeasures of urban community property management Abstract: With the continuous growth of China's economic strength, community property management has also developed rapidly. However, more and more problems are highlighted, which restricts the development of China's property management industry to a certain extent, making it difficult for China's property management industry to achieve breakthrough development in an increasingly mature market environment. Therefore, it is of great significance to explore the problems existing in urban community property management in China, explore the causes of the problems, and explore solutions to optimize urban property management in China on this basis, so as to promote the development of urban community property management in China.
Keywords: urban community; Property management; owner
1 Problems in urban community property management in China
1. 1 The management ability of property management enterprises in urban residential areas is limited.
Compared with developed countries, China's residential property started late, its development is relatively backward, and domestic property management talents are scarce, which leads to the lack of management ability of most urban residential property management enterprises. Mainly reflected in two aspects: first, the relationship between property management enterprises and owners and real estate developers is not handled in place. Secondly, the focus of property management is publicity, but the accumulation of actual management experience is contrary to the development and publicity of management-related facilities, which to some extent leads to the high-tech management facilities of urban community property management enterprises in China gradually becoming furnishings, making it difficult to play their due functions and roles.
1.2 backward service concept
The backward service concept of urban property management enterprises in China makes it difficult to show the service quality of urban property management in China. Mainly reflected in two aspects: first, the subjective reasons of urban property management in China lead to the deviation of its industry positioning. China's urban property management enterprises have not found the correct industry positioning, positioning themselves as managers, not service providers. This is because the service concept of property management enterprises is backward, and they don't realize that the function of property management is service. Due to this wrong industry orientation, the quality of urban property management services in China is poor. Secondly, objective factors such as low property pricing in the early stage and late owners' delay or refusal to pay property fees make it difficult for property management enterprises in China to provide quality services. Once the owner delays or refuses to pay the property fee, the property management enterprises will be more passive and slack, which will greatly attack the service consciousness of property management and make it difficult to provide quality services, thus forming a vicious circle and restricting the development and growth of the whole industry of urban property management in China.
1.3 There are misunderstandings in the owner's ideas.
With the rapid development of China's urban property management industry, the consumption concept of most owners is relatively backward, and they are still in the state of free lunch in the planned economy era, which has not yet formed? Equivalent exchange? The concept of consumption. In addition, most owners lack a correct understanding of the property, have poor self-discipline and blindly pursue it? Low price and high service? . Many owners delay or refuse to pay property fees, which reduces the charging rate of property management enterprises, reduces the service enthusiasm of property management personnel, and also affects the interests of more residents in the community.
2. The causes of problems in urban community property management in China
2. 1 The relevant laws and regulations are not perfect.
Due to the imperfect laws and regulations related to the property management of urban residential areas in China, the legal status given to the owners' assembly and the owners' committee is not high, and it is more difficult for the owners' assembly to negotiate and deal with the property management problems of residential areas in actual operation, and the coordination cost is gradually increasing, so it is difficult for the owners' assembly to give full play to its functions. In addition, the supervision mechanism of owners' congress and owners' committee is not perfect, which is difficult to achieve in practice? Democracy, openness and fairness? Therefore, the owners' committee and the owners' congress cannot fully represent the interests of the owners. It is precisely because of the weak legal construction of property management in urban residential areas in China that there are no targeted and local laws and regulations on property management, which leads to the unclear relationship between the rights, responsibilities and interests of property management enterprises and owners in residential areas, and the relevant laws and regulations have not yet been issued to clearly point out the way to deal with disputes between them. The fundamental reason is that the real estate industry in China is developing rapidly, and the residential property management industry is also developing rapidly. Compared with the development speed of residential property management industry, the laws and regulations on residential property management introduced in China are difficult to synchronize, which restricts its development.
2.2 The market mechanism is not perfect
In recent years, China's property management industry has developed rapidly and has gradually become an important part of China's modern service industry. However, due to the late development of China's property management industry and the imperfect market mechanism, disputes between owners and property management enterprises emerge one after another. The imperfection of the market mechanism has seriously affected the development and perfection of the property management system under the market economy environment. Property management enterprises lack a good regulatory environment, and the standardization and transparency of bidding are low, which leads to violations of laws and regulations from time to time, making the property management industry lack of vitality in the market economy. In addition, due to the imperfect supervision mechanism, it is difficult to fully perform the functions and responsibilities of property management enterprises to a certain extent, which intensifies the chaos in the property management market. It is precisely because of the imperfect market mechanism and the lack of a good competitive environment in property management that the construction of market economy competition mechanism is imperfect, which leads to the irregular operation and low management level of property management enterprises. Based on the nonstandard operation of property management enterprises, it has aroused the dissatisfaction of owners to some extent, further affecting the enthusiasm of owners to participate in autonomy.
2.3 The degree of autonomy of community owners is not enough to meet the actual needs.
According to the traditional culture of China, ordinary people spend their savings to buy commercial housing in order to live and work in peace and contentment and find a sense of belonging. However, in the face of unresolved disputes with property management, many owners have lost confidence in the property management industry. On the one hand, the owners lack the concept of autonomy. Some communities don't hold owners' meetings for several years, and each family cleans its own doors and is indifferent to property management affairs unrelated to its own interests. If the owners' meeting cannot be held normally, the owners' committee cannot be established. In the face of infringement of interests, there is a lack of good channels for safeguarding rights. Secondly, the management of many community owners' committees is not standardized. The owners' committee should be elected by the owners' congress, but the management and operation of many communities from the election to the later stage are extremely irregular. The owners' committee can't represent the interests of the owners, and even infringe upon the interests of the owners together with the property management company. Although some community owners' committees are elected through formal procedures, the members of the owners' committees lack management ability and are unable to help owners defend their rights. All these circumstances make the owners' committee ineffective and unable to play its due role.
3 Optimization of China's urban community property management countermeasures
3. 1 Improve relevant laws and regulations
Although property management has been developed for many years in China, the relevant laws and regulations are still lagging behind. Disputes between developers, property companies and owners often cannot be properly resolved through legal means because there are no detailed laws and regulations to provide legal basis. According to the characteristics of property management, laws and regulations are improved mainly from two aspects. On the one hand, we should have sound methods and rules and regulations. The economic and cultural development of different regions in China is very different, and it is often impossible to solve actual disputes only by relying on laws and regulations formulated by the state. According to the actual situation in various places, the relevant provisions of the property can be formulated to solve property disputes more realistically in the process of property management. For example, detailed issues such as charging principles, charging standards, service composition and management methods should be regulated by detailed laws and regulations, so that disputes can be governed by laws. On the other hand, it is necessary to formulate a perfect bidding system. At present, an important problem in property management is that owners cannot choose their own property companies. Improve the bidding system, and openly select the property companies favored by the majority of owners through the owners' meeting. Once you choose a property management company freely, the property management company must try its best to provide good services to gain the reputation and good public impression of the owners and gain the market. Fair and open market competition can promote the change of service concept and the improvement of management ability of property management companies, and finally get considerable development. At the same time, owners also get good service and avoid disputes.
3.2 Recognize the nature of the industry and identify the industry positioning.
First of all, we must deal with the positioning between property managers and owners. Isn't the property manager above the owner? Manager? , not humble suffer indignities? Servant? . Property managers should position themselves as service providers, because property management is essentially a service industry. Every property employee should abide by professional ethics, seriously provide services for the owners, and constantly improve their own property management capabilities. Be patient when you meet the owner's problems and always position yourself as a service provider. For the owners, we should also put our position in order. You can't treat the property manager as your servant and deal with property problems through formal procedures, instead of threatening or refusing to pay property fees, can you? Defend rights? . Secondly, the positioning between real estate developers and property. Developers and properties should complement each other. Only by supporting and helping each other can there be a win-win situation. Some developers cut corners in housing construction and other aspects, which makes it difficult for property companies to deal with it in the later period, which makes property companies lose management information and disputes among owners continue. In order to gain the market, some property companies offer developers too low property fees in the early stage to attract owners to buy commercial housing, but they can't provide the expected services in the later stage, which will only lead to disputes. High-quality residential construction planning will reduce many unnecessary disputes for later property management, provide a good service platform, and enable developers to gain public trust and support.
3.3 Improve relevant rules and regulations
First of all, we should further improve the bidding system and do a good job of supervision in advance. Before deciding which property management company to participate in the property management in the residential area, there must be a perfect bidding system to choose a high-quality property management company that meets the requirements. Fair and open bidding system allows more property companies to participate in the competition, thus promoting the self-improvement of property companies and providing better services for owners. It is responsible for the owners and the property management industry to select qualified property companies through strict bidding system and bidding procedures. Secondly, the initial property companies chose marketization. In the actual process of property management, the relationship between developers and property management companies is often very vague, and even property companies are subsidiaries of developers. According to the property management regulations, property management companies and developers should have a contractual relationship. Developers sell commercial housing, and property companies enter the community in advance, which is often inextricably linked with developers. Later, the lack of the system of free choice of property companies led to disputes between owners. Finally, establish a perfect owner complaint system. In recent years, there have been more and more property disputes. When the interests of owners are infringed, there is no smooth complaint channel and perfect complaint system, so we can only take other unsatisfactory ways to protect rights. As a result, the dispute between the property and the owner can not be properly resolved, thus a vicious circle. Disputes can not be properly resolved, so that owners lose confidence in the property management industry and are unwilling to pay property management fees. In the end, property management enterprises can't get healthy development.
3.4 improve the supervision mechanism, the healthy development of property management
First of all, we should strengthen the qualification examination and supervision of property companies. Strictly review the qualifications and credit of property management enterprises to prevent unqualified enterprises from entering the property management industry. This not only protects the interests of the owners, but also protects the interests of the property management industry. Secondly, strengthen the standardized supervision of competition in the property management industry. At present, the competition in the property management market is becoming increasingly fierce. In order to seize the market and ignore the market rules, many property companies promise too low property fees, but they can't make a profit after entering the community, in order to reduce the illegal charges of service quality to ensure their own interests, which eventually leads to the dissatisfaction of the owners and the continuous disputes. At the same time, malicious low-price competition and arbitrary charges have disrupted the property management market and damaged the image of the property management industry. Finally, it is necessary to strengthen the standardized supervision of the owners' committee. The owners' committee is elected by the owners' congress and represents the interests of the owners. The government strengthens supervision and management to make it operate in a standardized way and truly represent the interests of the majority of owners.
Author: Tan Liyan Unit: Yangtze Normal University
References:
1 thank you. On the transformation and upgrading of property management to modern service industry [J]. China Property Management, 20 12( 10)
2 Shanghai property management industry development status [J]. China property management, 20 10( 1)
3 Liu Tuo. Research on China Property Management [D]. Jinan: Shandong University, 20 10
4 Wang Guangrong. Countermeasures to solve the problems of urban community property management [J]. Lanzhou Academic Journal, 20 13(2)
5 Kou Xiaoyan, Zhang Jusheng. Predicament and outlet of property management from the perspective of social coordination [J]. Search, 20 13( 1)
6 Huang Chuang. Path analysis of benign development of urban community property management [J]. Changbai Daily, 20 13( 1)
Discussion on Property Management Thesis Model 2: Problems and Countermeasures of Property Management in the Late Period of Affordable Housing Abstract: Housing security is an important livelihood issue. In recent years, the construction scale of affordable housing is increasing. However, after the national government attached great importance to it and a large number of affordable housing were put into use, the later property management faced unprecedented challenges. The contradiction between property management department and tenants is very unfavorable to the benign operation of affordable housing. This paper discusses the problems existing in the property management in the later period of affordable housing from three subjects: department heads, property management and residents, and puts forward corresponding solutions. Green? Development has a very positive significance.
Keywords: affordable housing; Late property management; Anyang city, Henan province
I. Research background and significance
Large-scale implementation of affordable housing project is an important decision of the CPC Central Committee and the State Council. In order to speed up the construction and development of affordable housing, quickly solve the housing difficulties of urban low-income families, migrant workers and new employment groups, gradually improve the living conditions of urban lower-middle-income families and shanty town residents, realize the goal of living in a proper place, and promote the rapid and healthy development of urbanization in Henan. Since 20 1 1, Henan Province has issued many policy suggestions and opinions on affordable housing: 201year 65438+February 2 1 Opinions of the People's Government of Henan Province on Accelerating the Construction of Affordable Housing Projects, proposing to further standardize the construction methods of low-rent housing and affordable housing. 20 12 the Henan provincial government issued "guiding opinions on strengthening the vocational management of low-rent housing and public rental housing", demanding that the entry threshold of affordable housing be gradually lowered, and at the same time, newly employed workers and migrant workers should be included in the scope of public rental housing protection. 20 13 The Notice of Henan Provincial Department of Housing and Urban-Rural Development on Doing a Good Job in Urban Affordable Housing Project in 20 13 proposes to speed up the construction of affordable housing, conscientiously implement the allocation policy of affordable housing, and actively promote the transformation of shanty towns. 20 15 "several opinions on strengthening the management of public rental housing" puts forward the measures of rent allocation, which is an indispensable institutional guarantee in the construction and management of affordable housing. Due to the positive actions of the government, the affordable housing in Henan Province has formed a diversified system with low-rent housing and public rental housing as the main body, supplemented by affordable housing, price-limited housing and directional resettlement housing. The post-operation management of affordable housing mainly includes: entry and exit, rent collection, property management, community culture construction, and supporting facilities management. "Guiding Opinions of the General Office of the State Council on the Construction and Management of Affordable Housing Projects" (Guo Ban Fa [2011] No.45) stipulates? Can affordable housing communities implement self-management and self-service, or hire professional institutions to provide property services? And put forward some guiding opinions on the later property management of affordable housing. Based on the empirical study of the later property management of the affordable housing in Anyang, this paper makes a detailed and in-depth analysis of the problems existing in the later property management of the affordable housing, and puts forward targeted solutions, which will further improve the later property management of the affordable housing in Anyang; Moreover, by improving housing conditions and environment, the worries of people living in affordable housing can be effectively solved, and it is also conducive to improving the happiness index of low-and middle-income groups; At the same time, increasing people's cooperation and support for the later property management will effectively reduce the resistance in the later management process and promote the sustainable development of the later property management of affordable housing.
Second, the explanation of the problem
(A) problems found by department heads
For the person in charge of the affordable housing department, it is mainly conducted in the form of interviews. When it comes to affordable housing, many responsible persons said that relevant supporting measures are being gradually improved. For the post-management part, they will continue to adopt the form of property management entrusted by the government, but there are also many problems, mainly the following three problems. First, the government's financial pressure is too great. The sources of funds for affordable housing are mainly financial funds, rent and operating income of supporting facilities. With the expansion of housing scale, including administrative personnel, management personnel and other expenses, while the government only collects a small amount of rent and property fees from the public, the greater the financial pressure over time; Second, some officials dare not bear the responsibility of shelving houses, so that affordable housing can not play its due role; Third, it is difficult to audit residents' assets, and the sense of withdrawal is weak. Because China has not yet established a financial credit system and a declaration system for residents' personal income that is compatible with the market economy system, personal income and financial assets are not open and transparent, and there is a lack of effective income monitoring means and relevant investigation and statistics means. In the case of loopholes in asset audit, some affordable houses are occupied by owners who have houses and cars and rent and sell houses, which violates the original intention of setting up affordable houses. In addition, the incentive measures in the exit mechanism of affordable housing are not obvious, the concept of exit is vague, and there is no incentive mechanism, which leads to residents' reluctance to quit once they live in affordable housing, and the motivation for residents to voluntarily quit is seriously insufficient.
(2) Problems from property
The questions related to property in the questionnaire mainly include whether there is property management, the professional quality of property personnel, and whether they are satisfied with property management and the main services provided. From 220 valid questionnaires collected from three different grades of residential quarters in Anyang, it is known that 156(70.9 1%) residential quarters have no special property management company, and 127(40.2%) residential quarters have property management. The results of questionnaire survey show that the quality of employees is average, 84%. The survey results show four problems: first, the service scope provided by the property is too narrow, limited to simple daily services, residents report that the safety management of the community is not in place, there are many cases of stolen battery cars, and the guards are not strict in entering and leaving, which leads to the mixed people in the community and the daily safety of residents cannot be guaranteed. Second, the greening planning of the property community is not in place, and there is a phenomenon that cars are parked indiscriminately, which affects traffic. Third, the property work efficiency is low, and housing quality problems, such as roof leakage, pipeline leakage, no heating, etc., have not been answered in time. Fourth, the lack of targeted property, should be based on the different needs of affordable housing owners, different consumption levels to develop practical services, so as to achieve meticulous service. In the conversation with property management personnel, it was found that some residents failed to pay property fees in time, which led to the failure to carry out property work in time as scheduled. The service life of the pipeline is 2 years, and that of the roof is 5 years. After a certain period of time, maintenance and labor costs are also a big expense. The owner thinks that the property refuses to pay the property fee in order to save expenses, reduce costs and reduce service quality. Solving the direct contradiction between them is the focus of property management at present. We should not only ensure the quality of service, but also establish a reasonable mechanism to encourage people to actively pay property fees. There are volunteer service stations, festivals, cultural performances and reading platforms in the community, but most residents do not participate well, lack a sense of ownership, do not realize that they are also a member of the community, and cannot actively participate in community cultural construction.
(3) Problems reflected by family satisfaction.
The questionnaire mainly analyzes the deficiency and attitude of families with different housing conditions towards the late management of affordable housing from six aspects: housing survey, property management, supporting facilities, community construction, relevant policies and exit mechanism. Among the 220 valid questionnaires, there are 70 low-rent housing tenants, 0/47 affordable housing tenants and 3 public rental housing tenants. It mainly reflects the following five problems: First, there are many problems in the community where the affordable housing is located, such as inconvenient public transportation, lack of fitness equipment and public venues, imperfect community medical care, and high prices of community supermarkets. Secondly, in terms of neighborhood relations, 27.5% residents choose average, which shows that it is necessary to strengthen neighborhood communication and community culture construction and cultivate community residents' sense of unity, friendship and mutual assistance. Speaking of volunteer service, many residents said that they have never participated in community volunteer activities, and they would be happy to participate if they have the conditions, especially? Work instead of fees? Willing to participate in community labor to offset property fees. Thirdly, in the post-management mode, 28.5% residents chose the combination of household and property management, and 20.9% residents chose the government and relevant departments to lead, indicating that residents' willingness to participate in management is still very strong, but they lack a platform. In addition, the residents of affordable housing community who have no property management at present said that there was property management in the community before, but because the fourth, 36.4% residents said they didn't know much about the policies related to affordable housing, 50.6% residents said they didn't know how to complain and report, and they never reported it. A few residents said they had reported it but didn't get a reply, and the property quit management. This shows that the supervision mechanism of the government and all walks of life is not perfect, and there is no open and transparent channel to truly let the people express their voices and let power be exercised in the sun. Fifth, most residents show a strong will in the exit mechanism, that is, they will not quit the affordable housing, which shows that the government's guidance in this regard is not enough, and people have not been allowed to establish a correct concept of employment and quit the affordable housing as soon as possible through their own efforts.
Third, the cracking strategy
(1) department head
What measures should be taken first for the problem of department heads? Open source and reduce expenditure? , low-rent housing, public rental housing property service charges to implement government guidance, reduce the pressure on government financial funds, on the one hand, through appropriate gradient to increase the rent and contracting costs of supporting facilities in a certain range, increase the source of funds for affordable housing management; On the other hand, tenants can participate in property management and self-service under the organization of community neighborhood committees, streamline the scale of property management personnel, implement competitive incentive mechanism and improve work efficiency; Secondly, strengthen the supervision of the relevant staff of the housing and construction department, and at the same time improve the publicity system to avoid the waste of affordable housing resources to the maximum extent, so that it can play its due role and effectively protect the housing problems of housing needy households; Finally, for the problem that tenants' assets are difficult to audit and their willingness to quit is weak, a working group combining government officials and property management personnel should be set up, clear indicators should be determined, regular household inspections should be conducted, and publicity efforts should be intensified so that tenants can better understand the exit mechanism. In strict accordance with the asset audit standards and exit audit standards, those who are unwilling to take the initiative to quit but do not meet the qualification of affordable housing should be forced to quit. At the same time, establish a revolving house or revolving fund system, and provide other public rental houses with lower rents to tenants or forcibly withdraw.
(2) Property management
Property management companies should provide all-round services, especially safety measures, to effectively safeguard the personal and property safety of residents when managing affordable housing communities; At the same time? Proximity principle? Accept the participation of internal staff (tenants) in democratic management, pay attention to training staff at ordinary times, improve the quality of staff and improve work efficiency; The problems reflected by residents should be recorded by special personnel and solved in time, so that residential quarters can strengthen democratic supervision over property management and improve the complaint channels of residential quarters. In addition, property fees should be collected according to the prescribed standards, and a reasonable mechanism should be established to encourage people to actively pay property fees, and fees should be collected in stages according to the housing situation of tenants, and the charging standards should not be changed at will. Strengthen communication and consultation between residents and property management departments, make management information public, and ease the contradiction between the two subjects. In addition, property managers should encourage residents to actively participate in the construction of community culture, thus enhancing their sense of ownership.
(3) family
First of all, tenants are the key elements of affordable housing management. The development of property management in the later period of affordable housing requires residents to actively support and cooperate with the development of management, participate in management democratically, actively make suggestions and enhance their sense of ownership. The survey found that most families are willing to use it? Work instead of fees? Formal participation in community management offsets the property fee, so mutual assistance in the community can not only enhance neighborhood relations, but also reduce the work pressure of property management, which is also of great benefit to the harmonious construction of the community. Moreover, it is a positive and meaningful attempt to attract college student volunteers or social workers to participate in jobs with strong mobility and low labor intensity and effectively integrate existing human resources. Regarding the exit mechanism, it is necessary to strengthen residents' understanding of the relevant policies of the exit mechanism of affordable housing, and voluntarily choose favorable active exit strategies to promote the reasonable and fair implementation of the exit mechanism of affordable housing.
Author: Wang Jingjing Guo Xiaoqing Unit: Henan Normal University.
References:
Guo Lin, Zhang Xuefeng. Problems and solutions in the later operation and management of rented affordable housing? Empirical Analysis Based on Hebei Province [J]. Journal of Suzhou University (Philosophy and Social Sciences Edition), 20 14(05).
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