Let me talk about the general situation first: the "owners' meeting" in property management in developed countries is an enterprise. The owners' congress has a management committee and employs a professional management company to manage it. There are engineers, accountants, architects, managers and so on. In the management committee, as consultants, they provide professional advice for the decision-making of the owners' meeting. Just like the decision-making of the National People's Congress, projects are proposed by individual professional organizations, then approved by the National People's Congress, and then implemented by the State Council.

To put it simply, the management committee proposed a motion-the owners' meeting made a decision-the owners' meeting hired a professional management company to implement it-and the owners' meeting paid the fees of the professional management company.

Now it is the same in Hong Kong and Singapore, which is somewhat similar to our country's contract gratuity system. Every country is different.

But now China generally implements the contract responsibility system, and the reward system is suitable for high-grade office buildings and high-grade commercial houses. At present, the salary system is not applicable in China. But this is the development trend of domestic property management.

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For your reference, Switzerland: the combination of property management and community management Ren Zhenqiang, a reporter of Economic Daily in Geneva, is characterized by adding value to property investors and providing convenient living conditions and quality services for owners and residents. However, the management of the property community is not comprehensive, but the service facilities are rented out according to the arrangement of the community to improve the basic services of the community to the residents. Barnetti, president of Geneva Real Estate Management Company, said that it should be the goal and characteristic of modern urban property management to promote community construction and coordinate property management with community management. There is no courtyard wall in the living area of Geneva, Switzerland, and there is no security guard in front of the dormitory. The combination of residential property management and community management. The green spaces in residential areas are all public green spaces, and there is no sense of division and closure. There is only one model community in Geneva, which is self-contained, demolished from the old house near the railway station, and continues its old name, called "cave community". The architectural style of this area is unique, which is the work of a young designer who just made his debut in a competition in the 1980s. It looks antique, like a modernist art sculpture, but residential buildings, underground garages, barber shops, primary schools, children's activity areas, nursing homes, cinemas, cafes, small restaurants and small shops are all available and built according to the situation. Although the community is close to the street and the railway station, it can be quiet. The property management of the community is also first-class. This community is managed by a property company under the Ministry of Finance of the Geneva State Government, and it has the nature of social subsidies. The so-called "social property" means that residents need to be eligible for social housing welfare subsidies. Residential units in such communities are only rented and not sold. Tenants must be residents of the state and have Swiss identity cards for at least two years; Have lived in this state for at least two years; Can't be a resident enjoying tax relief. Other conditions are more stringent, such as: residents who have moved into cities or have major maintenance projects in their original places of residence; The existing housing conditions exceed personal income, family income and economic conditions; The existing housing environment is harmful to health; Only those who have reached the age of 18 and wish to leave their parents' own homes and single-parent families can move in. Residents who move in are not allowed to have a second house, because residents will enjoy government subsidies. For an apartment with a current monthly rent of 2,600 Swiss francs, each adult can enjoy a subsidy of up to 300 Swiss francs. If you want to live in a spacious house, such as a large apartment with a monthly rent of more than 3,500 Swiss francs, the subsidy will be reduced by 50%. When the family income increases, the subsidy amount will be adjusted downward. At this time, the property management company can even advise residents to move out of the welfare community and recommend the housing in the ordinary community. However, most property management companies in Geneva are privately owned. The earliest property management company in Geneva appeared in 1825, which was established as a financial management company of private banks. Later, some new experiences were introduced from American property management, and by 1964, a modern property management model was basically formed: providing quality services for residents, realizing property appreciation for investors and innovating management. In addition to residents who have the conditions to buy land to build villas, most urban residents in Geneva have chosen unit housing. The houses operated by property management companies are highly selective, ranging from one bedroom and one living room to seven bedrooms and one living room. Tenants can buy or rent them. The conditions for most people to choose housing are that the surrounding environment is good, life is convenient, the price is appropriate, and special attention is paid to the service quality of property companies. Therefore, property companies will provide high-quality and diverse services as an important factor in competition. In Geneva, every residential building has an administrator, who has signed a contract with the property management company to be responsible for the cleaning and sanitation in the building and the trimming of the green space around the building. The administrator's family must live in a unit in the building. During the New Year holiday in China, the administrator is responsible for decorating the building and putting up the Christmas tree. If residents need services, they can ask the administrator about big and small things. If residents need to repair doors and windows, replace lamps, paint houses, and repair and update electrical appliances, the administrator will inform the property management company in time, or call the property management company directly. The property management company timely contacts all kinds of professional companies that have business relations with it. The relevant professional companies will soon call the residents to make an appointment and provide on-site service. The technical service department of the property company in charge of this matter generally has only one or two people, and all services have been socialized. Service personnel of various social service companies often drive a minivan alone with various repair tools, parts, testing instruments or meters. Service personnel work with high quality and efficiency, and refuse alcohol and tobacco. After the maintenance is completed, the residents only need to sign the relevant list, and the service company will directly settle accounts with the property company. According to the contract signed with the residents, the property company will inform the residents to pay through the post office when collecting money. The residential areas in Geneva are divided by geographical location. A community often has several properties managed by property companies. Most of the public services enjoyed by residents are provided by the community, such as sports facilities such as swimming pools, libraries, museums, schools, nursing homes, outpatient departments, pharmacies, bank offices and so on. Are distributed within a reasonable distance. Parks in the community, regardless of size, are free, and sports and fitness places have preferential treatment for residents in this community. Residents' utilities, rent, telephone bills, retirees' wages and even fines for violation of regulations can be handled at the nearest post office without running far. The community also organizes social activities for residents in this area from time to time, and sometimes holds theme parties in parks, such as environmental protection, disease prevention and gardening. There are usually morning markets twice a week in the community, where residents can buy fresh vegetables. The community also has its own tabloid, which is sent to each mailbox for free. United States: Yan Hengyuan, a sour and bitter second landlord. Our reporter in new york is in new york, USA. The so-called second landlord is responsible for housing management. As a second landlord, although you can enjoy the preferential conditions provided by some big landlords, because of various tenants and unpredictable things, the second landlord is not so good. When the reporter first went to new york to look for a rent, because there was no credit record in the United States, although the newspaper and the China delegation to the United Nations issued a letter of proof to prove the reporter's income and housing allowance, the real estate agent refused to rent it to me. In desperation, I had to rent it in the name of my predecessor and sublet it to me, because my predecessor had a good credit record in the United States. In this way, my predecessor actually naturally became my second landlord. At present, there are all kinds of second landlords in the United States: some second landlords rent a big house from the owner themselves, and then sublet each room to other tenants to eat part of the difference; Others are entrusted by the landlord to be responsible for daily management (such as cleaning and maintenance, etc. ) refers to a big house or several houses. Landlords often reduce the rent of a room for such second landlords. Mr. Wang, whom the reporter knows, belongs to the second landlord entrusted by the owner. According to Mr. Wang, although he can save 350 dollars in rent every month after becoming a second landlord, many troubles have followed. According to the agreement reached by both parties, Mr. Wang, as the second landlord, is responsible for the sanitation and cleaning of public areas, collecting rent and utilities from tenants on behalf of the landlord, contacting maintenance when the water and electricity in the house fail, and advertising for new tenants if the tenants leave. The most troublesome thing is to advertise for new tenants. Sometimes the phone in Mr. Wang's room will keep ringing as soon as the advertisement is published, and sometimes there is a phone call in the middle of the night, which makes him fidget. Once, a new tenant was waiting outside the building to see the house, but when he rang the doorbell, he couldn't hear it because the doorbell battery was dead. As a result, the impatient new tenant smashed the glass on the door with one punch to attract his attention. Finally, the tenant spent more than 30 yuan to compensate for the loss. Mr. Wang said that during his two years as a second landlord, he suffered a lot as a second landlord. As the second landlord, he often receives complaints from tenants that the heating is not hot, the toilet is blocked and the bathtub faucet leaks. Almost every time it is urgent and needs to be repaired quickly. For example, on a Saturday in the winter of 200 1 year, the boiler in the building broke down and the whole building had no heating. Mr. Wang quickly called the boiler company to have it repaired, but Saturday was a rest day and no one came to repair it. As a result, he had to wait until Monday to have it repaired. It happened that a cold current hit new york in those two days. All the tenants were shivering with cold, and some even caught a cold. Everyone is complaining and complaining. One tenant even took the initiative to buy an electric heater, demanding reimbursement from the big landlord, saying that it was the responsibility of the big landlord, and threatened to sue the landlord if he didn't report it, but the landlord still insisted on not reporting it. Fortunately, the American store can return the goods for free within four weeks of shopping, and finally the tenant took the electric heater back by himself. Mr. Wang said that the time and energy spent by his second landlord seems to have greatly exceeded the value of the saved rent of $350, so he recently decided to spend money to find a house and stop being a second landlord. However, he said that he has been tempered from this experience as a second landlord and has learned more about American society. Singapore: Act in accordance with the law and live in peace. Our correspondent Weng Donghui in Singapore, in Singapore, the government has formulated very detailed rules and regulations on housing and property management, and has formed laws. Property management companies and residents must act in accordance with the law. Under the unified planning and supervision of the government, the community management committee is elected by popular vote, which is responsible for formulating community behavior rules and hiring property management companies. Apartment buildings in Singapore are called "tubular apartments" locally, and living in them is really unique. Every morning, before the residents go to work, the cleaners start cleaning. Their daily work is to clean the swimming pool, scrub the tables and chairs by the pool, mop the aisle and so on. When residents go downstairs to work by elevator, they can smell the perfume just sprayed in the elevator, and the mirror has already been polished. Sometimes when you come home late at night, the doorman on duty will say good night to you, and you will meet the patrolling security guard in the underground parking lot. 24 hours a day, you will always find someone busy for the community. Why is the property management here so effective? One of the main reasons is that the relevant departments of Singapore government have formulated very detailed rules and regulations on residents' housing and property management, and formed laws. Both property management companies and residents should act in accordance with the law, so the management of both high-grade apartment buildings and government residential quarters is in good order, and at the same time, various contradictions or disputes are avoided. From the perspective of government functions, the Singapore Housing Development Board is the functional department responsible for implementing the government housing construction plan and coordinating property management. As early as 1967, the bureau formulated the Land Ownership Law, which was revised several times later. The bill has chapter 158, which stipulates the regulations that land developers must abide by when building houses. For example, in public housing units built by developers, the ground floor of each building is not allowed to accommodate residents, but is used as a shop or recreation room for residents to rest, entertain and shop. For another example, it is stipulated that in addition to building houses, not less than 40% of the land owned by tubular apartments must be reserved for recreational and fitness facilities such as gardens and scenic spots to ensure the standardization of property management. Property management permits need to be approved and issued every year. If a property company violates the regulations or does not act according to the regulations and is brought to court by the owner, our bureau will punish it according to the regulations, and the business license of the property company will be revoked in serious cases. Property management practitioners must receive two years of property management training and pass professional examinations before taking up their posts. It is through these hard levers that the government plays its regulatory role. In addition to its supervision and management functions, another major task of the Housing Development Bureau is to "serve". For example, formulate long-term renovation plans for old public housing units to further enhance residents' recognition of the community; In addition, according to Singapore law, all buildings need to be cleaned and refreshed externally every five years. Under the unified planning of the Housing Development Bureau, Singapore's property management has been developing in an orderly direction. With regard to owners, Singapore laws fully protect the rights of house owners and clearly stipulate various obligations. For example, all owners are not allowed to occupy public space, and illegal construction will be severely punished. The interior decoration of the house also has detailed regulations. For example, the common phenomenon of water leakage caused by the renovation of downstairs residents, the parties should be responsible for compensating others for losses, and if they can not solve it, they will go to court. Singapore's Land Ownership Law stipulates that a management committee must be established within two years for each newly-built residential area, and all the owners will vote for the members of the committee. The Committee will manage the community on behalf of all the owners, and hold a general meeting once a year to discuss important matters such as formulating community behavior rules and hiring property management companies. Public affairs of a community or apartment, such as whether to build public facilities, whether to charge for the use of public facilities, how much to charge, whether to increase or decrease the property management fee, etc. , are ultimately decided by voting. It can be said that all the decision-making power of the community is in the hands of residents. Under this mechanism, the property management company is only the object of employment, and everything is done according to the contract. If the performance is not good, the community management Committee has the right to dismiss him immediately. So, how do property management companies in Singapore operate? The reporter interviewed Mr. Meng and Mr. Liang, the property management managers of their apartment. They said that property management is also a traditional service industry in Singapore. At present, there are six large companies with more than 1000 employees. Their company manages more than a dozen apartments and office buildings. Take the reporter's garden apartment as an example. There are about 500 households here, and the property management company sends three of them to manage. Their daily work is to maintain the normal operation of cleaning, security and pruning flowers and plants. 13 security guards were hired from the security company, and 4 gardeners were hired from the greening company. 15 cleaners came to work in the apartment at fixed points every day, and the manager supervised the work from the side. These people are contract workers, and the property management company signs service contracts with their company ranging from 3 months to 1 year, and those who are dissatisfied will be replaced immediately. In addition, the manager is also responsible for arranging the maintenance and replacement of public facilities in the apartment, and the owner can also invite special maintenance companies to provide on-site service for indoor water and electricity maintenance. The owner can make any request to the manager, of course, within the prescribed scope. Property companies are managed in accordance with the Land Ownership Law and the rules and regulations formulated by the neighborhood committees. The property manager is responsible to the management committee and accepts instructions from the management committee. The property management company collects the management fee shared by the owners every year, and the contract is signed once a year. Therefore, in Singapore, property management companies attach great importance to the contact with the owners, and will listen carefully to the opinions of residents and improve the management details, with the aim of winning long-term management contracts with good image and quality service. The owners also hope to create a proud living environment with the property management companies, thus improving the quality of life. Germany: The rent is provided by "housekeeper" Jiang Yan. In Germany, most landlords look for buyers or tenants through intermediaries and entrust a property management company to take care of all related matters of their own property. If the housing agency is compared to the matchmaker in the real estate market, then property management can be regarded as the steward of this market. German property management companies are not only responsible for the regular maintenance and external painting of employers' properties, the sanitation of residential areas and corridors, the greening and planning in front of houses, but also responsible for fulfilling the responsibilities and obligations stipulated in relevant German real estate laws for employers. German property management companies are directly employed by landlords and are the defenders and agents of employers' interests, which is particularly prominent in the housing lease relationship. Once the house lease contract comes into effect, the property management company becomes the bond between the two parties. However, whenever there are any problems related to housing quality and equipment, the property management company has the obligation to solve them for the owners. If the tenant breaches the contract or does something against the landlord, the company will intervene and stop it. In the initial stage of disputes between the leasing parties, the property management company can mediate; When the lease contract between the two parties is terminated, the property management company also has the task of acceptance, so real estate developers generally do not need to deal directly with tenants. In order to strengthen the effective management of multi-storey residential buildings, German property management companies generally take the responsibility-to-person approach after accepting the entrustment, and designate special personnel to take charge of the area, so as to reduce the phenomenon of wrangling caused by unclear division of labor. When residents encounter problems, they also know who to turn to for help. According to the German rent law, if the quality of the house is defective or the supporting equipment is naturally damaged, the owner is obliged to provide free maintenance and replacement, so that the property management personnel are obliged to find relevant technicians to repair it in time after receiving the call from the residents, otherwise it is dereliction of duty. If the time is too long, which affects the normal life of the tenant, the tenant has the right to refuse to pay the rent or reduce the rent until the problem is solved satisfactorily. If this happens, the landlord will not sit idly by and will not come forward. Therefore, in order to ensure the smooth implementation of management tasks, the company will generally sign long-term cooperation contracts with professional maintenance companies such as plumbing and electric power to ensure that maintenance personnel can be found in time whenever there is an emergency in the property under its jurisdiction. Germans are famous for their love of cleanliness, which requires high cleanliness of corridors and residential areas. Property management companies generally entrust professional cleaning companies to take charge of this task. However, if the community is very small, with only one or several small buildings, the company will find a "building manager" to be responsible for sanitation. The biggest advantage of being a "landlord" is that he can own a residence in the community for free or at a very low rent during the contract period, but not everyone can get this good job, because the "landlord" should know a little about the maintenance of household appliances in addition to ensuring the cleanliness inside and outside the community, so that he can find temporary emergency when the house of the holiday tenant has minor faults. Due to the indispensable role of property management in the real estate market, Germany has the saying that rent is hot and cold, and cold rent refers to the rent that a simple landlord deserves; Warm rent refers to cold rent plus additional expenses such as property management fee and water heating fee. Electricity and garage fees are generally calculated separately. The charging standards and calculation methods of property management fees are clearly stipulated in German housing management and rental laws. According to this regulation, the property management company will budget the total expenses of garbage and sewage treatment, house maintenance and wages paid to the "landlord" every year, and then allocate them to the households according to the number of square meters. The management fee of the house that is not rented is paid by the landlord. As for the payment method, residents pay in advance on a monthly basis according to the annual budget, and refund more and make up less according to the actual expenditure at the end of the year. However, in recent years, the environmental protection expenses of garbage and sewage treatment have increased year by year, and the property management fees have an increasing trend, so it is not bad that residents do not have to pay this money at the end of the year. In addition, German law stipulates that the owners of multi-unit houses must entrust a property management company for management as long as they reach 4 households, and the property management fee is agreed by the company's annual owners' meeting.