Section II Property management organization change of acceptance inspection
Property management organization change of acceptance inspection is different from the new property acceptance inspection, the two acceptance inspection of the content and focus are somewhat different.
First, the preparatory work
(a) meet the conditions for acceptance inspection
In the change of the property management organization, the new property management enterprises must be in the following conditions are met under the implementation of acceptance inspection:
(1) property ownership units or owners' associations and the original property management agency completely terminated the property service contract;
(2) The property ownership unit or owners' association of the property has signed a property service contract with the new property management enterprise.
(B) the establishment of the property acceptance inspection team
After the signing of the property management service contract, the new property management company should be organized to set up a property acceptance inspection team, to understand the basic situation of the property, and began to develop acceptance inspection program.
The inspection team members are required to have strong working experience and business capacity, strong professionalism. The number of team members can be based on the size of the takeover of the property.
(C) Preparation of information and tools
The acceptance team for the acceptance of the property inspection should contact the owners' committee and the original property management enterprise in advance to discuss matters related to the transfer, agree on the procedures and steps for the transfer, and clarify the various forms, tools and items that should be prepared by the transfer unit.
Second, the content of the property inspection
In order to make the transfer of property can be carried out smoothly, the takeover unit must be the original condition of the property and the existence of the problem of inspection and analysis, for the transfer of property and future management to provide a basis for the discovery of the need for rectification of the content of the need to coordinate with the transfer of the unit in a timely manner. Property management organizations change the basic content of the property inspection are the following aspects.
(a) property information
Property information in addition to checking the first section of this chapter listed in the acceptance of the inspection of the new property related information, but also on the original management organization in the management process of the important quality records to check.
(B) property *** with parts, *** with facilities and equipment and management status
Check property *** with parts, *** with facilities and equipment and management status of the main project content are:
(1) building structure and decorative works of the status;
(2) power supply and distribution, water supply and drainage, fire protection, elevators, air conditioning and other mechanical and electrical facilities
(3) security monitoring, intercom access control facilities;
(4) cleaning and sanitation facilities;
(5) greening and facilities;
(6) parking lots, gates, road gates;
(7) outdoor roads, rainwater and sewage manholes, and other drainage facilities;
(8) public **** activity areas and recreational facilities; <
(9) Other facilities and equipment that need to be known and inspected.
(3) various costs and revenues and expenditures, the economic operation of the project organization
Various costs and revenues and expenditures, the economic operation of the project organization, including the collection and expenditure of property service fees, parking fees, water and electricity fees, other paid service fees, the collection, use and balance of maintenance funds, all kinds of deposits, arrears of payments, pending payment of fees and other accounts.
(d) Other contents
(1) property management rooms;
(2) property rights belong to all owners of the equipment, tools, materials;
(3) and water, electricity, communications and other municipal management units, water supply, power supply contracts, agreements.
Handover of property management
Section 3: Handover of property management
The handover of property management involves national policies and regulations, but also involves the rights and interests of all parties involved in property management, and also directly affects the property management activities can be carried out normally, therefore, the handover of property management is an important part of the property management operation. The transfer of property management work must be carried out between different subjects under the premise of completing the acceptance inspection. The transfer of work is divided into three cases: first, the newly-built property is transferred to the property management enterprise by the construction unit; second, after the owners' general meeting selects and hires a new property management enterprise and enters into a property service contract, the owners' general meeting or the property ownership unit transfers the property to the property management enterprise; and third, at the same time when the property management enterprise terminates the property service contract with the owners' general meeting or the property ownership unit and withdraws from the property management project, the property management enterprise transfers the property to the owners' general meeting or the property ownership unit. property management enterprise to the owners' association or property ownership unit to transfer or hand over the property.
First, the transfer of new properties
(a) the transfer of both
In the transfer of new properties, the transfer of the property development and construction units, the party to take over the property management company. Both sides should sign a pre-property service contract. The construction unit should be in accordance with the requirements of the relevant provisions of the state, timely and complete provision of property-related information and do a good job of transfer; property management enterprises ...... >>
Question 2: What is the main content of the property acceptance inspection work First: the property acceptance inspection work is divided into:
(1) the property and the construction unit of the pre-acceptance inspection;
(2) the replacement of the property service enterprises, the owners' committee and the property service enterprises between the acceptance of the inspection.
Second: the main property and construction units between the previous acceptance of the inspection:
First: 20 days before the site inspection, the construction unit should be handed over to the property services business the following information:
(a) the completion of the general layout, monolithic buildings, structures, equipment, supporting facilities, underground pipeline network project completion diagrams and other completion of the acceptance of the information;
(B) *** list of facilities and equipment and their installation, use and maintenance of technical information;
(C) water supply, power supply, gas supply, heating, communications, cable television and other permitted use of the document;
(D) the property quality warranty documents and property use of the document;
(E) acceptance of the inspection of the other information necessary.
Failure to hand over all the information listed in the preceding paragraph, the construction unit should be listed in the detailed list of information is not transferred and a written commitment to make up for the specific time limit.
Second: property services enterprises should be transferred to the construction unit of information inventory and verification, focusing on the verification *** with facilities and equipment factory, installation, testing and operation of qualified documents.
Third: property services enterprises should be the following property *** with parts, *** with facilities and equipment for on-site inspection and acceptance:
(a) *** with parts: generally including the foundation of the building, load-bearing walls, columns, beams, slabs, roofs, and the exterior walls, foyers, stairwells, corridors, corridors, handrails, railings, elevator shafts, elevated floors, and equipment rooms, etc.;
(b) *** with equipment: generally include elevators, water pumps, water tanks, lightning facilities, fire equipment, building lights, TV antennas, generators, power distribution equipment, water supply and drainage pipelines, wires, heating and air conditioning equipment, etc.;
(c) *** with the facilities: generally include roads, green spaces, artificial landscape, fences, gates, newspaper boxes, bulletin boards, street lights, drainage ditches, drains, ponds, sewage wells, septic tanks, water tanks and other facilities. Sewage wells, septic tanks, garbage containers, sewage treatment facilities, motor vehicles (non-motorized) parking facilities, recreational facilities, fire protection facilities, security monitoring facilities, human security facilities, garbage transfer facilities, and property services, etc..
Third: the industry committee and property service enterprises to accept the inspection:
In addition to accepting the inspection of the above documents and information and content (construction unit handed over to the property service company's documents), another need to hand over the management of public **** facilities and equipment, public **** parts of the revenue, owner information.
Fourth: the main basis for the "property acceptance inspection approach" developed by the Ministry of Housing and Urban-Rural Development, January 1, 2011 began to be implemented.
Fifth: Attachment: acceptance of the inspection notes:
First: the site inspection should form a written record. Inspection records should include inspection time, project name, scope of inspection, inspection methods, problems, repair and inspection conclusions, etc., inspection records should be signed by the construction unit and the property service enterprises to participate in the inspection of the personnel to confirm;
Second: on-site inspection, the property service enterprises should be property *** with the parts of the property, *** with the number of facilities and equipment and the quality of the equipment does not comply with the agreement Or the provisions of the situation, notify the construction unit in writing, the construction unit shall promptly resolve and organize the property service enterprises re-inspection.
Question 3: Property acceptance inspection related information refers to what information "Property acceptance inspection approach" Article 14 on-site inspection 20 days ago, the construction unit shall transfer the following information to the property service enterprises:
(a) the completion of the general layout, monolithic buildings, structures, equipment, supporting facilities, underground pipeline network project completion diagrams, such as the completion of the acceptance of the information;
(b) the *** with the facilities of the facilities of the project completion diagrams;
(c) the *** with the facilities of the project completion diagrams;
(B) *** list of facilities and equipment and their installation, use and maintenance of technical information;
(C) water supply, power supply, gas supply, heating, communications, cable television and other permitted use of the document;
(D) the property quality warranty documents and property use of the document;
(E) acceptance of the inspection of the other information necessary.
Failure to hand over all the information listed in the preceding paragraph, the construction unit should be listed in the detailed list of non-transferred information and a written commitment to make up for the specific time limit.
Question 4: property management acceptance inspection generally used in what way According to the provisions of the Property Management Ordinance, it should be called "acceptance inspection". Specifically the following: after the completion and acceptance of the property, property management enterprises in the owners before moving in, the property for acceptance inspection. In the conditions or property management companies early intervention is sufficient, well-prepared, the acceptance of the property inspection can also be completed and acceptance of the construction project
Question 5: What should be noted in the acceptance of the property inspection Property project name, the main body of the handover, the time of handover, the rights and responsibilities of the demarcation point, the content of the handover, the handover of the inspection methods and standards, the handling of related debts, dispute resolution.
Question 6: What are the main contents of the property acceptance inspection "Property Acceptance Inspection Measures" Article 14 On-site inspection 20 days ago, the construction unit shall hand over the following information to the property service enterprises:
(a) the completion of the general layout plan, monolithic building, structure, equipment completion map, supporting facilities, underground pipeline network project completion map and other completion and acceptance information;
(b) *** with the facilities and equipment, the construction unit shall hand over to the property service enterprises. (B) *** list of facilities and equipment and their installation, use and maintenance of technical information;
(C) water supply, power supply, gas supply, heating, communications, cable television and other permitted use of the document;
(D) the quality of the property warranty documents and property use of the document;
(E) to undertake to check the necessary other information.
Failure to hand over all the information listed in the preceding paragraph, the construction unit should be listed in the detailed list of non-transferred information and a written commitment to make up for the specific time limit.
Question 7: property acceptance inspection is generally when 5 points more slippery property management company, the old property management unit needs to be first and the industry committee for the management of material handover, such as community drawings, owners of information.
After the new property management unit into the field, the two sides have to carry out a technical handover, such as the current status of various equipment and facilities, the last repair and maintenance time, the value of the public **** energy meter settlement, the location of hidden works and maintenance, entrusted to a third party responsible for the handover of the project (eg, elevators, landscaping, garbage removal, etc.). All these need to be carried out in cooperation with both parties. Sometimes it is also necessary for the financial officers of both parties to hand over the pre-sale (deficit) property costs.
Question 8: What is the legal basis for property inspection? (B) the way the property inspection
Undertake inspection is different from the completion of the construction project acceptance, is in the property construction unit on the basis of the completion of the acceptance of the construction unit transfer of property information, the relevant single acceptance report, as well as on the property *** with the parts of the *** with the facilities and equipment, landscaping works and other public *** supporting facilities related to the qualification of the materials, the property public *** Part of the supporting functions and facilities according to the planning and design requirements for the construction of the completion of the check. Undertake inspection should also be facilities and equipment for swabbing and test run, should also urge the construction unit to solve the problems found in a timely manner.
Check the relevant information provided by the construction unit, property management companies are mainly necessary to review. Property management companies should urge the construction unit to arrange for acceptance as soon as possible. The construction unit can not provide the relevant qualified materials, the property has serious safety hazards and major engineering defects, affecting the normal use of the property, property management enterprises can refuse to accept the property.
The acceptance of property management inspection is mainly carried out in the form of verification, in the case of on-site inspection, equipment, etc. can also be used to view the inspection, the use of inspection, inspection and testing inspection and test inspection and other specific methods of inspection.
1, visual inspection
Visual inspection is to check the appearance of the object of inspection, generally take visual, touch and other methods.
2, the use of inspection
The use of inspection is to enable the facilities or equipment to directly test the installation quality and use of the object of inspection function, in order to intuitively understand its compliance, comfort and safety.
3, testing and inspection
Testing and inspection through the use of instruments, meters, tools and other measurement of the test object to detect whether it meets the quality requirements.
4, test inspection
Test inspection through the necessary test methods (such as water, closed water test) to test the performance of relevant facilities and equipment.
Third, to undertake the inspection of the problems found in the handling
The main reasons for the occurrence of property quality problems are the following: unreasonable design or violation of the norms caused by design defects; construction units do not follow the norms of the construction or construction process is unreasonable or even jerry-built; acceptance inspection is not careful, not strict; building materials quality is not qualified; construction unit mismanagement; climate, environment, natural disasters and other reasons. natural disasters and other reasons. For the acceptance of the problems found in the inspection, the general handling procedures are shown below.
(a) collect and organize the problems
(1) collect all of the "property inspection record sheet";
(2) the "property inspection | Exam | record sheet" content is classified and organized, the acceptance of the problems found in the inspection registration table;
(3) will be sorted out the quality of the project submitted to the construction unit to confirm, and for the confirmation of formalities.
(3) will be organized to the construction unit to confirm the quality of the project, and for confirmation procedures.
(B) processing
Engineering quality problems sorted out by the construction unit to put forward processing methods. In the actual work process, property management enterprises in the quality of the problem at the same time, but also can put forward the corresponding rectification opinions, to facilitate the construction unit for targeted rectification.
From the occurrence of the cause and the responsibility to deal with | Exam Dash |, engineering quality problems can be divided into two categories: the first is caused by the construction unit quality problems. If the quality problems are found or occur during the warranty period, according to the Ministry of Construction, "Quality Warranty Measures for Construction Projects", the construction unit should be supervised by the construction unit responsible for the construction unit. The second category is due to inadequate planning, design considerations caused by insufficient function, inconvenience, operation and management of uneconomical and other problems. This type of problem should be responsible for the construction unit to make changes to the design, remodeling or add the appropriate facilities.
(C) tracking verification
In order to make the property project quality problems have been resolved in a timely and satisfactory manner, the property management enterprises to do a good job of tracking verification.
Property management companies should arrange for professional and technical personnel responsible for different professional engineering quality issues, in the process of rectification and implementation of on-site tracking, rectification of the completed project for acceptance, for checking procedures. The rectification of the project does not meet the requirements of the project should continue to supervise the construction unit to deal with. Source:Exam - Property Manager Exam
Article 28 When the property management enterprise accepts the property, it shall inspect the property *** with parts, *** with facilities and equipment.
Property management enterprises should accept the transfer of the construction unit of the new property inspection, which is the narrow sense of the acceptance of the property management enterprises. Broadly speaking, the acceptance of property management enterprises also includes the acceptance of the original property acceptance. The acceptance of the property is an indispensable part of the work program of the property management company when it accepts the property.
The acceptance of the property management enterprise is different from the completion of the acceptance. Completion acceptance refers to the completion of the construction project, the development and construction unit ...... >>
Question 9: property acceptance inspection methods of inspection methods Article 1 In order to standardize the property acceptance inspection behavior, strengthen the guidance and supervision of the early property management activities, safeguard the legitimate rights and interests of owners, according to the "People's Republic of China **** and the State Property Law", "People's Republic of China **** and the State Contract Law" and "Property Management Regulations" and other laws and regulations, to formulate the measures. Article 2 The property acceptance inspection, refers to the acceptance of new properties before the property service enterprises and construction units in accordance with relevant state regulations and the agreement of the pre-property service contract, *** with the property *** with parts, *** with the facilities and equipment for inspection and acceptance of the activities. Article property acceptance inspection should follow the principle of honesty and credit, objectivity and fairness, the division of powers and responsibilities and the protection of property owners **** have property. Article 4 encourages property service enterprises to participate in the design of construction projects, construction, household acceptance and completion of the acceptance and other activities, to the construction unit to provide advice on property management, for the implementation of property acceptance inspection to create favorable conditions. Article 5 The competent department of housing and urban-rural construction under the State Council is responsible for the guidance and supervision of property acceptance inspection activities throughout the country. Above the county level local people *** real estate administrative department is responsible for the administrative region of the property acceptance inspection activities of guidance and supervision. Article 6 The property sale and purchase contract signed between the construction unit and the property buyer shall agree on the configuration and construction standards of the *** parts, *** facilities and equipment of the property it delivers. Article 7 The construction unit to formulate the temporary management statute, all owners shall agree to authorize the property service enterprises on behalf of the inspection of property *** use parts, *** use facilities and equipment to make an agreement on the matter. Article 8 The construction unit and the property service enterprises signed a property service contract shall include the content of the property inspection. Preliminary property service contract on the property acceptance inspection of the content of the agreement or agreement is not clear, the construction unit and property service enterprises can agree to supplement. Can not reach a supplementary agreement, in accordance with national standards, industry standards; no national standards, industry standards, in accordance with the usual standards or specific standards in line with the purpose of the contract. Article 9 The construction unit shall, in accordance with the relevant provisions of the state and the agreement of the contract for the purchase and sale of property, the transfer of ownership is clear, complete information, quality qualified, functional, complete supporting the property. Article 10 The construction unit shall be delivered in the property 15 days before the use of the property, and the selection of property service enterprises to complete the property *** with parts of the *** with the facilities and equipment for the acceptance of the inspection work. Article XI of the implementation of the acceptance of the inspection of the property, shall have the following conditions: (a) the construction project completion inspection and acceptance, access to planning, fire, environmental protection and other competent departments issued by the recognition or permission to use the document, and by the administrative department of construction for the record; (b) water supply, drainage, power supply, gas supply, heating, communications, public **** lighting, cable television and other municipal utilities and equipment in accordance with the requirements of the planning and design, completed. Water supply, power supply, gas supply, heating has been installed independent metering meter; (c) education, postal services, health care, culture and sports, sanitation, community services and other public **** service facilities have been built according to the planning and design requirements; (d) roads, green space and property services and other public **** supporting facilities such as housing have been built according to the planning and design requirements and meet the requirements of the use of functional requirements; (e) elevators, secondary water supply, high-voltage power supply, Fire facilities, pressure vessels, electronic monitoring systems and other *** facilities and equipment to obtain a certificate of conformity; (F) property use, maintenance and management of the relevant technical information is complete; (G) laws and regulations provide for other conditions. Article XII of the implementation of the property acceptance inspection, mainly based on the following documents: (a) the property sale contract; (b) the temporary management statute; (c) the pre-property service contract; (d) the property planning and design program; (e) the transfer of the construction unit of the drawings; (f) the quality of construction engineering regulations, policies, standards and norms. Article XIII of the property acceptance inspection in accordance with the following procedures: (a) to determine the property acceptance inspection program; (b) the transfer of relevant drawings and information; (c) inspection *** with parts, *** with facilities and equipment; (d) to solve the problems found in the inspection; (e) confirm the results of the on-site inspection; (f) the signing of the agreement on the property acceptance inspection; (g) for the handover of the property formalities. Article XIV on-site inspection 20 days ago, the construction unit shall transfer the following information to the property service enterprises: (a) the completion of the general layout, single building, structure, equipment, supporting facilities, underground pipeline network project completion diagrams, such as the completion of the acceptance of information; (b) *** with a list of facilities and equipment and their installation, use and maintenance and other technical information; (c) water supply, power supply, gas supply, heat supply, communications, Cable TV and other permitted use of documents; (d) property quality warranty documents and property use description documents; (e) acceptance of other information necessary for inspection. Failure to transfer all the information listed in the preceding paragraph, the construction unit shall list the information not transferred ...... >>
Question 10: property acceptance inspection based on which documents (a) the property sale contract;
(b) temporary management statute;
(c) the pre-property service contract;
(d) property planning and design;
(e) the construction unit transfer of the drawings;
(f) the quality of construction regulations, policies, standards and guidelines. Construction quality regulations, policies, standards and norms
20 days before the site inspection, the construction unit shall transfer the following information to the property services business:
(a) the completion of the general layout plan, monolithic building, structure, equipment completion diagram, supporting facilities, underground pipeline network project completion diagrams, such as the completion of the acceptance of the data;
(b) *** list of facilities and equipment and their installation, use and maintenance and other technical information
(c) water supply, electricity, gas, heating, communications, cable television and other permitted use of documents;
(d) property quality warranty documents and property use description documents;
(e) acceptance of the inspection of other information necessary.
Failure to transfer all the information listed in the preceding paragraph, the construction unit should list the detailed list of information not transferred and a written commitment to make up the specific time frame.