From this property management survey, I obviously feel that * *' s property management and property services can only be regarded as just starting compared with neighboring cities and counties, and it is still in the stage of "leaderless and chaotic". Compared with the residents' wishes and needs, the gap is too big, giving people the impression that the relevant enterprises "emphasize the service of selling houses and neglect the property management", "the property in the early stage is busy, and the property in the later stage is unwilling to do it", and the relevant departments "pay more attention to the property charges than the housing services", and even "pay attention to the interests and put down the responsibilities", "the government attaches importance to the image and the departments attach importance to the interests". Now the owners are complaining, the government is not satisfied, the property company is difficult to survive, and the relevant departments are arguing. In my opinion, the urgent task is to do a few things well:
The first is to improve the system and regulations.
(a) the establishment of property management * * * management mechanism. Property management is a systematic project, involving real estate, construction, planning, urban management, power supply, water supply, gardening, environmental protection, industry and commerce, taxation, price, public security, fire protection and other departments. Contradictions are often intertwined, and it is difficult to coordinate all parties by the housing management department alone. I suggest:
1, set up "* * County Property Management Coordination Committee". Led by the leaders in charge of the county government, study and coordinate major issues of property management, and be specifically undertaken by the county housing management department.
2, street offices set up institutions, responsible for overall planning, coordination, assessment and supervision of residential property management related work within their respective jurisdictions.
3. Neighborhood committees should set up working groups to solve various problems encountered in residential property management, and do a good job in publicity, and cooperate with the development of residential property management.
4. Establish "* * County Property Service Industry Association". Coordinate property management and services, conduct business training and guidance, handle enterprise disputes, discuss and deal with major issues of enterprises.
(two) the implementation of new residential property quality warranty system. Contradictions and disputes between owners and property service enterprises in property management, default of property management fees, etc. To a great extent, it is caused by substandard housing quality and imperfect related supporting facilities, which seriously affects the healthy development of property management and social harmony and stability. On this issue, the property is the fault of developers and contractors. * * Since August, in strict accordance with the Regulations on Property Management in Jiangxi Province, after the property is completed and accepted, and before applying for the initial registration of real estate ownership, the construction unit will deposit the property quality warranty fund into the special account of the property quality warranty fund according to the total cost of building and installation of the property 1%-3%. After the house is completed and accepted, it will be returned in full with the warranty money and interest of the standard public houses. If the property construction is not up to standard, the construction unit will be instructed to carry out rectification. Otherwise, the property management department will make improvement on its behalf, and the expenses will be deducted from the warranty.
(3) Improve the management of "house maintenance fund".
1, should be managed in strict accordance with the "fund", the fund account storage, independent accounting, no unit or individual may misappropriate.
2, new residential areas, to strictly according to the standard charge "housing maintenance fund", can no longer be arbitrarily charged by the housing management department, some paid, some did not pay, some paid more, some paid less; At the same time, it is necessary to standardize the setting of subsidiary ledger accounts, and set up subsidiary ledgers for each building and household; From now on, we can't make any confused accounts for every new residential area; For old residential areas, we should try our best to establish a detailed account for each building and household.
According to the regulations, the "housing maintenance fund" in each district should be renewed when the balance is less than 30% after use, but no district in the county has renewed the payment.
3. In order to maintain and increase the value of the "housing maintenance fund", it is necessary to deposit and buy treasury bonds regularly, and the interest should be credited to every owner's account, which should be managed like a housing provident fund, and the owner's account balance should be informed at least once a year.
4, according to a certain proportion of interest expenses, as the activities of the owners' committee or neighborhood committee funds and members' remuneration.
5. Strictly use funds in residential quarters, standardize the examination and approval procedures, regularly disclose the use and balance to the owners every year, accept the supervision of the owners, and ensure the legal collection and use of maintenance funds.
(On July1August-24, CCTV Economic Channel broadcasted continuously, and Beijing explored new ways of property management. "Housing maintenance fund" is managed by the owners' committee. The fund regularly deposits and purchases treasury bonds, and draws fees at a certain percentage of interest, which is recognized by CCTV. )
Huang 'an and Shatian resettlement communities did not receive maintenance funds, and some residents did not even pay the house price. This is endless.
(4) Explore the operating mechanism of the owners' committee. Owners' committee is the bridge and link between owners and property service enterprises, and it is the spokesman of owners' interests, which has unique advantages in property management. If the occupancy rate exceeds 50%, the owners' committee shall be elected. Before the election, the neighborhood Committee should conduct preliminary investigation to ensure that the election and the election results should be approved by the neighborhood Committee. Establish an incentive mechanism and implement paid services. The working expenses of the owners' committee and the salaries of its members come from the interest of the "housing maintenance fund".
In the community where there is no "owners' committee", the director of the neighborhood committee should be the owner coordinator to manage the owners' affairs.
(5) Establish a mechanism for moving forward property supervision.
1. Before the activity, the property supervision department should participate in the planning of new residential areas and put forward reasonable suggestions on the planning of supporting facilities such as owners' committee rooms, property rooms, clubhouse rooms, kindergarten rooms, pipe networks, water, electricity, gas, greening, lighting and monitoring.
2, in the matter, the property supervision department should participate in the housing acceptance of new residential areas, and put forward opinions on the situation that the property space and supporting facilities are not in place.
3. Afterwards, the property supervision department should participate in the preliminary property management of the newly-built residential area. For the residential area where there is no property service enterprise, it is necessary to supervise the preliminary property and not let it go; And also urge the recruitment of property service companies to enter the community as soon as possible.
(six) the implementation of property acceptance system. When undertaking property, the realty service enterprise shall inspect the premises, parts and facilities of the property (including intercom doors, street lamps, monitoring equipment, etc.). ) of the property, in order to reduce the property contradictions and disputes caused by the problems left over from the project construction.
If the occupancy rate does not reach 60%, the developer cannot hand it over to the property enterprise, and the developer should be responsible for the property service.
(seven) the establishment of housing rental registration system. The implementation of the temporary residence registration system and the implementation of the housing lease registration system in the community is conducive to the collection of property fees.
(8) Take the time to introduce relevant systems. Seize the time to introduce a series of systems such as "Detailed Rules for the Implementation of Property Management in * * County" and "Measures for the Management of Property Service Charges", so that property management, charging and supervision can be followed by rules and laws.
Second, strengthen the management of property service enterprises.
(1) Improve the market access and exit mechanism.
In terms of market access:
1, strictly control the settled property service enterprises, and put an end to unqualified property service enterprises with bad credit records acting as agents for property service business.
2. Taking Jiujiang Housing Authority as an opportunity to establish the information system of property service enterprises and strengthen the qualification management of property service enterprises, all property service enterprises must pass the annual qualification inspection.
3. Trial bidding system for realty service enterprises in the early stage. Starting from August, the competitive mechanism will be introduced into the pre-realty service, and realty service enterprises will be selected through public bidding.
4. Newly-established or low-qualified property service enterprises cannot participate in the bidding of new residential quarters and bulk service projects, but only participate in the bidding of retail residential quarters and small service projects.
5. Establish the service guarantee system for the bid-winning realty service enterprise to prevent the realty service enterprise from lowering the service level and deepening the contradiction with the owner, and come and leave whenever you want.
Regarding the exit mechanism:
1. Establish enterprise credit files, strengthen the construction of credit files of property service enterprises, and standardize enterprise credit behavior.
2, the establishment of residential property management complaint handling mechanism, clear property management departments and other functional departments and sub-district offices in residential management responsibilities and handling procedures, and strengthen the role of neighborhood committees in coordinating the handling of contradictions and disputes between owners and property service enterprises.
3, strengthen the supervision of the owners' committee on the property services, who do not conform to the property services contract, the owners' committee can dismiss the property services enterprise.
(two) to strengthen the assessment of property service enterprises.
1. As soon as possible, the "Service Standards for Property Service Enterprises in * * County" and the "Assessment Methods for Property Service Enterprises in * * County" will be issued, and the combination of daily assessment and centralized assessment will be implemented, with monthly spot checks, quarterly assessment and year-end assessment.
2, the establishment of the last elimination system, according to the handling of complaints and media exposure events, not handled in time, according to the number of pieces in the month, two consecutive quarters of assessment ranked last and year-end assessment ranked last, cancel the annual inspection qualification, can not participate in the second year of property services bidding.
3. Establish an incentive mechanism. Property services companies reflect that the government only condolences to sanitation during the holiday season and never condolences to the property; Property management department awards, never thought of property companies; Even the property company invited relevant departments to attend the year-end meeting, and no unit was willing to attend. Property companies think they lack spiritual comfort and care in action. It is suggested that relevant departments should consider this requirement of property service enterprises and establish an incentive mechanism, even if it is a spiritual reward.
Third, expand the business scope of property service enterprises.
Closed residential quarters and retail residential quarters are the traditional service scope of property service enterprises. On this basis, we can expand the scope of services and increase the income of property service enterprises.
1. The properties of administrative organs, institutions, schools, hospitals and related enterprises may be subject to tender, and the property service enterprises shall provide services.
2. Cleaning and security services in public places should be market-oriented, such as parks, squares and scenic spots such as lakeside park, Chaoyanghu Park, Wetland Park, Yuning Park, Wanfu Square and Cultural Square. Services can be purchased by the government and tendered by property service enterprises, so as to increase the stable income of property service enterprises and cultivate and grow.
Fourth, focus on rectifying outstanding problems in property management.
(a) to carry out centralized rectification of property management actions. Taking the opportunity of "six cities create together" in our county, we will jointly rectify the chaotic situation of property management in residential quarters. With the Standing Committee of the County Party Committee as the team leader and other county leaders as the deputy team leaders, a three-month large-scale centralized rectification activity of residential property management was carried out in the county.
1, clean up the damaged vegetables. This activity has been going on until July 3 1, and the relevant departments took action. But I think the thunderstorm is light, and the rain is just a little bit. The relevant departments only check it when it is reported in the newspaper. They don't report it, and they don't take the initiative to investigate. Many places have not moved at all, and the effect is very poor.
2. Clean up public places in residential areas. The public places in some residential areas are occupied by individual residents, and their own sites are circled for their own use. For example, encroaching on corridors, fire exits, illegal parking, illegal construction, illegal operation, noise disturbing people, illegal renting, destruction of public facilities, illegal installation, etc.