The dilemma of property management in the old community: if there is a problem, no one will be found
● Problems such as random parking of vehicles, random disposal of garbage, and random entry and exit of mobile vendors are common in old communities. At present, some old communities have no property management at all, and some property management companies are poorly managed.
Some residents do not pay due to the "poor service" of the property, and some property companies often perfunctory on the grounds of "not making ends meet"
● In the new round of renovation of old residential areas across the country, there is a strong voice to fill in the shortcomings of property management services and improve the long-term management mechanism, and relevant policies and measures have been introduced in many places
● The renovation and maintenance of the old community requires a lot of investment, and the government can provide some special subsidies in the short term; but in the long run, it is necessary for residents to improve their understanding of the value of property services, and to reasonably improve the property management through legal, open, and resident consultation. fee, and urge the property company to improve the service level
□ Zhang Shoukun, a trainee reporter of this newspaper
□ Our reporter Chen Lei
The road is damaged and no one is repairing it, and the letter box is rusted and no one cares... In the Beili Community of Fatou, Chaoyang District, Beijing, the 80-year-old Uncle Liu is full of bitterness when he talks about the problems of the community.
He called the property company many times to report the problem, but almost no one paid him any attention.
Uncle Liu is not the only one who is troubled by the property issue.
The "Rule of Law Daily" reporter recently visited more than 10 old communities in Beijing, Tianjin and other places and found that problems such as random parking of vehicles, random disposal of garbage, and random entry and exit of mobile vendors are common in old communities. There is no property management, and some property management companies are very poor.
Some residents do not pay due to the "poor service" of the property, and some property companies also tend to perfunctory on the grounds of "not making ends meet".
In the new round of renovation of old communities across the country, there is a strong voice to fill in the shortcomings of property management services and improve the long-term management mechanism, and relevant policies and measures have been introduced in many places.
A number of experts interviewed by reporters pointed out that in the long run, residents need to increase their awareness of the value of property services; property companies need to reasonably increase property fees through legal, open, and residents' negotiation; relevant government departments need to urge property companies to improve The service level can be improved by improving the reward and subsidy mechanism to promote the long-term healthy operation of property management, making residents' lives more convenient and comfortable.
community residents
If there is a problem, no one will take care of it
"Look at this road, there are either a lack of bricks or tiles, or uneven potholes. I have to be careful every time I go out." On the afternoon of January 16, Uncle Liu, wearing a peaked cap and a navy blue coat, stood in the Beili Community of Fatou. On the roadside of Building No. 16, he pointed to the bumpy road and told reporters.
Regarding the road surface problem, Uncle Liu has reported to the property management company for several months. "Every time they say they know, but no one has come to repair it."
Regarding the "inaction" of the property management company, Mr. Liu said that he is used to it. For example, five years ago, he reported the problem of rust in the mailbox, and he also reported many times that he was ignored.
At that time, the community placed mailboxes in front of each unit building for the convenience of receiving mail in each building.
As a result, because it was placed outside the floor, water would seep into the letterbox whenever it rained, and it rusted over time, making it difficult to open the letterbox door.
Uncle Liu called the property company and wanted them to put the mailbox back in the corridor, but no one paid him any attention.
"Many times, the newspapers I subscribed to were soaked through and couldn't be read at all. In the end, everyone unscrewed the mailbox and put it in the corridor." Mr. Liu said that there are many things like this, but the property staff never see each other all year round. A few times, when there is a problem, there is no way to ask for help.
Wang Wei (pseudonym), who lives in Jiaheyuan New District, Beijing, has a deep understanding of this.
"In summer, some top-floor households have leaks in their homes, some roads in the community are full of potholes, and the unit doors are so old that they can't be closed tightly. No one cares about these problems." Wang Wei told reporters.
There are also parking issues.
According to Wang Wei, although there is a lift pole at the entrance of the community, it is usually not activated. Some foreign vehicles enter the community and occupy the parking spaces of the community, making the vehicles inside the community often "nowhere to stay"; some owners are also convenient for their own parking. , Use various methods to occupy the parking space, use the electric vehicle, bicycle or tricycle to occupy the space, and install the lock.
She and her neighbors have reported these problems to the property many times, but they have not been properly resolved so far.
The reporter's investigation found that although the management and operation of some old communities have improved from no property to the introduction of property, there are still difficulties.
With the improvement of residents' requirements for the quality of property services, the management cost has increased accordingly, and the increase of property fees has become a prominent contradiction in some old communities.
Some time ago, residents of a residential area in Shijingshan District, Beijing argued endlessly with the property management company for charging parking management fees.
The housing in this community is a housing reformed housing market. As early as 2018, the original property rights unit of the community stripped off the responsibilities of water, electricity, heating, property management and other responsibilities to the property company.
After the property management company took over, in order to alleviate the shortage of parking spaces in the community, the management of parking charges was started, which is 120 yuan a month and 1440 yuan a year.
Residents believe that the original property unit of the community will provide a sum of funds every year, which is enough to support the property to improve services, so the property company should not charge residents additional fees.
Property company
It is difficult to collect property fees, and it is difficult to manage
The property company also has difficulties with the complaints of residents in the community.
A person in charge of a property company in Beijing told reporters that many old communities did not have property when they were first built, and there was no property fee. Therefore, when the property company entered the community and needed to charge the property fee, many residents were reluctant to pay.
"Some owners think that the property is just looking at the door and sweeping the floor, and some owners think that as long as there is no fee, it doesn't matter how to manage it." The person in charge said that the old community is prone to problems due to imperfect infrastructure, and usually needs maintenance. There are many places to spend money, and sometimes there are lonely and widowed elderly people who need to be taken care of. Even if the property fee is paid in full, it may not be able to maintain operation, let alone make a profit.
The person in charge mentioned that many residents of old communities lack the concept of paying service fees, which makes it difficult for the property management of some communities to continue. affect the quality of property services”.
According to the staff of the property management department of a sub-district office in Tianjin, many old communities currently lack maintenance funds, and government funding has been delayed. Therefore, the existing property management companies have problems of insufficient management ability, poor service awareness and level. Residents think that their needs have not been met, and they are even more reluctant to pay property fees, thus forming a vicious circle.
"In actual work, there is still a problem of difficulty in determining ownership." The above-mentioned staff said that taking manhole covers as an example, if there is a problem with manhole covers on the road, it is easy to find the responsible unit to manage them. At the time of the problem, the relevant department responsible for this could not be found, nor could this item be found in the municipal maintenance funding program.
The first thing that residents think of and finally find is the property, but the property has neither money nor a professional team. Sometimes the property or the neighborhood committee can help solve the problem by themselves, and sometimes they can just leave it alone.
Expert advice
In the short term, the government can provide special subsidies
In order to solve the problem of property management in old residential areas, many places have explored some old residential property management models according to local conditions.
Chaoyang District, Beijing explores a new model of "the bottom line of state-owned enterprises, first try before buying": the government leads the establishment of a state-owned property service enterprise to undertake the "bottom" service of old residential properties, leads the property with party building, and adopts the "first taste before buying" model, gradually Realize the transformation of old residential property management.
Niuwangmiao Nanyuan Community is located in Shunyuanli Community, Zuojiazhuang Street, Chaoyang District, Beijing. It is an old residential community built in the 1970s and a representative of the pure public housing community.
Today, the community has formed a property management model of "government provides public services, professional services are purchased first, and property funds are jointly financed". Residents have low property fees and a high satisfaction rate with property services. The property fee collection rate reaches 85%. %, out of the "Niuwang Temple Model" of property management in after-sale public housing communities.
Tianjin is committed to building a smart low-carbon community business model, publicizing the advantages of property entry to residents of old communities, and improving residents' willingness to pay fees; for property companies, it implements a last-place elimination system, and regularly replaces property companies with low residents' satisfaction.
According to Zhang Wei, director of the Public Management Office of Xuefu Street, Nankai District, Tianjin, in response to the lack of funds for property management in old communities, the street has upgraded and operated community consumption, such as providing housekeeping, maintenance, etc. to balance the income and expenditure of the property management party; The available resources, such as the use of rooftop photovoltaic power generation on the roof of public buildings, can obtain low-carbon energy-saving service benefits, and ultimately achieve complementary profit and loss, openness and win-win.
The reporter recently came to Longxingli Community, Nankai District, Tianjin City, and saw that security guards are on duty 24 hours a day at the entrance of the community. The security facilities are complete, the security doors of residential buildings can be used safely, parking spaces are sufficient, vehicles are placed in an orderly manner, and residential walls are There is no obvious wall falling off, the roads and corridors of the community are clean and tidy, and elevators are installed in the buildings.
If you don't ask the residents, it's hard to think that this is an old community built in 1990.
"It feels good to live here. If you have any problems, you can basically solve it with the property. The property is also more concerned about the residents' lives." Said the elderly who are exercising in the fitness center in the community.
Recently, the Ministry of Housing and Urban-Rural Development and other three departments issued the "Notice on Further Clarifying the Requirements for the Renovation of Old Urban Residential Areas", proposing that residents who have reached a consensus on the simultaneous improvement of the long-term management mechanism of the residential area in combination with the renovation work can be included in the renovation plan.
Residents can start the renovation only after they have reached a consensus through collective negotiation and confirmed in writing (online) the property management model after renovation and payment of necessary property service fees.
A number of interviewed property companies and some street leaders believe that the renovation and maintenance of old communities requires a lot of investment, and the government can provide some special subsidies in the short term; but in the long run, residents need to increase their awareness of the value of property services , and reasonably increase property fees through legal, open, and residents' negotiation, and urge property companies to improve service levels.
"Government departments can supervise and promote property companies, and at the same time, communities, streets, etc. will coordinate and communicate between property companies and old communities, so as to realize the "three basic" services of old communities, namely basic cleaning, basic Greening and basic maintenance. At the same time, a reward and subsidy mechanism is implemented to promote the long-term healthy operation of property management." said Yang Qinfa, director of the Institute of Real Estate Policy and Law at East China University of Political Science and Law.
Zhao Zhonghua, director of the property management and legal affairs department of Beijing Yinghe Law Firm, suggested that when the original property unit introduces a property company, it can set terms in the agreement to help the property company establish a benign relationship with the owner; The property fee subsidy can also provide funds for the renovation of the auxiliary facilities of the community.
For example, he said that the original property unit and the property company can sign a "three supply and one industry" agreement, and it is agreed that the property fee and parking fee for the first three years will be supplied to the property company according to the gradient. After the owner approves the property company, the property company can sign with the owner. contract.
This kind of measure can alleviate the contradiction of property management in the old community to a certain extent.