The reporter visited a residential area for ten years from the pipeline
The property service is not keeping up, can the community manage itself?
□ Our reporter Chen Lei
There is such a residential community in Zhongguancun, Haidian District, Beijing. Since the property management company abandoned management in 2012, the community has been taken over by the industry committee and managed by the owner (hereinafter referred to as self-management). The company provides property services to the owner. 10 years have passed.
In the eyes of the owners, in the past 10 years, the property fee of the community has not increased, but the property service has a new look, the dilapidated elevators have been replaced, the community environment has been improved, and the living order has been maintained.
This community is Dongshengyuan apartment community.
Recently, a reporter from the "Rules of Law Daily" visited the community on the spot to explore its own way of self-management.
Landlord rejects property price increase
Property no longer in service
According to the data, Dongshengyuan Apartment was developed in 1996 and completed in 1999. There are 10 residential buildings, 4 supporting facilities buildings, and 881 owners.
The first owners to move in did not have a good impression of the property management company.
The owner Li Quan (pseudonym), who is in his 70s this year, told reporters that when he moved in, the developer required to sign a property service contract with the previous property company and pay the property fee for one year in advance, otherwise the key would not be given.
The property company began to provide property services in September 2000, but the quality of the service was very poor, and the owners were very dissatisfied.
Several owners recalled that at that time, the community was often uncleaned, and the environment was dirty and messy; in autumn, there were many fallen leaves, and because they were not cleaned in time, they were often blown into the corridor by strong winds, and the floor was covered; bicycles and motorcycles were parked casually. , the random people come and go casually, and the management order is chaotic; the high-rise owners have unclean living water, and the property management company does not clean up the secondary water supply reservoir as required.
What makes the owners even more angry is that there are a total of 14 elevators in the community. After a few years of occupancy, only 4 elevators were able to operate normally, 5 elevators were out of service, and the other 5 elevators failed the annual inspection and operated when they were sick.
Li Quan remembers that in about 2002, the property management company said that there was a non-operating elevator that needed overhaul.
He felt strange and went to the person in charge of the property company to ask the reason.
Li Quan asked the property company to explain how the money was calculated, but the result was more than 40,000 yuan.
Several owners who had doubts about this went to the special equipment inspection office to inquire about the relevant situation. They were told that the elevator was only the elevator door lock was broken, and there was a safety hazard, and they did not say that it needed to be overhauled.
In the end, the property company spent more than ten yuan to replace the elevator door lock.
Contradictions between the owner and the property company continued one after another, and the two sides even went to court over the issue of the benefits of shared facilities in the community.
The owner of the community, Wang Zhengwei (pseudonym), recalled that in May 2000, with the approval of the relevant departments of Haidian District, Dongshengyuan Apartment established the Owners Management Committee (later renamed the Industry Committee), and took over the management rights of the 5,000-square-meter shared facilities in the community. Entrust the management of shared facilities and supporting facilities to the property management company.
In June 2003, the State Council issued the Regulations on Property Management.
Accordingly, the Dongshengyuan Apartment Industry Committee requires the property company to return the operating income of the shared facilities in the community.
Since the property management company ignored it, in 2006, the owners' committee complained to the relevant departments of Haidian District, and the reply was that part of the operating income of the community belonged to the owners of the community.
Wang Zhengwei said that the relevant departments of Haidian District also sent special personnel to guide and urge the industry committee and the property company to sign an entrusted lease operation contract for the common part of the community, of which 20% of the income belongs to the property company and 80% to all owners.
But since then, the property company has not implemented the contract.
After several years of delay, in 2010, the property committee sued the property company to the court for the return of operating income.
In June 2012, the property management company proposed in writing to the Dongshengyuan Apartment Industry Committee and the owners' meeting to increase the charging standards for residential property services.
After a written vote by the owners' meeting, the owners did not agree to increase the property charges.
The owners believe that the property management service is not in place, the elevator is out of service, the green space is deserted, and the environment is dirty.
Therefore, on August 1, 2012, the property company posted an announcement saying that it would no longer provide property services to Dongshengyuan Apartment from November 1, 2012.
The owners' meeting voted
Implement owner-managed properties
What about the community?
According to the "Beijing Property Management Regulations" that came into effect on October 1, 2010 (the "Beijing Property Management Regulations" came into effect on May 1, 2020), owners can manage their properties by themselves or entrust others to manage them.
Wang Zhengwei remembers that the fourth industry committee of the community discussed and decided to convene the owners' meeting, and submit it to the owners' meeting for discussion and voting, whether to hire a property company for management or self-management.
With the guidance and assistance of the relevant competent departments of Haidian District, Zhongguancun Sub-district Office and the help of the community neighborhood committee, the owner's committee posted a notice for half a month at the gate of the community and the gates of each building, informing all owners of the The owners' meeting will be held in the form of a written vote every month to discuss and vote on "choose the property management method, service level and charging standard and the owner's self-management plan".
The statistical results show that: 881 owners of the community issued 881 votes, and 502 votes were withdrawn, more than half of the votes.
Among them, 498 sheets were selected and agreed to be managed by themselves.
According to the announcement of the owners' meeting, according to the voting results, Dongshengyuan Apartment will implement the owner-managed property from November 2012.
Subsequently, the relevant competent authorities of Haidian District sent staff to review and determined that the owners' meeting held by Dongshengyuan Apartment complied with the rules of procedure of the owners' meeting, and the self-management decision procedure was legal and effective.
Wang Zhengwei said that after the community decided to self-manage, the industry committee accepted the advice of the staff of the relevant competent authorities in Beijing, and applied to the Haidian District market supervision department to register and set up a service company, and obtained the main qualification of self-management of community properties.
According to the "Residential Owner Self-Management Plan" passed by the owners' meeting, the property committee recruits financial management, customer service, engineering maintenance, security, cleaning and other personnel and conducts business training, forming a property service team managed by the owners.
Then, the property management committee hired a property service evaluation and supervision company to conduct a comprehensive inspection and evaluation of the residential building design drawings, public parts of the property, supporting public facilities and equipment, and property service rooms, so as to find out all the "family assets" shared by the owners.
The owner's committee then signed the "Property Handover Agreement" on behalf of the owner and the property company, which stipulated the scope, content, standards, land use certificate, equipment property rights procedures and other original materials of the handover of the property.
According to Wang Zhengwei's recollection, the two parties agreed that 18:00 on November 24, 2012 would be the time limit for handover. After 18:00, various problems in the property service of the community would be handled by the self-managed property service company of the Homeowners Committee. "The handover process between the two parties was smooth and orderly. ”, personnel, funds, spare parts and spare parts are in place according to their posts, and the community operates normally.
Property fee set by the owner
Build a Shared Harmonious Community
According to Zhao Daqiang (pseudonym), the owner of the community, the first thing the community did after self-management was to hold a general meeting of owners to vote on the property fee standard. 1.08 yuan for elevators, 0.43 yuan for no elevators, and 132 yuan per year for miscellaneous fees per household.
At present, the annual income of the community property fee is about 1.15 million yuan, and the parking fee and advertising revenue totals 1.05 million yuan, with a total of 2.2 million yuan; in addition to paying the company staff wages and maintenance and management costs of more than 1.8 million yuan, there are also 300,000 to 400,000 yuan per year. The balance of Yuan is credited to the company's account and accumulated as the company's funds.
According to Zhao Daqiang, part of the lease operation in the community is managed by the self-management company, and all the income is owned by the owner.
At present, this part of the income has supplemented the owner's public maintenance fund of more than 10 million yuan, and has reserved funds for the development and renovation of the community.
Li Quan told reporters that for the elevator problem that the owners reported the most at that time, after the self-management, after the owner's vote, the self-management company used public revenue of 1.12 million yuan to replace all the five deactivated elevators with brand-name elevators, and repaired the operation of the disease. There are 9 elevators in the high-rise residential building, which solve the problem of difficulty for more than 500 residents to go upstairs in high-rise residential buildings.
A few years later, the elevators in the community were renovated and renovated. With the support of the government, all the 9 elevators that had been used for more than 15 years were replaced by the method of raising funds from the owners and supplementing public revenue.
A photo taken at the time shows the owner smiling as he rides the new elevator.
Zhao Daqiang also pointed his finger at Zongzong and introduced: In the year of self-management, the community also invested more than 20,000 yuan, planted 6,000 rhubarb trees, and restored 600 square meters of lawn; The community has successively allocated more than 6 million yuan from the public accumulation to install non-negative pressure water supply equipment for the domestic water supply system of 6 high-rise residential buildings, and install and use the intelligent equipment for motor vehicles to manage motor vehicles.
In Li Quan's view, Dongshengyuan Apartment has been in charge of itself for 10 years. Although the property fee has not risen, the environment of the community is clean and orderly, and the property service is repaired as reported...
A person from the Dongshengyuan Apartment Industry Committee told reporters that self-management has brought closer the relationship with the owners. The owners feel that the self-management company is their own butler, and the income and expenditure profits and losses are owned by all the owners. Unlike the property company, which wants to grab profits, If you owe property fees yourself, you owe money to all the owners, so I am sorry for not paying property fees for no reason. The property fee collection rate in the community has exceeded 98% for many years.
"Since the management, the owner has never been sued for arrears, and the self-management company and the owner do not engage in confrontation or create conflicts." The person said.
Seeing that the community is getting better and better, Wang Zhengwei has his own concerns. How to mobilize the enthusiasm and initiative of the majority of owners to participate in self-management, and to ensure that there are successors to the owner's committee is an urgent problem to be solved.
In addition, the self-management of the community still has a "hard bone" to chew, that is, the registration of the ownership of the common part of the community. Only when the ownership is clearly registered, the rights of the owners will be more clear.
In Zhao Daqiang's view, the practice of the owners of Dongshengyuan Community proves that the owners can not only manage the property by themselves, but also manage it better than some property companies; to implement the owner's shared property rights and implement the owner's joint management of the property is the way to build and share a harmonious community. an efficient way.
Comics / Gao Yue