The property service is not in place, not timely, and the attitude is poor, and some owners refuse to pay the property management fee...... In recent years, property-related complaints have remained high. To this end, some communities in Haikou have innovated and explored the "credit remuneration system" property management model to alleviate the tension between property owners and owners under the traditional "lump sum system". This model collects all the property management fees and operating income of common assets into "owner's common funds", sets up a condominium account, and the property service provider withdraws a reasonable remuneration according to the agreed proportion, and the owner of the community can log in to the condominium account through the mobile phone at any time to view and supervise the details of income and expenditure.
How is this model actually operating? Can it solve the problem of property management in the community? Banyuetan reporters conducted interviews and investigations on this.
Put "money" in the sun and eliminate the trust deficit
In the mobile phone of Chen Duoguang, Secretary of the Party Branch of the Haikou Owners' Committee Association and Director of the Qiongyuan Square Community Business Committee, the Banyuetan reporter tapped the bank App, searched for "my property", and entered his own community, where he was located, and he could see the details of the income and expenditure of the community every month, and each property fee collected could correspond to the specific room number. Each community owner will be able to look up the original account like this.
Chen Duoguang told the Banyuetan reporter that the vast majority of community properties are unilaterally managed, no one supervises, and the accounts are not open and transparent. Some property management companies set up stalls not for service, but to make money, and the quality and price of the service do not match; some property management companies claim to lose money, but in fact they are greedy for a large amount of public income in the community, and the owners can only eat Coptis chinensis dumbly.
Qiongyuan Square Community was completed in 2003, with a total of 517 households, and has experienced 4 property companies in 20 years.
In 2020, after the establishment of the property committee, the community successfully selected new properties, signed a service agreement on the remuneration system, and explored the establishment of a credit remuneration system, which was managed in accordance with the principles of openness and transparency, agreed proportions, and national supervision: a condominium account was established, and property fees, advertising revenues, and parking fees were all entered into the condominium account; The property management company prepares the budget, and the owners' general meeting reviews and spends as much as it collects, and does not overspend; the United Bank develops the "My Property" mini-program to expose all income and expenditure to the sun.
The chess and card area built by the community business committee with the common funds of the owners is very popular Photo by Zhao Yeping
In the past three years of operation, the owners' sense of happiness and gain has been enhanced, the positioning of the property management company is clear and clear, and the initiative of service has been improved. "The money is clear, the service is in place, and the owners have consciously and voluntarily paid the property fees, and the collection rate of the property fees in the community has increased from less than 60% to a maximum of 97%. Chen Duoguang said.
In 2023, the work report of the Haikou Municipal Government proposes to promote the "credit remuneration system", and 20 communities in the city, including the apartment of the Provincial Traffic Police Corps and the Hefeng Riverbank, have been successfully introduced and operated.
The "fiduciary system" was recognized, but its promotion was not smooth
The reporter learned that the basis of the "credit remuneration system" is the remuneration system, and the service agreement usually stipulates that the annual profit margin of the property company is between 8% ~ 12%. The credit remuneration system is a good way to win the trust of property owners, and some property companies that accept the credit remuneration system are therefore "not too short of money". Ouyang Jianjun, project manager of Great Wall Property Haikou Greenland Sea Forest, said: "Owner trust is the premise and foundation for the long-term development of property management companies. ”
In the past three years, thanks to the operation of the "credit remuneration system", Hainan Anshan Property Service Co., Ltd. has been trusted by the owners, not only the property fee collection rate has remained high, but the new property committee has also obtained the consent of all owners to use part of the public income of the community to improve the level of property services.
However, the promotion of the well-recognized credit remuneration system has not been smooth, and only 20 of the 3,182 communities in Haikou have been put into operation. Li Daowu, secretary-general of the Hainan Provincial Association of Owners' Committees, believes that this is because it is difficult to set up owners' committees, and without owners' committees, it is difficult to organize all owners to sign new service agreements with property management companies, let alone introduce a credit-based remuneration system.
It is reported that at present, there are 450 communities in Haikou that have set up owners' committees, accounting for 14%. The main reason for the low proportion of owners' committees is that there are many "migratory bird communities", and many owners only go to live in winter.
Tang Youying, director of the Haikou Baoyuan Garden Industry Committee, told the reporter that the community developer holds a large number of shops and more than 400 property rights parking spaces in the basement, and every time the owners' meeting is held, they find a bunch of reasons to refuse to vote, resulting in the participation in the owners' real estate area is always not more than 2/3, and in accordance with the relevant regulations, it is impossible to carry out the work of selecting and hiring new properties.
Liu Liangwu, head of the property section of the Haikou Municipal Bureau of Housing and Urban-Rural Development, believes that in addition to the difficulty of voting, some owners also do not trust the property committee, for example, there are also complaints from owners in the community that implements the "credit remuneration system", saying that the supervision of the property committee is not effective, and the "rules of procedure" with hidden loopholes are cleverly set up expenditure items, and the embezzlement belongs to the public income of all owners.
To alleviate the property conflict, more supporting systems are needed
Chen Duoguang, a 78-year-old retired veteran party member, said that the credit remuneration system is very good, but if the project manager of the property company that implements this system does not act, or if the members of the property committee have selfish intentions, the credit and remuneration system will be greatly reduced, or even exist in name only. If both the property company and the property committee perform their duties in place, the traditional "lump sum system" can also manage the community well.
The responsible persons of the interviewed trade associations, members of the community business committees, and grassroots cadres believe that the key is for the party and government departments in various localities to conscientiously formulate normative documents that conform to local realities under the legal framework and implement fine management of urban communities.
——Reduce the burden on property management companies. The burden of water and electricity meter reading to households that is not borne by the property company shall be returned to the hydropower company to reduce the labor expenditure and the pressure of advance funds of the property company. "The increase in expenditure of property management companies in this area is bound to reduce service standards and control costs, which harms the interests of owners. Hong Liang, secretary general of the Hainan Property Management Association, said. At the same time, he suggested that the process and details of "undertaking inspection" in the process of delivering houses by developers should be standardized as soon as possible, so as to avoid the problems left by developers from becoming the hardest hit areas of complaints.
——Standardize the rules of procedure of the business committee. Chen Duoguang said that most of the rules of procedure of the owners' committee are now drawn up by the owners' committee (preparatory group) and submitted to the owners' general meeting for voting, and in this process, most of the voting owners blindly follow and do not carefully pick out the specific terms of the rules of procedure, so that some community owners' committees have set up various minor repairs and small repairs, like ants moving, greedy for the public benefits of the owners, and some even looted the community maintenance fund.
-- Increase training and financial support for the Owners' Committee, so that the Owners' Committee will become an important force in community governance. The owners' committee is an autonomous organization of owners and does not receive a penny of subsidies, so that young people are reluctant to do it, and the elderly are not good at it. "Many members of the community business committee and the preparatory group have not read through the relevant regulations. Zhong Hai, a member of the Expert Committee of the Hainan Provincial Association of Owners' Committees, believes that in order to enhance the ability of the owners' committees to participate in community governance, the neighborhood communities can purchase services from the community owners' committees to encourage more capable young people to devote themselves to this work.
Source: Half Moon Talk