Property management means that property management companies accept the entrustment of owners, owners committees or other organizations to maintain, repair and manage properties, and to ensure public order, traffic, fire protection and the environment in the property area. Provide paid activities to assist management and services on sanitation, greening and other matters. Below is a brief discussion of property management papers that I compiled for your reference. A brief discussion of property management papers Sample 1: Urban community property management issues and countermeasures

Abstract: As my country's economic strength continues to grow, community property management has also developed rapidly. However, more and more problems have emerged, which to a certain extent have restricted the development of my country's property management industry, making it difficult for my country's property management industry to achieve a clear development direction in an increasingly mature market environment, making it difficult to achieve breakthrough development. . To this end, it is of great significance to conduct in-depth exploration of the existing problems in the property management of urban communities in my country, explore the causes of the problems, and on this basis explore solutions to optimize the property management of urban communities in my country, which is of great significance to promoting the development of property management in urban communities in my country.

Keywords: urban community; property management; owners

1 Existing problems in urban community property management in my country

1.1 Limited management capabilities of urban community property management enterprises

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Compared with developed countries, the development of community property in my country is relatively lagging due to its late start. Coupled with the lack of talents in domestic property management, most urban community property management companies have insufficient management capabilities. Mainly reflected in two aspects: First, the relationship between property management companies, owners, and real estate developers is not properly handled. Secondly, the focus of property management is on external publicity, and the accumulation of actual management experience and the development of management-related facilities are inconsistent with publicity. To a certain extent, the high-tech management facilities of my country's urban community property management companies have gradually become decorations, making it difficult to play its due functions and roles.

1.2 The service concept is backward

The service concept of urban property management enterprises in my country is backward, which makes it difficult to show the quality of urban property management services in our country. Mainly reflected in two aspects: First, subjective reasons for urban property management in my country lead to deviations in its industry positioning. Our country's urban property management companies have not identified the industry positioning correctly and position themselves as managers rather than service providers. This is because property management companies have a backward concept of service and do not realize that the function of property management is service. Due to this wrong industry positioning, the quality of urban property management services in my country is poor. Secondly, objective factors such as low initial property pricing and late property owners delaying or refusing to pay property fees make it difficult for property management companies in my country to provide quality services. Once an owner delays or refuses to pay property fees, property management companies will become more passive and slack, which will greatly affect the service awareness of property management and make it difficult to provide quality services. This will form a vicious circle and restrict the development of the entire urban property management industry in my country. grow.

1.3 Misunderstandings in the owners’ ideological concepts

my country’s urban property management industry is developing rapidly, but most owners’ consumption concepts are relatively backward, and they are still in the state of the planned economy era where all units receive free lunches. , the consumption concept of "equivalent exchange" has not yet been formed. In addition, most owners lack a correct understanding of property, have poor self-discipline, and blindly pursue "low price, high service". Many owners delay or refuse to pay property fees, which reduces the charging rate of property management companies, reduces the enthusiasm of property managers for service, and also affects the interests of more community residents.

2 Reasons for existing problems in urban community property management in my country

2.1 Relevant laws and regulations are not perfect

As the relevant laws and regulations for urban community property management in my country are not perfect, The low legal status given to the owners' conference and the owners' committee makes it more difficult for the owners' conference to negotiate and deal with community property management issues in actual operations, and the coordination costs gradually increase, making it difficult for the owners' conference to fully perform its functions. In addition, the supervision mechanism for the owners' conference and the owners' committee is not yet complete, and it is difficult to achieve "democracy, openness, and fairness" in its actual operation. As a result, the owners' committee and the owners' conference cannot fully represent the interests of the majority of owners. It is precisely because the construction of laws related to property management in urban communities in my country is weak, and targeted and local laws and regulations related to property management have not yet been promulgated, resulting in the relationship of rights, responsibilities, and interests between community property management companies and owners. It is not clear, and relevant laws and regulations have not yet been issued to clearly indicate how to deal with disputes between the two. Fundamentally, it is mainly due to the rapid development of my country's real estate industry and the rapid development of the community property management industry. Compared with the development speed of the community property management industry, the laws and regulations on community property management introduced in my country are difficult to synchronize, thus restricting its development.

2.2 The market mechanism is not perfect

In recent years, my country’s property management industry has developed rapidly and has gradually become an important part of my country’s modern service industry. However, due to the initial development of my country’s property management industry Lately, the market mechanism is not yet perfect, leaving owners and property management companies in endless disputes.

The imperfection of the market mechanism has seriously affected the development and improvement of the property management system in the market economy environment. Property management companies lack a good supervision environment, and the standardization and transparency of bidding are low, resulting in violations of laws and regulations. This makes the property management industry less dynamic in the market economy. In addition, due to the imperfect supervision mechanism, to a certain extent, it is difficult for property management companies to fully perform their functions and responsibilities, exacerbating the chaos in the property management market. It is precisely because of the imperfect market mechanism that property management lacks a good competitive environment, resulting in imperfect competition mechanisms in the market economy, which in turn leads to non-standard property management companies in actual operations and low management levels. The non-standard operations of property management companies have caused dissatisfaction among owners to a certain extent, further affecting their enthusiasm for participating in self-governance.

2.3 The degree of autonomy of community owners is not enough to meet the actual needs

According to our country’s traditional culture, people spend their life savings to buy commercial housing just to live and work in peace and find a sense of belonging. However, when disputes with property management cannot be resolved, many owners have lost confidence in the property management industry. On the one hand, owners lack the concept of autonomy. Some communities have not held an owners' meeting in several years, and each family is doing its own thing, paying no attention to property management matters that have nothing to do with their own interests. If the owners' meeting cannot be held normally, the owners' committee cannot be established. When facing infringement of interests, there is a lack of good rights protection channels. Secondly, the management of many community owners' committees is not standardized. The owners' committee should be publicly elected by the owners' meeting, but many communities have extremely irregular management and operations from the election to the later stage. The owners' committee cannot represent the interests of the owners and even colludes with the property management company to harm the interests of the owners. Although some community owners' committees are elected through formal procedures, the members of the owners' committees lack management capabilities and are unable to help owners safeguard their rights. These circumstances make the owners' committee useless and unable to play its due role.

3. Strategies to optimize property management in urban communities in my country

3.1 Improve relevant laws and regulations

Although property management has been developed in my country for many years, relevant laws and regulations still lag behind. When disputes arise between developers, property companies, and owners, there are often no detailed laws and regulations to provide a legal basis, resulting in disputes that cannot be properly resolved through legal means. According to the characteristics of property management, laws and regulations should be improved mainly from two aspects. On the one hand, we must improve local laws and regulations. The economic and cultural development conditions of various regions in our country vary greatly. Actual disputes often cannot be resolved solely by laws and regulations formulated by the state. Property-related regulations should be formulated based on the actual conditions of each locality, so that property disputes can be resolved more realistically during the property management process. For example: charging principles, charging standards, service composition, management methods and other detailed issues must be regulated by detailed laws and regulations, so that disputes can be legally based. On the other hand, a sound bidding system must be developed. An important problem in current property management is that owners cannot choose property companies independently. Improve the bidding system and openly select the property companies favored by the majority of owners through the owners' meeting. Once you are free to choose a property company, in order to gain market share, the property company must do its best to provide good services, gain reputation from owners, and gain a good public impression. Only fair and open market competition can promote the change of property management companies' service concepts and the improvement of management capabilities, and ultimately achieve rapid development. At the same time, owners can also receive good services and avoid disputes.

3.2 Recognize the nature of the industry and determine the positioning of the industry

First of all, the positioning between property managers and owners must be properly handled. Property managers are neither superior "managers" nor humble "servants" in front of owners. For property managers, they should position themselves as service providers, because property management is essentially a service industry. Every property practitioner should abide by professional ethics, provide services to owners seriously, and continuously improve their property management capabilities. When encountering problems from owners, you must be patient and resolve them, and always position yourself as a service provider. For owners, they must also position themselves correctly. You cannot treat property managers as your own servants and handle property issues through formal procedures instead of "protecting your rights" through threats and refusal to pay property fees. Secondly, the positioning between real estate developers and properties. Developers and property developers should complement each other. Only by supporting and helping each other can a win-win situation be achieved. Some developers cut corners in house construction, etc., which made it difficult for the property management company to cope with the problem in the later period. This caused the property management company to lose management information and the owners continued to have disputes. In order to gain market share, some property companies quoted too low property fees to developers in the early stage to attract owners to purchase commercial housing. However, in the later stage, they were unable to provide services as expected, and in the end they only continued to have disputes. High-quality community construction planning will reduce many unnecessary disputes in later property management, provide a good service platform, and enable developers to gain public trust and support.

3.3 Improve relevant rules and regulations

First of all, we must further improve the bidding system and do a good job in prior supervision. Before determining which property company will settle in the community to participate in property management, a complete bidding system must be in place to select a high-quality property management company that meets the requirements.

A fair and open bidding system allows more property companies to participate in competition, thereby promoting self-improvement of property companies and providing better services to owners. Selecting qualified property companies through strict bidding systems and bidding processes is responsible to the owners and the property management industry. Secondly, the initial property company chose marketization. In the actual property management process, the relationship between developers and property management companies is often very ambiguous, and even the property company is a subsidiary of the developer. According to the "Property Management Regulations", property management companies and developers should have a contractual relationship. When a developer is selling commercial housing, a property company will settle in the community in advance. Often, the property company has an inextricable relationship with the developer. Later, there was a lack of system for free selection of property management companies, resulting in constant disputes between property owners and property owners. Finally, establish a complete owner complaint system. In recent years, there have been more and more property disputes. When the interests of owners are infringed, there are no smooth complaint channels and a complete complaint system, so they can only adopt other unsatisfactory rights protection methods. As a result, disputes between property owners and property owners cannot be properly resolved, leading to a vicious cycle. If disputes cannot be properly resolved, owners will lose confidence in the property management industry and become unwilling to pay property management fees. Ultimately, property management companies cannot develop soundly.

3.4 Improve the supervision mechanism and achieve healthy development of property management

First of all, it is necessary to strengthen the qualification review and supervision of property management companies. Strictly review the qualifications and creditworthiness of property management companies to prevent companies that do not meet the requirements from entering the property management industry. This not only protects the interests of owners, but also protects the interests of the property management industry. Secondly, strengthen the standardized supervision of competition in the property management industry. The competition in the current property management market is becoming increasingly fierce. In order to seize the market, many property companies ignore the market rules and promise too low property fees. After settling in the community, they cannot make a profit, so they protect their own interests by reducing service quality and charging illegal fees, which ultimately leads to the loss of property owners. Dissatisfaction leads to constant disputes. At the same time, malicious low-price competition and arbitrary charges have disrupted the property management market and damaged the image of the property management industry. Finally, it is necessary to strengthen the standardized supervision of the owners' committee. The owners' committee is an owner representative elected by the owners' meeting to represent the interests of the majority of owners. The government has strengthened its supervision and management so that its standardized operation can truly represent the interests of the majority of owners.

Author: Tan Liyan Unit: Yangtze Normal University

References:

1 Xie Jiajin. A brief understanding of the transformation and upgrading of property management to modern service industry [ J]. China Property Management, 2012 (10)

2 Development status of Shanghai’s property management industry [J]. China Property Management, 2010 (1)

3 Liu Tuo. my country Research on property management issues [D]. Jinan: Shandong University, 2010

4 Wang Guangrong. Strategies to solve the problems of urban community property management [J]. Lanzhou Academic Journal, 2013 (2)

5 Kou Xiaoyan, Zhang Jusheng. Property management dilemma and resolution from the perspective of social collaboration [J]. Qiusuo, 2013(1)

6 Huang Chuang. Path analysis for the healthy development of urban community property management [J] .Changbai Academic Journal, 2013(1) A brief discussion of property management paper sample two: Problems and countermeasures of property management in the later stage of affordable housing

Abstract: Housing security is an important livelihood issue. In recent years, the construction of affordable housing has Increasingly large-scale, but after the national government attaches great importance to and a large number of affordable housing is put into use, the property management process in the later period is facing unprecedented challenges. Conflicts between the property management department and the residents arise, which is very detrimental to the healthy operation of affordable housing. . Targetedly exploring the problems in the post-property management of affordable housing based on the three main subjects of department heads, property management and residents and proposing corresponding solutions, it is of very positive significance for the "green" development of post-management of affordable housing.

Keywords: affordable housing; post-property management; Anyang City, Henan

1. Research background and significance

The large-scale implementation of affordable housing projects is the party’s A major decision made by the Central Committee and the State Council. In order to speed up the development of affordable housing construction, quickly solve the housing difficulties of urban low-income families, migrant workers and new employment groups, gradually improve the living conditions of urban lower-middle-income families and shanty town residents, and achieve the goal of having a place to live, To promote the rapid and healthy development of urbanization in Henan, Henan Province has issued policy suggestions and opinions on affordable housing many times since 2011: On December 21, 2011, "Several Opinions of the People's Government of Henan Province on Accelerating the Construction of Indemnified Housing Projects" ", proposing to further standardize the construction methods, review mechanisms, and after-sales management of low-rent housing and affordable housing, and establish a sustainable low-rent housing and affordable housing system. In 2012, the Henan Provincial Government issued the "Guiding Opinions on Strengthening the Occupancy Management of Low-rent Housing and Public Rental Housing", which required that the entry threshold for affordable housing be gradually lowered and that newly employed employees and migrant workers be included in the public rental housing guarantee. scope.

In 2013, the Henan Provincial Department of Housing and Urban-Rural Development's "Notice on Doing a Good Job in the Urban Affordable Housing Project in 2013" proposed to accelerate the construction of affordable housing, effectively implement the policy of supporting affordable housing, and actively promote the transformation of shantytowns. In 2015, the "Several Opinions on Strengthening the Management of Public Rental Housing" proposed measures to implement allotment. These are indispensable institutional guarantees in the construction and management process of affordable housing. Due to the active actions of the government, the affordable housing in Henan Province has formed a diversified system with low-rent housing and public rental housing as the main body, supplemented by affordable housing, limited-limit and targeted resettlement housing. The later operation and management of affordable housing mainly includes: access and exit, rent collection, property management, community cultural construction, supporting facilities operation, etc. "Guiding Opinions of the General Office of the State Council on the Construction and Management of Affordable Housing Projects" (Guobanfa [2011] No. 45) stipulates that residents in affordable housing communities can implement self-management and self-service, or they can hire professional agencies to provide property services ?, which provided guiding opinions on the later property management of affordable housing. Based on the empirical research on the post-property management of affordable housing in Anyang City, this article makes a more detailed and thorough analysis of the problems in the post-property management process of affordable housing, and thus proposes targeted solution strategies, which will promote the promotion of affordable housing in Anyang City. The further improvement of property management in the later period; moreover, by improving the housing conditions and environment, effectively solving the worries of the groups currently living in affordable housing, it will also help improve the happiness index of low- and middle-income groups; at the same time, it will increase the general public's awareness of the property management work in the later period. Cooperation and support can play a positive role in effectively reducing resistance in the later management process and promoting the sustainable development of later-stage property management of affordable housing.

2. Problem interpretation

(1) Problems discovered from the department heads

For the heads of affordable housing departments, interviews are mainly conducted. When talking about affordable housing, many managers said that they are gradually improving relevant supporting measures. For the later management, they will continue to use the government-entrusted property management. However, many problems have also been exposed, mainly the following three problems. First, the government’s financial pressure is too great. The main sources of funds for affordable housing are fiscal funds, rents and operating income from supporting facilities. As the scale of housing expands, expenses such as administrative personnel and management personnel expand. However, the government only charges a small amount of rent and property fees from the people, and the pressure on funds becomes greater as time goes by. Secondly, some officials are afraid that Responsibility for shelving the housing stock in hand prevents affordable housing from functioning as it should; thirdly, residents have difficulty in asset review and have a weak awareness of exiting. Since our country has not yet established a financial credit system and a resident personal income declaration system that are compatible with the market economy system, personal income and financial assets are not open and transparent, and there is a lack of effective income monitoring methods and related survey and statistical methods. When there are loopholes in the asset review, some affordable housing is occupied by owners who own houses and cars or rent and sell their houses, which violates the original intention of establishing affordable housing. In addition, the incentives and punishments in the exit mechanism of affordable housing are not obvious, the concept of exit is vague, and there is a lack of incentive mechanism. As a result, residents do not want to exit once they live in affordable housing, and the motivation for residents to voluntarily exit is seriously insufficient.

(2) Questions from the property aspect

Questions related to property in the questionnaire mainly include whether there is a property for management, the quality of the property personnel, and whether they are satisfied with the property management situation. and the main services provided. From the 220 valid questionnaires collected in three different grade communities in Anyang City, it was found that 156 (70.91%) of the communities did not have a dedicated property management company for management, and 127 of the 64 (29.09%) communities had property management facilities ( The results of the questionnaire (40.2%) indicated that the quality of employees was average, and 84 (38.18%) expressed that their satisfaction with property management was average. The main services provided include setting up gate posts, cleaning, maintenance of public facilities, and gardening and greening management. The results of the investigation illustrate four problems: First, the scope of services provided by the property is too narrow, limited to simple daily services, and residents reported that the security management of the community is not in place, there are many cases of theft of battery cars, and the entry and exit of the gatekeepers are not strictly controlled, resulting in People are mixed, and the daily safety of residents cannot be guaranteed. Second, the community greening of the property is not planned in place, and cars are parked indiscriminately, affecting traffic. Third, the efficiency of property management work is low. House quality problems such as leaking roofs, watery pipes, no heating, etc. are not responded to in a timely manner. Fourth, for properties that lack targeted services, realistic service businesses should be formulated based on the different needs and consumption levels of affordable housing owners to achieve detailed services. During the conversation with the property managers, we found that some residents did not pay property fees in time, resulting in property work not being carried out as scheduled. The service life of pipes is 2 years, and the service life of roofs is 5 years. After a certain period of time, maintenance fees, labor Fees, etc. are also a big expense. The owner believed that the property management company had lowered service quality in order to save expenses and reduce costs, and refused to pay property fees. Resolving the direct contradiction between the two is the focus of current property management work. It is necessary to ensure service quality and establish a reasonable mechanism to encourage people to actively pay property fees.

The community has carried out volunteer service stations, festival art performances, and reading platforms, but most residents have not participated well in them. They lack a sense of ownership and are not aware that they are also members of the community and cannot actively participate in community culture. construction.

(3) Issues reflected in residents’ satisfaction

The questionnaire mainly analyzes differences from six aspects: housing overview, property management, supporting facilities, community construction, and related policies and exit mechanisms. Households with housing conditions have problems and attitudes towards the post-management of affordable housing. Among the 220 valid questionnaires, 70 were from low-rent housing residents, 147 were from affordable housing residents, and 3 were from public rental housing residents. The following five issues are mainly reflected: First, the communities where affordable housing is located generally have problems such as inconvenient public transportation, lack of fitness equipment and public activity venues, inadequate community medical care, and high prices in community supermarkets. Second, in terms of neighborhood relations, 27.5% of residents chose average, expressing the need to strengthen neighborhood exchanges and community cultural construction as well as cultivate community residents’ sense of unity, friendship, and neighborly mutual assistance. When talking about volunteer services, many residents said that they have never participated in community volunteer activities. If conditions permit, they would be very happy to participate, especially "work in lieu of payment" and are willing to participate in community labor to offset property fees. Third, in the post-management model question, 28.5% of residents chose to combine management with the property themselves, and 20.9% chose the government and relevant departments to take the lead. This shows that residents are still very willing to participate in management, but they lack a platform. In addition, residents of affordable housing communities that currently do not have property management said that they had properties managed in the community before, but due to fourth, 36.4% of residents said they did not know much about policies related to affordable housing, and 50.6% said they did not understand how to report complaints. They have never reported it. A few residents said they had reported it but received no reply, and the property was withdrawn from management. This shows that the supervision mechanism of the government and the community is not perfect enough, and there is no open and transparent channel to truly allow the people to express their voices and let the power be exercised in the sun. Fifth, most residents have shown a strong will to exit affordable housing in this part of the exit mechanism, which shows that the government’s guidance in this regard is insufficient and has not allowed the public to establish a correct view of employment and exit affordable housing early through their own efforts.

3. Crack strategy

(1) Department heads

For problems with department heads, measures should first be taken to increase revenue and reduce expenditures, and for low-rent housing The property service charges for public rental housing are subject to government guidance prices to reduce the pressure on government financial funds. On the one hand, the rent and the contracting fees for supporting facilities are increased within a certain range through appropriate gradients to increase the source of funds for affordable housing management; on the other hand, , tenants can participate in property management and self-service under the organization of the community neighborhood committee, streamline the scale of property management personnel, implement a competitive incentive mechanism, and improve work efficiency; secondly, strengthen supervision of relevant staff of the Department of Housing and Urban-Rural Development, and improve publicity at the same time system, to avoid the waste of affordable housing resources to the greatest extent, so that it can play its due role, and effectively ensure that households with housing difficulties solve their housing problems; finally, to deal with the difficulties in verifying the assets of residents and the weak willingness to exit, government departments and property management personnel should be established A working group composed of management personnel shall determine clear indicators, carry out regular household inspections, and increase publicity efforts to enhance residents' understanding of the exit mechanism. Strictly follow the asset review standards and exit audit standards for those who are unwilling to actively exit but do not meet the guarantee requirements. Those who are qualified to live in the housing will be forced to exit. At the same time, a turnover housing or working capital system will be established. When the forced exit is implemented, other public rental housing with lower rents will be provided to the residents or working capital will be provided to help them rent in society.

(2) Property management

When managing affordable housing communities, property management companies should provide a full range of services, especially security measures, and effectively protect the personal safety of residents. and property safety; at the same time, the "principle of proximity" allows internal personnel (tenants) of the community to participate in democratic management, and pays attention to training staff on a regular basis to improve the quality of staff and improve work efficiency; there must be specialized work to deal with issues reported by residents Personnel organizes records and resolves problems in a timely manner, so that residents in the community can strengthen democratic supervision of property management and improve complaint channels for residents in the community. In addition, property fees must be collected in accordance with prescribed standards, and a reasonable mechanism should be established to encourage people to actively pay property fees. The fees should be collected in stages based on the housing status of the residents, and the charging standards cannot be changed arbitrarily. Strengthen communication and negotiation between residents and property management departments, make management information public, and alleviate conflicts between the two entities. In addition, property management personnel should encourage community residents to actively participate in community cultural construction to enhance their sense of ownership.

(3) Residential aspects

First of all, residents are the key elements of affordable housing management. The development of property management of affordable housing in the later period requires residents to actively support and cooperate with the development of management work and participate democratically. Management, actively provide suggestions and enhance their own sense of ownership. The survey found that most residents are willing to participate in community management to offset property fees in the form of "work-for-fee". Therefore, mutual assistance within the community can not only enhance the relationship between neighbors, but also reduce the work pressure of property management, which is beneficial to community harmony. Construction also helps a lot.

Not only that, for jobs with high mobility, low labor intensity, and no need for fixed personnel, college student volunteers or social workers can be recruited to participate, and the available human resources can be effectively integrated, which is an important step in the later management process of affordable housing. A positive and meaningful attempt. Regarding the exit mechanism, it is necessary to strengthen residents’ understanding of the policies related to the exit mechanism of affordable housing, voluntarily choose favorable active exit strategies, and promote the reasonable and fair implementation of the exit mechanism of affordable housing.

Author: Wang Jingjing and Guo Xiaoqing Unit: Henan Normal University

References:

Guo Lin, Zhang Xuefeng. Existing problems in the later operation and management of rental affordable housing and solutions based on the experience analysis of Hebei Province [J]. Journal of Suzhou University (Philosophy and Social Sciences Edition), 2014(05).

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