Those things about the property： the increase in fees？ Nothing to talk about! Improve service？ No way!

　　■ The cleaning staff worked hard to keep the environment of the community clean and tidy. The pictures were taken by reporter Zhou Xin except the signature.

　　Property fee increase? Nothing to talk about; Improve service quality? No way! Is the contradiction between the owner and the property really in an irreconcilable "dead end"?

　　The reporter’s investigation found that the labor cost of property services accounted for nearly 70%, and public utilities and material consumption accounted for nearly 30%. The property fees of some residential quarters have been "standing still" for a long time. In order to maintain the normal operation of the company, some property companies either cut staff and reduce expenses to reduce labor costs, or cut corners to lower service standards, resulting in many problems and hidden dangers in the safety, environment and facilities of the residential quarters.

　　On March 1st this year, the revised Regulations of Shanghai Municipality on Residential Property Management came into effect, giving a series of solutions. At the same time, some residential quarters in Shanghai have actively explored and a number of management experiences that can be replicated have emerged.

　　Survey 1

　　Facing the dilemma of "three noes"

　　Located in Lane 192, Sanshu Road, Dongfang Kangdayuan (Phase I), although there was an industry committee and a property management company, all the industry committees have resigned, and the property management company has decided to withdraw from the market on September 4, and the cell phone of the owners of the community often has poor signal. Residents said that the community is facing the situation of "three no communities": no industry committee, no property management company and no smooth communication signal.

　　This situation is not unrelated to some "opaque" practices in management.

　　The community owners built their own WeChat group, but it is difficult to see the official information from the industry committee or the property management company in the WeChat group. After chatting, they found that the underground parking garage in the community has a public income of more than 800,000 yuan every year. Major communication companies have to pay a total of about 100,000 yuan each year when installing base stations in the community (all of them have been dismantled after the owners have opinions, and the communication signal in the community is not smooth after demolition); The advertising revenue of public parts such as residential elevators is also tens of thousands of yuan.

　　Although according to the provisions of the owners’ convention, the proportion of these expenses used to supplement the property maintenance fund should not be less than 50% in principle, in fact, except for 50% of the expenses paid by the communication base station operators every year for the office expenses of the industry Committee, the rest are paid to the property company.

　　Under such circumstances, some of the owners’ property maintenance funds have been used. However, hundreds of fire extinguishers in the community have expired and have not been replaced, and the fire belt has also been damaged and has not been replaced. Recently, when the property was repairing a fire-fighting pipeline damaged by settlement, the vent of an air defense facility was blocked in the "simple treatment".

　　Owners have accused the industry committee of failing to perform the supervision function of the property company, and failing to make the owners visible in protecting the rights and interests of the owners. Some owners even suspect that there is something fishy between the industry committee and the property company. Amid accusations and doubts, all the industry committees resigned and refused to be interviewed.

　　Although, Mr. Zhang, the person in charge of the neighborhood Committee where the community is willing to "speak out", explained that the industry committee decided the "right to use" public benefits "without authorization" because it was found that the property fee for maintaining the normal operation of the community should reach 1.8 yuan/month/square meter, while the property fee for the community is actually only 1.15 yuan/month/square meter, of which 0.4 yuan/month/square meter is about.

　　However, the owner refused to accept the explanation and questioned the "transparency" and fairness of the election of members of the industry Committee.

　　According to the information from Sanlin Town Housing Office, in order to solve the "dilemma" of the community, it has become a top priority to guide the establishment of an industry committee in the community, and a new property company will be selected after the establishment of a new industry committee.

　　Survey 2

　　Owners raise funds to build star-rated buildings

　　Pushing open the security door of No.1191 corridor of Nanjing West Road, marble tiles with natural lines are stuck on both sides of the corridor, which is simple and atmospheric. A crystal chandelier with unique design is overhead, and there are many decorative paintings hanging in the corridor … … Jin Yuping, secretary of the General Party Branch of Huaye Residential Area, Nanjing West Road Street, Jing ‘an District, proudly introduced that this is an old building nearly a hundred years old, and the building group is participating in the "five-star beautiful building group".

　　A few years ago, the mess of the corridor here was also a headache for the owners: the mottled parts of the wall kept falling slag, the corridor was piled with battery cars, bicycles, shoe cabinets and other items, and dozens of wires were hung above the head … … In 2015, Jiang Hua, a citizen who likes old houses, bought a set of commercial houses in the building.

　　The interior decoration is new, but the outdoor space makes people feel "bad". Jianghua proposed to decorate the corridor at his own expense, which was supported by most owners. "The enthusiasm of residents is a good thing. How can we do a good job?" Jin Yuping discussed with the building leader and the owner’s representative for a long time. Subsequently, the owner’s representative and the building leader issued the "Residents’ Consultation Sheet" to more than 20 owners. As a result, only two households presided over the "opposition" opinion. After many door-to-door communication by David Zhu, the building leader, the two owners also changed their minds.

　　At the end of last year, the renovation project of the public space of the building was started, and the wires in the corridor were sorted and boxed one by one, and bicycles and battery cars were pushed into the designated parking area in the community. After the renovation, the wall was plastered with marble tiles, and several old house art paintings … … The dark and crowded corridor in the past has now become an artistic public space. Sixteen owners contributed and paid more than 60,000 yuan for decoration.

　　"One proposal, everyone to participate in. The selection of star-rated buildings has made the neighborhood relationship more harmonious. " Zhang Meijuan, deputy director of Nanjing West Road Street, said that promoting autonomy with people’s livelihood and promoting co-governance with autonomy have achieved results. A series of "urgent and difficult" problems of old houses have been solved, and the long-term normality of autonomy has been realized.

　　Survey 3

　　Third-party evaluation to resolve contradictions

　　Property companies "can’t make ends meet", but the owners think that "things are not worth it"!

　　How to make property companies and owners reach a balance point of "matching quality and price"?

　　The reporter learned from Jing ‘an District that in order to further improve the property management level of old residential quarters in the area and strengthen the supervision of property service quality, the government introduced a third-party professional evaluation agency to evaluate the effectiveness of property integrated management services.

　　A few days ago, the reporter saw Zhu Rongmei, an industry expert from a third-party professional evaluation agency, conducting a surprise inspection in Sifang New Town Community, Lane 568, Julu Road: Is the property management office clearly priced and publicized? In the last two weeks, are the repair records and feedback records of the community owners complete? Is there an emergency maintenance plan in the community when the rainy season comes? Zhu Rongmei took photos and recorded while checking in the community. Zhu Rongmei holds a stack of evaluation forms, including more than 100 evaluation details in personnel management, management system and account management. She will score according to the inspection and sort out a full set of "physical examination" reports on property management in the community.

　　It turns out that Sifang New Town Community is also one of the communities where the contradiction between owners and property companies is more prominent. Zhu Wenkai, director of the Housing Management Office of Nanjing West Road Street, said that the property management fee has never been adjusted in this commercial housing community for nearly 20 years. At the same time, the owners have great opinions and many contradictions about the property company. After the establishment of the new industry Committee, the previous property company left in 2017 and the new property company settled in.

　　Under the guidance of the street housing management office and the third-party professional evaluation agency, the new property has gradually gained the support and trust of the owners and industry committees. At the beginning of this year, the property management company proposed an appropriate increase in property management fees to the industry Committee through financial statements such as cost accounting and actual income and expenditure, which has been supported by the industry Committee and is in the process of operation.

　　"The Street Housing Management Office will rank the property service level of each community after receiving the evaluation report of professional institutions, and send the ranking results to the higher authorities of the Housing Management Bureau, neighborhood committees and property management companies simultaneously." Shen Wei, deputy director of Nanjing West Road Street, said that if the evaluation results of individual property service projects are not satisfactory and the rectification is not in place on schedule, the street will follow public opinion and dissuade property enterprises with low management efficiency. After the introduction of third-party professional evaluation, the level of property service management has obviously increased, and group complaints in residential quarters have hardly occurred.

　　Reporter Yang Yuhong Luo Shuiyuan