Xi'an's only owner-managed community has a balance of 830,000 yuan in property fees a year, which arouses the envy and jealousy of residents everywhere. In recent years, the gradual rise of owner-managed communities, and the news of annual financial surpluses have been coming, so that those of us who pay high property fees every year but do not know anything about income and expenditure finally understand how their money is used.
This owner-owned community is not a very large community, with only three buildings, 304 households and 6 businesses. A total of 90The property fee of 530,000 yuan is about 3,000 yuan per household on average, which is a relatively ordinary level of fees in the local area. However, the balance of 900,000 yuan in property fees is 830,000 yuan, which makes people feel as if the owners don't have to pay the property fees anymore. In fact, parking fees, advertising fees, access cards and other incomes reached 500,000 yuan, which is enough to pay for the security, hygiene, daily maintenance, garbage disposal and electricity bills in public areas of the community.
A self-managed community in Xinxiang, Henan Province, is even more eye-catching with its extremely low property fees. It is only 0. per square meter per monthThe property fee of 2 yuan has been insisted on for 10 years. Unlike the vast majority of properties to make up for the lack of parking fees, the parking fee in the community is only 35 yuan a month. Although the community does not seem to have much extra income, it employs three security guards, six cleaners, one plumber and one gardener with a fee of less than 250,000 yuan a year. The staff is lean and efficient, and the part-time business committee ensures the orderly management and good service of the community, which is not inferior to the surrounding community. Similarly, in Taiyuan, Shanxi Province, a small community has achieved 5 years of owner autonomy, and the property fee is only 045 yuan square meters month, the roads in the community are clean and tidy, the garbage cans are placed in an orderly manner, and the vehicles are parked in an orderly manner.
What exactly is owner-managed?On the surface, owner self-management means that the owners organize the property committee, evict the professional property service company, take over the community and implement the property service on their own. However, in most cases, it is not the owner who voluntarily evicts the property, but the property has no choice but to quit. For example, in the above-mentioned Xinxiang community, there was no property committee at the beginning, and the conflicts between the owners and the property have accumulated for a long time, and most of the owners did not pay the property fees, resulting in the property being unable to collect fees, and then pursued through the court, but "the law does not hold the public accountable", so they had no choice but to withdraw. After the property left, the owners instead came together, the property committee was successfully established, and all the owners set a fairly low property fee, and all owners paid in full, although the ** is low, but it can cover the daily operation and management expenses.
The establishment of an owners' committee is an important step in the autonomy of owners, and the establishment of an owners' committee and then the termination of the property contract are relatively routine acts of owners' autonomy. With the Owners' Committee, the owners have a physical representative body that can effectively manage the communal affairs of the community, especially bargaining with the property. If the Owners' Committee is not satisfied with the service of the property and cannot reach a consensus on rectification, they can exercise Party A's power to say goodbye to the property management company.
Next, they were faced with two options, re-engage another property company or manage it themselves. Re-engaging a property company means being able to provide more professional and worry-free services to the legal entitySelf-management, on the other hand, requires more responsibility from the Owners' Committee. Self-managed savings include the fact that the members of the Owners' Committee work on a voluntary basis and do not receive any wagesIn addition, it can reduce the types of professional jobs that are not often used, such as electricians, plumbers, maintenance workers, etc., and can hire temporary workers or outsource services, saving a lot of human resources and costs.
The biggest savings are, of course, the profits of the property company. For example, when I moved in ten years ago, the property fee was 3 yuan per square meter per month, which was already known as "butler service". In the beginning, the security guards were all dressed in tweed** and trained in the open field every day, and they were all full of energy;Once a year, the community hires a "trapeze" to clean the exterior glass. However, it didn't take long for the security team to be left with no more young people, and the entire team consisted of old people. The scrubbing of the exterior glass has also stopped because the owners did not pay the strata fee, and now it is not even scrubbed anymore. With the price of goods, labor costs have also increased significantly in the past ten years, young people have gone to deliver takeaways, and today's property fees can no longer provide the original high level of service, and the owners know that they have also acquiesced to the downgrade of property services. However, whether the profits of the property will also fall as well, only they know. Although the total amount paid by the owners has not changed, the quality of service and labor costs have decreased in inverse proportion, and as long as the owners are not completely annoyed, the right to charge is firmly in the hands of the property management company.
At the same time, as cars become a household necessity, parking spaces are becoming increasingly scarceAs the e-commerce war spreads to the "last mile", advertisers have expanded their influence to every corner of the city, and there are more and more ways to make money from properties. The installation of express lockers, vending machines, elevator billboards, etc., requires high entrance fees, and the income that should belong to the owner ends up in the pockets of the property management company, and it is difficult to determine whether it will be used for property services. The income and expenditure list of Xi'an, the only owner-managed community, proves a problem: in a second-tier city like Xi'an, revenues such as parking and advertising are more than enough to offset the basic expenses of property management. In a first-tier city like Guangzhou, a community of about 1,400 households, the monthly property fee for stairs is 07 yuan square meter, while the elevator building is 1 yuan square meter. After the implementation of self-management by the owners of the community, the profit in three years reached five or six million yuan.
In recent years, splitting up the property sector and listing in Hong Kong has become a popular move for mainland real estate companies. As of the end of August this year, the number of mainland property companies listed in Hong Kong has reached 26. However, when the real estate agent swears that the goal of the property is to provide services to the owner when selling the house, by going public, the property company clearly reveals the intention to make money. Faced with the obstacles of establishing an owners' committee, the owners can only act as the property company's wealth boys.
For our community, two attempts to form an owners' committee ended in failure. The low rate of establishment of community business committees is related to the requirement that the threshold is too high. "Half of the number of owners with voting rights must be at least half of the number of people attending the meeting", two major obstacles blocking the way forward. The system design that property companies aspire to has become an insurmountable mountain for property owners.