Property management majors take autonomy, which account is calculated by these 40 communities？

Under the management of the original property management company, the overall environment of Tianfeng Huafu Community is quite clean, and the children’s facilities are relatively new.

The daily operation of urban residential quarters is inseparable from the management and service of property companies, and good management is related to the owners’ sense of acquisition, happiness and security. For a long time, most communities have handed over property management to specialized property companies. On May 1 this year, the owners’ committee of Tianfeng Huafu Community in Tashan Street, Yuecheng District "fired" the property company and adopted the owner’s self-management mode to become the "housekeeper" of the property. In fact, nearly 40 residential property services in Yuecheng District have embarked on the road of "autonomy". What is the operation of this property management model? The reporter conducted a survey.

After ten years of service, I was suddenly "fired"

Tianfeng Huafu Community, located on Toulaohe Road in Yuecheng District, is not large in scale, with only 16 buildings and 184 households. It was completed in 2005. From the aspects of building quality, geographical location and school district resources, Tianfeng Huafu is a leader in the same age community. However, to the surprise of the owners, from May 1 this year, the fourth owners’ committee of the community changed the original property management mode, and chose the owner’s "autonomy" mode instead of hiring a property company to manage the property.

A few days before May, the management office of the property company has closed its doors.

On the eve of May 1 ST, the reporter came to the community, and two security guards sat at the gate, and did not ask the reporter to register. Walking into the community, the reporter saw that many stone slabs on the road were loose; In the green belt, trimmed branches are piled up, and some of them are completely withered. However, the environmental sanitation of the community is good, and private cars are parked in an orderly manner.

On the door of each unit building, there is a "thank you letter" written by "Xinyi Property" to the owner. "After the expiration of the contract on April 30, 2023, we will no longer hire our company to implement residential property management, so our company will withdraw from residential property management on May 1, 2023. Tianfeng Huafu Community is the first community to implement management after the establishment of the company, and it has also been the longest community to implement management. It is the starting point for the company to start its business and the birthplace of continuous growth and growth. On the occasion of farewell, I would like to express my deep gratitude to the owners … "The sincere words reveal the feelings of the property company.

The property company was suddenly "fired", causing quite a stir among the owners. Some owners said that the service of the property management company was not bad as a whole, and there was no particularly unpleasant thing with the owners. It was difficult to understand that it was suddenly not hired. Some owners also said that the property company’s service is so-so, especially in the maintenance of public facilities, such as untimely greening and pruning, poor lighting in the basement, etc. Now the owners have high requirements for property services, and it is understandable to change the management mode.

Regarding the "autonomy" of the owners in the community, the members of the owners’ committee declined the interview. "The work of’ autonomy’ has just started. After it has achieved results, we welcome media attention." One member said. However, the owners are full of expectations for "autonomy": they hope that the residential property services will become more and more perfect and the property management will become more and more standardized and orderly.

Mr. He, the person in charge of "Xinyi Property", said that they have served in Tianfeng Huafu Community for 10 years, and the property fee has never risen. The collection rate of property fee is close to 100%, which fully shows that the quality of their service has been recognized by the owners. This time, he was suddenly dismissed by the owners’ Committee. He was really sad. After all, he had deep feelings with the owners for so many years. In fact, the public facilities in Tianfeng Huafu Community are getting worse and worse. Over the years, they have invested a lot in maintenance, but it is difficult to satisfy all owners with property services. "Although we quit the residential property management, we will come back as long as the owners need it." Mr. He said.

Exploring autonomy in four communities of Jishan street

It’s not the first time that Tianfeng Huafu Community’s property management has embarked on the road of owner’s "autonomy". Many communities in Yuecheng District have chosen this management mode, and some have explored some experiences.

Walking into Qin Wang Jiayuan Community, the south street of Yuecheng District, I saw clean environment and orderly parking. The community is also small, with 9 buildings and 277 households. After the house was handed over in 2003, the property management of the residential area was under the responsibility of the property company under the director. Later, due to the low collection rate of property fees, the property company withdrew and a new property company settled in, but the service was still unsatisfactory, and then it quit management. In November 2018, after the third owners’ committee took office, it adopted an "autonomous" mode for residential property management.

Vehicles in and out of the gate of Qin Wang Jiayuan Community in an orderly manner.

The owners’ committee hired security guards, cleaners and other personnel, and at the same time rectified the residential environment. After the sanitary corner was cleaned up, it added greening and added some leisure stools and other facilities. Unified planning of parking spaces in the community, implementation of "green parking" in some areas, and measures such as differentiated parking fees and internal adjustment of parking spaces have basically solved the parking problem.

Through "autonomy", residential property management has changed. Ling Xingjuan, director of the owners’ committee, summed up the successful experience: the team of the owners’ committee is United and discusses small matters with each other; Respect public opinion, and hand over the major events of the community to all owners for decision; Selfless, members are not paid.

Four communities in Meidong Community of Jishan Street, such as Meidong New Village and Jinghua New Village, all implement the owner’s "autonomy" model, and the owners’ committee is mainly responsible for the property services of community cleaning, greening and public facilities maintenance. The management mode has been running for more than 10 years, and it has been relatively smooth, and groups of enthusiastic owners have participated in property management, which has guaranteed the basic property services of the community.

The environment of Meidong Xincun Community is clean and tidy, and the flowers are blooming in spring.

However, the reporter’s investigation found that some of the communities that adopted the "autonomy" model did not run smoothly and finally failed. A certain district in Yuecheng District has been "autonomous" for many years, and the previous sessions have run well. Recently, however, with the new owners’ committee taking office, there have been many contradictions between owners and owners’ committees, and property management and services have been discounted. "The services provided by’ autonomy’ are few in content and low in quality, mainly based on cleaning and green protection, and the maintenance of public facilities is basically not involved." An owner of the community revealed that there are many contradictions between the owners and the owners’ committee.

After the early property management company in another residential area in Yuecheng District withdrew, it adopted the "autonomy" mode, and the director of the owners’ committee was full of energy. However, due to his age, he may live frugally at ordinary times, and his investment in property management has been carefully calculated, resulting in a continuous decline in service level and many opinions from the owners. With the end of the term of the owners’ committee, "autonomy" also collapsed, and finally the property company was re-employed.

Community autonomy　There are both passive and active

According to the survey, as early as 10 years ago, after the original property companies in some old communities withdrew from management, no new property companies were willing to take over. Faced with the embarrassment that the property was about to lose control, individual communities had no choice but to choose the owner’s "autonomy" mode.

According to statistics, there are not many communities in Yuecheng District that choose the owner’s "autonomy" mode, accounting for about 4% of the total number of communities. Some of them are communities that property companies are unwilling to take over, and some take the initiative to "fire" property companies to implement self-management. These communities have several common characteristics: in terms of construction time, most of them are old communities, and some of them are more than 30 years old; In terms of volume, the scale is relatively small, and the total number of owners in the community is one or two hundred; In terms of hardware, most of the residential areas can be managed in a closed way, and there are certain rooms for management and operation. The funds for "autonomy" are relatively guaranteed, and the management environment of the residential areas is relatively harmonious.

The reporter learned from the housing management department of Yuecheng District that the owner’s "autonomy" is actually the owner’s own management. This management mode is also a type of residential district management in Yuecheng District at present, which is self-managed through the joint decision of all owners. The successful practice of individual communities is not reproducible due to the differences in management conditions. At the same time, there is still a certain gap between the current service content and standards of these self-managed communities and the professional services. For communities with conditions, it is recommended to entrust professional property management companies as far as possible.

In addition, the self-management of residential property is implemented, and the Shaoxing Property Management Regulations also has provisions, and it is clearly stipulated that the executor of self-management, as well as the content, standard, cost and time limit of self-management should be decided when choosing self-management. But in reality, the executor of community self-management is the owners’ committee, and the contents and standards of management are not clear.

How about autonomy?　Some people applaud, some people sing bad.

Regarding the owner’s "autonomy" mode, the reporter found that there are two voices. Chen Lifang, Party Secretary of Nanmen Community in Chengnan Street, said that through years of "independent" management, the owners’ happiness and sense of gain have been greatly improved, and the pressure on community cadres has been greatly reduced, which is beneficial to the steady progress of social governance. "The community owners play a sense of ownership, become their own masters, effectively avoid the loss of control of the community through’ autonomy’, and a large number of enthusiastic owners have long participated in the management of community public affairs, and the neighborhood relationship is more harmonious." Wang Guoping, secretary of the Party Committee of Meidong Community in Jishan Street, said.

There are also some people who have raised concerns. Ling Xingjuan, director of the owners’ committee of Qin Wang Jiayuan Community, said that due to the age of the employed security guards and other personnel, the employment risks are also great, and the industry committee is not a specialized property company, some services are difficult to be satisfied by the owners, and "autonomy" may not last long. "Some owners initially joined the owners’ committee with enthusiasm, but after they started their work, they encountered difficulties and encountered resistance, so they resigned as members. Eventually, the owners’ committee could not operate, and’ autonomy’ was abandoned halfway, which affected the property management of the community." A community cadre in Jishan Street said.

Some people in the industry said that the owner’s "autonomy" model has indeed solved some difficult problems in property management in old residential areas, but there are also many problems, such as the lack of professionalism in management and service, the absence of operation supervision of owners’ committees, and legal risks in employment. Whether the operation is good or not is related to the knowledge structure, work ability and public morality consciousness of the owners’ Committee team.

Lawyer Lu Zhoubin of Zhejiang Hetai Law Firm said that according to the provisions of the Provincial High Court on labor dispute resolution, the staff employed by the owners’ committee do not constitute labor relations, and the two sides are not protected by the labor law, but ordinary civil relations, and the basic social security of workers cannot be implemented. In order to protect workers and avoid their own legal responsibilities, when some residential quarters in Hangzhou implemented "autonomous" management, the owners’ committee signed an agreement with the employer, and the employer sent workers to the community to provide labor services.