Pre-handover and acceptance of property management

The State Department to undertake a verification system property "Property Management Regulations" established one of the seven major systems, the implementation of the system is good or bad, whether directly related to the normal use and the majority of the property owners, such as the personal safety of users of the vital interests of the owners, its establishment and improvement of property management helps to reduce conflicts, disputes. Early transfer of property management to undertake the inspection and acceptance is the basis of the property only improve the pre-handover inspection of property management, property management activities in the latter part of the property to undertake the inspection was to continue.

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Pre-handover inspection of property management companies to undertake the property management property management services to pre-process, the common parts of the new property, common facilities for inspection, to accept the transfer of information, on behalf of the owners are building units to solve problems left over from the construction of new properties, and with the construction unit acceptance procedures to undertake for the property.

(A) of the pre-handover inspection of the property property management to undertake the inspection of the foundation. Pre-handover inspection of property management is a new property is the main design requirements according to building construction, property shared facilities are completed, the property using the feature is complete, eligibility and other aspects of quality inspection. Property management company property management through the pre-handover inspection to keep abreast of new property developments, new properties of hand in the supporting facilities and equipment, the construction of new properties that legacy, and remaining issues with the construction unit in respect of settlement, the total completion of the transfer plan, quality, warranty documents and property documentation and other property using the data for the latter part of the property after the property management services and undertake to lay the foundation and to prepare for inspection.

(B) of the pre-handover inspection of property management is to protect the legitimate interests of owners of an important way. Currently, new housing has been canceled comprehensive inspection, housing inspection and acceptance by the main structure, fire inspection, and other special inspection form, and the development and construction of buyers who obtain housing units to whether the instruction manual and quality assurance of housing delivery as the housing conditions of use. Currently, there are many residential property owners to obtain the above two books, but the neighborhoods do not improve the situation, such as the wall is not repaired, roads and greening projects not completed, access control system is not opened, and some housing functions and quality problems exist ( such as kitchen, toilet leaking sewage pipes set unreasonable, etc.). After the arrival of the owners and found that inadequate support and housing quality problems, the owners often do not pay property as the ground service charges, resulting in a large number of previous conflicts and disputes, property management, the essence of which is the owner's legal rights have been infringed. Property management company property management through the pre-handover inspection, one can find similar problems, and urge the development and construction in a timely manner to resolve, to solve the difficult problem of development and construction units can be clearly sets out the detailed requirements of the reform program and monitor its completion, but do unit owners and the development and construction of good communication and coordination between the work of safeguarding the legitimate rights and interests of the owners.

Second, the pre-handover inspection of property management of the root causes of difficult

(A) of the property management company property management in the early acceptance of roles in the transfer of embarrassment. Permits for sale of the property before development and construction of units to a large owner's identity and property management companies signed a preliminary contract, property services, after the arrival of the owners, developers and construction units will be pre-convention by the temporary owners of property owners of the service contract give the owners the rights and obligations, so that for many pre-agreed performance related property services played a very good specification. However, the transfer of property management for the pre-acceptance, there is the phenomenon of handover and acceptance of the main dislocation, that is. In the early property service contracts, development and construction unit as on behalf of the Party commissioned by the owners of property management companies providing property management services to owners, in the transfer of acceptance of, require property management companies on behalf of unit owners do a good job with the development and construction of the transfer of acceptance. The main dislocation to make pre-acceptance is difficult to carry out the transfer of property management, property management companies if the service contract of property in the early pre-stressed acceptance of property transfer, development and construction unit may not enter into a service contract with them, and make the property management companies subject to development and construction unit. Similarly, in the pre-bidding property management, development and construction units also take initiative, property management companies to bid to obtain property rights to the project management of properties on the pre-handover inspection to make concessions. Although the Ministry of Construction and the city have developed a "pre-estate service contract (model version)," but the text can only refer to the implementation of the Model is not mandatory, development and construction units and property management companies can make changes or not adopt this .

(B) in the pre-handover inspection of property management, property management, lack of corporate responsibility. Property transfer in the early acceptance, the "Property Management Regulations" requires the development and construction unit to perform the acceptance of obligations to transfer the property, but did not use the property management company to make a mandatory requirement for property management companies do not perform the transfer of inspection duties seriously and did not corresponding penalties, that acceptance of property management companies in the transition process is in compliance with the transfer of inspection duties, entirely based on their own property management business discipline and accountability. For the development and construction unit holding the property management business, "son" subject "I", pre-transfer inspection duties to perform property management will be out of the question, integrity is not high for the development and construction unit, its holding of property management companies often use " stop-gap measures, "the easy way or delay the development of tactics to solve the remaining issues in the construction process to ensure the development and construction unit of" backyard "does not fire. At present, the preliminary property management, property owners supporting the project or the presence of imperfect quality complaints difficulties and solve problems (development and construction unit has completed the development and marketing), the owners often refused to pay the case of frustration of property services. Most property management companies that are the legacy of development and construction unit, development and construction units should be looking to solve, complaining that he is "vicarious" fundamental analysis, or the presence of incomplete property projects supporting the development and construction unit of the quality problem is the question However, there is no property management companies to seriously carry out the fault of the transfer of inspection duties.

(C) the management of enterprise property management services to be improved. In the city and the country, the vast majority of property management companies three companies, the quality of its personnel and engineers is limited, quality of construction projects on the property and supporting facilities and equipment installation and acceptance of quality do not have the capacity. Acceptance in the transfer of many small businesses, only to know the project and ancillary facilities and equipment, availability of supporting facilities and equipment for construction projects and whether the construction and installation requirements, the quality of eligibility is not too clear, especially the fire on the property, elevator, for heating system; orders and lack of sewage facilities are qualified sense, the city of Yan Yu Shapingba District Court, District of septic tank explosion killed the case of security, ventilation related to whether the septic tank.

(D) The owner's right to know has not been fully realized. Owners in the purchase, most focus on its proprietary position and supporting the quality of the interior, there are facilities and equipment, less concerned about the adequacy of compliance with the lack of the concept of the property and responsibility. In addition, the development and construction units and property management companies are reluctant property owners to participate in pre-handover inspection, it is understood there are three reasons: First, the owners do not have the ability to pre-acceptance of property transfer, and second, the owners can not correctly treat the pre-construction property development legacy of the process, after the completion of a property project in more or less always need some follow-up slowly to resolve remaining issues, the owners informed, may tend to feel they purchased the property was flawed, but appears set of owners to coax noisy visits, thus making a small problem more complicated, causing unnecessary conflicts and the third is the development and construction does not rule out a small number of units hidden reason, do not want to let owners know.

Third, establish and perfect the transfer of property management and acceptance system of thought

Pre-test to solve the difficult acceptance of the transfer of property management issues, the key to establish the pre-handover inspection of property management system, specifically the responsibilities of property management companies, the majority of owners to participate, three-pronged approach in order to effectively resolve.

The first is to establish the pre-handover inspection of property management system. Strict implementation of "Property Management Regulations" (hereinafter referred to as "Regulations", under the "Regulations" spirit, by the administrative department of the property pre-handover inspection of property management supporting documents, a clear transfer of property pre-inspection process, and to note, Property Management Association and training center property management property project to organize staffing and supporting the transfer and acceptance of basic facilities and equipment standards, improve the transfer of property pre-inspection of property professionals training to improve the overall quality of property management companies and management services. At the same time, strengthen the supervision and guidance , the county property administrative departments should be involved in the transfer of the property inspection. substandard quality of pre-property projects, supporting the development and construction of imperfect units ordered deadline for rectification, its circumstances are serious, according to the "Regulations" fifth nineteen shall be fined, according to law, so that the "Regulations" the spirit of the letter.

Second, the implementation of development and construction and property management separate operation, in particular, should increase efforts to promote early bidding property management, property management companies to reduce and prevent the development and construction unit with the "Family", and people do not intentionally transfer of property management to perform pre-acceptance of responsibility happens, whether a regional property management market has a great specification with this relationship, therefore, should not be spared no effort to promote this work.

Third, standardize the market order, property management, property management industry to enhance the quality of property management to increase the administrative supervision and guidance, and punishes the illegal violations of various property management, the implementation of survival of the fittest in the market competition mechanism, great loss. By market principles and management services to phase out those who are not in place, no integrity without performance of property management companies. Currently, the main city large number of property management companies, the city's uneven development, is also the main city as an excessive number of property management companies, but there are some non-standard competition. Thus, in the main city, to vigorously support the brand of property management enterprises bigger and stronger, so that small businesses, automatic cleaning out bad business to enhance the city's overall quality of the property management industry.

Fourth, clear property management companies in the early acceptance in the property transfer duties and obligations. Regulations given in the property management property management companies in the pre-qualification of the acceptance of property transfer, clear the duties and obligations and failure to perform the duties of responsibilities to the property management company property management in the pre-handover inspection behavior constraints.

Fifth, the majority of owners to participate. By promoting the "Regulations" and establish a sense of responsibility of owners to increase their participation in matters of property management services initiative. Meanwhile, property management companies should be required prior to property transfer dynamics in the form of acceptance in time to inform the owners, but also allows the owners have a certain ability to participate in the work, so that the property owners of their right to enjoy a wide range of development and construction unit direct supervision of the breach, and jointly improve the transfer of the property pre-inspection.