A物业服务企业住宅项目收费难问题研究

发布时间：2018-05-08 23:42

本文选题：物业管理 + A物业服务企业　；参考：《广西师范大学》2014年硕士论文

【摘要】：物业管理(以下称为物业服务),是指物业服务企业接受业主选聘,按照法律规定与合同约定对物业管理区域内的公共部位、场地及共用设备设施进行维修、养护,同时对公共秩序及环境卫生进行维护的行为。至今在我国大陆发展已有了32个年头,正朝着市场化、社会化、专业化方向不断发展。据《行业报告》显示,截至2012年底,我国已拥有71000余家企业,612.3万从业人员,管理各类房屋面积145.3亿平方米,年营业收入超过3000亿元。其内容范围已经涵盖了我们生活工作的各个方面,不仅创造了一个整洁便捷、舒心和谐的良好环境,而且还对物业本体起到了保值增值的作用。同时对改变城市面貌、转换城市管理体制,推进城市化进程,城市长效管理,拉动消费需求,促进社会和谐发展等方面也发挥了重要作用。物业服务收费,是物业服务企业的经营管理重要工作之一,也是物业管理企业现金流入的主要渠道,是企业持续经营的重要条件,是企业利润的重要源泉,是保护广大业主权益的重要手段,是企业经营成果的重要标志。也从某种程度上体现了业主(物业使用人)对物业管理企业的认可和满意程度。但在现实物业管理活动中,据有关部门的统计数据,我国目前在物业发展水平高,相对行业发展较成熟的区域,物业服务的收费率也就在70%左右。低的收费率那就更低了,有些都达不到50%。目前,我们通过对A物业服务企业住宅物业项目收费状况的调查,发现A物业服务企业能够取得盈利的住宅物业项目只占到15.5%,亏盈平衡的有18。6%之多,只亏的居然有65.9%的份额。就去年该公司放弃物业服务的四个住宅小区就亏损达146万元之多。按理说物业服务的基础来自双方的约定,一方服务另一方交费,天经地义。但由于各种主体的种种原因,目前住宅物业项目的物业服务收费情况并不如人意,甚至已经成为物业服务发展过程中的一个难题(商业办公及工业厂房物业除外)。如果不能有效地解决A物业服务企业住宅物业项目收费费这样的问题,就会对A物业服务企业的服务资金保障及企业发展生存形成障碍,不利于企业服务水平的提高并形成长效管理机制,甚至可能陷入A物业服务企业服务水平下降并与业主纠纷不断的恶性循环,以及因收不抵支而退出服务的住宅项目。同时对整个行业发展、政府职能的转变及社会的和谐稳定也极为不利。通过驻现场观察及跟踪调查,并走访了相关业主和相关部门,在加以系统对比分析后,发现一、困扰A物业服务企业住宅物业项目收费工作困难形成的主要因素有：1、收费标准偏低；2、收费到帐率不高；3、代收代缴损失大；4、优惠补偿难到位等四个主要方面原因。二、导致A物业服务企业住宅物业项目服务收费难原因的形成复杂且来自多方主体：1、有物业服务企业自身的原因,如物业服务企业摆不正服务者位置、没有积极主动的服务意识、未能提供值价相符的服务、擅自经营并独享受益、与业主沟通不到位、早期介入与前期管理不力、对欠费纵容或处理不当等等。2、也有来自业主、政府及相关部门、市政经营单位、开发建设单位以及新闻媒体等各个主体的原因。如业主消费心理不成熟、对物业认识不当、合同法律意识淡薄、错误地发泄不满等；政府及相关部门未健全相应法规、未形成共管的合力并积极作为、对业主解释引导宣传不强以及监管与救济不到位等；开发企业质量问题遗留与乱承诺的不兑现等；市政部门强加的不合理义务等。因而,要解决A物业服务企业住宅项目收费难问题,物业服务企业不但要从自身上不断完善改进提升,而且还要积极发挥自己的主观能动性,艺术性地推动其他所涉主体积极支持合作。如A物业服务企业自身既要放正位置、规范服务、完善并履行合同、合法收费并依法公示、尊重业主积极沟通等。同时也要推动政府齐抓共管,带动相关经营单位的联动,引导业主们积极支持,争取开发建设单位的提升与扶持,并充分发挥新闻媒体的功能来共同实现住宅物业收费有序良性的循环发展。 A物业服务企业所遇到的住宅项目收费难问题,也是物业服务行业面临的一个共性问题。若A物业服务企业能对此问题制定具体方案加以解决,不再受这一问题的困扰。如果能通过A物业服务企业解决此问题的方法加以推广,供同行业企业借鉴,就能够帮助整个行业摆脱住宅物业收费难题的困扰,让所有住宅物业服务项目都能和谐运营,这对社会来说也是个很好的效果。因而对这个具体问题的研究不但具有较强的现实指导意义,而且还有较强的理论意义。
[Abstract]:Property management (hereinafter referred to as the property service) means that the property service enterprises accept the selection and appointment of the owners, maintain and maintain the public parts, sites and common facilities and facilities in the property management area according to the provisions of the law and contract, and maintain the public order and environmental hygiene at the same time. The development of the property service enterprises has been 32 in the mainland of our country. By the end of 2012, China has already owned more than 71000 enterprises, 6 million 123 thousand employees, management of all kinds of housing area 14 billion 530 million square meters, and annual operating income over 300 billion yuan. Its content covers all aspects of our life and work, according to the industry report. It not only creates a clean and convenient, comfortable and harmonious environment, but also plays an important role in preserving and increasing the value of the property. It also plays an important role in changing the city features, transforming the urban management system, promoting the process of urbanization, the long-term management of the city, stimulating the consumption demand and promoting the harmonious development of the society.
The property service charge is one of the important work of the management and management of the property service enterprise, the main channel of the cash inflow of the property management enterprise, the important condition of the enterprise's continuous operation, the important source of the profit of the enterprise, the important means to protect the owners' rights and interests, and the important symbol of the enterprise's operation results. In the real estate management activities, according to the statistical data of the relevant departments, our country is now in the high level of property development, the relative industry is more mature in the area, the rate of the property service is also around 70%. The low rate of charge is lower, some are all We can not reach 50%. at present. Through the investigation of the charge status of the residential property project of the A property service enterprise, we found that only 15.5% of the residential property projects of the A property service enterprises can gain profit, 18.6% of the balance of profit and loss, and the only loss of 65.9%. In the last year, the four residential quarters who gave up the property service were lost. The loss is as much as 1 million 460 thousand yuan. It is reasonable to say that the basis of the property service comes from the agreement between the two parties. One party serves the other side to pay the fee. But because of the various reasons, the current property service charge of the residential property project is not satisfactory, and it has even become a difficult problem in the development process of the property service (commercial office and work). If we can not effectively solve the problem of the charge fee of the residential property project of the A property service enterprise, it will form an obstacle to the guarantee of the service funds and the development and survival of the A property service enterprise, which is not conducive to the improvement of the service level and the growth efficiency management mechanism of the enterprise, and may even fall into the service enterprise of the A property service enterprise. At the same time, the transformation of the whole industry, the transformation of government functions and the harmony and stability of the society are also extremely unfavorable to the development of the whole industry.
Through the on-site observation and tracking investigation, and visiting relevant owners and related departments, after the systematic comparison and analysis, we found that the main factors that plagued A property service enterprises' housing property project fees are as follows: 1, low fee standard; 2, the charge to account rate is not high; 3, the collection and payment loss is large; 4, preferential compensation difficulty is difficult. Four main reasons such as in place. Two, the cause of the A property service enterprise housing property project service charge difficult cause formation is complex and from multiple main body: 1, the property service enterprise itself reasons, such as the property service enterprise is not positive service position, no active service consciousness, failure to provide the service that the value is consistent, good at the service. Self management and benefit, poor communication with owners, poor early intervention and early management, mishandling of arrears or improper handling of.2, as well as the original causes from owners, government and related departments, municipal units, development and construction units and news media, such as immature consumer psychology and improper understanding of property, The legal consciousness of the contract is weak, and the dissatisfaction is vented erroneously. The government and relevant departments have not perfected the corresponding laws and regulations, and have not formed the joint force and actively as, the lack of supervision and relief on the owner's explanation and supervision and relief, and so on; the dishonour of the quality problems left by the enterprises and the disorderly promises of the development of the enterprises; and the unreasonable sense imposed by the municipal departments. Be sure to wait.
Therefore, it is difficult to solve the problem of housing project charge for A property service enterprises. The property service enterprises should not only improve their improvement from their own improvement, but also actively play their own subjective initiative and actively promote the cooperation of other main volume involved. For example, the A property service enterprise itself should not only place the positive position, standardize the service and improve it. At the same time, the government should promote the joint management, drive the linkage of the relevant operating units, guide the owners to support actively, strive for the promotion and support of the development and construction units, and give full play to the functions of the media to realize the orderly and benign charge of residential property. Circular development.
It is also a common problem in the property service industry that the A property service enterprises are faced with the difficult problem of housing project fees. If A property service enterprises can solve this problem and solve this problem, it is no longer plagued by this problem. If we can solve this problem through the A property service enterprise, it can be popularized for the enterprises in the same industry. As a reference, it can help the whole industry to get rid of the problem of housing property fees, and let all residential property services work in harmony, which is also a good effect for the society. Therefore, the research on this specific problem not only has a strong practical guiding significance, but also has a strong theoretical significance.

【学位授予单位】：广西师范大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.233.47

【参考文献】