Chapter IV Regulations of Suzhou Municipality on Property Service Enterprises and Property Service Management in Residential Areas

An enterprise engaged in property services shall have the qualification of an independent legal person and obtain the qualification of a property service enterprise according to law.

Professional managers engaged in property services shall obtain professional qualification certificates in accordance with the relevant provisions of the state. Property service enterprises shall provide property services in accordance with relevant laws, regulations and property service contracts.

The realty service enterprise shall provide the following basic services:

(a) to do a good job in cleaning and sanitation, garbage removal and regular cleaning services in public places within the property management area;

(two) to assist the relevant administrative departments to maintain public order in the property management area, and to do a good job in duty and patrol;

(three) the daily maintenance of public green space in the property management area;

(four) the daily maintenance of the parts, sites and facilities of the property.

The specific items and service levels of property services shall conform to the contract. If the parties have special requirements for personal and property safety, it shall be stipulated separately in the contract. Property service enterprises shall not have the following acts:

(a) unauthorized changes in the use of property services and * * * parts, sites and * * * facilities and equipment;

(two) unauthorized occupation and excavation of roads or sites within the property management area, which harms the interests of the owners;

(three) unauthorized use of property * * * with parts, sites and * * * with facilities and equipment for business;

(four) when the realty service contract is terminated, refusing to quit or not handing over the realty service premises and related property in accordance with the provisions;

(five) unauthorized withdrawal from the property management area and other acts of failing to perform the property service contract;

(six) water and electricity;

(seven) other circumstances that seriously damage the rights and interests of the owners. If the owners' committee is not established after the expiration of the preliminary property contract, the construction unit will continue to entrust the property service enterprise to manage it.

If the term of the preliminary realty service contract is not full, and the owners (representatives) convene a general meeting and select a realty service enterprise, the preliminary realty service contract shall be terminated as of the effective date of the realty service contract signed by the owners' committee and the realty service enterprise. The owners' committee shall, three months before the expiration of the realty service contract, notify the realty service enterprise in writing to renew or newly hire the realty service enterprise according to the decision of the owners' (representatives) general assembly.

Where a realty service enterprise decides not to renew the realty service contract, it shall notify the owners' committee in writing three months before the expiration of the contract, and report to the community residents' committee, the subdistrict office (town people's government) and the real estate administrative department where the property is located.

Upon the expiration of the realty service contract, if the owners (representatives) congress fails to make a change decision, the original contract will remain valid until the new realty service contract takes effect. If the realty service contract has not expired and the realty service enterprise fails to perform the contract, with the consent of the owners (representatives) general assembly, the owners' committee shall terminate the realty service contract in advance, and the realty service enterprise shall withdraw from the realty management area within seven days from the date of termination of the contract.

Where a realty service enterprise requests to withdraw from the realty management area due to a realty service contract dispute, it shall notify the owners' committee, community residents' committee, subdistrict office (town people's government) and the real estate administrative department in writing three months in advance, and make an announcement within the realty management area. Property service charges should follow the principles of openness, reasonableness and consistency of quality and price.

Pre-property service charges are charged according to the standards determined by bidding. After the establishment of the owners' committee, the charging standard for property services shall be determined through consultation between the owners' committee and the property service enterprise according to the decision of the owners' (representatives) general assembly.

Property service charges shall be clearly marked, and the service content, charging items, standards and charging methods shall be announced in a prominent position within the property management area. Announce the revenue and expenditure of operating facilities to the owners and non-owners who use the property community every six months or one year, and accept the supervision of the owners, owners' committees, non-owners and price administrative departments.

Without the consent of the owner and non-owner users, the property service enterprise shall not collect the property service fee for more than six months in advance, and shall not charge the deposit, security deposit and other fees for more than one year. The construction unit shall separately provide water, electricity and other measuring instruments for the * * * site, facilities and equipment. The realty service enterprise shall regularly publish the quantity and amount of water and electricity consumed by the * * * site, facilities and equipment, and distribute it to all owners reasonably according to the actual expenditure and the agreed charging method. Unless otherwise agreed in the realty service contract.

If the operating expenses of elevators, pumps, central air conditioners and other facilities of the property, as well as public lighting, public water and other expenses are included in the collection and payment fees, the realty service enterprise shall conduct separate accounting and share them reasonably and publicly. The specific allocation method is stipulated in the property service contract.

The owner of the elevator starting floor does not bear the elevator operation fee (except the elevator starting point is located in the basement), but should bear the maintenance and renovation costs. In the property management area, the car parking spaces shared by the owners are determined by the owners' committee under the guidance of the government and with the consent of more than half of the owners. If the owners' committee is not established, the charging standard shall be implemented in accordance with the provisions of the price administrative department.

Public security, fire fighting, emergency rescue, ambulance, sanitation and other special vehicles are parked in the property management area, and parking fees shall not be charged. The use of * * * parts of the property, public * * * venues and * * * facilities and equipment for business shall be handled in accordance with the provisions after obtaining the consent of the relevant owners and owners (representatives). The income belongs to all owners, of which 30% is used to subsidize the property service fee and 70% is included in the special maintenance fund. Unless otherwise agreed in the realty service contract.

* * * The proceeds from the scrapping of facilities and equipment shall be used to supplement special maintenance funds or offset property service fees, and may also be used according to the decision of the owners (representatives) general assembly. Power supply, water supply, gas supply, heating, communication, cable TV and other units within the property management area shall charge relevant fees to the end users. The realty service enterprise that accepts the fees entrusted by the above-mentioned units shall not charge the owners extra fees such as handling fees.

Where a realty service enterprise accepts the entrustment to implement realty service and charges corresponding service fees, other departments and units shall not repeatedly charge the same fees with the same nature and content.