Survey Report on the Survival Conditions of the Property Management Industry (3)

3. Main problems faced by the survival and development of the industry

According to a survey of 4,600 companies, the current survival and development of the industry is facing many difficulties and problems, which are mainly reflected in the following: Aspects:

(1) Social evaluation

1. The social status of the industry is not high. The society generally believes that property services are simple labor services with high labor intensity, low technical content in the industry, and poor remuneration for employees. In the survey, 3,521 companies reflected the low social status of the industry, accounting for 76.54% of the total number of companies surveyed.

2. Industry bias is widespread. Some people in society regard the relationship between property owners and property service companies as an "employment relationship" or a "master-servant" relationship. They will deliberately find trouble, make a fuss out of a molehill, and even use any means to maliciously belittle the industry. There are 2,819 companies that reflect people's certain prejudice against the industry, accounting for 61.28% of the total number of companies surveyed. There are still some groups in society that lack trust in the property management industry. Companies that believe that the credibility of the industry is not strong accounted for 25.02% of the total number of companies surveyed.

3. There is a bias in the direction of public opinion. Over the years, there have been very few positive reports on the property management industry in various public opinion media. A few media have unilaterally pursued attention-grabbing effects without conducting in-depth investigations and studies, and have recklessly misled the public, causing a great negative impact on the industry. Companies that believe that the direction of public opinion is biased account for 42.78% of the total number of companies surveyed.

4. The concept of property service consumption is not strong. People have insufficient understanding of the social, fair and paid nature of management services provided by the property management industry, and do not actively support or actively cooperate with the service activities of property service companies. Companies that believe that the industry's survival and development environment is not easy account for 38.39% of the total number of companies surveyed. Companies that believe that people often lower prices for property services account for 29.37% of the total number of companies surveyed.

(2) Government supervision

1. Local legislation cannot keep up and relevant policies are not matching. Some local governments and relevant departments do not pay attention to property management and are not concerned about the development of the industry. The State Council and central ministries and commissions have formulated and promulgated the "Property Management Regulations" as well as management measures for enterprise qualifications, maintenance funds, service charges, etc. for many years, but many places have not yet formulated supporting details and methods for specific implementation. There are 2,582 companies that believe that local legislation cannot keep up, accounting for 56.13% of the total number of companies surveyed; 3,341 companies that believe that relevant policies are not matching, accounting for 72.63% of the total number of companies surveyed.

2. Government coordination and law enforcement are weak, and relations with relevant professional departments are not smooth. In this survey, 52.17% of the companies surveyed believed that government coordination was not timely and in place, and 46.46% believed that the government was absent and law enforcement was weak. There are also a considerable number of companies that believe that there is a lack of coordination with local professional departments. The relationship is not smooth, with 19.52% having trouble with water supply and 17.24% having trouble with power supply. A few companies also reported trouble with the gas supply and heating departments. Some departments regard property service companies as the original "housing management offices" and "infrastructure teams". They point fingers and accuse them administratively, and allocate and sponsor funds indiscriminately. Companies that believe that there is too much intervention in enterprises account for 46.02% of the total number of companies surveyed.

3. The price department intervenes excessively and the government pricing (guide price) is applied too broadly. The National Development and Reform Commission and the former Ministry of Construction have clearly defined the scope, objects, methods and standards of property service charge pricing. However, implementation varies from place to place. The price department strictly controls the approval of property charges and arbitrarily expands the scope of government pricing and government-guided prices. In some places, the property service fee for residential areas is 0.20 yuan/square meter/month, which will remain unchanged for 10 years. In some places, the property service fee for high-end villas is 0.30-0.50 yuan/square meter/month, and companies are complaining. 36.43% of the total number of companies surveyed reflected that the government had excessive control over property service charges, and 8.59% of the total number of companies surveyed reflected that the government had arbitrarily expanded the scope of pricing.

4. The current tax policy is unreasonable , the economic burden on enterprises is too great. A considerable number of enterprises have reported that local governments lack support and preferential tax policies for the property management industry. Coupled with the implementation of the Labor Contract Law and the increase in social minimum wage standards, the burden on enterprises has significantly increased.

The companies reporting such problems accounted for 35.39% of the total number of companies surveyed.

(3) Construction of development units

1. The construction management did not cover up and pass on the early conflicts, giving property owners Services bring hidden dangers and disputes. In this survey, 52.50% of the total number of companies surveyed believed that development units used construction management indiscriminately to cover up problems left over from the early stage; 41.96% believed that construction management units were used indiscriminately to pass on conflicts in new projects; and 41.96% believed that construction management indiscriminately used construction management to suppress property projects. Handover costs accounted for 18.78%. Reflecting prominent housing quality problems in newly built projects accounted for 51.85%.

2. Use property services to promote house sales and default on property service fees for vacant houses. It can be said that not all development units really value property services, but use property services to package and brand development projects in order to promote house sales and serve the development unit's own interests, and often default on property services for vacant houses. fee. 41.28% of the total number of surveyed companies reported that development units did not pay attention to or support property services, 21.57% reported that development units regarded property services as a means of house promotion, and 33.35% reported that developers were in arrears with property service fees for vacant houses.

3. The supporting facilities of residential projects are incomplete and not in place, which increases the difficulty of property services. In some residential projects, the development unit pursues investment returns one-sidedly and compresses supporting facilities as much as possible. Even if supporting projects are planned, the implementation is often delayed. Residential units are placed first before supporting facilities, which causes many inconveniences to the owners after moving in, and also invisibly affects the property management. This has resulted in many unavoidable contradictions and problems. In this survey, 52.35% of the total number of enterprises surveyed reported that residential projects had insufficient supporting facilities, 10.22% reported that residential projects had inconvenient transportation, and 28.50% reported that residential projects did not allocate property management buildings in accordance with regulations.

(4) Owners and owner groups

1. The awareness of fairness is not strong and the concept of keeping promises is weak. Some owners unilaterally emphasize personal rights protection, regard property service companies as their opponents, fail to abide by regulations, disobey management, and even deliberately make things difficult for property service personnel. Judging from the data reflected in the survey, 62.04% of the total number of surveyed companies believe that some owners only care about rights but not obligations, 57.15% believe that owners generally have poor awareness of fairness, and 57.15% believe that owners participate in property management. 49.09% have low awareness, and 37.51% reflect that individual owners cannot consciously abide by management regulations.

2. Insufficient cooperation and support, and serious arrears. Judging from the survey, 45.63% of the total number of surveyed companies reported that owners were uncooperative and unsupportive of property management, 57.22% reported that owners were in arrears with property service fees, and 57.22% reported that owners did not pay property maintenance funds as required. Enterprises account for 14.20%.

3. The owners' meeting system is poorly implemented and the operating procedures are not operable. The Owners' Meeting System established by the "Regulations" and the "Owners' Meeting Regulations" stipulate the operating procedures of the Owners' Meeting, but various localities feel that the specific implementation is not very operable. Although the "Regulations" have been promulgated for many years, the areas and scope where the owners' meeting system has been truly implemented are very limited. The surveyed enterprises reported that it was difficult to establish the owners' meeting system and that it was difficult to operate after the owners' meeting was established, accounting for 13.17% and 19.28% of the total number of enterprises respectively.

4. The operation of the owners' committee is not standardized, and contradictions are on the rise. . The survey data reflects that on the one hand, the problem of owners' committees is that it is difficult to establish owners' committees; on the other hand, conflicts in some regions where owners' committees have been established are more prominent. Among them, 19.28% of the total number of enterprises surveyed reflected the irregular operation of the owners' committee, 5.89% reflected that the over-the-scope activities of the owners' committee affected community stability, 13.50% reflected the tendency of the owners' committee to privilege, and the fact that the owners' committee has become a property service enterprise. The opposite side accounts for 11.30%.

(5) Property service companies

1. The economic benefits of enterprises are low and the industry development potential is insufficient. There were 1,446 companies that reported losses for consecutive years, accounting for 31.43% of the total number of companies surveyed, 57.76% reported low corporate efficiency and slow development, and 27.80% reported insufficient corporate development potential. Analyzing the main reasons for poor corporate performance, it is believed 59.28% think that the property service fee standard is too low, and 48.80% think that the property service fee rate is too low.

2. The quality of personnel is low and there is a lack of professional talents.

The most concentrated and prominent problems among the surveyed companies are low employee remuneration, difficulty in finding and retaining talents, and high personnel mobility. 77.93% of the total number of enterprises surveyed reported similar problems, 46.98% believed that enterprises lacked management and technical talents, 49.65% believed that the overall quality of employees cannot adapt to the development requirements of property management, and 10.35% believed that employees have poor service awareness. %.

3. The service market is immature and industry competition is not standardized. Due to various reasons such as society, government, development units, owners and property service companies, the property service market has not yet reached a good state of being "open, fair, just", honest and trustworthy, and healthy and orderly. The surveyed companies believe that corporate credit consciousness is poor accounting for 3.04% of the total number of surveyed companies, 7.00% of the surveyed companies believe that peers compete with each other at lower prices, and 5.78% engage in vicious competition by any means.

The above various contradictions and problems The existence of various industries affects and restricts the development of the industry to varying degrees.

IV. Explanation on this survey report

Given that this survey is the first nationwide survey conducted by the China Property Management Association since its establishment, it is subject to regional differences and experience. Many constraints such as lack of personnel, lack of enterprise participation, and local cooperation have brought certain difficulties to this survey, and have also affected the comprehensiveness and accuracy of the survey results. Since this survey was organized in 2007, the collection of relevant data basically ended at the end of 2006. With the promulgation and implementation of laws and regulations such as the Property Law and the Labor Contract Law, the income structure and labor costs of property service companies have undergone major changes, and other environments of property management are also changing. This is why we study this survey report issues that should be noted. On the basis of the preliminary investigation and analysis, the China Materials Association will organize researchers to further organize, analyze and classify assessments. On the basis of figuring out the bottom line of the industry, we will conduct in-depth research on the key points, difficulties and hot issues affecting the development of the industry, and form a special report and policy recommendations.