Property Service: Advantages and Disadvantages of Four Models for Owners

Property management is an extension of real estate development. In recent years, it will play an increasingly important role in real estate development and even become a brand of enterprise management. So what impact does property management have on our owners? Property service can be divided into four modes: one-time property service mode, owner-led property service mode, owner-controlled property service mode and owner-managed property service mode. Here are four modes for everyone.

I. Introduction of various property service modes

1, contract property service mode

The owner and the realty service enterprise only agreed on the content and standard of realty service and the charging standard of realty service in the Contract for Contracting Property Service, but did not make specific agreement on how to use the realty service fee and the specific operation mode inside the property. That is to say, the owner pays a fixed property fee to the realty service enterprise, and the realty service enterprise provides a fixed service content and standard to the owner accordingly. Therefore, the owners only supervise whether the service contents and service standards of the property service enterprises are in place, regardless of how the expenses of the property service enterprises are spent and how they are managed. The property service fee paid by the owner to the property service enterprise belongs to the property service enterprise, which is responsible for its own profits and losses, and the loss has nothing to do with the owner.

2. Owner-led paid property service mode.

Let me talk about what is the reward system first. The gratuity system is a kind of property service mode in which the property service enterprise collects a fixed gratuity or takes the total property service fee of the service community as the accrual base, and the accrual ratio (generally not exceeding 15%) agreed in the signed property service contract as the service remuneration of the property service enterprise. Property service fees charged by property service enterprises belong to all owners, and property service enterprises only charge fixed fees or fees agreed in the property service fees. Owners are responsible for the loss of property services, not property service enterprises. The owner has the right to review and approve the budget and final accounts of the property services provided by the property and the property service plan. The realty service enterprise must also provide services according to the budget expenditure or expenses approved by the owner and the approved realty service plan. If adjustment is needed during operation, it must be re-examined and approved by the owner. The difference between the gratuity system and the contract system is that, on the one hand, the contract system is that the property service enterprises are responsible for their own profits and losses, and the gratuity system is that the owners are responsible for their own profits and losses. On the other hand, the internal management process and expenses of the contract system are neither transparent nor autonomous to the owners, while the salary system is transparent and autonomous to a certain extent.

Regardless of the independence of the owners, whether it belongs to the owner-led salary system or the owner-controlled salary system introduced below, the property service enterprises must control certain principles to ensure that the whole service process does not violate the corresponding laws and regulations of property services, and must ensure the safety of personnel, property and facilities during the whole service process, and must adhere to the service concept and service standards of the property service enterprises. Only in this way can we be responsible for the losses caused by the inadequate management and services of the property management enterprises or the inadequate checks. Otherwise, it will also change the service subject status of property management service enterprises and become affiliated (not allowed by relevant laws and regulations) or self-managed.

The owner-led charging property service mode is a charging property service mode, which realizes the owner's self-management only by examining and approving the service scheme, the budget and final accounts of the property service fee and supervising the service process, and generally does not directly participate in the specific management process and the control process of expenses or reimbursement.

3. The owner directly controls the property service mode of the reward system.

The charging property service mode directly controlled by the owner is a charging property service mode in which the owner directly participates in the specific management process of the property and controls the specific service fee or reimbursement. Owners can set up a special account with the property, and jointly control the income and expenditure of property fees with the property service enterprises. The owner must sign the property to reimburse each expense. The owner can also participate in the bidding or quality appraisal process of any project and article in the property service, and the owner has the right to make suggestions on the service process. Compared with the owner-led property service model, the owner directly controls the reward system, which has more autonomy and control than the latter. This kind of property service mode, because of the high participation and controllability of the owners, generally adopts the form of fixed remuneration.

4. Owner's self-management property service mode

Owner's self-management property service mode is the service mode of owner's self-management property. Instead of property service enterprises, the owners or industry committees or specialized agencies under the industry committees directly recruit employees or entrust outsourcing service enterprises (such as cleaning companies, security companies and elevator maintenance service companies). ) manage and serve the property by itself.

Second, the owner's strengths and weaknesses analysis

1, contract property service mode

Benefits: it is easier for the owner to come to the book. It only needs to supervise the service quality standards, does not need a lot of professional knowledge of property services, and does not need a lot of energy.

Disadvantages: Due to the opacity of the service process, the owner has little autonomy, and because there is no in-depth investigation, professional knowledge is relatively lacking. Owners may only pay attention to superficial services and problems or contradictions that have been exposed, but fail to pay attention to potential service hidden dangers and inadequate technical services (such as optimized maintenance and life-extending maintenance of houses, facilities and equipment, etc.). ), prone to this risk. On the other hand, due to the owners' lack of in-depth understanding and research on management and service, their understanding of property status and professional service technical knowledge are often unequal to the strength and status of property service enterprises, and they are often led by the nose by property service enterprises, and even suffer losses in services, interests and legal responsibilities.

2. Owner-led paid property service mode.

Although owners need to be more professional and invest more, if we can find a property service enterprise with good service concept and technology, the effect should be good. Owners can not only have a certain degree of self-management, but also learn and accumulate some knowledge of property services and enjoy high-quality property services. However, if the realty service enterprise is not authentic, due to the owners' lack of participation, supervision and professional knowledge, this service model may cause the owners to suffer more and greater losses, because on the one hand, the realty service enterprise can only earn free of charge by taking a fixed fee or a certain proportion of fees, without pressure and motivation, and may also blackmail or steal the owners' interests by making false accounts, false contracts, false prices, false invoices and other means. On the other hand, property service enterprises may use low property service fees as an excuse to reduce service quality and harm the interests of owners. What is more serious is that if the owners do not supervise the industry committee enough, there may be collusion between the industry committee and the property service enterprises, which will seriously damage the owners' rights and interests.

3. The owner directly controls the property service mode of the reward system.

Disadvantages are: the owners should invest considerable energy in management, but also invest considerable energy in learning various professional knowledge, in-depth understanding of the status of property and facilities, as well as in-depth understanding of various market conditions. If there are differences between the owner and the property, it may also affect the normal process of property services.

The advantage is that you can directly control the whole property service process, and capable owners can completely build the service model they need according to their own wishes and achieve the ideal effect they want. Because there are property service companies, property service companies will adhere to their own service concepts and standards, avoiding many risks and reducing a lot of energy compared with their own management. In particular, the control of property service fees and the stricter bidding or procurement of professional services, projects and articles can completely protect the owner's own service quality and economic interests from any damage. This service mode, because of the high participation of owners, makes the whole process more transparent, more open to ordinary owners and more convenient for owners to supervise.

4. Owner's self-management property service mode

At present, this kind of property service mode is rarely used in residential quarters, and most of them are residential quarters or single buildings with small property scale and low property service fees. Because the property service fee is low, general property service companies are rarely willing to do it. In addition, it is better to use the remuneration paid to the property service company to increase cleaning and security.

Because of the lack of property services companies, the risk of property services will increase, and owners will invest more energy. Therefore, this property service model is rarely used in a slightly larger community or a community with higher property service fees. In addition, due to the current problems in the legal status and risk-taking ability of the industry Committee, it is difficult to investigate and compensate for losses and open a bank account, so this model is rarely used unless necessary.