Who knows how to manage foreign residential properties?

Let me tell you the general situation first: the "owners' meeting" in property management in developed countries is an enterprise. The owners' congress has a management committee and employs a professional management company to manage it. There are engineers, accountants, architects, managers and so on. In the management committee, as consultants, they provide professional advice for the decision-making of the owners' meeting. Just like the decision-making of the National People's Congress, projects are proposed by individual professional organizations, then approved by the National People's Congress, and then implemented in the State Council.

To put it simply, the management committee proposed a motion-the owners' meeting made a decision-the owners' meeting hired a professional management company to implement it-and the owners' meeting paid the fees of the professional management company.

Now it is the same in Hong Kong and Singapore, which is somewhat similar to the contract gratuity system in China. Every country is different.

But now China generally implements the contract responsibility system, and the reward system is suitable for high-grade office buildings and high-grade commercial houses. At present, the salary system is not applicable in China. But this is the development trend of domestic property management.

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For your reference, Switzerland: the combination of property management and community management Ren Zhenqiang, a reporter of Economic Daily in Geneva, is characterized by adding value to property investors and providing convenient living conditions and quality services for homeowners and residents. However, the management of the property community is not comprehensive, but the service facilities are rented out according to the arrangement of the community to improve the basic services of the community to the residents. Barnetti, president of Geneva Real Estate Management Company, said that promoting community construction by property management and coordinating property management with community management should be the goal and characteristics of modern urban property management. The living area in Geneva, Switzerland has no courtyard wall, and there is no security guard standing in front of the living area. The combination of residential property management and community management. All the green spaces in the community are public green spaces, and there is no sense of separation and closure. There is only one model community in Geneva, which is self-contained. It was demolished from an old house near the railway station, and its old name has been continued, which is called "cave community". The architectural style of this area is unique, which is the work of a young designer who just made his debut in a competition in the 1980s. It looks antique, like a modernist art sculpture, but residential buildings, underground garages, barber shops, primary schools, children's activity areas, homes for the elderly, cinemas, cafes, small restaurants and small shops are all available and built according to the situation. Although the community is close to the streets and train stations, it can be quiet. The property management of the community is also first-class. The community is managed by a property company under the Ministry of Finance of the Geneva State Government, and it has the nature of social subsidies. The so-called "social property" means that residents need to be eligible for social housing welfare subsidies. Units in such community residential buildings are only for rent, not for sale. Tenants must be residents of the state and hold Swiss identity cards for at least two years; Have lived in this state for at least two years; Can't be a resident enjoying tax relief. Other conditions are more stringent, such as: residents who have moved to cities or have major maintenance projects in their original places of residence; Existing housing conditions exceed personal income, family income and economic conditions; The existing housing environment is harmful to health; Only those who are over 18 years old and want to leave their parents' own homes and single-parent families can move in. Residents are not allowed to own a second house because they will enjoy government subsidies. For an apartment with a current monthly rent of 2,600 Swiss francs, each adult can enjoy a subsidy of up to 300 Swiss francs. If you want to live in a spacious house, such as a large unit with a monthly rent of more than 3,500 Swiss francs, the subsidy will be reduced by 50%. When the family income increases, the subsidy amount will be lowered. At this time, the property management company can even advise residents to move out of the welfare community and recommend housing in the ordinary community. However, most property management companies in Geneva are privately owned. The earliest property management company in Geneva appeared in 1825, which was established by the financial management company model of private banks. Later, some new experiences of American property management were introduced, and by 1964, a modern property management model was basically formed: providing quality services for residents, realizing property appreciation for investors and innovating management. In addition to residents who have the conditions to buy land and build villas, most urban residents in Geneva have chosen unit housing. The properties operated by this property management company are highly selective, ranging from one bedroom and one living room to seven bedrooms and one living room, and tenants can buy or rent them. Most people choose housing with good surrounding environment, convenient living and appropriate price, and they pay special attention to the service quality of property companies. Therefore, property companies regard providing high-quality and diverse services as an important factor in competition. In Geneva, every residential building has an administrator who has signed a contract with a property management company to be responsible for the cleaning and sanitation in the building and the trimming of the green space around the building. The administrator's family must live in a unit in the building. During the New Year holiday in China, the administrator is responsible for decorating the building and putting up the Christmas tree. Where residents need services, they can ask the administrators about big and small things. If residents need to repair doors and windows, replace lamps, paint houses, repair and update electrical appliances, the administrator will inform the property management company in time, or they can call the property management company directly. The property management company timely contacts all kinds of professional companies that have business relations with it. The relevant professional companies will soon call residents to make an appointment and provide on-site service. The technical service department of the property company in charge of this matter generally has only one or two people, and all services have been socialized. Service personnel of various social service companies often drive a minivan alone, which contains various repair tools, parts, testing instruments or meters. Service personnel work with high quality and efficiency, and refuse alcohol and tobacco. After the maintenance is completed, residents only need to sign the relevant list, and the service company will directly settle the bill with the property company. According to the contract signed with residents, the property company will inform residents to pay through the post office when collecting money. The residential areas in Geneva are divided by geographical location. A community often has several properties managed by property companies. Most of the public services enjoyed by residents are provided by the community, such as sports facilities such as swimming pools, libraries, museums, schools, nursing homes, outpatient departments, pharmacies and bank offices. They are all distributed within a reasonable distance. Parks in the community, big or small, are free, and sports and fitness venues also provide concessions for community residents. Residents' utilities, rent, telephone bills, retirees' wages and even fines for violations can be handled at the nearest post office without going far. The community also organizes social activities for residents in this area from time to time, and sometimes holds theme parties in parks, such as environmental protection, disease prevention and gardening. There are usually morning markets twice a week in the community, where residents can buy fresh vegetables. The community also has its own tabloid, which is sent to the mailbox of every family for free. United States: The sour and bitter second landlord Yan Hengyuan, our reporter in new york, is in new york, USA. The so-called second landlord is responsible for housing management. As the second landlord, although he can enjoy the preferential conditions provided by some big landlords, the second landlord is not so good because of various tenants and unpredictable things. When the reporter first went to new york to look for rent, because there was no credit record in the United States, the real estate agency refused to rent it to me, although the newspaper and the China delegation to the United Nations issued a letter of proof to prove the reporter's income and housing allowance. In desperation, I had to rent it in the name of my predecessor and sublet it to me, because my predecessor had a good credit record in the United States. In this way, my predecessor actually became my second landlord naturally. At present, there are all kinds of second landlords in the United States: some second landlords rent a big house from the owner himself, and then sublet each room to other tenants to eat part of the difference; Others are entrusted by the landlord to be responsible for daily management (such as cleaning and maintenance, etc.). ) refers to a big house or several houses. Landlords often reduce the rent of a room for such second landlords. Mr. Wang, whom the reporter knows, belongs to the second landlord entrusted by the owner. According to Mr. Wang, although he can save 350 dollars in rent every month after becoming a second landlord, many troubles have followed. According to the agreement reached by both parties, Mr. Wang, as the second landlord, is responsible for cleaning the public areas, collecting rent and utilities from tenants on behalf of the landlord, contacting maintenance when the public facilities in the house fail, and publishing advertisements for new tenants if the tenants leave. One of the most troublesome things is to advertise for new tenants. Sometimes, once the advertisement is published, the phone in Mr. Wang's room will keep ringing, and sometimes there is a phone in the middle of the night, which makes him fidgety. Once, a new tenant was waiting outside the building to see the house, but when he rang the doorbell, he couldn't hear it because the doorbell battery was dead. As a result, the impatient new tenant smashed the glass on the door with one punch to attract his attention. Finally, the tenant spent more than 30 yuan to compensate for the loss. Mr. Wang said that during his two years as a second landlord, he suffered a lot because he was a second landlord. As the second landlord, he often receives reports from tenants that the heating is not hot, the toilet is blocked and the faucet in the bathtub leaks. Almost every time it is urgent and needs to be repaired quickly. For example, on a Saturday in the winter of 200 1 year, the boiler in the building broke down and the whole building had no heating. Mr. Wang quickly called the boiler company for maintenance, but Saturday was a rest day and no one came to repair it. Therefore, he had to wait until Monday to have it repaired. It happened that the cold snap hit new york in those two days. All the tenants were shivering with cold, and some even caught a cold. Everyone complained and complained. One tenant even took the initiative to buy an electric heater and asked the big landlord to reimburse him, saying that it was the responsibility of the big landlord and threatening to sue the landlord if he didn't report it, but the landlord still insisted on not reporting it. Fortunately, shopping in American stores can be returned for free within four weeks, and finally the tenant got the electric heater back himself. Mr. Wang said that the time and energy spent by the second landlord seems to have greatly exceeded the value of the saved rent of $350, so he recently decided to spend money to find a house and stop being a second landlord. However, he said that he got a better understanding of American society from the experience of the second landlord. Singapore: Act according to the law and live in peace. Weng Donghui, our correspondent in Singapore, said that in Singapore, the government has formulated very detailed rules and regulations on residential and property management and formed laws. Property management companies and residents must act in accordance with the law. Under the unified planning and supervision of the government, the community management committee is elected by the people, and the committee is responsible for formulating community behavior rules and hiring property management companies. Apartment buildings in Singapore are called "tubular apartments" locally, and living in them is really unique. Every morning, before the residents go to work, the cleaners start cleaning. Their daily work is to clean the swimming pool, scrub the tables and chairs beside the swimming pool, drag the driveway and so on. When residents go downstairs to work by elevator, they can smell the perfume just sprayed in the elevator, and the mirror has already been polished. Sometimes when you come home late at night, the doorman on duty will say good night to you, and you will meet the patrolling security guard in the underground parking lot. 24 hours a day, you will always find someone busy for the community. Why is the property management here so effective? One of the main reasons is that the relevant departments of the Singapore government have formulated very detailed rules and regulations on residents' housing and property management and formed laws. Property management companies and residents must act in accordance with the law, so the management of high-grade apartment buildings and government residential areas is orderly, while avoiding various contradictions or disputes. From the perspective of government functions, the Singapore Housing Development Board is the functional department responsible for implementing the government housing construction plan and coordinating property management. As early as 1967, the bureau formulated the Land Ownership Law, which was revised several times later. The bill consists of 158, which stipulates the regulations that land developers must abide by when building houses. For example, in public housing units built by developers, the ground floor of each building is not allowed to accommodate residents, but is used as a shop or recreation room for residents to rest, entertain and shop. For another example, it is stipulated that in addition to the construction of residential buildings, not less than 40% of the land owned by tubular apartments must be reserved for gardens, scenic spots and other entertainment and fitness facilities to ensure the standardization of property management. Property management permits need to be approved and issued every year. If any property management company violates the regulations or does not act according to the regulations and is brought to court by the owner, the bureau will punish it according to the regulations, and in serious cases, the business license of the property management company will be revoked. Property management practitioners must receive two years of real estate management training and pass professional examinations before taking up their posts. It is through these hard levers that the government exerts its regulatory function. In addition to its supervision and management functions, another major task of the Housing Development Bureau is to "serve". For example, a long-term renovation plan for old public housing units has been formulated to further enhance residents' recognition of the community; In addition, according to Singapore law, all buildings need to be cleaned and renovated externally every five years. Under the unified planning of the Housing Development Bureau, Singapore's property management has always developed in an orderly direction. With regard to owners, Singapore laws fully protect the rights of owners and clearly stipulate various obligations. For example, all owners are not allowed to invade public spaces, and unauthorized construction will be severely punished. There are also detailed regulations on the interior decoration of houses. For example, the common phenomenon of water leakage caused by the renovation of downstairs residents, the parties should be responsible for compensating others for losses, and if they can not solve it, they will go to court. Singapore's Land Ownership Law stipulates that a management committee must be established within two years for each newly-built residential area, and all the owners will vote for the members of the committee. The Committee will manage the community on behalf of all the owners, and hold an owners' meeting once a year to discuss important matters such as formulating the rules of conduct for the community and hiring property management companies. The public affairs of the community or apartment, such as whether to increase public facilities, whether to charge the use fee of public facilities, how much to charge, whether to increase or decrease the property management fee, etc. , are ultimately decided by voting. It can be said that all the decision-making power of the community is in the hands of residents. Under this mechanism, the property management company is only the object of employment, and everything is carried out in accordance with the contract. If the performance is not good, the community management Committee has the right to dismiss him immediately. So, how do property management companies in Singapore operate? The reporter specially interviewed Mr. Meng and Mr. Liang, the property management managers of their apartment. They said that property management is also a traditional service industry in Singapore. At present, there are six large companies with more than 1000 employees. Their company manages more than a dozen apartments and office buildings. Take the reporter's garden apartment as an example. There are about 500 households here, three of which are managed by the property management company. Their daily work is to maintain cleanliness, security and the normal operation of pruning flowers and plants. 65,438+03 security guards were hired from the security company, and 4 gardeners were invited from the greening company. Every day, 65,438+05 cleaners came to work in the apartment regularly, and the manager was there to supervise the work. These people are contract workers. Property management companies sign service contracts with their companies ranging from 3 months to 1 year, and those who are dissatisfied will be replaced immediately. In addition, the manager is also responsible for arranging the maintenance and replacement of public facilities in the apartment, and the owner can also invite special maintenance companies to provide on-site service for indoor water and electricity maintenance. The owner can make any request to the manager, of course, within the prescribed scope. Property companies are managed in accordance with the Land Ownership Law and the rules and regulations formulated by the residents' committees. The property manager is responsible to the management committee and accepts the instructions of the management committee. The property management company collects the management fee shared by the owners every year, and the contract is signed once a year. Therefore, in Singapore, property management companies attach great importance to contact with owners, and will listen carefully to residents' opinions and improve management details in order to win long-term management contracts with good image and quality service. Owners also hope to create a proud living environment with property management companies, thus improving the quality of life. Germany: the "housekeeper" Jiang Yan provides "warm and cold" service for renting a house. In Germany, most landlords look for buyers or tenants through intermediaries and entrust property management companies to handle all matters related to their real estate. If the housing agency is compared to the matchmaker in the real estate market, then property management can be regarded as the housekeeper in this market. German property management companies are not only responsible for the regular maintenance and external painting of employers' properties, the sanitation of residential areas and corridors, the greening and planning in front of houses, but also responsible for fulfilling the responsibilities and obligations stipulated in relevant German real estate laws for employers. German property management companies are directly employed by landlords and are the defenders and agents of employers' interests, which is particularly prominent in the housing lease relationship. Once the house lease contract comes into effect, the property management company becomes the link between the two parties. However, whenever there are any problems related to housing quality and equipment, the property management company has the obligation to solve these problems for the employer. If the tenant breaches the contract or does something against the landlord, the company will step in and stop it. In the initial stage of disputes between the leasing parties, the property management company can mediate as an intermediary; When the lease contract between the two parties is terminated, the property management company also has the task of acceptance, so real estate developers generally do not need to deal directly with tenants. In order to strengthen the effective management of multi-storey residential buildings, German property management companies generally take the responsibility-to-person approach after accepting the entrustment, and designate special personnel to take charge of the area, so as to reduce the phenomenon of wrangling caused by unclear division of labor. When residents encounter problems, they also know who to turn to for help. According to the German rent law, if the quality of the house is defective or the supporting equipment is naturally damaged, the owner is obliged to provide free maintenance and replacement, so the property management personnel are obliged to find relevant technicians to repair it in time after receiving the phone call from the residents, otherwise it will be dereliction of duty. If the time is too long and affects the normal life of the tenant, the tenant has the right to refuse to pay the rent or reduce the rent until the problem is solved satisfactorily. If this happens, the landlord will not sit idly by or come forward. Therefore, in order to ensure the smooth implementation of management tasks, the company will generally sign long-term cooperation contracts with professional maintenance companies such as plumbing and electric power to ensure that maintenance personnel can be found in time whenever there is an accident in the property under its jurisdiction. Germans are famous for their love of cleanliness, and they have high requirements for the cleanliness of corridors and residential areas. Property management companies generally entrust professional cleaning companies to take charge of this task. However, if the residential area is small and there are only one or several small buildings, the company will find a "building manager" to take charge of the health work. The biggest advantage of being a "landlord" is that he can own a residence in a residential area for free or at a very low rent during the contract period, but not everyone can get this good job, because in addition to ensuring the cleanliness inside and outside the residential area, the "landlord" must also know a little about the maintenance of household appliances so that he can find a temporary emergency place when the house of a holiday tenant breaks down. Due to the indispensable role of property management in the real estate market, there is a saying that the rent in Germany is hot and cold, and the cold rent refers to the rent that a simple landlord deserves; Warm rent refers to cold rent plus additional expenses such as property management fee, water and heating fee. Electricity and garage fees are generally calculated separately. German housing management and leasing laws clearly stipulate the charging standards and calculation methods of property management fees. According to this regulation, the property management company estimates the total expenses of garbage and sewage treatment, house repair and maintenance, wages paid for the "landlord" every year, and then distributes them to tenants according to the number of square meters. The management fee of the unleased house is paid by the landlord. As for the payment method, residents pay in advance on a monthly basis according to the annual budget, and when they settle accounts at the end of the year, they will refund more and make up less according to the actual expenditure. However, in recent years, the environmental protection expenses for garbage and sewage treatment have increased year by year, and the property management fees have a tendency to increase, so it is good for residents not to pay this money before the end of the year. In addition, German law stipulates that the owners of multi-unit houses must entrust a property management company for management as long as they reach 4 households, and the property management fee shall be decided by the annual meeting of the owners of the company.