Research In Relation To Autonomous Operation By Property-owners In Urban Communities

Commencing from the mid-1990s, local authorities begin to promulgate property self-government legislation which leads to a new society which is very different from the traditional one. However, does it mean a long-expecting civil society is already in front of us? Studies show that it is too earlier to make such judgment now. The government power permeates and serves for the expansion and spread of autonomy through legal channels, just show it is subtle and flexible. However, this is not a serious and urgent problem, the dilemma of today's Chinese owners for autonomy system is:the citizens of owners that are expected to participate in the residential area of autonomy but did not participate, it means collective no action; more unfortunate is that the phenomena of symbolic participation (notification, consultation, Presence) in the limited participation of the scene. These facts expose us to a problem which we always wish to avoid: Why (the owners) autonomy from experience level does not follow up the path of the law?Current studies tend to analyze this phenomenon from the internal perspective, and attributes the problem to cultural awareness, the knowledge of people, deficiencies in the system, which can not reveal the complex conflict in the real world, individual cognitive constraints, as well as the system of rules of individual preferences and behavior shaping, and to have a thorough answer-"In what circumstances, rational owners will together act to achieve their common interests"-this issue will be subject to rational decision-making from the owners to get more realistic and richer detail, to improve the reality explanatory power.This article attempts to explore the mechanism behind owners'autonomous practice and the system which is expected to deviate from the phenomenon, and this divergence in the theory of collective action within the framework. It is within this line of thinking, we will study the owners of autonomous operation mainly on the study of the behavior of the individual decision-making, while conducting interdisciplinary theoretical exploration will become more dependent on evidence. In addition to the Introduction and conclusion part, this article is divided into seven chapters as follow:Preface:it is the background, introduction of this article, mainly focus on the subject matter of this study, a detailed browse of the existing studies, and thus it determine the perspective methods, frameworks of this article, and define the relevant concepts, determine the scope of discussion.The first chapter is the theoretical basis; it reveals from both the theoretical and empirical aspects that autonomy is only the selection of national governance strategy, which determine the time, space and the range of autonomy; and the introduction of the framework of the theory of collective action as the inspection system for micro-ration it contains and analysis tools.The main part includes second, third, fourth, fifth, sixth, seven chapters, where the middle four chapters are the key elements of this article. The second chapter is effectiveness analysis, which reveals the conditions established under the existing rules, technology that legislators desire owners would be easy, more active in participation of autonomy and be able to get a more satisfactory output and it does not get the corresponding supported results by the results. The third, fourth, fifth and sixth chapters is the subject matter of Institutional Analysis. First of all, the third chapter reveals the real estate developers and property services companies, as well as part of the national authorities in the interests of the Community (Group of Interests), which not only has a strong feature of exclusion, monopoly, illegalization and such judicial unilateral monopoly relationship weakened the owners of autonomy expectations and their actions; Then, the Fourth Chapter reveals rational owners in the current system will avoid responsibility, and act in opportunistic manner. Even if the legal use takes place, it cannot resolve the problem. Because the owners will continue their efforts into the free-rider Union, so they can get the maximum benefits. Which also reveals that the power of the state is actively involved in self-government of community; To prevent the development of self-government independent of state power as a "paradise", the power of the state stands by watching. The fifth chapter analyzes the basic system of the General Assembly of Owners, reveals consistency cannot generate group action, and defects of high participation and high passing rules, and further to disclose the tolerance and equity behind deep democratic consultation; Finally, the sixth chapter analyzes the basic system of General Assembly of Owners, reveals not only the lack of cost-sharing mechanisms, external and internal monitor system, even alienation caused by General Assembly of Owners. On the basis of the analysis of the system, in the seventh chapter it build a framework of self-tilted configuration recommendations to the rights of the owners, in order to strengthen the rights of the Real Estate Group, thereby reducing the owners' autonomous force resistance and increase the owners of the confidence in the performance of the autonomous running. At the same time, emphasizing the use of sanctions,"tit for tat" deal with the basic principles, to the classification of sanctions for specific strategies to avoid violations caused by the rupture of cooperation (agreements) and help everyone to resist the temptation may face in the course of the game. The same time, by the owners group, information technology, government assistance, it will promote exchanges between the owners, and improve self-government performance.The last chapter is the conclusion, including the findings, policies, and further research directions.