| Property maintenance fund is the main source of capital for long-term maintenance of common areas of property and facilities,which is related to the construction of a harmonious society.At present,the property maintenance fund management system has been established throughout China.However,with the development of property maintenance funds collection,use,interest calculation and other businesses in many cities,some serious issues such as the difficulty of fund utilizing and the difficulty of renewing the fees have become prominently,which have caused a high degree of concern of the owners,management departments and experts.Therefore,how to perfect the maintenance fund management system,solve the supervision difficulties and eliminate the hidden dangers have become important theoretical and practical problems,needed to be solved urgently.Based on the actual needs,this research aims at pointing out the difficult problems commonly existing in the management of property maintenance funds,and exploring the solutions by means of data access,questionnaire survey and in-depth interview.This research is divided into five parts.The first part studies the development status of the current property maintenance fund system and objectively evaluates its achievements and main problems.After decades of years of exploration in various areas,the total amount of maintenance funds collected in China has been increased steadily,it has been played the security role in our daily life,the construction of information system has achieved remarkable results,and the public's awareness of maintenance funds has been generally improved.However,with the deepening of the supervision of maintenance funds,problems and contradictions in the operation of maintenance funds system are gradually manifesting.The main problems are unclear positioning of the management organization and unstable funds and the difficulty to carry out the work of repairing and construction because of the difficulty of renewing the fees,which has not formed a virtuous circle;"Double 2/3 Owner Vote " system works inefficient,restrict the use of funds and other issues.The second part is to learn the advanced experience of property management from developed countries and regions which have high population density in their communities.The common practice in developed countries and regions with high population density is to take precautions in the use of maintenance funds,combine preventive maintenance with daily maintenance to guarantee the residents' living quality.For example,Hong Kong adopts a combination of preventive maintenance and emergency maintenance,Singapore combines the regular inspection and maintenance with periodic update and Japan combines planned maintenance with emergency maintenance.Our country should learn some experiences from these countries and regions.The third part,in view of the current serious issues which maintenance fund management system has,we should consider strong operability as the principle,put forward some efficient suggestions for the maintenance fund management system reforming,pay attention to the latest reforming trends in Xi 'an,Ningbo and other places and put forward safeguard measures from the management system,supervision measures and other aspects.It includes:(1)Strengthen supervision to form synergy in our work.The hierarchical management of urban areas should be classified due to different responsibilities,arouse the enthusiasm of management departments.Clarify the responsibilities of quality supervision,public security and fire control departments and subdistrict offices;clarify the responsibility of the real estate registration institutions in the examination and verification of capital deposit.(2)Recovering the payment according to law to solve the problem of renewing payment of maintenance funds.In 2016,the notice of the supreme people's court on the issuance of the 14 th batch of guiding cases(law [2016] no.311)made it clear that the recovery of maintenance funds does not have the time limitation.The poll results showed that,in terms of renewal,the majority of owners prefer to "pay directly into the maintenance fund account through cash or electronic payment".(3)The government shall guide and promote the repairing and construction of repair funds.Some cities,such as Shanghai and Ningbo,have achieved good results through this way.But the government should pay attention to different financial situations in different cities to decide they could use this method or not.(4)Strengthen and innovate supervision measures and vigorously promote self-management by owners.Using the convention system for the management of maintenance funds,and implement a system of third-party bookkeeping and auditing of the departure of the chairman of the owner committee.(5)Establish an annual using plan for maintenance funds and a one-time voting system to improve the voting efficiency.(6)Introduce professional institutions to provide third-party supervision services to regulate the use of funds.The third-party supervision service shall include the agent service of the construction unit selected for bidding,the project cost audit service,the construction process supervision service and the third-party inspection service.Special account management bank can offer corresponding service free of charge,it will be better to let the owner committee to open an new account.(7)Clarify the penalty rules,increase the cost of breaking the law to form effective deterrence.For the illegal behaviors of listing fake maintenance projects,increasing project quantity falsely,not using special funds,etc.,the punishment measures should be set according to different categories and the punishment standards should be raised.Make sure the integrate illegal information could be marked into the public credit information system.In the fourth part,this research looks forward to the further construction of maintenance fund management information system,and puts forward suggestions on system design and functional requirements of each subsystem.Maintenance fund management information system should include basic data management,fund deposit management,fund using management,comprehensive income management,statistical analysis and statements,public services,fund accounting management,early warning,file management and other subsystems.It is suggested to handle the deposit business independently without the intervention of the competent authority through reasonable functional design,and to achieve the quick payment of the depositor by "online banking","mobile banking","self-service terminal","third-party payment" and so on.Carry out maintenance fund use business according to the idea of project management,provide functions of canceling projects and overdue project management to meet the business needs of different situations;We will continue to take safety and controllability as the basic principle and key task of building a maintenance fund management system,strengthen comprehensive prevention,and enhance the ability of the security system to prevent and control risks.The fifth part discusses the feasibility of "China Speed" for the implementation of maintenance fund business.At present,the government requires that more matters should be handled online.For those problems which cannot be handled online,they are required to be done as soon as possible.The “China Speed ”reform comprehensively unfolds,the maintenance fund work is deeply affected.Taking this as an opportunity,the maintenance fund management mechanism is comprehensively optimized,and it becomes possible to upgrade in a short time.The subject discusses the feasibility of "China speed " for the implementation of major services such as maintenance funds deposit,using,supervision and accounting,and points out that "using maintenance funds" cannot be completed at one time due to the phased characteristics itself.This research try to work with global perspective on problems,face up to property management gap between China and other developed countries,face the domestic unbalanced development,actively study the current society,the construction of honesty,the construction of the integration of online government service platform,the reform of "China speed " works a positive far-reaching influence of property maintenance fund,it is a beginning to explore the building of a new pattern of "standardization,strictly supervision,perfect online government services " fund management. |
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