本文選題：物業(yè)管理 + A物業(yè)服務(wù)企業(yè)　； 參考：《廣西師范大學(xué)》2014年碩士論文

【摘要】：物業(yè)管理(以下稱為物業(yè)服務(wù)),是指物業(yè)服務(wù)企業(yè)接受業(yè)主選聘,按照法律規(guī)定與合同約定對物業(yè)管理區(qū)域內(nèi)的公共部位、場地及共用設(shè)備設(shè)施進行維修、養(yǎng)護,同時對公共秩序及環(huán)境衛(wèi)生進行維護的行為。至今在我國大陸發(fā)展已有了32個年頭,正朝著市場化、社會化、專業(yè)化方向不斷發(fā)展。據(jù)《行業(yè)報告》顯示,截至2012年底,我國已擁有71000余家企業(yè),612.3萬從業(yè)人員,管理各類房屋面積145.3億平方米,年營業(yè)收入超過3000億元。其內(nèi)容范圍已經(jīng)涵蓋了我們生活工作的各個方面,不僅創(chuàng)造了一個整潔便捷、舒心和諧的良好環(huán)境,而且還對物業(yè)本體起到了保值增值的作用。同時對改變城市面貌、轉(zhuǎn)換城市管理體制,推進城市化進程,城市長效管理,拉動消費需求,促進社會和諧發(fā)展等方面也發(fā)揮了重要作用。 物業(yè)服務(wù)收費,是物業(yè)服務(wù)企業(yè)的經(jīng)營管理重要工作之一,也是物業(yè)管理企業(yè)現(xiàn)金流入的主要渠道,是企業(yè)持續(xù)經(jīng)營的重要條件,是企業(yè)利潤的重要源泉,是保護廣大業(yè)主權(quán)益的重要手段,是企業(yè)經(jīng)營成果的重要標志。也從某種程度上體現(xiàn)了業(yè)主(物業(yè)使用人)對物業(yè)管理企業(yè)的認可和滿意程度。但在現(xiàn)實物業(yè)管理活動中,據(jù)有關(guān)部門的統(tǒng)計數(shù)據(jù),我國目前在物業(yè)發(fā)展水平高,相對行業(yè)發(fā)展較成熟的區(qū)域,物業(yè)服務(wù)的收費率也就在70%左右。低的收費率那就更低了,有些都達不到50%。目前,我們通過對A物業(yè)服務(wù)企業(yè)住宅物業(yè)項目收費狀況的調(diào)查,發(fā)現(xiàn)A物業(yè)服務(wù)企業(yè)能夠取得盈利的住宅物業(yè)項目只占到15.5%,虧盈平衡的有18。6%之多,只虧的居然有65.9%的份額。就去年該公司放棄物業(yè)服務(wù)的四個住宅小區(qū)就虧損達146萬元之多。按理說物業(yè)服務(wù)的基礎(chǔ)來自雙方的約定,一方服務(wù)另一方交費,天經(jīng)地義。但由于各種主體的種種原因,目前住宅物業(yè)項目的物業(yè)服務(wù)收費情況并不如人意,甚至已經(jīng)成為物業(yè)服務(wù)發(fā)展過程中的一個難題(商業(yè)辦公及工業(yè)廠房物業(yè)除外)。如果不能有效地解決A物業(yè)服務(wù)企業(yè)住宅物業(yè)項目收費費這樣的問題,就會對A物業(yè)服務(wù)企業(yè)的服務(wù)資金保障及企業(yè)發(fā)展生存形成障礙,不利于企業(yè)服務(wù)水平的提高并形成長效管理機制,甚至可能陷入A物業(yè)服務(wù)企業(yè)服務(wù)水平下降并與業(yè)主糾紛不斷的惡性循環(huán),以及因收不抵支而退出服務(wù)的住宅項目。同時對整個行業(yè)發(fā)展、政府職能的轉(zhuǎn)變及社會的和諧穩(wěn)定也極為不利。 通過駐現(xiàn)場觀察及跟蹤調(diào)查,并走訪了相關(guān)業(yè)主和相關(guān)部門,在加以系統(tǒng)對比分析后,發(fā)現(xiàn)一、困擾A物業(yè)服務(wù)企業(yè)住宅物業(yè)項目收費工作困難形成的主要因素有：1、收費標準偏低；2、收費到帳率不高；3、代收代繳損失大；4、優(yōu)惠補償難到位等四個主要方面原因。二、導(dǎo)致A物業(yè)服務(wù)企業(yè)住宅物業(yè)項目服務(wù)收費難原因的形成復(fù)雜且來自多方主體：1、有物業(yè)服務(wù)企業(yè)自身的原因,如物業(yè)服務(wù)企業(yè)擺不正服務(wù)者位置、沒有積極主動的服務(wù)意識、未能提供值價相符的服務(wù)、擅自經(jīng)營并獨享受益、與業(yè)主溝通不到位、早期介入與前期管理不力、對欠費縱容或處理不當?shù)鹊取?、也有來自業(yè)主、政府及相關(guān)部門、市政經(jīng)營單位、開發(fā)建設(shè)單位以及新聞媒體等各個主體的原因。如業(yè)主消費心理不成熟、對物業(yè)認識不當、合同法律意識淡薄、錯誤地發(fā)泄不滿等；政府及相關(guān)部門未健全相應(yīng)法規(guī)、未形成共管的合力并積極作為、對業(yè)主解釋引導(dǎo)宣傳不強以及監(jiān)管與救濟不到位等；開發(fā)企業(yè)質(zhì)量問題遺留與亂承諾的不兌現(xiàn)等；市政部門強加的不合理義務(wù)等。 因而,要解決A物業(yè)服務(wù)企業(yè)住宅項目收費難問題,物業(yè)服務(wù)企業(yè)不但要從自身上不斷完善改進提升,而且還要積極發(fā)揮自己的主觀能動性,藝術(shù)性地推動其他所涉主體積極支持合作。如A物業(yè)服務(wù)企業(yè)自身既要放正位置、規(guī)范服務(wù)、完善并履行合同、合法收費并依法公示、尊重業(yè)主積極溝通等。同時也要推動政府齊抓共管,帶動相關(guān)經(jīng)營單位的聯(lián)動,引導(dǎo)業(yè)主們積極支持,爭取開發(fā)建設(shè)單位的提升與扶持,并充分發(fā)揮新聞媒體的功能來共同實現(xiàn)住宅物業(yè)收費有序良性的循環(huán)發(fā)展。 A物業(yè)服務(wù)企業(yè)所遇到的住宅項目收費難問題,也是物業(yè)服務(wù)行業(yè)面臨的一個共性問題。若A物業(yè)服務(wù)企業(yè)能對此問題制定具體方案加以解決,不再受這一問題的困擾。如果能通過A物業(yè)服務(wù)企業(yè)解決此問題的方法加以推廣,供同行業(yè)企業(yè)借鑒,就能夠幫助整個行業(yè)擺脫住宅物業(yè)收費難題的困擾,讓所有住宅物業(yè)服務(wù)項目都能和諧運營,這對社會來說也是個很好的效果。因而對這個具體問題的研究不但具有較強的現(xiàn)實指導(dǎo)意義,而且還有較強的理論意義。
[Abstract]:Property management (hereinafter referred to as the property service) means that the property service enterprises accept the selection and appointment of the owners, maintain and maintain the public parts, sites and common facilities and facilities in the property management area according to the provisions of the law and contract, and maintain the public order and environmental hygiene at the same time. The development of the property service enterprises has been 32 in the mainland of our country. By the end of 2012, China has already owned more than 71000 enterprises, 6 million 123 thousand employees, management of all kinds of housing area 14 billion 530 million square meters, and annual operating income over 300 billion yuan. Its content covers all aspects of our life and work, according to the industry report. It not only creates a clean and convenient, comfortable and harmonious environment, but also plays an important role in preserving and increasing the value of the property. It also plays an important role in changing the city features, transforming the urban management system, promoting the process of urbanization, the long-term management of the city, stimulating the consumption demand and promoting the harmonious development of the society.
The property service charge is one of the important work of the management and management of the property service enterprise, the main channel of the cash inflow of the property management enterprise, the important condition of the enterprise's continuous operation, the important source of the profit of the enterprise, the important means to protect the owners' rights and interests, and the important symbol of the enterprise's operation results. In the real estate management activities, according to the statistical data of the relevant departments, our country is now in the high level of property development, the relative industry is more mature in the area, the rate of the property service is also around 70%. The low rate of charge is lower, some are all We can not reach 50%. at present. Through the investigation of the charge status of the residential property project of the A property service enterprise, we found that only 15.5% of the residential property projects of the A property service enterprises can gain profit, 18.6% of the balance of profit and loss, and the only loss of 65.9%. In the last year, the four residential quarters who gave up the property service were lost. The loss is as much as 1 million 460 thousand yuan. It is reasonable to say that the basis of the property service comes from the agreement between the two parties. One party serves the other side to pay the fee. But because of the various reasons, the current property service charge of the residential property project is not satisfactory, and it has even become a difficult problem in the development process of the property service (commercial office and work). If we can not effectively solve the problem of the charge fee of the residential property project of the A property service enterprise, it will form an obstacle to the guarantee of the service funds and the development and survival of the A property service enterprise, which is not conducive to the improvement of the service level and the growth efficiency management mechanism of the enterprise, and may even fall into the service enterprise of the A property service enterprise. At the same time, the transformation of the whole industry, the transformation of government functions and the harmony and stability of the society are also extremely unfavorable to the development of the whole industry.
Through the on-site observation and tracking investigation, and visiting relevant owners and related departments, after the systematic comparison and analysis, we found that the main factors that plagued A property service enterprises' housing property project fees are as follows: 1, low fee standard; 2, the charge to account rate is not high; 3, the collection and payment loss is large; 4, preferential compensation difficulty is difficult. Four main reasons such as in place. Two, the cause of the A property service enterprise housing property project service charge difficult cause formation is complex and from multiple main body: 1, the property service enterprise itself reasons, such as the property service enterprise is not positive service position, no active service consciousness, failure to provide the service that the value is consistent, good at the service. Self management and benefit, poor communication with owners, poor early intervention and early management, mishandling of arrears or improper handling of.2, as well as the original causes from owners, government and related departments, municipal units, development and construction units and news media, such as immature consumer psychology and improper understanding of property, The legal consciousness of the contract is weak, and the dissatisfaction is vented erroneously. The government and relevant departments have not perfected the corresponding laws and regulations, and have not formed the joint force and actively as, the lack of supervision and relief on the owner's explanation and supervision and relief, and so on; the dishonour of the quality problems left by the enterprises and the disorderly promises of the development of the enterprises; and the unreasonable sense imposed by the municipal departments. Be sure to wait.
Therefore, it is difficult to solve the problem of housing project charge for A property service enterprises. The property service enterprises should not only improve their improvement from their own improvement, but also actively play their own subjective initiative and actively promote the cooperation of other main volume involved. For example, the A property service enterprise itself should not only place the positive position, standardize the service and improve it. At the same time, the government should promote the joint management, drive the linkage of the relevant operating units, guide the owners to support actively, strive for the promotion and support of the development and construction units, and give full play to the functions of the media to realize the orderly and benign charge of residential property. Circular development.
It is also a common problem in the property service industry that the A property service enterprises are faced with the difficult problem of housing project fees. If A property service enterprises can solve this problem and solve this problem, it is no longer plagued by this problem. If we can solve this problem through the A property service enterprise, it can be popularized for the enterprises in the same industry. As a reference, it can help the whole industry to get rid of the problem of housing property fees, and let all residential property services work in harmony, which is also a good effect for the society. Therefore, the research on this specific problem not only has a strong practical guiding significance, but also has a strong theoretical significance.

【學(xué)位授予單位】：廣西師范大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：F299.233.47

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