Interim Measures For The Guangzhou Property Management

Original Language Title: 广州市物业管理暂行办法

Read the untranslated law here: http://www.chinalaw.gov.cn/article/fgkd/xfg/dfzfgz/201506/20150600399513.shtml

Interim measures for the Guangzhou property management

    (January 27, 2014, at the people's Government of Guangzhou City, the 14th of 101 Executive Board meeting March 13, 2014, Guangzhou City people's Government makes its 100th release come into effect on May 1, 2014) Chapter I General provisions

    First, property management, in order to regulate the activity, protect legal rights of owners and property management service, in accordance with the People's Republic of China Law on real right, the management regulations of the State Council, the Guangdong property management regulations and other laws and regulations, combined with the city's actual, these measures are formulated.

Second property management activities in the administrative area of the city to apply these measures.

Property management in these measures refers to owner by selecting the property services firm by owners and property management companies in accordance with service contracts, for housing and related facilities equipment and for maintenance, conservation, management, and maintenance within the Realty Management area of environmental health and related activities of the order.

    Owners by employing other management people in accordance with the contract or the owners ' management by ourselves or in other ways, within the Realty Management area housing and support facilities and relevant sites carry out the repair, maintenance, management, maintenance activities related to environmental health and order in the region, in accordance with the measures implemented. Article on the facility is not complete, the poor old residential quarters, district and municipal people's Government at the county level should be combined with the urban environment comprehensive improvement and renovation work, improve supporting infrastructure and public services in urban and rural areas, gradually improve the residential environment.

Old residential range determined by the district and municipal people's Government at the county level.

    Is not implemented the old residential property management property management needs to be put, the subdistrict office of which the property is located, the town Government to seek the owners views, reasonable property management areas, and to guide and assist owners in setting up owners ' meeting, elected the owners ' Committee, select property service enterprises.

    Fourth municipal, district (county-level cities) people's Governments shall be property services into modern service industry development planning, community building and community management system; establish and perfect the management mechanism of socialization, marketization, and encourages the use of new technologies, new methods to improve property management and service level. Fifth City real estate administrative departments in implementing these procedures, supervision and management is responsible for the city's property management activities.

City real estate administrative departments of the District Branch (hereinafter referred to as differentiated), county-level cities real estate administrative departments responsible for the supervision and administration of property management activities in their respective jurisdictions.

Subdistrict offices, Huitong District Branch of the people's Government of the town and county-level cities real estate administrative departments of mentoring, assisting owners ' was established by the General Assembly and the election of their respective jurisdictions, supervision of owners, owners ' committees and property management firms in day-to-day activities, mediation dealing with property management disputes.

    Neighbourhood or village Committee established landlords, owners and property management service coordination mechanisms of the Commission, assist the neighborhood offices, town government guidance and supervision of property management activities within the community.

The sixth real estate administrative departments and neighborhood offices, Township people's Governments shall organize and carry out property management laws, regulations, regulatory advocacy, education, increase owners implemented their own management abilities and consciousness.

    District precinct and county-level cities real estate administrative departments shall organize regular Street and town people's Governments, neighbourhood or village Committee's staff and the owners ' Committee member, landlord property management legal knowledge training for supervisors of the Supervisory Board, the requirements included in the people's Government at the budget.

The seventh real estate administrative departments and neighborhood offices, Township people's Governments shall strengthen the supervision and inspection of community property services, property services level of qualification, real estate administrative departments administrative penalties imposed on property services companies and so on, should be announced to the public in a timely manner.

    Real estate administrative departments and neighborhood offices, Township people's Governments shall set forth the management record of credit, penalties and other property management, property management companies share information.

Eighth section real estate, prices, public security, urban management, transportation, quality supervision, industry and commerce, environmental protection and other administrative departments and shall, in accordance with the statutory duty to strengthen comprehensive urban management enforcement agencies within the Realty Management area security, property charges, police and fire departments, public order, environmental hygiene, housing and supervision and management of facilities and equipment, use of the, violation complaint registration system established, violations of the law within the Realty Management area.

    Water supply, sewerage, electricity, gas, telecommunications, cable television franchise and contract services shall, in accordance with the relevant provisions, within the Realty Management area of the special services.

    Article property management industry associations should strengthen the training of property services companies in China, to assist the relevant government departments to resolve property disputes, establish property services companies and their employees file integrity, acts in violation of laws, regulations and industry standards to public criticism, strengthen industry self-regulation, and promote the healthy development of the industry.

    Tenth Article units, and property service enterprise, and owners Assembly and preparatory group, and owners Committee, and owners Board of supervisors or subdistrict offices, and town government according to about provides should to all owners announcement, and announced, and notices or publicity of matters, can through written notification, and in property management regional within significantly location announcement, and owners decision electronic vote system released or management Statute, and rules of procedure of the rules agreed of other way told all owners; released people should select a or several easy owners check out of told way.

    Chapter II management area 11th construction and property services companies as well as sub-district offices, town of Guangdong Province people's Government shall, in accordance with the building management Ordinance seventh regulations or establishing the Realty Management area and in accordance with the provisions of article from 12th to 15th of this approach to the distinction between the locations of the properties real estate administrative departments, county-level cities to apply for the Realty Management area record.

Submit complete information, in compliance with the statutory requirements, the distinction between Council and county-level cities seal real estate administrative departments shall issue a written receipt.

    Construction and property services companies and neighborhood offices, the town shall be determined or determined unreasonable the Realty Management area, differentiated, county-level cities real estate administrative departments shall record information received within 5 working days of comments.

12th before tendering for construction units at the beginning stage property management, property management area for the record formalities shall submit the following information:

(A) property management area for filing returns;

(B) the construction business license;

(C) the construction of land use planning permits and drawings;

(D) construction project of constructional detailed planning or construction engineering design master plan;

(E) within the Realty Management area forecasts paint or solid mapping report of property management;

    (F) approval of geographical names.

13th has implemented management but did not go through the formalities of the Realty Management area into residential areas, Realty management company shall submit the following data processing:

(A) property management area for filing returns;

(B) property services contracts;

(C) property service qualification certificate;

(D) the construction of land use planning permits and drawings;

(E) the design scheme of construction project of constructional detailed planning or construction general layout;

(Vi) property management with location, area;

(G) approval of geographical names.

    Property service enterprises for objective reasons cannot provide the former subparagraph (d) to (g) of information, property service enterprises shall make a written report on the regional implementation of property management four to scope common facilities, community-building, property and so on.

14th without the completion of implementation of property management residential property management needs to be put, street, town after the regional government in determining property management, property management area for the record formalities shall submit the following information:

(A) property management area for filing returns;

(B) the range of four to the Realty Management area description and drawings;

(C) determine the reasons and basis for the Realty Management area.

    The preceding paragraph (c) to determine the provision of property management area grounds and basis should be included within the Realty Management area properties in a total facilities, community building, and so on.

15th article has record and has implementation property management of a property management regional need divided for several property management regional of, should on original property management regional within of total road, and green and property service with room, total with parts and total with facilities equipment of using, and maintenance, formed segmentation programme, and segmentation programme should by intends segmentation of the property management regional within proprietary part accounted for buildings total area majority of owners and accounted for total number majority of owners agreed.

In accordance with the provisions of the preceding paragraph after the partition number of the Realty Management area, submitted the following information by property services companies go through the procedure of putting the Realty Management area:

(A) property management area for filing returns;

(B) divided the range of four to the Realty Management area description and drawings;

(C) segmentation;

    (D) segmentation within the Realty Management area exclusive parts accounted for more than half of the total area of the building owners and accounts for more than half of the total number of owners agree that segmentation of documents.

When the 16th new properties for sale, the construction unit shall keep a record of the Realty Management area expressed in the contract of sale of commercial housing.

Realty service enterprise or street and town people's Governments shall keep a record of the notice all the owners of the Realty Management area.

Expressly provided for in the preceding two paragraphs or announced include:

(A) the range of four to the Realty Management area description and drawings;

(B) public places, public green area and location;

(C) the number and location of public spaces;

(D) the basement, bottom elevated floors, rooftop area and ownership;

(E) real estate service and with the size and location of the owners ' Committee;

(F) the common facilities name and ownership;

    (VII) other explicit venues and facilities.

    Chapter III general meeting of owners and the owners ' Committee

    Section I General provisions

17th owners can set up a general vote of the owners ' Committee.

General meeting of owners was established under the property management division of the region, a Realty Management area set up an owners ' meeting.

    A small number of owners and all the owners within the Realty Management area agreement, decided not to set up an owners ' meeting, performed jointly by the owners of owners, owners of the Committee's responsibilities.

Article 18th General Assembly made up of all the owners within the Realty Management area, represent and safeguard the legitimate rights of all owners in the Realty management activities, fulfill their duties.

Owners ' Committee elected by the general meeting of owners in accordance with law, and discharge duties of owners, matters of implementation of the decisions of the general meeting, and accept supervision by the owners.

Owners may set up owners ' Board of supervisors, and discharge duties of owners, on behalf of all the owners ' supervision of the work.

    General meeting of owners, owners ' committees, funding as well as the owner of the work of the Supervisory Board committees members, owners subsidies by a general meeting of the Supervisory Board of supervisors after a decision by all the owners.

Electronic voting systems, building owners, the 19th article of the decision, laws, rules, regulations and regulatory documents and matters of management rules and conventions need to be jointly decided to promote owners through an electronic voting system for decision-making.

Real estate administrative departments are responsible for making electronic voting system for owners and manpower for construction and maintenance, developing electronic voting a specific practice, to participate within the Realty Management area public affairs to provide convenient, fast way of decision-making.

    Owner decision making electronic voting systems, annual maintenance funded by the relevant department listed in the Department's budget.

    Section II general meeting organizing Committee

20th within the Realty Management area, in line with one of the following circumstances, owners may jointly to street, town Government proposes to set up an owners ' meeting the writing requirement:

(A) use 20% more than the total number of property owners have been delivered owner groups;

(B) delivery of property construction area reached the Realty Management area or an area of early development section 50% above.

    Consistent with the provisions of the preceding paragraph's, street and town people's Governments shall, after receipt of a written request in conjunction with the joint owners to form owners ' meeting for the first time in the 7th preparatory group (hereinafter referred to as the preparatory group) matters announcement of all owners, notice not later than 15th, this notice shall include the composition of the preparatory group, owners of the representative of conditions, method and duration and submit information to the owner and so on.

21st preparations by the owners on behalf of 5 persons from 13 singular and the locations of the properties street or town Governments representing 1 and unit composed of representatives 1.

Preparatory group owner's representative jointly recommended by the owners, according to the jointly recommended the number of order; jointly recommended the same, you can draw in ranked order.

    Street, town people's Governments shall notify the employer in writing appoint 1 representative to the preparatory group work unit not to participate in the work of the preparatory group, considered abstaining.

The 22nd member of the preparatory group should meet the following conditions:

(A) have full capacity for civil conduct;

(B) themselves and their close relatives are not in the areas of property management serving property services companies and their affiliated enterprises;

(C) does not exist to obtain or illegally take construction and property services companies benefit or reward behavior;

(D) information disclosing owner information does not exist or the owner has nothing to do with property management activities.

Except as provided in the preceding paragraph conditions, Member of the preparatory group of the employer's representative should be the owners within the Realty Management area, street, town government representative also should be subject to real estate property management legal knowledge training in administrative departments.

Preparatory Group employer's representative does not meet the requirements of first to second paragraph of this article, signed by more than 1/2 members of the Organizing Committee confirmed that by organizing Committee disqualified from employer representative and notice all the owners.

    Street, town government representative does not meet the condition of first to second paragraph of this article, and unable to perform his duties due to job changes and other reasons, neighborhood offices, Township people's Governments should be replaced.

23rd Street and town people's Governments shall be prepared by the Organizing Committee membership list, basic, the number of joint recommendations to the public notice of all owners are published not later than 15th.

    Expiration of the membership of the preparatory group developed public, owners without objection or objections do not set up, streets and town people's Governments shall publish notice of the preparatory group to set up and to all owners shall attach a list of the members of the Organizing Committee. During the 24th article list of members of the Organizing Committee in public, disagrees with the owners to develop candidate, should be submitted in written form to the subdistrict office, people's Government.

Street and town people's Governments shall from the date of receipt of written comments within the 7th verification is verification by inspectors should be avoided.

After verification, developed subdistrict offices, representatives of the town government is not subject to this approach the 22nd article, second paragraph, street and town people's Governments shall be replaced; prepared by the employer's representative does not comply with the approach the 22nd article, second paragraph, subdistrict offices, Township people's Governments shall be disqualified from employer representative and notice all the owners.

    Replacement of members of the Organizing Committee, shall, in accordance with the provisions of the first paragraph of this article 23rd public.

25th after the preparatory group was founded, and subdistrict offices, Township people's Governments shall notify the owner and property services companies within the Realty Management area for the preparatory group and an owners ' meeting the activities providing manpower, ground support, and within the prescribed period, to street, town Government submitted the following information:

(A) the filing receipt the Realty Management area;

(B) the floor space of buildings and structures inventory;

(C) inventory of owner;

(D) the total of constructional detailed planning or construction engineering programme plans;

(E) within the Realty Management area survey report of property management;

(Vi) property inventory of special maintenance funds that have been raised.

    Construction and property management service is not provided within the time stipulated in the owner's inventory and other related documents, provided by real estate administrative departments ordered, still refuses to provide the overdue, street and town people's Governments shall register with the housing agency query owner's name and the housing area, housing registration authorities shall provide and shall not charge a fee.

26th preparatory group should be from the date it was founded by members of the 3rd Street, town government representatives convened and presided over the Conference elected head of the preparatory group for the first time, collective learning to prepare for the establishment of an owners ' meeting and vote of the owners ' Committee and relevant rules.

Head of the preparatory group composed of street, town government nominated from among the members of the Organizing Committee, after the after half of the members of the Organizing Committee agrees.

    Head of the preparatory group fails to perform or not perform their duties properly, according to the program set forth in the preceding paragraph. 27th preparatory group meeting, convened and presided over by the head of the preparatory group, or by the head of the Preparatory Commission convened and presided over other members of the Organizing Committee.

Head of the preparatory group does not convene the meetings of the preparatory group, 1/3 over organizing Committee members agreed that the preparatory group meetings convened by the Conference sponsor organizations. Preparatory Group members cannot delegate representatives to attend the meeting, but except for legal persons or other organizations.

Preparatory group meetings shall be attended by a majority of the members of the Organizing Committee, the decision must be made by all the members of the Organizing Committee, more than half agreed. Organizing Committee shall make a written record of the meeting and filed.

    Decision taken by the preparatory meeting, participating members shall sign, and since the date of the decision notice to all owners in the 3rd. 28th preparatory group to hold neighborhood offices, Township people's governments apply the certificate issued by the public security organ engraved seal of the preparatory group, preparatory team leader or head of the preparatory group for the seal by designated members of the Organizing Committee for safe keeping.

Seal of the preparatory group should be based on decisions of the preparatory meeting, preparatory instruments for the Preparatory Group on publicity, notices and other publications.

    After the dissolution of the preparatory group, surrender his seal by a custodian neighborhood offices, town government repeal.

Preparations for the 29th preparatory group shall do the following:

(A) recognition and publicity and the owners have exclusive parts of the area;

(B) determine the time and place of general meeting convened for the first time, format and content;

(C) preparation of draft statutes for the management and owners of the draft rules of procedure of the General Assembly;

(D) determine the general meeting for the first time the voting rules;

(E) to identify candidates for members of the owners ' Committee (hereinafter referred to as the candidate) number, allocation and the method, determine the list of candidates;

(F) establishing first owners ' Committee election rules;

(G) to complete other preparations for the convening of the general meeting for the first time.

Content of the preceding paragraph shall prior to the first general meeting held on 20th of publicity, publicity time of not less than 10th.

    The first rules and members of the owners ' Committee candidate first owners ' Committee election rules shall not be submitted to a vote of the owners management statutes and rules of procedure of the General Assembly in conflict and conflict. 30th owner management of publicity Statute, the owner disagrees with the draft rules of procedure of the General Assembly, should be signed in writing during the public comment in writing on form to the Organizing Committee.

Preparatory Group should be since the date of receiving the written opinions within the 7th brainstorm to decide whether or not to adopt a written reply.

    Need to modify the management rules, owners of the draft rules of procedure of the General Assembly, should be modified in a timely manner, the revised draft should be in accordance with the provisions of the second paragraph of article 29th of this approach of publicity. 31st candidates by owners cover or owners jointly recommended to the Organizing Committee put forward.

    Preparatory Group shall, in accordance with the management regulations of Guangdong Province on the 25th article verification of candidates ' qualifications and ensure that all types of properties within the Realty Management area has at least 1 candidates.

Article 32nd preparatory group shall develop a list of candidates to all owners of publicity, publicity time not later than 7th.

    Public notice during the owners believe that a candidate does not meet the conditions specified in article 25th of the Guangdong property management regulations should be submitted to the preparatory group in the form of a written signature; confirmed by the preparatory group verification, from the list of candidates, and to inform all the owners.

33rd preparatory group should be established within 6 months from the date of completion of the preparatory work, the Organization held its first general meeting.

Preparatory Group since established of day up 6 months within, organization held first owners Assembly Conference but not formed resolution of, its work term extended 6 months; late still not held owners Assembly vote through management Statute and owners Assembly rules of procedure of the rules, and election produced first owners Committee of, by property location of neighborhood, and village Committee in subdistrict offices, and town Government of guide and supervision Xia Organization held owners Assembly vote through management Statute and owners Assembly rules of procedure of the rules and election produced first owners Committee. Management of owners since the first general meeting, the General Assembly adopted without a vote the Statute, owners ' rules of procedure of the General Assembly, and elected the first date of the owners ' Committee was established.

Owners since its founding, the preparatory group disband. Within 6 months from the date of the establishment of the preparatory group, failed to organize the general meeting for the first time, the preparatory group disband.

    Owners in accordance with the provisions of the present article 20th back to street, town Government proposes to set up owner a written request of the General Assembly, again set up a preparatory group.

    Section III general meeting

Article 34th jointly decide on the following matters:

(A) the formulation and modification of the owners rules of procedure of the General Assembly;

(B) to enact and amend management rules;

(C) the vote of the owners ' Committee or alter the members;

(D) deciding whether an owners ' Board of supervisors;

(E) to develop content, standards, as well as property services property services charging scheme;

(F) the hiring and dismissal of property management service;

(VII) the collection and use of property special maintenance fund, developed property and special maintenance fund management system;

(H) the alteration, reconstruction of buildings and ancillary facilities;

(I) change the use of common parts, common facilities and equipment;

(J) decisions or empower owners ' Committee decided to share parts, common facilities and equipment management, management uses operating income;

(11) to hear and examine the work of the owners ' Committee report and budget settlement report, owners to report on the work of the Supervisory Board;

(12) to alter or annul the part within the Realty Management area landlords, owners ' committees and owners to contravene the decision of the General Assembly resolution;

(13) laws, regulations or administrative statutes determine the matters to be decided jointly by the owners.

    Decision in subparagraph (VII) and (VIII) shall be subject to exclusive parts of buildings with a total area more than 2/3 of owner and 2/3 more than the total number of owners agreed to decide other matters in the preceding paragraph shall be subject to exclusive parts accounted for more than half of the total area of the building owners and accounts for more than half of the total number of owners.

35th management statute should reach agreement on the following main issues:

(A) the use, maintenance and management of the property;

(B) special maintenance fund collection, management and use of their properties;

(C) the common parts, common facilities operating and income distribution;

(D) the maintenance of the common interests of the owners;

(E) jointly manage the exercise of the right;

(F) the owner shall perform the obligations;

    (VII) for breaches of statute should bear responsibility.

Article 36th General Assembly rules of procedure should reach agreement on the following main issues:

(A) the owners ' names;

(B) the duties of the Committee;

(C) the owner Committee's rules of procedure;

(D) the owner, time and in the form of rules of procedure of the meeting of the General Assembly;

(E) the owner method of determining voting weights;

(F) the owner's representative;

(G) the general meeting voting procedures;

(H) the members, alternate members of the owners ' Committee qualifications, number, term and termination of their functions, and so on;

(I) the General rules of procedure, members of the owners ' Committee by-election of the owners ' Committee;

(J) terminated by the landlord, but not when the new session of the owners ' Committee, discharge the responsibilities of the owners ' Committee and personnel and their responsibilities and deadlines, but the article 34th of the Guangdong property management regulations, not inconsistent with the provisions of the third paragraph;

(11) the owners ' General Assembly, the work of the collection, use, and management;

(12) the seal of the general meeting of owners, owners ' committees and management.

    Supervisory Board of owners to set up owners, owners ' rules of procedure of the General Assembly should also be on the owner's Supervisory Board duties, rules of procedures and work requirements, a supervisor, the supervisor of the election rules qualifications, number, term of such matters as agreed.

The 37th general meeting is divided into regular meetings or interim meetings.

Regular meetings of the owners ' meeting in accordance with the owners ' provisions of the rules of procedure of the General Assembly by the Organization convened, at least 1 year.

The owners prior to the regular meetings of the General Assembly, the owners ' Committee shall be announced to the owners the following:

(A) property management report for the previous year;

(B) on the annual report of the work of the owners ' Committee;

(C) the previous owners ' revenue and expenditure report for the period;

(D) other matters related to property management.

Any of the following circumstances, the owners ' Committee shall organize and convene ad hoc meetings of the General Assembly, and published in the 10th meeting of the bulletin:

(A) use 20% more than the total number of property owners have been delivered owner offer;

(B) with the owners ' Committee decisions;

(C) proposal by the Supervisory Board of owners;

(D) a major accident or emergency events need to be processed in a timely manner;

    (E) management rules or the owners ' other circumstances stipulated in the rules of procedure of the General Assembly.

38th article owners Committee not according to this approach 37th article of provides Organization held owners Assembly regularly Conference, and temporary Conference of, by property location of subdistrict offices, and town government ordered owners Committee deadline held, and announcement all owners; late still not held of, by owners Board of supervisors Organization held; not established owners Board of supervisors of, by property location of neighborhood, and village Committee in subdistrict offices, and town Government of guide and supervision Xia Organization held. 20% more than the owners or the owners ' proposed the convening of a general meeting ad hoc meetings of the Supervisory Board, the owners ' Committee shall convene ad hoc meetings of the General Assembly at the 5th decision; the owner fails to make a decision by the Commission, the owners can complain to sub-district offices, town government in writing of the location of the property, street and town people's Governments shall verify in the 15th.

    The verification of compliance with conditions convene ad hoc meetings of the General Assembly, consists of street, town government be dealt with in accordance with the provisions of the preceding paragraph.

39th for convening owners ' meeting should be the 20th meeting of the Conference time, place and topics form, agenda and voting rules to all the owners of public published on 10th and informed at the same time the locations of the properties of the neighbourhood or village Committee, but due to major incidents or emergencies except decided to convene ad hoc meetings of the General Assembly. During the publicity, the owners could vote on the owners ' meetings to be suggestions and opinions on matters. Submitted to the owners convene a General Assembly meeting of the Organization's suggestions and comments should be accepted and explained, and can be modified to intends to vote on matters of content.

    Intends to vote again, as amended, should be public announcements, public time in 10th.

40th general meeting can adopt collective discussion, written comments and forms of electronic voting, but it should be within the Realty Management area exclusive parts accounted for more than half of the total area of the building owners and accounts for more than half of the total number of owners. In written comments, comments should be served on every owner; not being delivered, should notice notice not later than 7th.

Need to vote, vote should be signed by the agent of the owner or owners written authorization.

    Using electronic forms should be adopted by the owners ' decision-making electronic voting system to vote. 41st general meeting voting period should be tailored to the particular situation.

    Need to extend the voting period shall be convened in accordance with general meeting programme or the owners ' contract notices all the owners of the rules of procedure of the General Assembly, and extension cannot exceed 15th. 42nd in the form written comment, expiry of the general meeting voting shall be in accordance with the principles of fair, open and transparent, the statistics and the identification of the owners vote and announced the voting results in a timely manner.

Brainstorm form shall announce the voting result on the spot, you can invite owners to monitor the counting process. Results of the vote shall provide public notice of all owners. Writing advice form the voting results should be publicized more than 30th, brainstorm form the voting results should be publicized more than 7th.

Publicity should include exclusive parts and area owners comments on the vote of approval, against or abstain from voting, the vote of all owners agree with summary results for, against or abstain from voting.

Vote of the general meeting, voting and a written power of Attorney from the owner's Committee for safekeeping, custody period of not less than 5 years.

    In accordance with the second paragraph of this article provides public notice of the general meeting voting results, the locations of the properties of street, town government ordered public signs and notices to all owners. During the 43rd General meeting voting results announcement, the owner disagrees with the results of the vote, organizing institutions of the general meeting shall record and respond in a timely manner.

Expiry of the publicity, the owner has no objection to voting results or objection does not stand, it shall publicize the owners decide. In written comments, the owner disagrees with the results of the voting, you can check my vote, organizing institutions of the general meeting shall timely provide for inspection, I vote.

Identification of the owners vote results are inconsistent with the public, shall recount, public voting results.

    Owners in my view, should provide valid proof of identity and valid proof of property owner commissioned the identification vote should also issue a written power of Attorney, delegate, delegate permissions and terms set forth. 44th owners can units, unit, building, floor, jointly determine the scope of the unit's property maintenance property management services, such as use of funds, but shall not violate the laws, rules and regulations, owners of normative documents and rules of procedure of the General Assembly, management Statute shall not conflict with the decision of the general meeting.
    The 45th General meeting determine the owners ' voting weights, follow these methods identified exclusive parts of area and total area of the building:

(A) exclusive part recorded in the area in accordance with the real property register area; not yet registered, tentatively on SMC measured area; not yet measured, recorded in the provisional sale and purchase contract area.

    (B) the gross area, the statistical sum in accordance with the preceding paragraph.

46th general meeting determine the owners ' voting weights according to the following method finds the owner number and the total number of: (A) the number of owners in accordance with the proper part number, 1 the exclusive part is calculated by 1 person.

Units not sold and has been sold but not yet delivered parts, the same buyer has exclusive part 1 above, calculated by 1 people.

    (B) the total number of the statistical sum in accordance with the preceding paragraph.

47th proprietary part 1 there are 2 or more owners, the owners shall elect 1 person to exercise the right to vote, but there were people on behalf of the owners is 1.

Owner as a person without civil capacity or a person with limited capacity for civil conduct, by their legal guardians exercise the right to vote.

The owner is a legal entity, represented by their legal representatives or agents commissioned by the legal representatives exercise their right to vote.

    Owners concerned to appoint agents to participate in the general meeting, his or her agent shall be issued containing the delegate, delegate permissions and the term of a written power of attorney.

48th owner may, in accordance with the management regulations of Guangdong Province 20th of the rules, based on the buildings, units or floor unit, the selection owner's representative participating in the general meeting. Owners shall stipulate the rules of procedure of the General Assembly is not the votes of the owners voting weights take into account was given a vote of a majority of the votes.

    Owners not agreed on rules of procedure of the General Assembly, not voting the voting weight of the owners shall not be included in the vote of the majority. 49th meeting of owners to set up owners the Board of supervisors, owners of Supervisory Board of supervisors for not less than 3 persons singular number, for a term of not more than 5 years, shall be eligible for re-election.

Members of the owners ' Committee and the interested person shall not hold the owners Board of supervisors supervisors.

    Owners at least 1 annual meeting of the Supervisory Board, shall be a majority of the Commissioners present, decisions should be made after more than half of all the supervisors agreed to and signed.

Article 50th main of the Supervisory Board shall perform the following duties:

(A) audit the work of the owners ' Committee and the annual work plan, owners report and estimates of income and expenditure;

(B) check out the owner's financial books and other accounting documents, check the owner's financial situation and financial activities, including financing, management, the use of special maintenance fund of property, the common parts, common facilities and equipment proceeds from the operation, owners ' General Assembly, the income and expenditure of funds; (C) oversee Executive owner of Realty owners Committee decisions and resolutions of the General Assembly.

For violation of management rules and regulations, management and owners of the Statute to the General Assembly rules of procedure, owners of the General Assembly decisions and resolutions of the owners ' Committee members recall recommendation to the general meeting;

(D) the acts of members of the owners ' Committee against the common interests of all owners, require the owners ' Committee to correct;

(E) require the owners to convene a provisional meeting of the Committee;

(F) the owner's Board of supervisors or the supervisor on matters within the scope of competence can make proposals to the general meeting;

(G) may attend meetings of the owners ' Committee and the owners Committee raised questions on the matter of the resolution or recommendation;

(VIII) found abnormal financial activities of the owners ' Committee, can conduct an investigation if necessary, can hire accounting firms, auditors, law firms and other professional bodies to contribute to its work;

    (IX) report periodically to the general meeting the owners exercise the authority of the Supervisory Board, and to notice all the owners.

    Fourth section the owner's Committee

    51st into a staged development of the Realty Management area construction projects, early development section meets the conditions for setting up an owners ' meeting, for the first time the general meeting should be developed according to the stages of the property area and schedules and other factors, in owners ' explicitly added in the rules of procedure of the General Assembly the Committee approach.

52nd owners Committee varies from 5 to 15 people comprising members of the singular, for a term of not more than 5 years, shall be eligible for re-election, the specific number, term of Office by the owners agreed on rules of procedure of the General Assembly. Owners ' elections of the general meeting of the membership does not meet the number of owners to agree on rules of procedure of the General Assembly, shall vote through by-elections. After the by-election, many rounds of total number of elected members of the owners ' Committee has yet to agree on rules of procedure, the number has more than 5 (5) of the owners Committee.

The owners ' Committee shall convene such a meeting in accordance with the rules of procedure of the Organization, the by-election members of the owners ' Committee. Owners ' committees introduction of multi-candidate election, were not elected an owners ' Committee members and the number of votes the candidates who meet the statutory vote, in accordance with the order of votes was elected alternate member of the owners ' Committee. Number of alternates from owners to agree on rules of procedure of the General Assembly.

An alternate member may attend meetings of the owners ' Committee, but does not have the right to vote.

    The owners ' Committee shall from the date of elections met for the first time in the 7th, in the owners ' Committee elected the Director and Deputy Director.

The 53rd day of the owners ' Committee shall be elected in the 30th, with the following information to the subdistrict office of the location of the property, the town government filing procedures:

(A) management, owners of the Statute to the General Assembly's rules of procedure;

(B) records at the owners meetings and Conference decisions;

(C) the members of the owners ' Committee (alternate) list and basic conditions.

Submit complete information, in accordance with the statutory requirements, street and town people's Governments shall immediately issue a receipt in writing and submitted to the management of statute and the owners ' rules of procedure of the General Assembly with the record seal and record receipts and record information CC branch real estate administrative departments, county-level cities.

Owners ' Committee upon receipt of the filing receipt, shall inform the property services companies will record and notice to all owners filing receipt, stamped with the seal of the record management and owners of the Statute rules of procedure of the General Assembly, while filing receipt holders to the public security organ for engraving of owners, owners ' Commission.

    Record matters relating to change of term of the owners ' Committee shall be from the date of change in the original registration authority in the 15th filing procedures.

54th owners Committee shall perform the following duties:

(A) implementation of decisions and resolutions of the general meeting;

(B) convening the general meeting, report regularly to the general meeting and acting in an owners ' Committee announced to all the owners, buy question;

(C) on behalf of the owners and the owners decided to hiring or retention of property services companies signing the Realty service contract;

(D) keep abreast of the owners, use the observations and recommendations of property, supervise and assist the corporate property services property services contracts and related issues in a coordinated approach to property management activities;

(E) urge owners and property users comply with the Statute, payment of service fees and other costs associated with mediation for disputes arising out of use, maintenance and management of the property;

(F) Organization and supervision of property collection and the use of special maintenance funds;

(G) according to the general meeting of authorization decision management of the common parts, common facilities and equipment, management uses operating income;

(H) complex with streets, towns, public security organs, the people's Government neighbourhood or village Committee of regional property management community building, and social security issues;

    (I) the provisions of laws or regulations or the owners ' other functions from the General Assembly.

55th an owners ' Committee should be made public to all of the owners of the following information and data, accept the owners ' supervision:

(A) management, owners of the Statute to the General Assembly's rules of procedure;

(B) the General Assembly and the decisions of the owners ' Committee;

(C) property services contracts;

(D) to fill the owners or other space used for parking spaces on roads;

(E) special maintenance fund raising, usage and management of the property;

(F) the common parts, common facilities and benefits;

(G) the owners ' Assembly and the income and expenditure of funds;

(H) the owner supervisor of supervisory board committees, owners of the names, titles, contact information;

(IX) other and information should be open to owners.

Owners ' Committee to the first paragraph of this section (v) to (VII) content should be published every quarter, information and data should be updated in a timely manner.

    An owners ' Committee is not in accordance with the provisions of the second paragraph of this article published, updated, relevant information and data, subdistrict offices, Township people's Governments shall order the owner of the property located Committee deadline to publish and notify all owners.

The 56th meeting of the owners ' Committee convened and presided over by the Director; Director is unable to perform his duties, convened and presided over by the Deputy Director. Owners Committee meetings shall be a majority of the members present, members have equal voting rights, the decision must be made by all the members, more than half agreed.

Owners Committee members cannot delegate representatives to attend the meeting.

Meetings of the owners ' Committee shall make a written record and archive owners decision taken at the Committee meeting, there are participating members should sign, and since the date of the decision notice all the owners in the 3rd. Owners when there are major issues discussed at the meeting of the Commission may invite the property location Street, town government representatives and attended by representatives of the neighbourhood or village Committee.

    Owner Committee decided the matter should be submitted to the subdistrict office, people's Government for the record. 57th the owners ' Committee shall in accordance with the owners of the rules of procedure of the General Assembly agreed and decided to convene a meeting of owners.

Proposal by the more than 1/3 members of the owners ' Committee shall convene a Committee meeting in the 7th.

    In accordance with the provisions of the preceding paragraph shall convene a meeting of the owners ' Committee, the owner not to summon the Director and Deputy Director of the Committee, more than 1/3 by the members of the owners ' Committee elected the convenor opened the meeting. Article 58th of the owners ' Committee shall establish a standard system of financial management, property special maintenance fund, the common areas and common facilities operating earnings, and owners and the owners ' Committee shall establish accounts in accordance with the accounting requirements of funds and recorded in a timely manner.

    Formation of the owners ' Committee for revenue and expenditure and the original documents and accounting data should be properly kept.

59th General meeting owners ' Board of supervisors, owners ' Board of supervisors shall not less than once a year on the property special maintenance fund, common parts or common facilities operating proceeds, and owners and owners ' committees examine the revenue and expenditure of funds and inform all owners will be checked. Owners on property special maintenance funds, and property total with parts and total with facilities equipment business proceeds returns, and owners Assembly and owners Committee work funding of payments situation has objections of, by has delivered using property owners total number 20% above of owners proposed, owners Assembly or owners Board of supervisors should delegate accountants firm for audit and will audit report informed all owners; audit during owners Committee or property service enterprise shall not transfer, and hidden, and tampered with, and destroys accounting voucher, and accounting books, and

Financial accounting reports, as well as other information relevant to the financial revenue and expenditure.

    Whether owners of term of Office and departure of the members of the Committee for economic responsibility auditing, all owners should be owners in the management statutes and in the rules of procedure of the General Assembly conventions.

The 60th member of the owners ' Committee of the Guangdong property management Ordinance prohibited acts under article 30th, verified by an owners ' Committee after the suspension of the Member, and the attention of the members of the general meeting of owners decided to terminate its functions.

Members of the owners ' Committee in line with the 31st article of property management regulations of Guangdong Province and its member to terminate itself. In one session of the owners ' Committee term, members of the owners ' Committee the termination of their functions, by the alternate number of votes by which they were elected.

Members of the owners ' Committee shall be termination of their functions, and alternate by-election circulars all the owners.

    Duty suspension or terminate members of the owners ' Committee shall be in its custody belong to owners and owners ' committees of archive material, seal and return property to the owners ' Committee.

The 61st member of the owners ' Committee understaffed, alternates after the by-election has not yet reached the number of rules, or late arrival for updating property owners Committee, the owners ' Committee shall within 3 months from the date of the above organizations to convene the general meeting a by-election.

    By-election of the owners ' Committee is not in accordance with the provisions of the preceding paragraph, the locations of the properties of street, town government may order the period organization by-election circulars all the owners. 62nd owners Committee term expired 6 months ago, shall organize and convene the General Meeting elected a new owners ' Committee.

Method for the selection of a new Member of the owners ' Committee candidates in accordance with this article 31st and 32nd of the regulations. Owner of organize for a general election within the stipulated time, the Committee, by the owners, property location subdistrict offices, Township people's Governments shall order the period of organizing general elections, and inform all the owners.

Overdue organization of owners ' Committee, by the owners ' Board of supervisors election; not an owners ' Board of supervisors, neighbourhood or village Committee of which the property is located in the street, and town government organization under the guidance and supervision of a general election.

Date of the expiry of the term of the owners ' Committee shall belong to the owners, owners ' committees of the relevant property, documents, seals and other Commission handed over to its new owners.

    Expiry of the owners ' Committee shall continue to perform their duties. 63rd owners ' Committee member resigns or the term expires but failed to have a new general election term of the owners ' Committee, before the new term of the owners ' Committee, carried out by the owner specified in the rules of procedure of the General Assembly bodies or persons fulfil duties of owners ' Committee within the agreed terms of reference.

    Owners agree on rules of procedure of the General Assembly by the locations of the properties the neighbourhood or village Committee discharge the responsibilities of the owners ' Committee, residents ' and villagers ' committees shall carry out their duties.

    Fourth chapter of early stage property management

64th units should be received before the pre-sale permit, selected through open bidding early qualified property management service for property management services, and the prophase Realty service contract entered into in writing.

Phased development of property designated as a regional property management, its stage property management bidding should be based on the full property management area for the range.

    Specific measures for the implementation of property management bidding in early by the municipal real estate shall be formulated by the Administrative Department.

65th preliminary estate management tenders the construction unit shall from the date of the winning bidder is determined in the 15th, submit the following information to the distinction between the locations of the properties real estate administrative departments, county-level cities:

(A) preliminary estate management bid for filing returns;

(B) the filing receipt the Realty Management area;

(C) the tender notice and tender documents;

(D) opening sign in the table;

(E) evaluation expert rating sheet;

(F) Evaluation Committee evaluation reports;

(G) the successful bidder qualification certificate;

(H) the winner of the tender document.

New residential buildings (excluding Villa) prophase Realty service charging beyond government guidance prices the highest standards, should also provide price administrative departments on the approval documents of the prophase Realty service fees.

    Submit complete information, in compliance with the statutory form, the distinction between Council and county-level cities seal real estate administrative departments shall issue a written receipt.

66th construction units and property services companies signed the prophase Realty service contract, the Realty service enterprise shall, from the date of contract signing in the 15th, submit the following information to the distinction between the locations of the properties real estate administrative departments, county-level cities:

(A) filing declaration form the prophase Realty service contract;

(B) property service qualification certificate;

(C) the prophase Realty service contract;

(D) notification.

    Submit complete information, in compliance with the statutory form, the distinction between Council and county-level cities seal real estate administrative departments shall issue a written receipt. 67th new homes (excluding Villa) prophase Realty service fees Government guidance price management.

Construction prophase Realty service enterprise shall, in accordance with government guidance pricing provisions and price which corresponds to the principles, identify the specific content, the prophase Realty service fees and contract terms, and property buyers agreed in the contract of sale of commercial housing.

    Construction prophase Realty service enterprise established by prophase Realty service specific standards are not allowed to exceed the Government's highest price charges. 68th new homes (excluding Villa) the prophase Realty service charging required exceeds the Government indeed guided the highest standards, the construction unit shall open tender in early stage property management the property is located before the district and county-level cities apply for separate price administrative departments approved the residential highest prophase Realty service fees.

    Charges approved by the approved standard, at the same time as the new residential property management in the early competitive bidding the highest fees.

69th owner property service charges prior to the establishment of the General Assembly need to be adjusted, should follow the following procedure:

(A) property service enterprises has commissioned accounting firm property project management for the previous year and adjustment programme audits, and audit reports. (B) to revise the property matters relating to service charges have notice more than 30th. Notice on matters related to property project management should include the previous year and charges, adjusted for price adjustment program audit report, standards, services and service standards.

During the announcement, and collect the views of owners should be heard, and shall inform the property where street, town, neighbourhood or village Committee and district and county-level cities price administrative departments and real estate administrative departments. (C) the price adjustment scheme exclusive parts of buildings in a total area of more than 1/2 of owners and owners of 1/2 more than the total number of vote; the voting result has been public for more than 60 days.

Public voting results should include the owner's room number, some exclusive areas and their corresponding support, oppose or abstain from voting, all the owners agreed with the summary results for, against or abstain from voting. Publicity during the owner disagrees with the results of the vote of the adjustment programme, you can check my vote, owners of property management service should be provided in a timely manner I vote for inspection.

Identification of the owners vote results are inconsistent with the public, property services company should recount of the votes.

    Owners of property service charges adjustment dispute, may apply to the property local price administration authorities coordinate and initiate litigation to the people's Court according to law.

70th construction should all new properties delivered before the 15th, and selected by the property services companies to complete the common parts, common facilities to undertake inspection work.

Construction in front of the real estate to undertake the inspection, shall transfer to the property services companies the following information:

(A) the construction of the property, approval documents, completion of general plan, single buildings and structures, equipment completion drawings, facilities, drawing on completion of project completion and acceptance of underground pipe network information;

(B) property inventory of special maintenance fund;

(C) the facility a copy of the contract for sale and installation, use and maintenance of technical information;

(D) the property quality warranty documents and property description file;

(E) within the Realty Management area in all types of buildings, grounds, facilities and equipment lists;

(F) the property list of the properties and facilities;

(G) the list of property service buildings;

(H) the use, maintenance and management of the property is necessary for additional information.

    Failed to transfer all information specified in the preceding paragraph, detailed listing of information and the transfer of units not listed should be a written promise to pay a specific time frame.

71st housing registration authorities shall, in the register of real estate within the building zone belongs to all the owners of public places and public facilities and property management services as well as other House records, property owners have the right to query.

Employer at the time of the sale, should be approved by the planning administration of constructional detailed planning or construction engineering design master plan as an annex to the contract of sale of commercial housing.

    In accordance with the planning requirements of public service facilities in residential construction, belongs to all units, the construction unit shall pay the service fee in full in accordance with service contracts, and under the same conditions to meet owner needs.

72nd Realty service enterprise should be real estate and construction units in the 30th after the handover, submit the following information to the distinction between the locations of the properties real estate administrative departments, county-level cities filing procedures:

(A) undertake inspection record returns of the property;

(Ii) prophase Realty service contract filing receipt;

(C) temporary management rules;

(D) undertake the inspection of the property agreement;

(E) the owner transfer information list;

(F) inspection of records;

(VII) transfer of records;

(H) undertake other documents relating to the inspection.

    Submit complete information, in compliance with the statutory form, the distinction between Council and county-level cities seal real estate administrative departments shall issue a written receipt.

    The fifth chapter property services 73rd meeting of owners after the establishment of employment or to continue to employ property service enterprises, owners ' committees should work with the owners hiring or retention of property services companies signing the Realty service contract.

When signing the contract, the owners ' Committee shall issue a decision of the general meeting and by the locations of the properties Street Office, issued by the people's Government of the owners ' Committee filing receipt.

Property services enterprise shall, from the date of the service contract in the 15th, submit the following information to the distinction between the locations of the properties real estate administrative departments, county-level cities filing procedures:

(A) property services contracts for filing returns;

(B) property service qualification certificate;

(C) property services contracts.

    Submit complete information, in compliance with the statutory form, the distinction between Council and county-level cities seal real estate administrative departments shall issue a written receipt.

74th property management service the following information should be in prominent positions within the Realty Management area property service charges public and update:

(A) Enterprise license, qualification certificate, property owner and services executives and contacts, service complaints;

(B) property services, property service, charges, fees, charged manner;

    (C) the price, urban management, planning, real estate, transportation, industry and commerce, environmental protection, quality supervision administration of complaint calls.

75th property service charges of the implementation of fees, taking of property services are hosted in nature, is paid by all owners of, real property service enterprises shall not be used in property service contract expenditures. Property service charges of the implementation of fees, property service enterprises shall annually to the owners or all the announced properties services funding annual budget each quarter property services revenue and expenditure of the funds.

Owner, owners or the owners ' Committee, landlord property services funds released by the Supervisory Board on the annual budget and when raised a question on the income and expenditure of funds and property services, property services enterprise shall, from the date of receipt of the written questions replies in the 7th. Property service charges of the implementation of fees, property management companies, owners or the owners ' committees, owners ' Board of supervisors in accordance with property services property services contract hire accounting firms to fund annual final accounts and payments audited and the audit report of all the owners.

    Property management service during the audit no transferring, concealing, tampering with or destroying accounting vouchers, books, financial and accounting reports, as well as other information relevant to the financial revenue and expenditure.

76th House within the Realty Management area has separate fitted sheet charge pumps, elevators and lobbies, corridors, stairs, residential roads and venues such as public lighting, electricity, power, household electricity charges, enterprises shall, in accordance with the standard and actual costs charged directly to the owners share electricity.

Property services companies to share space, sharing of facilities and equipment of hydropower implementation of assessed work should be charged by the hydro cycle released as public utility usage, unit price, amount of contribution, based on the actual costs and agreed to all the owners in the form of a reasonable apportionment without agreement or the agreement is not clear, according to owners exclusive parts in proportion to the total area of the building.

    When the owners or the owners ' Assembly challenged the apportionment, or property management service for power supply enterprises should respond in a timely manner.

77th property services companies to service during renovation, repair and maintenance on the property or a fixed facility and the formation of the following technical information shall file saved:

(A) the main load-bearing structure of the premises within the Realty Management area parts, corridors, stairwells, elevators, property management, house walls and other common parts file and its repair and maintenance records;

(B) within the Realty Management area and drainage pipes, tanks, pressure pumps, elevators, lighting, antenna, power supply lines, gas (natural gas) pipelines, fire-fighting facilities, security monitoring, ditches, pools, wells, public cultural and sports facilities, and other shared facilities and equipment file and its operation, repair and maintenance records;

(C) the Realty service enterprise or employer signed with utilities water, electricity, gas, telecommunications, cable television, the Internet, trash pickup and other written agreements;

(D) residential house decoration and management information;

    (E) the Forms property services activity and other important information relevant to the interests of owners.

78th property services contract before the expiration of 3 months, owners and the owners ' Committee shall, in accordance with the provisions of article property management regulations of Guangdong Province on the 50th selection or to continue to employ the Realty service enterprise.

Owners, owners of selecting new property service enterprises according to law, the original property services property services before the entry into force of the contract in the new 10th with the owners, owners for transfer procedures and timely exit Realty Management area; new property service enterprises shall be in the original property services companies property management area, with presence of owners, owners ' handing over procedures and management areas.

    Original property services companies not in property service contract termination date of exit Realty Management area in the 15th, owners, owners ' committees and new property services companies through the district branches, City real estate administrative departments or judicial means require the property services companies property management areas, handing over procedures. 79th enterprises that violate the property services property services property services contract terminated contract, 3 months ' advance notice should be owners, owners ' committees and assume the liability for breach of contract.

    Before termination of the Realty service contract, real property service enterprises shall not stop the service.

80th property services companies property management area, the following information should be handed over to the owners ' Committee and the property, and with the new property service company well handle the handover work; no owners ' Committee, shall be handed over to the neighbourhood or village Committee Administration:

(A) the employer in accordance with the second paragraph of this article 70th provides for the transfer of data;

(B) property management with a room, the owners of the venues and facilities;

(C) property management services during configuration fixed facilities and equipment;

(D) property management service provided by this way the 77th file saves information;

(E) using all the common parts of all owners management related information, decoration of the Realty service fees or deposits received in advance and others should be transferred to the property;

(F) the owner's inventory of property and other related information;

(G) other information and property should be transferred to.

    Property services property management areas of the implementation of the remuneration system, Realty service enterprise copy shall be handed over to the management of key financial information for the period. 81st property services companies property management areas, owners, owners have not yet selected a new Realty management company, should be managed by all owners jointly bear responsibility; sanitation, water supply, electricity, gas, telecommunications, cable television and other related units should continue to do the management work.

    Functional departments should undertake social management function of territoriality; subdistrict offices, Township people's Governments and residents ' and villagers ' committees shall promptly advise and assist the owners to convene an owners ' meeting, selecting new property service enterprises. 82nd property services companies to accept water, electricity, gas, telecommunications, cable television and other franchise service agency in charge of, and shall not be charged to the owner additional costs such as fees, electricity and working capital, but under contract to the franchised service shall charge a retainer basis. Franchise service units shall not compel property service companies collect fees shall not be stopped because the costs related to property services companies refuse collection services available to end users.

No law, regulation, or Government defined, service enterprises shall not be charged to the owner of the property with utilities and other margin related to the franchised service charge (mortgage payments, risk, gold), among others.

Property service enterprises are allowed to the user in default of payment of property management fees or for any other reason determined by interrupting the user's normal water, electricity and gas.

    Property services companies property management areas have been charges but not yet paid fees to the franchised services unit, franchise service unit shall, in accordance with the relevant contract directly to property services companies recover, shall not be paid fees and stop providing services to the user.

    83rd property service enterprises shall, in accordance with national, provincial and municipal regulations to assist the relevant government departments within the Realty Management area order maintenance, safety management, rental management, family planning and sanitation cleaning, garbage, home decoration, safety and accident prevention and other relevant work.

84th property owners, occupiers, owners ' committees, property management companies, construction disputes in property management services activities can apply for the property where the people's Mediation Committee mediation or sub-district offices, town government mediation, may also apply for arbitration or bring a civil action. Property owners, occupiers, owners ' committees, property service charges related to property services companies have argued, can apply for the locations of the properties price administration departments to handle. Owner's violation of the Realty service contract fails to pay service fees, by the owners ' Committee urged still refused to pay, property services business can be legally held accountable for breach of contract.
Property owners, occupiers, owners ' committees, property management companies within the Realty Management area in violation of the law, regulations and these rules of behavior, you can complain to real estate administrative departments and other departments concerned to report, the departments concerned should be dealt with according to law after investigation and verification; the signature report, shall inform the parties in writing the processed result.

    The sixth chapter usage and maintenance of property

85th property owners within the Realty Management area according to law the common parts, common facilities shared and joint management rights.

Property management area belonged to the owners of the common parts, common facilities for business shall be subject to exclusive parts accounted for more than half of the total area of the building owners and accounts for more than half of the total number of owners, and according to the fire and other related procedures.

Take up the owners of roads or other space used for parking spaces, belonging to the owners without the exclusive parts accounted for more than half of the total area of the building owners and accounts for more than half of the total number of owners, construction, Realty Management enterprises shall not sell or lease. Use the common parts, common facilities and equipment operation proceeds according to law and the owners site owned by all the owners, managed by statute, agreement or the relevant owner, custodian of the owners decided to set up special accounts management and regularly exposed to all the owners, management bodies may not be misappropriated.

    Owners, owners ' committees or owners may entrust the Board of supervisors certified public accountants to audit authority and audit report of all the owners. 86th owners, property use, decoration companies in residential interior decoration projects begun, should sign residential interior decoration with the Realty service enterprise management services agreement.

Property owners, users, decoration decoration activity of enterprises should comply with service agreements, management of relevant provisions of the Statute and the interior decoration of the House. Property service enterprises shall, in accordance with the service agreement for the owners, property use, decoration enterprise to provide the appropriate services, and specific guidelines for the decoration of waste collection, transport.

Property services companies not to owners, using assigned decoration enterprises of property or compulsorily selling decoration materials.

    House decoration resulting in the common parts, common facilities and equipment damage, property owners, occupiers should be repaired; losses caused, shall bear the liability for damages.

    87th property appeared to endanger safety or affect the normal usage of others, owner, property or Realty management company shall promptly repair, conservation or to take preventive measures.

88th no units and individuals should be maintained within the Realty Management area of the facilities and the environment shall not be any of the following acts:

(A) damage or unauthorized changes the load-bearing structure, housing the main structure;

(Ii) Statute of the violation of laws, regulations and management, changes in housing and residential changes for business premises;

(C) there will be no room or balcony waterproofing requirements to bathrooms, kitchens or toilets on lower household instead of a bedroom, living room (Office), study and kitchen above;

(D) destroying or altering the House appearance;

(E) illegal to build buildings and structures;

(Vi) damage or occupying, the modification of the common parts of the property;

(VII) damage or secondary occupation, load sharing facility;

(H) damage to trees, gardens;

(I) deposit does not comply with the safety standards of inflammable, explosive, poisonous, radioactive and other dangerous substances, storage, laying overload;

(J) the damage or unauthorized deactivate public fire service installations and equipment, public access to the evacuation routes, emergency exit, fire engines;

(11), littering, throwing objects such as sanitation and living Security Act;

(12) in excess of the prescribed standards of noise impact or neighbors light and ventilation;

(13) occupies a public green space to grow vegetables and fruit trees;

(14) the animals of the contravention;

(15) law and regulations and managing other acts prohibited by the Statute.

    Has Qian paragraph by column behavior one of of, property service enterprise, and owners Committee right to in accordance with legal, and regulations and management Statute, requirements behavior people stop against, and elimination dangerous, and excluded prejudice, and compensation loss; owners, and property using people right to to related administration sector complaints and reported, on against himself lawful rights and interests of of behavior, can law to court filed litigation; owners Committee can according to management Statute of agreed or owners Assembly of decided, on against owners common interests of behavior to court filed litigation.

89th deposited with the property owner shall be in accordance with the relevant provisions of the special maintenance fund, but owners of property belonging to 1 all other properties do not have common parts, common facilities, except.

Special maintenance funds belonging to all owners of the property, for use in property after the warranty expires the property common parts, common facilities and equipment maintenance and renovation and transformation may not be diverted to any other use.

    Property of special maintenance fund raising, management and use of the program, specific operating rules, such as the municipal real estate in conjunction with relevant departments shall be separately formulated by the Administrative Department.

90th property total parts, common facilities and equipment maintenance and renovation and transformation costs, owned property floor space accounted for by the owners concerned in accordance with their respective special maintenance capital expenditures within the exclusive parts of the proportion of the total area.

    The common parts, common facilities and equipment maintenance and renovation and transformation, involving not the sale of property, the construction unit shall, in accordance with the building area of unsold properties accounted for a special maintenance fund expenditures within the proper proportion to their part of the total floor space of the corresponding costs.

    91st construct parking lots within the Realty Management area should be implemented by the Realty service enterprise in the region property.

    The seventh chapter legal liability

92nd of the related administrative departments, neighborhood offices, heads of town government is directly responsible for investigating violations of property management personnel and other persons in any of the following circumstances, by their work unit, a higher administrative authority or administrative supervision agency ordered corrective action and refuses disciplinary sanction; losses caused to a party shall bear liability constitutes a crime, the judicial organs shall investigate the criminal liability:

(A) in violation of these regulations under article eighth, after receiving the complaints, the report will not be accepted by the Administration, registration, or that the violation is not investigated;

(B) in violation of these regulations section 11th, 53rd, 56th, 65th, 66th, 72nd, 73rd, stipulates that distinguishes real estate administrative departments, county-level cities, streets and town people's governments failing to filing procedure for the applicant;

(C) in violation of this article 20th paragraph, street, town Government did not publish the preparatory group set up after receiving a written request notice;

(Iv) in violation of these regulations the fourth paragraph of the 22nd article, street and town Governments do not meet the conditions have not been replaced street or town government representative;

    (V) use the convenience of duty and accepting other people's property, or other benefits, does not perform its functions of supervision.

    93rd article violation this approach 11th article, and 53rd article, and 56th article, and 65th article, and 66th article, and 72nd article, and 73rd article provides, units, and property service enterprise, and owners Committee or subdistrict offices, and town government hide about situation or provides false information submitted record, and and late submitted record or late change record matters of, by record implementation organ according to Guangzhou administrative record management approach about provides law processing, and can will processing situation to social announced.

94th under any of the following acts, the property is located, Township people's Governments shall be ordered to correct within the subdistrict office and notify all owners; loss of, the person responsible shall bear legal liability:

(A) the members of the owners ' Committee against the landlord General Assembly rules of procedure or without the owners ' meetings of the General Assembly and the decision of the meeting of, unauthorized use of seal of the general meeting of owners or the owners ' Committee;

    (B) convene a General Assembly of the Organization for breaches of first to second paragraph of the 43rd article, refuses to answer owners to vote objections or refusing to owners to views.

95th owners Committee, one of the following circumstances, by street, town people's Governments shall order rectification refused to correct the consequences are serious, new owners can organize elections Committee related to persons suspected of a crime, shall be investigated for criminal responsibility by judicial organs:

(A) obstruct, resist the owners or the owners ' Board of supervisors exercise of authority;

(B) during the audit fraud, concealing the truth, transfer, concealment, distortions, destroys or refuses or delays in providing the relevant documents and materials;

(C) strike, retaliation, defamation, framed the relevant informants;

    (D) violation of laws and regulations, serious violations of the legal rights of the owners.

    96th violates the first paragraph of this article approaches the 64th unit is not through open bidding in selecting Realty management company, real estate administrative departments by a rectification; fails to reform, criticized, and impose a fine of 50,000 yuan, and enterprises ' credit record on file in its irregularities.

97th under any of the following circumstances, real estate administrative departments by a rectification; fails to reform, criticized, at more than 20,000 yuan to 50,000 yuan fine, the person in charge shall be a fine of 500 Yuan, and recorded in the enterprise's file integrity violations; causes losses to the owners, shall bear liability for:

(A) the construction and property services company in violation of the provisions of article 25th, refused to provided to street, town government related documents, or to prevent the preparatory group of owners ' meetings and activities;

(B) the property management service is not provided by this article 74th public service information and updates in a timely manner;

    (C) a total property management agencies are not in accordance with this article 85th provisions of the fourth paragraph returns regularly to the owners and management of special accounts set up public or unauthorized use.

98th article property service enterprise has following behavior one of of, by price administration sector ordered deadline corrected, has more received price of, should returned more received price; late not modified of, be informed criticism, at 20,000 yuan above 50,000 yuan following of fine, and told real estate administrative competent sector in enterprise integrity archives in the records its violations behavior; its behavior violation price legal, and regulations and provides of, by price administration sector law be punishment:

(A) in violation of the first paragraph of this article 69th adjusted property service charges;

(B) in accordance with the provisions of the second paragraph of this article 69th demurred to the voting result of adjustment programmes, owners of property services companies refused to provide my vote for inspection;

(C) the owners in accordance with the provisions of the second paragraph of this article 69th demurred to the voting result of adjustment programmes, property service enterprises confirmed by inspection results inconsistent with the owners vote;

(D) in violation of these regulations the 75th of article, no property services related to funds announced in the time allotted, or not in accordance with the regulations response owners, owners or the owners ' Committee, the General Assembly's question.

Realty management company violates these measures the 75th article, it will advance funds for property services property services contract expenditures outside shall bear the liability for breach of property services contract; causes losses to the owners, the violator shall bear liability.

    Property service enterprises that violate the provisions of paragraph III of this article 75th, transferring, concealing, tampering with or destroying accounting vouchers, account books, financial and accounting reports, as well as other information relevant to the financial revenue and expenditure, the financial administration Department in accordance with the People's Republic of China accounting Act provides for punishment constitutes a crime, shall be investigated for criminal responsibility by judicial organs.

    99th for acts in violation of these regulations, the party except in accordance with the provisions of these measures assume corresponding responsibilities, according to the management regulations of the State Council and the Guangdong property management regulations, and other relevant laws and regulations should be penalized, by the relevant administrative departments shall punish constitutes a crime, criminal responsibility shall be investigated according to law.

    The eighth chapter supplementary articles 100th article this way come into force May 1, 2014.