住宅小区的物业管理随着城镇住房制度和房屋管理经营体制的变革逐步市场化。住宅小区物业服务企业是独立经营的经济实体，经济效益受多方面影响。随着物价的上涨，用工成本的增加，小区物业管理的支出也逐年上升，原有的物业费用难以更好的维持小区的管理。住宅小区物业管理费用低，物业服务质量受管理费用的限制而下降，业主又因为服务品质的下降而拒付物业费用，这就形成了小区物业服务的“恶性循环”问题。
大量阅读国内外物业管理文献，搜集物业管理部门给出的相关数据，并结合大量物业服务企业的现场调查走访，对当前住宅小区物业服务企业的现状有了更多了解。经过多方面的研究对比，发现现在住宅小区物业服务主要存在难收费、难停车、纠纷难解决、政府监管不足的问题。面对以上的问题，采用调查分析法、文献调查法、归纳分析法和实证调研相结合的研究方法，坚持理论研究和实际相结合来解决上述问题。从物业服务企业、业主及政府三方面进行分析研究，深度剖析业主的想法，理解物业服务企业面临的问题，以及政府在企业与业主之间的协调、监督作用，探索问题原因所在，最后提出相应的建议对策。
关键词：住宅小区；物业管理；对策
With the reform of urban housing system adapted to the socialist market economy system， housing management operation mechanism of transformation, make public management gradually into the category of property management, residential property management unit has gradually changed to operate independently, self-financing economic entities. With the increase of the price index, the increase of labor cost and the expenditure of the property management in the community are increasing. Low current residential property management fees, property management lead to decline in quality people refuse to pay property fee, form the “vicious circle” problem in community property management. Creating a harmonious community is an important part of a harmonious society. The property management of public housing estate is an important influence on the establishment of harmonious community.
In this paper, using the method of investigation, literature survey method, inductive analysis and empirical research combining the study method combining theoretical research and practical, strives to article has authenticity, innovation and application value. First, we will review the domestic and foreign property management literature in large quantities to grasp the academic theoretical front of relevant research in recent years. Secondly analyze the related property management department data, investigating in a large number of property projects, property management enterprises and professionals, contact the owner, the many basic master when the day before yesterday the status quo of residential property management and service enterprise characteristic; Again the property management of project data of micro and macro economic environment and the government administration of corresponding policies, analysis of residential property management problems, analyze the interests of the owners and property management enterprises, government relations, explore the reasons, at last, it puts forward the corresponding countermeasures.
Key words：Residential area; Property management; countermeasures
目 录
摘 要………………………………………………………………………………………………………………….. II
Abstract…………………………………………………………………………………………………………………. III
一、绪 论…………………………………………………………………………………………………………….. 6
（一）.研究背景……………………………………………………………………………………………… 6
（二）.研究的目的和意义……………………………………………………………………………….. 6
1研究的目的……………………………………………………………………………………………. 6
2研究的意义……………………………………………………………………………………………. 6
（三）.国内外研究综述…………………………………………………………………………………… 7
1.国外研究综述………………………………………………………………………………………… 7
2.国内研究综述………………………………………………………………………………………… 7
（四）.研究的内容………………………………………………………………………………………….. 8
二、小区物业管理基础理论……………………………………………………………………………………. 8
（一）小区物业管理概念………………………………………………………………………………… 8
（二）小区物业管理基础理论…………………………………………………………………………. 8
1.产权理论……………………………………………………………………………………………….. 8
- 委托—代理理论…………………………………………………………………………………… 9
3.公共管理理论………………………………………………………………………………………… 9
三、小区物业管理存在的问题以及原因………………………………………………………………….. 9
（一）我国小区物业管理的发展特点………………………………………………………………. 9
1.物业管理市场发展迅速………………………………………………………………………….. 9
2.法律法规不断完善……………………………………………………………………………….. 10
3.粗放式经营为主…………………………………………………………………………………… 10
4.企业经营风险逐渐加大………………………………………………………………………… 11
（二）小区物业管理的主要问题……………………………………………………………………. 11
1.小区收费难………………………………………………………………………………………….. 11
2.小区停车难………………………………………………………………………………………….. 12
3.小区纠纷调解难…………………………………………………………………………………… 12
- 政府监管问题…………………………………………………………………………………….. 13
（三）产生问题的原因………………………………………………………………………………….. 13
- 管理收费理论和相关法规的缺陷…………………………………………………. 13
2小区管理不到位…………………………………………………………………………………… 14
3.物业企业的经营理念和服务管理水平有限……………………………………………. 14
4.政府相关职能部门力量有待加强………………………………………………………….. 14
四、解决小区物业管理问题的对策……………………………………………………………………….. 15
（一）政府加快相应的法律法规……………………………………………………………………. 15
（二）小区优化设计管理………………………………………………………………………………. 16
（三）物业重视企业内部管理。……………………………………………………………………. 17
（四）加强政府对行业的监管……………………………………………………………………….. 18
1.建立并完善监管体系……………………………………………………………………………. 18
2.加强监督管理………………………………………………………………………………………. 19
- 突出社区作用弱化政府主导是发展方向……………………………………………… 19
- 理清主体关系，避免“零和博弈”…………………………………………………….. 20
- 充分发挥行业组织的引领作用……………………………………………………………. 20
结 论………………………………………………………………………………………………………………….. 22
致 谢………………………………………………………………………………………………………………….. 23
参考文献………………………………………………………………………………………………………………. 24
