前 言

物业管理是一项复杂的民生工作。由于沿革时间长、法规多，一线人员频繁变动，需要将现行的政策法规、调研成果和经验交流材料汇编在一起，便于各级领导和工作人员学习交流及查询使用。为此，市物业服务指导中心组织编写了一套物业管理指导手册：

一是《北京市物业管理调研（第1期）》，分为四个部分：一是市住建委领导同志的调研报告；二是区县住建委、房管局领导同志的调研报告，按时间顺序排列；三是物业服务企业的调研报告；四是附录，选编了部分关于物业管理问题的文章。这些调研成果包含了对行业发展的深入思考和科学建议，供大家开拓思路、相互借鉴。

二是《北京市物业管理工作简报（2012-2013年度）》，按时间顺序记录了市住建委日常工作的片断，以及解决问题、化解矛盾的方式方法，供大家分享和参考。

三是《北京市物业管理政策法规选编》，选取重要的法规和政策编辑成册，便于快速查询和学习掌握。

四是《北京市物业管理百问百答》，采用通俗易懂的方式，普及物业管理过程中的常见问题和基本程序。

五是《与物业管理相关的政策法规选编》，整理与物业管理相关的水、电、气、热，电梯、卫生、消防、保安、邮政、养狗等方面的政策法规，供大家查阅。

六是《北京市物业管理重要诉讼案件分析》，对物业管理的典型判例进行介绍和分析。

程建华副主任对编写这套指导手册非常重视，多次听取汇报，提出指导意见，并为《北京市物业管理调研》专门撰写了序言。

由于时间仓促，不足之处，敬请批评指正。

2013

北京市物业服务指导中心主任 岳为众 年10月29日

目 录

二○一二年简报

1、区县认真部署、企业积极参与，我市“物业服务质量年”活动全面推进······································································································3

2、深入开展调研工作，稳步推进物业管理改革·····································4

3、调研中海油大厦物业管理，推动物业服务标准落实·························5

4、调研物业管理协会，破解协会影响力不足问题·································6

5、调研海淀区物业管理，破解行政监管难题········································8

6、调研保障房物业管理，破解政策性住房物业管理可持续发展问题 ··············································································································9

7、调研商品住宅专项维修资金归集使用，破解维修资金增值不足、使用不便的难题·····················································································11

8、我市40多家物业企业在外埠市场开展物业服务·····························14

9、学习成都市快速支付方式，破解专项维修资金支取不便问题········15

10、剖析问题、完善方案、破解物业接撤管难题·································17

11、云斋书记带队调研物业管理工作····················································19

12、调研开发和物管企业，破解物业企业生存发展难题·····················21

13、组织物业企业协助房山区抢险救灾················································24

14、怀柔率先在所有小区成立业主大会，破解业主组织缺位难题······25

15、市区高效协同，成功化解西山美墅物业管理交接纠纷·················27

16、朝阳区房屋管理局组织对700多家物业服务企业定级评优··········30

17、全面覆盖、分类管理、破解难题，积极主动做好物业服务的指导和监管工作··························································································32

18、北京物业管理行业协会顺利实现换届············································35

19、学习深圳市物业5个做法，破解我市维修资金效能发挥不足、物管

纠纷处置机制不顺难题···································································37

20、学习上海市物业管理七大做法，破解我市物业管理难题·············39

21、香港测量师学会高级副会长、CEPA委员会主席赖旭辉一行与我委 交流物业管理经验···········································································43

22、市联动办召开治理违法建设专题会议，议定制止查处违法建设工作

程序··································································································44

23、调研中外合资物业企业，破解行业发展普遍性问题·····················46

二○一三年简报

1、物业服务质量年活动开花结果··························································51

3、舆情反映的79个物业纠纷全部得到化解········································53

4、戴卫副秘书长听取光纤宽带普及提速试点工作汇报·······················54

5、节前回访重点纠纷小区，慰问物业企业一线员工···························55

6、检查舆情报道处理情况，督促节前恢复电梯运行···························57

7、市住建委注销、撤回146家物业服务企业资质证书·······················59 8、109个物业项目获评2012年度示范项目·········································60

9、天津市国土房管局分管物业管理领导来我委交流座谈···················61

10、沈建忠司长带队调研北京市物业管理············································62

11、我委与市社会办研究加强业主委员会建设和破解老旧小区服务管理

难题··································································································63 12、2013年一季度物业管理舆情综述···················································65

13、调研龙湖物业，培育更多一流物业服务企业·································69

14、无锡市住房保障和房产管理局荣福民一行到我委进行交流··········71

15、市人大对《北京市物业管理办法》实施审查·································72

16、与平谷区住建委共同破解四个物业管理难题·································74

17、杨斌主任听取物业管理汇报，要求理清职责、全面做好房屋管理

工作··································································································75

18、与市高院民庭共同破解物业管理诉讼中的难题·····························76

19、召开专题会研究相关政策及部署防汛和查违工作·························78

20、市质监局与我委商议加快电梯保养维修········································79

21、我委会同住房资金中心破解维修资金应急使用不便问题·············80

22、东城区委组织部从加强基层党建入手破解物业管理难题·············81

23、市住建委与西城区房管局共同化解物业管理5个难题·················83

24、万科物业星园项目赢得业主信任，成功上调物业费·····················86

25、通州区住建委领导认真抓好物业管理和查违工作·························88

26、房山区住建委领导高度重视物业小区防汛及违法建设限制交易管理 ··········································································································90

27、市、区、街三级联手解决羊坊店街道海天物业纠纷·····················92

28、朝阳区大西洋新城物业交接矛盾成功化解····································94

29、中直管理局来我委调研专项维修资金交存标准问题·····················97

30、市住建委围绕专项维修资金监管、物业区域防汛和查违三个中心

工作开展检查，取得良好效果························································98 31、2013年上半年物业管理舆情综述·················································103

32、顺义区下延物业管理行政管理职能试点，取得良好效果···········109

33、与西城法院建立物业纠纷诉前调解机制······································111

34、四项措施指导物业企业开展防汛工作··········································112

35、服务农村城镇一体化，提升农民回迁楼物业服务管理水平········114

36、通州区永顺西里小区屋面防水工程顺利完工·······························115

37、市物业服务指导中心介入，久拖不决的顺义区莱蒙湖小区完成住宅

专项维修资金划转·········································································116

38、调研丰台区房管局组织物业服务社区化管理工作·······················118

39、再到物业管理任务最重的朝阳区调研，进一步破解影响物业管理

的五个难题····················································································120

40、与群众当面沟通对维修资金应急使用办法的意见和建议···········122

41、赴深圳和成都调研，学习两地住宅专项维修资金管理经验········124

42、与市水务局联合开展二次供水典型调查，规范二次供水设施管理 ········································································································126

43、群实活动落到实处，解决首开物业企业的七个突出问题···········127

44、哈尔滨市住房保障和房产管理局来我委交流物业服务评估监理及

老旧小区改造工作·········································································129

45、与拉萨市城关区领导干部就物业管理问题进行座谈···················130

46、通过示范项目考评提升物业管理水平··········································131

47、加强指导，促进物业服务评估健康有序发展·······························133

48、服务中央单位，共同破解物业服务转型问题·······························135

49、老旧小区自我服务管理试点范围不断扩大··································136

50、市住建委与市地税局研究解决酬金制物业项目营业税计税问题 ········································································································137

51、认真解决群众座谈会上反映的小区物业管理问题·······················139

52、到南京、上海两地调研物业管理政策法规建设和行政管理经验 ········································································································142

53、市住建委、发改委开展惠民工程 研究落实居住小区公用设施执行

居民用电价格问题·········································································144

54、市科委、市住建委推进物业管理区域安装电动汽车充电桩········145

55、住房和城乡建设部召开《物业管理条例十周年》座谈会···········146