物业管理困境的成因及破解

Causes and countermeasures to the dilemma of housing management

在住房产权改革与管理模式变革的时代背景下,社区住房管理应是国家强制下的私人自治安排。私人自治主要依靠中间团体——业主大会的私权运行机制实现,国家强制则体现为房管机关住房管理中的监管行为。一方面,明确业主大会独立的法人地位,完善业主大会现代治理结构,引入法院的司法审查,有利于将外在的住房管理行政义务内化为业主大会的权利运行行为,促进其由准团体的事实形态向社会法团的法律形态转化;另一方面,在分权治理格局下,将政府管制的正当性转化为对社团公共责任的监督。向内是通过完善业主大会内部治理结构,建立责任机制来实现,向外则通过住房行政机关建立信息公开和程序监督来衔接。在此基础上,行政监管与私权自治的界限和范围也能得到清晰的划分。

In the context of the reform of housing prop- erty right and changes of housing management mode, the housing management of urban residential community is the private self- government arrangement with necessary government supervision. The former relies mainly on operational mechanism of the middle group, that is, the house - owner convention, and the latter is reflected by regulatory actions of the housing management au- thorities. The legislation in legal status of house - owner conven- tion, the improvement in self - government mechanisms of house - owner convention and the introduction of the Court＇ s judicial review, will help to transfer the external housing management and administration obligations to the inherent rights and behavior of house - owner convention, to promote the eonversion of house - owner convention from a quasi - group form to a real social corporation form. The legitimacy of government regulation focuses on supervision on public liability of house - owner conven- tion. That means the improvement of internal governance structure of house - owner convention and the establishment of accountability mechanisms in information disclosure and procedure monitoring hy the housing executive authorities. Both of them al- so clearly define the boundaries and scope between corporate autonomy and administrative power in community housing.