Regulations on Realty Management

物业管理条例

 

Decree of the State Council of the People's Republic of China No.379     

The Regulations on Realty Management, which was adopted at the 9th executive meeting of the State Council on May 28, 2003, is hereby promulgated and shall come into force on September 1, 2003.     

(已经２００３年５月２８日国务院第９次常务会议通过，二００三年六月八日公布，自２００３年９月１日起施行)

 

Chapter I General Provisions 第一章 总则

Article 1 The Regulations are formulated in order to regulate the realty management activities, to safeguard the legitimate rights and interests of the owners and the realty management enterprises, and to improve the living and working environment of the people.      

第一条 为了规范物业管理活动，维护业主和物业管理企业的合法权益，改善人民群众的生活和工作环境，制定本条例。

 

Article 2 For the purpose of the Regulations , "realty management" shall refer to the activities of maintenance, conservation, and management of the houses and supporting facilities, as well as the relevant sites, and protection of the environmental sanitation and order within the relevant areas carried out by the owners and the realty management enterprise selected by the owners, pursuant to the stipulations of the realty service contract.    

第二条 本条例所称物业管理，是指业主通过选聘物业管理企业，由业主和物业管理企业按照物业服务合同约定，对房屋及配套的设施设备和相关场地进行维修、养护、管理，维护相关区域内的环境卫生和秩序的活动。

 

Article 3 The state advocates that owners choose realty management enterprises through open, fair and just market competition. 

第三条 国家提倡业主通过公开、公平、公正的市场竞争机制选择物业管理企业。

 

Article 4 The state encourages realty management enterprises to apply new technology and new methods and to improve the management and service level through the advance of science and technology.

       第四条 国家鼓励物业管理采用新技术、新方法，依靠科技进步提高管理和服务水平。

 

Article 5 The administrative department of construction under the State Council shall be in charge of the supervision and administration of the realty management activities all over the country.    

第五条 国务院建设行政主管部门负责全国物业管理活动的监督管理工作。

 

The administrative departments of construction of the local people’s governments at the county level and above shall be in charge of the supervision and administration of the realty management activities within their respective administrative areas.       　　

县级以上地方人民政府房地产行政主管部门负责本行政区域内物业管理活动的监督管理工作。

Chapter II Owners and Owners’ Congress 第二章 业主及业主大会

Article 6 The title holder of a house is an owner. 第六条 房屋的所有权人为业主。

An owner is entitled to the following rights in the realty management activities:      　　

业主在物业管理活动中，享有下列权利：

 

1) Receiving services provided by the realty management enterprise pursuant to the stipulations of the realty service contract;     　　

（一）按照物业服务合同的约定，接受物业管理企业提供的服务；

 

2) Proposing to hold the session of the owners’ congress, and presenting suggestions in respect of the matters relating to realty management;  　　

（二）提议召开业主大会会议，并就物业管理的有关事项提出建议；

 

3) Presenting suggestions on the formulation and modification of the owners’ convention and the rules regarding the owners’ congress; 　　

（三）提出制定和修改业主公约、业主大会议事规则的建议；

 

4) Attending the sessions of the owners’ congress and exercising the voting right; 　　

（四）参加业主大会会议，行使投票权；

 

5) Electing the members of the owners’ committee and being entitled to be elected;     　　

（五）选举业主委员会委员，并享有被选举权；

 

6) Supervising the work of the owners’ committee;  　　

（六）监督业主委员会的工作；

 

7) Supervising the performance of the realty service contract by the realty management enterprise;　（七）监督物业管理企业履行物业服务合同；

 

8) Having the right to know and the right to supervise the use of the common parts, common facilities and relevant sites of the realty;       　　

（八）对物业共用部位、共用设施设备和相关场地使用情况享有知情权和监督权；

 

9) Supervising the management and use of the special maintenance fund of the common parts and common facilities of the realty (hereinafter referred to as special maintenance fund);  　　

（九）监督物业共用部位、共用设施设备专项维修资金（以下简称专项维修资金）的管理和使用；

 

10) Other rights provided for by laws and regulations.       　　

（十）法律、法规规定的其他权利。

 

Article 7 An owner shall perform the following obligations in the realty management activities:     第七条 业主在物业管理活动中，履行下列义务：

 

1) Abiding by the owners’ convention and the rules of procedures of the owners’ congress;      　　（一）遵守业主公约、业主大会议事规则；

 

2) Abiding by the rules in respect of the use of the common parts and common facilities of the realty and the maintenance of the public order and environmental sanitation within the realty management area;     　　

（二）遵守物业管理区域内物业共用部位和共用设施设备的使用、公共秩序和环境卫生的维护等方面的规章制度；

 

3) Executing the decisions of the owners’ congress and the decisions made by the owners’ committee upon authorization of the owners’ congress;       　　

（三）执行业主大会的决定和业主大会授权业主委员会作出的决定；

 

4) Paying special maintenance funds pursuant to the relevant provisions of the state;       　　

（四）按照国家有关规定交纳专项维修资金；

 

5) Paying realty service fees on time;   　　（五）按时交纳物业服务费用；

 

6) Other obligations provided for by laws and regulations.  （六）法律、法规规定的其他义务。

Article 8 The owners' congress shall consist of all the owners within the realty management area.   第八条 物业管理区域内全体业主组成业主大会。

 

The owners' congress shall represent and safeguard the legitimate rights and interests of all the owners within the realty management area in the realty management activities.      　　

业主大会应当代表和维护物业管理区域内全体业主在物业管理活动中的合法权益。

 

Article 9 One owners' congress shall be established in one realty management area. 

第九条 一个物业管理区域成立一个业主大会。

 

The elements, such as common facilities, building scale, and community construction of the realty etc. shall be taken into consideration in the division of realty management areas. The specific measures shall be formulated by the provinces, autonomous regions, and municipalities directly under the Central Government. 　　

物业管理区域的划分应当考虑物业的共用设施设备、建筑物规模、社区建设等因素。具体办法由省、自治区、直辖市制定。

 

Article 10 The owners in a same realty management area shall, under the guidance of the administrative department of real estate of the people’s government of the district or county where the realty is located, form the owners' congress and elect the owners' committee. However, where there is only one owner, or where there are few owners and they all agree not to form an owners' congress, the owner(s) shall (jointly) perform the duties of the owners' congress and the owners' committee.      

第十条 同一个物业管理区域内的业主，应当在物业所在地的区、县人民政府房地产行政主管部门的指导下成立业主大会，并选举产生业主委员会。但是，只有一个业主的，或者业主人数较少且经全体业主一致同意，决定不成立业主大会的，由业主共同履行业主大会、业主委员会职责。

 

The voting right an owner enjoys in the first session of the owners’ congress shall be determined according to the building area and number of houses owned by that owner etc. The specific measures shall be formulated by the provinces, autonomous regions, and municipalities directly under the Central Government. 　　

业主在首次业主大会会议上的投票权，根据业主拥有物业的建筑面积、住宅套数等因素确定。具体办法由省、自治区、直辖市制定。

 

Article 11 The owners’ congress shall perform the following duties:     

第十一条 业主大会履行下列职责：

 

1) Formulating and modifying the owners’ convention and the rules of the owners’ congress;  　　（一）制定、修改业主公约和业主大会议事规则；

 

2) Electing and replacing the members of the owners’ committee, and supervising the work of the owners’ committee; 　　

（二）选举、更换业主委员会委员，监督业主委员会的工作；

 

3) Selecting and dismissing the realty management enterprise;    　　

（三）选聘、解聘物业管理企业；

 

4) Deciding the scheme on the use and future raising of special maintenance fund, and supervising the implementation thereof;   　　

（四）决定专项维修资金使用、续筹方案，并监督实施；

 

5) Formulating and modifying the systems and rules in respect of the use of the common parts and common facilities of the realty, and the maintenance of the public order and environmental sanitation within the realty management area;    　　

（五）制定、修改物业管理区域内物业共用部位和共用设施设备的使用、公共秩序和环境卫生的维护等方面的规章制度；

 

6) Other duties relating to realty management as provided for by laws and regulations or by the rules of procedures of the owners’ congress. 　　

（六）法律、法规或者业主大会议事规则规定的其他有关物业管理的职责。

 

Article 12 The sessions of the owners’ congress may be held by way of either collective discussion or written inquiries; however, the session shall have the presence of the owners holding more than half of the voting rights within the realty management area.     

第十二条 业主大会会议可以采用集体讨论的形式，也可以采用书面征求意见的形式；但应当有物业管理区域内持有１／２以上投票权的业主参加。

 

An owner may entrust an agent to participate in the session of the owners’ congress.    　　

业主可以委托代理人参加业主大会会议。

 

A decision made by the owners’ congress must be subject to the approval by more than half of the voting rights held by the owners present at the session. The decision made by the owners’ congress on the formulation and modification of the owners’ convention and the rules of the owners’ congress, on selection and dismissal of realty management enterprises, or on the scheme of use and future raising of special maintenance funds, must be subject to the approval by two thirds of the voting rights held by all the owners within the realty management area.  　

　业主大会作出决定，必须经与会业主所持投票权１／２以上通过。业主大会作出制定和修改业主公约、业主大会议事规则，选聘和解聘物业管理企业，专项维修资金使用和续筹方案的决定，必须经物业管理区域内全体业主所持投票权２／３以上通过。业主大会的决定对物业管理区域内的全体业主具有约束力。

 

Article 13 The session of the owners’ congress is divided into regular session and temporary session. 

第十三条 业主大会会议分为定期会议和临时会议。

 

The regular session of the owners’ congress shall be held pursuant to the rules of procedure of the owners’ congress. Upon proposal by over 20% of the owners, the owners’ committee shall hold a temporary session of the owners’ congress.   　　

业主大会定期会议应当按照业主大会议事规则的规定召开。经２０％以上的业主提议，业主委员会应当组织召开业主大会临时会议。

 

Article 14 Where a session of the owners’ congress is to be held, all the owners shall be notified 15 days prior to the session.  

第十四条 召开业主大会会议，应当于会议召开１５日以前通知全体业主。

 

In the event of a session of owners’ congress of any residential district, the relevant residents’ committee shall be informed at the same time.      　　

住宅小区的业主大会会议，应当同时告知相关的居民委员会。

 

The owners’ committee shall take minutes of the owners’ congress.    　　

业主委员会应当做好业主大会会议记录。

 

Article 15 The owners’ committee is the executive body of the owners’ congress, and shall perform the following duties:    

第十五条 业主委员会是业主大会的执行机构，履行下列职责：

 

1) Convening the sessions of the owners’ congress, and reporting the implementation of the realty management;       　　

（一）召集业主大会会议，报告物业管理的实施情况；

 

2) Signing the realty service contract on behalf of the owners with the realty management enterprise selected by the owners’ congress;       　　

（二）代表业主与业主大会选聘的物业管理企业签订物业服务合同；

 

3) Getting to know the opinions and suggestions of the owners and realty users in good time, and supervising and assisting the realty management enterprise in performance of the realty service contract; 　　

（三）及时了解业主、物业使用人的意见和建议，监督和协助物业管理企业履行物业服务合同；

 

4) Supervising the implementation of the owners’ convention;　（四）监督业主公约的实施；

5) Other duties assigned by the owners’ congress.    　　（五）业主大会赋予的其他职责。

Article 16 The owners’ committee shall, within 30 days from the day of its formation through election, put on record with the administrative department of real estate of the people’s government of the district or county of the place where the realty is located.      

第十六条 业主委员会应当自选举产生之日起３０日内，向物业所在地的区、县人民政府房地产行政主管部门备案。

 

The members of the owners’ committee shall be the owners who are enthusiastic about public welfare cause, have high sense of responsibility, and have certain organizing capacity.    　

　业主委员会委员应当由热心公益事业、责任心强、具有一定组织能力的业主担任。

 

The director and vice director of the owners’ committee shall be elected from the members of the owners’ committee.  　　

业主委员会主任、副主任在业主委员会委员中推选产生。

 

Article 17 The owners’ convention shall stipulate, pursuant to law, the use, maintenance and management of the relevant real properties, the common interests of the owners, the obligations of the owners, and the liabilities for breach of the convention, etc.      

第十七条 业主公约应当对有关物业的使用、维护、管理，业主的共同利益，业主应当履行的义务，违反公约应当承担的责任等事项依法作出约定。

 

The owners’ convention shall be binding on all the owners.    　　

业主公约对全体业主具有约束力。

 

Article 18 The rules of the owners’ congress shall stipulate the discussion methods, voting procedures, methods for determination of the voting rights of the owners, composition of the owners’ committee, and tenure of the committee members, etc.  

第十八条 业主大会议事规则应当就业主大会的议事方式、表决程序、业主投票权确定办法、业主委员会的组成和委员任期等事项作出约定。