Management Of Apartment Buildings Research Articles

Проблемы заключения и расторжения договора управления многоквартирным домом

The article analyzes the procedure for concluding a contract with a management organization in the context of the specifics of the subject composition and the management model of an apartment building chosen by the owners, the cases of early termination of contractual relations are investigated. Special attention is paid to the transitional period of the management of the house when the management organization changes. The author proposed to clarify and detail the legal and factual basis for the management of apartment buildings.

Challenges for Latvian Apartment Building Management Companies Regarding with Performance of their Services on the Way to Maintain Sustainable Housing Fund

Abstract The legislation of the Republic of Latvia in the field of apartment building management are not enough effective both for apartment owners and apartment building management companies due to complicated decision-making procedure, which slows down the management process, and as consequences are clients‘ unsatisfaction with apartment management service. Within this research authors studied theoretical aspects of service quality, studied apartment building management system in Latvia and compared it with Finland. Finland was chosen due it is located geographically close to Latvia, and Latvia is closer to the Scandinavian culture and lifestyle. Authors made survey of apartment building owners and made interview with expert to find out the current problems of apartment building management services. A monographic and descriptive method was used to analyze the theoretical aspects of service quality, secondary data analysis and expert interview were used to describe the situation of industry of apartment building management services, but quantitative research method such as survey of the clients of the apartment building owners, in connection with the comparative, analytical, deductive, logical approach method was used in this research.

Factors affecting willingness to pay for construction management services in south Tu Liem - Hanoi

In big cities such as Hanoi, Ho Chi Minh City - the land is tight, the people are crowded, the choice of apartments is chosen by young households a lot because of the reasonable cost, many utilities... However, there are conflict in the apartment complex between residents and the building management service provider. These disputes are often related to service quality not good, not commensurate with the price that residents pay, even the price always increases over time… Therefore, the author uses a qualitative method to conclude the results. In accordance with the actual investigation to find the factors affecting the willingness to pay for apartment building management and operation services in Nam Tu Liem district - Hanoi city.

Increasing the Efficiency of Housing Management: Problems and Ways to Solve Them

The article is devoted to the study of the current state of the management of apartment buildings in Uzbekistan. Particular attention is paid to promising areas of problem solving: the creation of conditions for healthy competition between management organizations, the formation of a responsible owner, the reasonable strengthening of the control and supervisory functions of state bodies, the search for new forms of public-private partnership in the housing and utilities sector.

Customer-oriented approach to competitive apartment building management services

The article addresses the issue of providing a competitive service in the field of apartment building management. An overview of housing management practices is presented. Management organizations do not provide the required level of competitiveness in terms of the ratio of quality indicators and tariff value. This problem causes consumer discontent. A comprehensive system of target indicators for the quality of services for managing apartment buildings is proposed within the framework of a client-oriented approach to servicing by managing organizations. It is aimed at achieving the required level of competitiveness in this area.

Теоретические и методические основы формирования цен на услуги по управлению многоквартирными домами

The article summarizes the methodological foundations of pricing in the housing sector (with the allocation of prices of services for the management of apartment buildings). During the historical analysis of methodological approaches to pricing in the housing sector, the authors identified a directive and market approach. The directive approach describes the procedure for setting prices and its problems, manifested in the fact that attempts to centralize the pricing process on the part of the state have led to overestimation of the cost of services by management companies. Modern approaches with manifestations of a directive approach are described: sequential and compensatory-targeted. The pricing mechanism within the framework of the market approach and its problems are described. The main problem is that high transaction costs create unequal conditions for market participants, which leads to the absorption of small and medium-sized management companies with the subsequent formation of an oligopoly or monopoly in the market. The market approach also has a number of disadvantages in terms of the influence of individual consumer interests on the price. Housing services for the management of apartment buildings in the assessment of consumers of services have different utility, but the assessment of the usefulness of services by an individual consumer is suppressed by a collective assessment of utility. The process approach to the management of the organization and the cluster approach to the organization of housing and communal services are considered as ways to reduce the cost of providing services for the management of apartment buildings. It is proven that the process approach is applied in practice in the case of hotels, while the cluster approach remains a theoretical construct. A set of tools for online and offline marketing communication is offered for increasing the income of management companies (by increasing the number of houses they serve): development of the management company’s website and mobile application, creation of social networks and using messengers, launch of targeted advertising, introduction of autonomous communications. The authors substantiate the necessity of further specialized research and development of a methodological approach to pricing adapted to the modern conditions of the housing services market in Russia, based on standards, laws of production organization, marketing, firm economics, financial management and marginalism.

Искусственное разделение единого административного правонарушения лицензионных требований в сфере управления многоквартирными домами

The paper deals with the problem of qualification and artificial division of a single administrative offense related to the presence of a debt to the public utilities suppliers by a managing company amounting double average monthly accrual when implementing the entrepreneurial activities on the management of apartment buildings with a gross violation of license requirements. The paper reveals the elements of administrative offense provided by part 3 of Art. 14.1.3 of the Code of the Russian Federation on Administrative Offenses. The author pays the particular attention to the analysis of small, but critically important judicial practice. Often the positions of regional courts contradict the positions of the RF Supreme Court and the general principles of administrative law. A problem of artificial division of a single offense into several independent ones was identified, since the disposition of part 3 of Art. 14.1.3 of the Code of the Russian Federation on Administrative Offenses is formulated inaccurately. Failure to fulfill the obligation for timely mutual settlements with a resource supplying organization may be erroneously qualified as several offenses, depending on the number of suppliers to whom the debt arose, and depending on the period of occurrence of such debt. Such an approach to law enforcement is found among the prosecution and housing supervision authorities. This problem leads to the repeated application of administrative punishment, when a single offense is qualified as several. The study identified general regularities in the approaches of superior courts, starting from the cassation level. These regularities allow determining the more precise conditions for qualifying gross violations of license requirements in the sphere of housing and utilities infrastructure in accordance with part 3 of Article 14.1.3 of the Code of the Russian Federation on Administrative Offenses.

Composition and Analysis of Administrative Violations in Management of Apartment Buildings

Composition and Analysis of Administrative Violations in Management of Apartment Buildings

Economically sounded risks of management companies in the housing and utilities sector when managing apartment buildings

The article discusses business activities in apartment buildings by management companies without a license and the risks that arise. A comparative analysis of the methods of managing apartment buildings in Russia and abroad is carried out. Licensing of business activities for the management of apartment buildings is carried out by the state housing supervision bodies of the constituent entity of the Russian Federation, in particular the state housing inspection. The article presents judicial practice when a management company, on the basis of the minutes of the general meeting of owners, without waiting for the decision of the state housing inspection to be included in the list of licensed organizations for a particular apartment building, begins to provide housing and communal services. Thus, if the management company actually provided services and has contracts with resource supply organizations, then carrying out business activities without a license is legal. Under such circumstances, management companies can provide housing and communal services and make a profit without a license.

К вопросу об организации культурно-просветительской работы в отраслях жилищно-коммунального хозяйства и строительства

This article is an attempt to model in organizational terms the subsystem of a public association participating in the systemic management of housing and communal services and construction, responsible for cultural and educational work in this area. As a result, some "boiling points" in the housing and communal services and construction industry were identified, associated, first of all, with the lack of clear legal regulation on the part of the state in the tariff area of this area of activity. It is shown that housing education and the creation of an appropriate cultural environment significantly narrow the gap of competencies between homeowners, specialists in the field of apartment building management and specialists of management companies, increase the level of trust in relationships and provide an opportunity for the emergence of new forms of positive interaction. A conditional classification of homeowners by levels of knowledge in the field of housing and communal services and construction is proposed. The structure and approximate functionality of cultural and educational work in the frame-work of housing and communal services and construction on the basis of existing public associations in this area have been built.

Maintaining a Balance of Interests of Participants in the Management of Apartment Buildings (Individual Aspects)

The article deals with certain issues of maintaining the balance of interests of participants in legal relations in the housing sector. The authors highlight two main points: this is the lack of special legislative regulation of the participation of management organizations in general meetings of owners of premises in apartment buildings, in order to obtain the necessary information to protect their legitimate interests and property rights, the second is the access of management companies to justice in terms of appealing against decisions general meetings. It is seen, based on the analysis of judicial practice, that the current legislation does not fully meet the requirements for maintaining a balance of interests of managing organizations and owners of premises in apartment buildings.

CRM SYSTEM AS A TOOL FOR SUSTAINABLE DEVELOPMENT OF MANAGEMENT COMPANIES OF THE HOUSING AND COMMUNAL CLUSTER

This article consinders the problem of designing sustainable development tools for manager organizations of hoursing and communal service. The problem of applying the process approach to the management of apartment buildings is discussed in the example of the system of relationships between the owners of premises and management companies. The main business processes in a managing organization company are identified, which make up the pool of business processes of the CRM system as a tool for customer focus and sustainable development. On the example of the business process of dispatching and emergency maintenance of an apartment building, the technology of implementing a process approach to for managing the pool of business processes of the CRM system. When designing a mechanism for managing business processes in a CRM system for a management company, it is proposed to use processes and performance indicators of service management (ITSM) as a specialized option for implementing a process approach to management, which is widely used to manage services in IT companies. Proposal have been developed interation to methodological and technological approaches to solving the problem of creating a CRM system standard for client-oriented managing following organization in accordance with the new strategy for the development of housing and communal services. A cloud-based implementation of information support for managing relationship between managing organizations and owners of apartment buildings as a tool for sustainable development of the housing and communal cluster in also proposed.

Efficiency Possibilities of Energy Management of Apartment Building – Use Case

In this paper we are assessing the aspect of ecological renovation of typical apartment building in Slovakia from energy, ecology and user comfort point of view. For increase in energy efficiency of the building we propose to install photovoltaics on the roof and south facing façade with capacity of 45k Wp, heat pumps for utilization of waste heat from the building's sewage system and waste heat from ventilation shafts with total capacity of 50 kWp, external window shading for east, west and south facing façades, green roof and ceiling cooling for apartment units. The complex renovation represents a positive benefit not only from the user, energy and environmental point of view, but also economical.

IMPLEMENTATION OF ENERGY EFFICIENT PRINCIPLES IN MANAGEMENT OF AN APARTMENT BUILDING IN UKRAINE

The purpose of this article is to analyze the efficiency of management of an apartment building in the context of energy efficiency. The article describes the conduct of an energy audit for apartment buildings, which allows a thorough assessment of this problem and identify optimal ways to save energy resources by apartment buildings. Energy audit is a special examination of residential buildings or enterprises, conducted by specialized specialists in energy certification of buildings to determine their technical condition and energy efficiency. Methodology. Within the framework of this article, the results of a sociological survey conducted among the heads of condominiums to analyze the level of their interest in the implementation of energy efficiency measures were analyzed. The value of the cost of 1 apartment for the implementation of the energy modernization project is calculated. Currently, "energy efficiency" and "energy saving" are extremely popular in Ukraine, due to the following: increasing the cost of energy resources;limited financial capacity of vulnerable groups to pay for services. Results of the survey showed an insufficient level of implementation of energy-saving technologies, although the level of interest of apartment building heads is very high. The development of energy efficiency programs for an apartment building is carried out not only taking into account the necessary priority measures, but also based on the financial capacity of the co-owners of the apartment building. The reason for the insufficient implementation of energy saving measures is the insufficient financial capacity of co-owners and, as a consequence, the apartment buildings themselves. State support for the implementation of energy efficiency in the management of apartment buildings has been studied in detail. It is concluded that large-scale involvement of apartment buildings in the implementation of energy efficiency programs is constrained by the following problems: insufficient funding; insufficient state support for project financing; distrust of co-owners to the effectiveness of the project; unsatisfactory condition of the apartment building, which requires significant financial costs. The growth rate of the number of condominium applications shows an increase in public confidence in the Program. However, they are not enough to talk about launching large-scale energy modernization of multi-apartment housing. Financial support of local authorities to their residents in the implementation of energy saving measures will contribute to even better results.

ECONOMIC ORGANIZATIONAL AND FINANCIAL ASPECTS OF ACTIVITIES ASSOCIATIONS OF CO-OWNERS OF APARTMENT BUILDINGS IN UKRAINE

In the article identifies the economic essence of financial results and financial regulation of associations of co-owners of apartment buildings. The main financial aspects (budgeting, formation of structural components of the income portfolio and expenditure items, submission of financial statements of associations, participation in co-financing programs with the local budget) and economic and organizational aspects of the functioning of associations are considered. Chairman of the Board and the General Meeting). The existing forms of apartment building management in Ukraine have been studied (direct management of an apartment building, which is appropriate for multi-family buildings; building management by an association of apartment building co-owners and apartment building management by a management company). The preconditions for the creation and state of development of associations of co-owners of an apartment building in Ukraine, the region (Dnipropetrovsk region) and the city of Kamianske are analyzed. It was found that the number of associations in Ukraine has more than doubled in the last ten years, but the share in the total number of apartment buildings remains very small. 
 The main legislative and regulatory framework for regulating the activities of associations of co-owners of apartment buildings in Ukraine is considered. The causes of occurrence and the amount of indebtedness of the population for payment for the maintenance of the house and adjacent territory are investigated. It has been established that the vast majority of the population does not pay for the maintenance of houses, primarily due to the provision of poor quality services, and not due to lack of financial resources. The main advantages of creating condominiums in Ukraine are highlighted (co-owners independently decide on house management, condominium members independently manage the common property of an apartment building and control the use of their financial resources, co-owners can earn money on joint property and spend money on landscaping, etc.) and shortcomings (difficulty in electing the initiative group and the chairman of the board, conducting financial and operational activities, ignorance of the chairmen and members of the board). The successful experience of the association of co-owners in Kamianske was studied.

Apartment building management

The article discusses the issues of apartment building management, analyzes the concept of common property and opinions of landlords, examines the rights of apartment building management bodies (general meetings of landlords), councils of apartment buildings, as well as studies controversial aspects of law enforcement practices. The research is based on the analysis of the law enforcement practices, including materials of the Supreme Court of the Russian Federation, personal experience, observations of activities of the councils of apartment buildings. The relevance of the issue is due to the lack of conditions for enforcing legal rules, implementing specific legal mechanisms, negative law enforcement practices, numerous legal proceedings and interpretations provided by higher judicial bodies. The work is independent and original. It is aimed at summarizing the current law enforcement practices. The study is carried out at the junction of constitutional, civil, and housing branches of law. The main emphasis is on the analysis of civil law norms governing the property rights and housing relations. The works by civil scientists (M.M. Braginsky, V. V. Vitryansky [1], O.S. Ioffe [2], E.A. Sukhanov [3]) are used as a methodological basis. The author’s previous work deals with the issues of apartment building management from the labor law’s perspective [4]. It seems interesting to analyze the rights of apartment building management bodies and develop recommendations for improving the apartment building management legislation.

A Comparative analysis of residents’ satisfaction with apartment building management and maintenance services in South Korea and Taiwan

Competition in global service markets is becoming very intense. Therefore, enhancing customer satisfaction has become a serious undertaking for service companies, especially for cross-nation providers, to exploit global business opportunities. However, few studies have compared customer satisfaction associated with apartment building management and maintenance services (abbreviated as BMMS) in different regions. Cross-region comparison of the customer satisfaction and service quality of the BMMS sector will give a better understanding of the strategies deployed by cross-nation service providers to improve and enhance service quality and customer satisfaction. The purpose of this study is to investigate service quality and resident satisfaction so as to explore strategies for efficiently enhancing resident satisfaction and identify the varying strategies applied in Southern Korea and Taiwan. Resident satisfaction models of the two regions derived according to the structural equation modeling approach were compared and discussed and the results of comparisons between the two models show that the complaints construct has the most significant effect on customer satisfaction. In addition, this study demonstrates a process for exploring appropriate actions to effectively improve residents’ satisfaction level.

Production system of apartment house as an enterprise

The specific problems of apartment building management in Ukraine, which arose as a result of housing privatization using the approaches of civil rather than commercial law, are considered. The recognition of the apartment as real estate, the organization of house management through the voluntary creation of condominiums in the form of a public organization; absence of land and house as real estate in the account of the subject of ownership and management are criticized. The analysis of the literature showed the need for a profound rethinking of ways to improve home management. 
 The purpose of the article is to consider an apartment building as a primary object of ownership and as a production system, an economic and not public organization, enterprise. The methodological approach in substantiating the ways to solve the problem and in formulating conclusions is to compare these alternatives of joint ownership with the use of the provisions of system analysis, models and organizational and legal forms of enterprises. 
 It is shown that in the housing sector as a production subsystem of the sphere of social production, and in it - in the multi-apartment housing stock as a subsystem, the house is their element. Home management is mostly organized by apartment owners as a joint household or condominium. However, a modern apartment building in a business environment is a complex production system that has all the functional features of a business organization-enterprise, and the ownership structure can function most effectively on a corporate model in the form of a joint stock company.
 Conclusions on the incapacity of the current model of ownership and management of an apartment building, the need to improve the model of condominiums as a subject of management of the object - a condominium; formation of a new segment of corporate-owned houses in joint households are formulated.

РОЗРОБЛЕННЯ СИСТЕМИ УПРАВЛІННЯ БАГАТОКВАРТИРНИМИ БУДИНКАМИ В УКРАЇНІ

The article considers the existing methods of work in the process of managing apartment buildings in Ukraine, the main ways to automate the business processes of condominiums. The system of accounting and control and information support of condominiums has been studied. The sequence of procedures for managing apartment buildings is indicated. The model of generation of changes of policy of management of the apartment house with use of expert knowledge base is resulted. The formation of accounting and control support for the management of an apartment building involves the formation of a management system in terms of objects of accounting and objects of control of activities. The directions of management decisions on the improvement of the apartment building management system in the conditions of the emergence of new IT solutions and the stages of this process are singled out. In Ukraine, many new solutions have been created for the organization and management of apartment buildings. Their general essential characteristic are the adaptability, their possibility of adjustment and completion taking into account the arising new purposes and tasks of management of the apartment house. An Information technology in the process of managing of apartment building plays a dual role. On the one hand, they free this process from routine operations and cumbersome calculations and provide an opportunity for a creative approach to the process. On the other hand, the low level of competence of managers in the field of information technology can be a brake on professional growth, will not allow using a wide range of analytical processing in automatic mode, and will reduce the efficiency. As a result, the role of innovative technologies in the management of an apartment building is increasing. To identify problems, a survey of existing information systems for apartment building management was conducted on the basis of a point expert assessment by areas. The analysis is carried out and the main problems of business users of information systems concerning the management of an apartment building are revealed. The information system of apartment building management needs further development and improvement, which can increase its efficiency and reduce the loss of working time for management procedures and the formation of internal documentation. The process of apartment building management and subprocesses is described. A tree of goals for the management of condominiums was built, and business processes were ranked. The information system of apartment building management is studied in detail.

СТАН УПРАВЛІННЯ БАГАТОКВАРТИРНИМИ БУДИНКАМИ В УКРАЇНІ

The subject of the article is the situation of housing and communal services of Ukraine – an apartment building management services. There legislative base on the given question, its dynamics and prospects of development are analyzed. These are the main problems that have been going on since the beginning of the housing and communal reform. The main characteristics of the entities that can manage apartment buildings in Ukraine are given. Also studied their influence on the development of competition in this market. The number and dynamics of apartment buildings that have chosen certain forms of management are determined. The statistical data which show indicators of management of apartment houses in Ukraine in the context of regions of Ukraine are resulted. In general, the share of apartment buildings in Ukraine, the co-owners of which have not chosen any of the forms of management, is decreasing, but the share of such buildings in the overall structure is too large. The current trends in the industry in the coming years are indicated. Peculiarities of the manager's appointment based on the results of competitive selection are considered. The main indicators of payment discipline for apartment building management services in Ukraine are analyzed. The payment discipline is also a negative factor on the management of apartment buildings in Ukraine. In particular, it is worth noting the increase in 2020 in the amount of indebtedness of the population for all types of utility payments, except for payments for the management of apartment buildings. It should be noted that previously the problem of registration of ownership and maintenance of adjacent territories was significant - many condominiums, having a significant adjacent territory, could not register the ownership of it, because it was owned by local governments. Therefore, the maintenance of these territories and their development, despite the needs of co-owners, were carried out on a final basis. However, a significant problem with the implementation of housing and communal reform in Ukraine is that the vast majority of apartment buildings have not chosen any form of management, so in the face of changes in legislation on a competitive basis, local self-government will appoint managers.