Management Of Apartment Buildings Research Articles

Уголовная ответственность за ТСЖ-мошенничество в Соединенных Штатах Америки

Relatively new type of business activity on apartment house management, which carry out the managing organizations, is on the hard way of development in present time. Numerous violations and crimes in this sphere are becoming more intellectual in nature. In some foreign countries the Association of homeowners (condominiums) is an analogue of our homeowners associations and the Institute of management of apartment houses has a long history. The author carried out the analysis of the main types of fraud in the apartment house management in the United States of America. Such acts include embezzlement (theft) of funds, violation of business law, falsification of the elections to the Board of the Association of owners of property, kickbacks in contracting, fictitious contracts. The main attention was focused on the specifics of the criminal-legal regulation of liability for fraudulent acts in the management of condominiums on the example of the criminal law of the State of California and certain judicial decisions.
 In particular, the influence of Anglo-Saxon legal system has found the expression in the fact that the criteria for recognition of the person guilty of embezzlement (embezzlement) of funds of owners of property determined by case law, not criminal law.
 The author has studied the positive experience of the counteraction of irregularities in the activities of the apartment house management by establishing the criminal prohibitions of the concealment or distortion of information on the financial status of the managing organization or condominium.
 Study of the foreign experience of the classification of crime, counteraction of financial violations in the sphere of apartment building management and reparations for victims of financial crimes will be useful for the scientific understanding of the problem of combating crimes in the sphere of apartment house management in our country.

Исследование эффективности автоматизации системы диспетчерского обслуживания многоквартирных домов

The present article describes the operation principles of the sphere of housing and communal services, taking into account the existing set of problems. Based on the development of a set of measures for their elimination control system for apartment buildings undergoing a number of changes aimed at improving the quality of the services provided. In connection with this, the article marked individual ongoing projects of changes in the monitoring system of apartment building. The authors note the priority of state policy in the sphere of housing and communal services, using effective information technology, resulting in a growth in the level of technical equipment of engineering objects. The article analyzes the examples of usage and marks positive results of recourse to the principle of extensive using implemented information technologies. The authors consider the task of dispatching service reflected in legal acts regulating the its activities, and implementation issues from the point of dispatch practical use, as well as the principle of monitoring system, its objectives and main components. The article presents the scheme of consumer communication and authority of monitoring system, analyzes aspects of the application of computerized management of apartment buildings, introduction, development plan and improving the monitoring system based on the introducing the automatic control; and makes a number of proposals for improvement of monitoring system by expanding the list of automated processes, including the cases of ongoing projects.

ІНСТИТУЦІЙНЕ СТАНОВЛЕННЯ І РОЗВИТОК ВІДНОСИН ВЛАСНОСТІ В УПРАВЛІННІ ЖИТЛОВИМИ БУДИНКАМИ

The article provides a historical analysis of the problems of management of apartment buildings in Ukraine in the context of the development of legislation and the relevant regulatory framework in the housing and communal sphere and the practical problems of their application. Therefore, the author's classification of the stages of formation of the institution of private ownership of housing, the development of property relations in apartment buildings and their management in Ukraine is proposed. It is shown that the first stage (1991-2000) was marked by advanced and socially unfair mass privatization of apartments with the backlog of institutional support for the definition of common property, property rights and management functions of the house. The second stage (2001-2015) was characterized by a focus on the creation of associations of co-owners of apartment buildings, the organization of their management, maintaining uncertainty with the ownership of land and buildings, the right to choose service providers, responsibilities for financing major repairs. The third stage (since 2015) was characterized by a sharp increase in the cost of housing and communal services and led to exacerbation of financial problems of saving housing from accelerated destruction and declining financial capacity of households, which was due to institutional shortcomings and miscalculations that were not eliminated in previous stages. It is concluded that it is necessary to further deepen the orientation of both the state and managers of apartment buildings on the cost aspects of the execution of the rights and responsibilities of co-owners in relation to the house, improving relations with housing and communal services providers.

Legal Problems of Licensing the Activities of Apartment Buildings Management

The article is devoted to changes in state regulation of activities of apartment buildings management. The author proposes the ways of increasing the efficiency of the mechanism of legal regulation of business activities in the market for housing and communal services. On the basis of the analysis the author determines possible ways to streamline the activities of the participants in the market for housing and communal services by means of self-regulation. The article provides the analysis of amendments to the legislation concerning licensing activities in the sphere of managing apartment buildings. The author thoroughly examined the procedure of forming a licensing committee, licensing requirements for managers, the procedure of issuing and cancelling licenses of management organizations. The article considers the procedure of keeping data registrars that contain information on licensing the activities of the management of apartment buildings. Special attention is paid to the issue of the right of a management company to manage an apartment building. The author considers the peculiarities of interrelation between companies providing resources and management companies in the market of housing and commune services and tries to differentiate responsibility between the participants for the quality of the services provided to the consumers.

Optimal Operation of ERV System Installed in the Apartment Houses in South Korea

High air-tightness and high heat-insulation of buildings cause lack of fresh air inside the buildings. Operating the ventilation system in an apartment house may improve the indoor air quality, but may generate the problems, such as high airconditioning load and cold draft. In order to improve the indoor air quality while maintaining pleasant heat environment to a certain level, it is necessary to consume energy for cooling and heating. Energy Recovery Ventilation system (here in after “ERVs”) is the typical way to minimize the consumption of energy. To solve the problem, the installation of ERVs has been made mandatory for new apartment buildings that are constructed in the Republic of Korea. The interest in ERVs has increased recently in that the System is viewed as helping to: 1. Reduce energy costs of heating and cooling apartment buildings, which costs claim a significant portion of apartment building management budgets, and 2. Secure appropriate levels of ventilation in such buildings. Despite the enthusiasm, the lack of efficient implementation of ERVs persists. Based on the rationale, this study realized the optimal operating algorithm for ERVs. The study took actual data on temperature and humidity; operation status on air conditioners and ERVs; electricity consumptions; and PMV. The study analyzed airconditioning ventilation loads and energy-saving effects related thereto according to the optimal operating algorithm for ERVs. The results showed statistically significant figures that contribute to the reduction of loads and energy costs. Implications of the study include: 1. Introducing the optimal ERVs to apartment buildings will likely help the residents and building managers to better respond to changes occurring to the outside environment and to the inside loads being applied to indoor HVAC systems; and 2. Implementation of ERVs would likely help reduce the loads being imposed on the HVAC systems in apartment buildings.

Conceptual model for LCC-based LCCO2 analysis of apartment buildings

Currently, the construction industry generates more CO2 emissions than any other industry in Korea. If carbon taxes are imposed on the resources after 2015 in Korea, there will be a sharp increase in total construction costs. Therefore, new construction methods and management to reduce CO2 emissions with minimized input of energy and resources are necessary. However, few studies have been conducted CO2 and concerning cost management during the lifecycle of buildings. The objective of this study is to develop a conceptual model of life cycle cost (LCC)-based life cycle CO2 (LCCO2) analysis. The model consists of 5 subsystems, such as LCC, LCCO2, cost-carbon effect and energy analysis system including decision-making support system. This study focuses on the apartment buildings which compose more than 60% of housing units in Korea. The cost-carbon effect can be analyzed easily and quickly in the optimized manner by using the model. The model helps to plan for green construction and process management of apartment buildings.

Collective action in apartment building management in Hong Kong

With the expansion of the world's population, apartment buildings have become popular, especially in metropolitan areas all over the world. Although apartment buildings could economize on the use of land, they may generate collective action problems among owners in the building management process, resulting in a “tragedy of the commons” in the urban environment. However, in the literature, there has been a lack of research that has investigated collective action problems in building management. In order to fill the gap, this study surveys collective action in apartment building management and proposes to utilize the institutional analysis and development (IAD) framework to analyze their problems. Making references to the literature on collective action and drawing from studies of common-pool resource management in particular, this paper classifies collective management actions into four categories, namely: 1) rules design, 2) rules enforcement, 3) maintenance decision making, and 4) performance monitoring. It further illustrates the application of the IAD model by empirically investigating a specific collective action—the appointment of a property management company (PMC). By using the logistic regression model for 2989 single block residential apartment buildings in 18 districts in Hong Kong, this paper will show that building condition, building location, the number of owners, and the presence of an owners' organization each have a different impact on a property's likelihood of appointing a PMC. The results of this paper should shed light on both collective action theory and building management.

공동주택 하자소송의 균열하자보수비 비교.분석 연구

공동주택의 가치와 품질, 관리에 대한 요구와 관심이 증가하면서, 2000년대 이래로 입주자에 의한 권리주장이 하자분쟁으로 나타나, 꾸준히 증가하여 왔다. 이에 본 연구에서는 하자소송판례를 통해 균열 쟁점의 비용적 특성을 알아보기 위하여, 하자보수비용 중 77%를 차지하고 있는 균열하자보수비에 대한 세부쟁점을 분석하였다. 또한, 각 세부 쟁점에 대한 하자보수 비용의 구성 및 하자보수방법에 따른 비용의 차이 등을 분석하였다. 그 결과, 허용균열폭의 인정여부에 따라 균열보수비용의 차이가 발생함을 확인할 수 있었고, 보수보강방법을 표면처리, 충전식, 주입식 공법 중 어느 것을 선택하느냐에 따라 비용 차이가 크게 발생함을 알게 되었다. 한편, 도장방법에 따른 하자보수비용의 차이도 상당한 것으로 나타났다. Defect dispute has been increasing to claim by condominium, in increasing to demand and concern in value, quality, and management of apartment building since 2000s. In this study, for checking property of cost in crack issue with precedure of lawsuit on defect, it is analyzing details about repairing cost of concrete crack defect that formed 77 percent of repairing cost. Futhermore, it is studying of composition of repairing cost and difference of repairing cost by repairing method. This is checking details that cost growth has a difference whether court accept a acceptable range of crack width, and repairing method and reinforcement work has to choose between a surface treatment method, a filling method and a injecting method. Meanwhile, it is considerable that disparity of repairing cost whether is a method of painting work.

Collectivism and activism in housing management in Hong Kong

Management of apartment buildings is never straightforward because of the need for collective homeowner action. Mancur Olson suggests that a rational individual will not participate in collective action which provides no positive net benefit for him or her. Based on this premise, it would seem that rationality drives homeowners to free-ride on others’ efforts and that, as a result, no collective action will take place. However, some homeowners do actively participate in housing management, and it is worthwhile to examine why some participate and others do not. Building on the wide-ranging applications of the collective interest model (CIM) in explaining political participation and environmental activism, this paper expands its relevance to the arena of housing management. The explanatory analysis which is based on the findings of a structured questionnaire survey in Hong Kong corroborates the central propositions of the CIM and provides a theoretical account of housing management activism. In brief, housing management activism is a function of beliefs about personal and group efficacy, the value of the collective good, and the selective benefits and costs of participation. These findings have far-reaching implications for the formulation of government policies promoting homeowners’ active involvement in housing management in Hong Kong and other megacities.

Privatization, democratic reforms, and micro-governance change in a transition economy: Condominium homeowner associations in Ho Chi Minh City, Vietnam

This article addresses a dearth in the literature on condominium apartment CIDs in transition economies, focusing on change in grassroots urban governance both at the apartment building level and the neighborhood. The authors attempt to explain why apartment building CIDs, a long established phenomenon in many developed and developing countries, is emerging for the first time in Vietnam. The authors use a relational perspective, emphasizing the evolutionary and contextual factors determining the realization of Webster’s characterization of homeowner associations as ‘collective consumption clubs’, which manages micro attributes at a specific residential scale. The paper argues that the development and spread of condominium apartment CIDs in Vietnam resulted from the major policy shifts of housing privatization and democratization at the grassroots. These broad policy changes are important constitutive elements for institutional functionality of condominium CIDs to become viable and effective. Further, they describe how the private collective (i.e. homeowner association) in charge of apartment building management co-exists and complements neighborhood governance under the local government, creating differentiated grassroots governance, which is a radical shift from a pure state administration at both the neighborhood and apartment building levels, dominant during the pre- Doi Moi era. These issues are illuminated and analyzed through the use of both qualitative and quantitative primary data and review of public documents, and empirically described through the use of a case study of a condominium apartment CID in Ho Chi Minh City.

인터넷기반 공동주택 하자분류 및 관리 시스템 구축에 사례기반 추론기법을 활용한 연구

Management process of apartment buildings construction has increased because the after service of construction company meet the needs of customers. Many defect data, which was inspected by construction company or customers before moving into a new apartment house, were classified by field engineers and then communicated to corresponding subcontractors. The classification process needs to be performed by an expert engineer because there is so much data, it is unfeasible to complete in a short period of time. For this classification process, an automatic classification system using case base reasoning (CBR) should be considered. This research proposed a defect management system with automatic classification system using CBR. This constructed defect management system consists of cyber after service system for tenants and the whole defect management process of construction, preservation and management of apartment buildings. This system could improve the efficiency of expert work in terms of time and accuracy, as well as helping laymen users to conduct defect classification work as experts do.

아파트의 적정 건설층수 결정을 위한 에머지(emergy)평가

The cost of the construction and management of new apartment buildings was evaluated using a monetary analysis and an emergy concept to provide a new perspective regarding the housing policy of Korea. The systems of analyses were typical apartment buildings with an area of <TEX>$76.03m^2$</TEX> per household in Korea built on the same size of land area. Three apartment buildings with different stories were evaluated and compared; 5-story, 15-story, and 20-story apartment buildings. The durable years of those apartments were assumed to be 40 years. The total cost of the construction and management of an apartment building was divided into three categories of construction, land purchase, and management. A 20-story apartment showed the highest cost and a 15-story apartment the lowest in the monetary cost analysis. In contrast, the emergy evaluation revealed a different pattern in the cost of construction and management, the cost increasing from a 5-story apartment to a 20-story one. This means that the higher the apartment constructed, the greater the cost in terms of real wealth. This result suggests that new evaluation methodologies like the emergy analysis should be used together with the monetary analysis to provide better insights on the national housing policy.