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物业管理企业作为独立法人，应实行“自主经营、独立核算、自负盈亏”。而物业管理又是劳动密集型的企业，在经济效益中属于微利性的行业，当前除少数物业管理企业略有盈利外，大部分企业处于亏本经营状态，资金紧张，经费问题成为阻碍物业管理发展的“瓶颈”。那么，物业公司应如何筹集资金呢？笔者认为可通过以下几个渠道。
渠道之一是收费。
物业管理企业按收费规定，根据所提供服务的性质、特点、档次、内容、质量等分别确定物业管理收费标准，并报物价部门批准。这是长期稳定的收入来源。
渠道之二是小区维修养护专项基金。
用于小区共用部位、共用设施设备的更新与大中修基金，数额巨大，不能靠日常管理收费来解决，应以基金的形式提取。
1）维修基金的筹集。
对于商品房，购房者与售房单位应当签订有关维修基金缴纳合同。购房者按购房款的2％～3％的比例向售房单位缴交维修基金。售房单位代为收取的维修基金属全体业主共同拥有，不计入住宅销售收入；对于售后公房，售房单位和购房者双向筹集。售房单位按照一定比例从售房款中提取，多层不低于20％，高层不低于30％。如因特殊原因，维修基金不足时，经业主委员会决定，可临时向业主筹集维修费用。
2）维修基金在使用和管理中要专款专用，明确维修基金归全体业主所有，物业管理企业提出计划和预算，经业主委员会批准，委托物业管理企业实际操作使用；业主委员会成立前，维修基金可由政府主管部门代管；维修基金要专户存入银行，接受银行监督检查，不能挪作它用。值得引起注意的是，维修基金不能由物业管理企业直接掌管，企业是短期行为，基金是长期使用。如果物业管理企业聘任到期或遭到解聘，不交回基金，会引起纠纷，直接影响维修基金的安全性。另外，当维修基金数额巨大时，要争取产生最大的增值效益，闲置时，可用于购买国债和其它法律法规允许的投资渠道。另外，维修基金利息净收益转作维修基金滚存使用和管理。
3）对于不按规定建立维修基金或执行标准低于国家标准的，各地应在制定维修基金管理办法细则中明确责任和惩罚办法，否则，由开发商或售房单位代收的维修基金不能及时交给政府主管部门或业主委员会，缺乏监督机制。
4）建议各城市由政府部门建立物业管理维修基金管理中心，将全市的物业维修基金像公积金一样，集中起来专门管理，使之保值、增值，解决居民的后顾之忧。
渠道之三是多种经营收入。
物业管理企业不能只依赖于物业管理收费求得生存，必须走向市场，依靠多种经营弥补物业管理经费的不足。要扩大经营服务领域，通过间接的居住生活服务和各种特约服务，开辟物业管理的经费渠道，通过规模经营和加强管理降低成本，减轻住户的直接物业管理费用。多种经营是物业管理企业筹集资金最好的渠道，也是最有市场前景的发展方向。
渠道之四是开发建设单位给予一定的支持。
开发建设单位向物业管理企业提供启动资金和维修养护费用，即开发商应从开发项目的建设成本中提取1％～2％作为物业管理公司的启动资金；或按建筑面积的一定比例，为物业管理企业优惠提供商业、服务业用房，增加物业管理企业的造血功能，使其以业养业。另外，物业管理企业还可以从开发建设单位获得享有免费维修的权利，以节约费用。
渠道之五是政府多方面的支持。
（1）制定收费的标准，加强管理。目前除市场上的高档商品房外，普通住宅小区还不能完全按市场价收费。（2）对房改房，原产权单位负责支付电梯、高压水泵、供暖等共用设施设备的运行、维修和更新等费用，减轻购房人负担。（3）在金融税收方面提供优惠政策。（4）拨发一定的城市建设维护费，用于小区共用部位、共用设施设备的管理，以减轻小区日常管理费用的负担。（5）在旧小区内，在规划允许的前提下，新建一些商业用房，以成本价或较低的租金提供给物业管理企业，增加住宅小区购物、家政服务等经营性收入，弥补物管经费不足。
渠道之六是介入物业出租代理。
物业管理企业利用自身对物业熟悉的优势，为业主和租房者提供高效优质的专业服务。物业管理企业从事物业出租代理对三方都有好处：对于租房者，不用和业主直接见面，讨价还价，不仅大大减少了交易成本，而且还因有物业管理企业做中介，不会上当受骗；对业主来说，作为投资者不用投入太多精力，即可获得可观回报；对物业管理企业来说，则可利用专业优势获得一定的中介利润。物业管理企业如果能借鉴国外成熟的做法，从事租售代理业务，在增加物业管理企业收益的同时，在一定程度上激活房地产市场。
Property management companies as an independent legal entity, the implementation of "their own decisions, independent accounting, self-financing." And property management are also labor-intensive enterprises in economic profit in the industry belong to the current small number of property management companies in addition to a slight profit, the majority of loss-making enterprises operating in a state of nervous funds, property funds management problem that hinders the the development of the "bottleneck." In that case, the property company to raise funds on how to do? I think through the following channels.
Fees are one of the channels.
Property management fees in accordance with the provisions of enterprises, according to the nature of the services provided, characteristics, grades, content, determine the quality of property management fees, they shall be reported to the approval of the price department. This is a long-term stable source of revenue.
Channels are two of the special fund community conservation repair.
Community site for sharing, sharing of facilities and equipment updates and repair large and medium-sized funds, the amount of huge fees and charges should not rely on management to solve day-to-day should be extracted to fund.
1) repair fund-raising.
For real estate, buyers售房units and enter into a maintenance fund should be paid the contract. Buyers purchase by paragraph 2% to 3% of the proportion of maintenance funds to pay售房units.售房unit repair funds collected on behalf of all owners are jointly owned are not included in residential sales; the sale of public housing,售房units and buyers to raise two-way.售房a certain percentage of units in accordance with the售房款extracted from, not less than 20% of multi-storey high-rise not less than 30%. Such as due to special reasons, lack of maintenance funds, the Committee decided by the owners, the owners temporarily raise the cost of repair.
2) repair at the use and management of the Fund to be used for other purposes, specifically to the repair of all owners of all funds, property management companies to plan and budget approved by the owners of the Committee, commissioned by property management companies to use the actual operation; owners of the Committee prior to the establishment, maintenance fund can be Government departments in charge of the escrow; repair funds into the bank account want to accept supervision and inspection of banks, not only for its intended purpose. Deserve attention, the maintenance fund can not be directly in charge of property management companies, enterprises are short-term behavior, funds are long-term use. If the property management companies by the expiration or termination of appointment, do not return the funds, give rise to disputes, directly affect the safety of a maintenance fund. In addition, when a huge amount of repair funds, we should strive to produce the greatest value-added benefits, when idle, can be used to buy treasury bonds and other laws and regulations permit the investment channels. In addition, net interest on maintenance funds to repair the fund accumulated for the use and management.
3) do not set up a maintenance fund in accordance with the regulations or the implementation of the standard lower than the national standard, and around the repair fund should formulate clear rules management responsibilities and penalties, otherwise售房by the developer or unit of the maintenance fund collection should not timely to the Government department director or owner committees, the lack of oversight mechanisms.
4) recommended that government departments set up by the city property management and maintenance fund management center will be the city's property maintenance fund as Provident Fund, the specialized management together to preserve the value of value-added to resolve the worries of residents.
The three channels are a variety of operating income.
Property management companies should not only rely on property management fees to survive, we need to move to market, to rely on a wide range of property management business to make up for lack of funds. Want to expand the field of business services, through an indirect living services and a variety of special services, property management to open up channels of funding, through the scale of operation and the strengthening of management to reduce costs and to relieve the tenants of the direct costs of property management. Diversified property management companies are the best channel to raise funds, and most have the direction of development of market prospects.
Channels are the development and construction of four units must be given support.
The development and construction of units in the property management companies to start-up capital and maintenance costs of conservation, that is, developers should be the capital cost of development projects to extract 1% ~ 2% of the property management company's start-up capital; or by a certain percentage of building area for the property management Offer to provide commercial enterprises, service space, property management companies to increase the hematopoietic function to raise the industry to industry. In addition, property management companies can also be obtained from the development and construction unit of the right to enjoy free maintenance to save costs.
The five channels are multi-faceted support of the Government.
(1) formulate the standard of the charges, strengthen management. In addition to high-end real estate market, the average residential community is not fully charged by the market. (2) housing reform rooms, the original unit is responsible for payment of property elevators, high-pressure pumps, heating equipment, such as the operation of shared facilities, maintenance and updating costs, reduce the burden on people buying houses. (3) to provide financial tax incentives. (4) the city must allocate the maintenance of construction costs for the community sharing site, sharing facilities and equipment management, so as to reduce the community burden of day-to-day management costs. (5) within the community in the old, in the planning permit under the premise of a number of new commercial buildings, at cost or lower the rent to the property management business, to increase the residential community, home economics and other business services revenue, to make up for property management lack of funds.
The six channels are involved in property rental agent.
Property management companies to use their own familiar with the advantages of the property for owners and renters to provide highly efficient, high quality professional services. Property management companies engaged in property rental agent will be beneficial for the three: For the renters, and owners do not directly meet bargaining, not only greatly reduces the transaction costs, but also because there is an intermediary to do property management companies will not be deceived; for owners to Say, as investors need to invest too much effort, you can derive a substantial return; of property management companies, major advantages can be controlled through an intermediary to obtain a certain profit. Property management companies abroad if we can learn from the practice of sophisticated, engaged in business in sales and rental agent, property management companies to increase revenue at the same time, to a certain extent on activation of the real estate market.
渠道之一是收费。
物业管理企业按收费规定，根据所提供服务的性质、特点、档次、内容、质量等分别确定物业管理收费标准，并报物价部门批准。这是长期稳定的收入来源。
渠道之二是小区维修养护专项基金。
用于小区共用部位、共用设施设备的更新与大中修基金，数额巨大，不能靠日常管理收费来解决，应以基金的形式提取。
1）维修基金的筹集。
对于商品房，购房者与售房单位应当签订有关维修基金缴纳合同。购房者按购房款的2％～3％的比例向售房单位缴交维修基金。售房单位代为收取的维修基金属全体业主共同拥有，不计入住宅销售收入；对于售后公房，售房单位和购房者双向筹集。售房单位按照一定比例从售房款中提取，多层不低于20％，高层不低于30％。如因特殊原因，维修基金不足时，经业主委员会决定，可临时向业主筹集维修费用。
2）维修基金在使用和管理中要专款专用，明确维修基金归全体业主所有，物业管理企业提出计划和预算，经业主委员会批准，委托物业管理企业实际操作使用；业主委员会成立前，维修基金可由政府主管部门代管；维修基金要专户存入银行，接受银行监督检查，不能挪作它用。值得引起注意的是，维修基金不能由物业管理企业直接掌管，企业是短期行为，基金是长期使用。如果物业管理企业聘任到期或遭到解聘，不交回基金，会引起纠纷，直接影响维修基金的安全性。另外，当维修基金数额巨大时，要争取产生最大的增值效益，闲置时，可用于购买国债和其它法律法规允许的投资渠道。另外，维修基金利息净收益转作维修基金滚存使用和管理。
3）对于不按规定建立维修基金或执行标准低于国家标准的，各地应在制定维修基金管理办法细则中明确责任和惩罚办法，否则，由开发商或售房单位代收的维修基金不能及时交给政府主管部门或业主委员会，缺乏监督机制。
4）建议各城市由政府部门建立物业管理维修基金管理中心，将全市的物业维修基金像公积金一样，集中起来专门管理，使之保值、增值，解决居民的后顾之忧。
渠道之三是多种经营收入。
物业管理企业不能只依赖于物业管理收费求得生存，必须走向市场，依靠多种经营弥补物业管理经费的不足。要扩大经营服务领域，通过间接的居住生活服务和各种特约服务，开辟物业管理的经费渠道，通过规模经营和加强管理降低成本，减轻住户的直接物业管理费用。多种经营是物业管理企业筹集资金最好的渠道，也是最有市场前景的发展方向。
渠道之四是开发建设单位给予一定的支持。
开发建设单位向物业管理企业提供启动资金和维修养护费用，即开发商应从开发项目的建设成本中提取1％～2％作为物业管理公司的启动资金；或按建筑面积的一定比例，为物业管理企业优惠提供商业、服务业用房，增加物业管理企业的造血功能，使其以业养业。另外，物业管理企业还可以从开发建设单位获得享有免费维修的权利，以节约费用。
渠道之五是政府多方面的支持。
（1）制定收费的标准，加强管理。目前除市场上的高档商品房外，普通住宅小区还不能完全按市场价收费。（2）对房改房，原产权单位负责支付电梯、高压水泵、供暖等共用设施设备的运行、维修和更新等费用，减轻购房人负担。（3）在金融税收方面提供优惠政策。（4）拨发一定的城市建设维护费，用于小区共用部位、共用设施设备的管理，以减轻小区日常管理费用的负担。（5）在旧小区内，在规划允许的前提下，新建一些商业用房，以成本价或较低的租金提供给物业管理企业，增加住宅小区购物、家政服务等经营性收入，弥补物管经费不足。
渠道之六是介入物业出租代理。
物业管理企业利用自身对物业熟悉的优势，为业主和租房者提供高效优质的专业服务。物业管理企业从事物业出租代理对三方都有好处：对于租房者，不用和业主直接见面，讨价还价，不仅大大减少了交易成本，而且还因有物业管理企业做中介，不会上当受骗；对业主来说，作为投资者不用投入太多精力，即可获得可观回报；对物业管理企业来说，则可利用专业优势获得一定的中介利润。物业管理企业如果能借鉴国外成熟的做法，从事租售代理业务，在增加物业管理企业收益的同时，在一定程度上激活房地产市场。
Property management companies as an independent legal entity, the implementation of "their own decisions, independent accounting, self-financing." And property management are also labor-intensive enterprises in economic profit in the industry belong to the current small number of property management companies in addition to a slight profit, the majority of loss-making enterprises operating in a state of nervous funds, property funds management problem that hinders the the development of the "bottleneck." In that case, the property company to raise funds on how to do? I think through the following channels.
Fees are one of the channels.
Property management fees in accordance with the provisions of enterprises, according to the nature of the services provided, characteristics, grades, content, determine the quality of property management fees, they shall be reported to the approval of the price department. This is a long-term stable source of revenue.
Channels are two of the special fund community conservation repair.
Community site for sharing, sharing of facilities and equipment updates and repair large and medium-sized funds, the amount of huge fees and charges should not rely on management to solve day-to-day should be extracted to fund.
1) repair fund-raising.
For real estate, buyers售房units and enter into a maintenance fund should be paid the contract. Buyers purchase by paragraph 2% to 3% of the proportion of maintenance funds to pay售房units.售房unit repair funds collected on behalf of all owners are jointly owned are not included in residential sales; the sale of public housing,售房units and buyers to raise two-way.售房a certain percentage of units in accordance with the售房款extracted from, not less than 20% of multi-storey high-rise not less than 30%. Such as due to special reasons, lack of maintenance funds, the Committee decided by the owners, the owners temporarily raise the cost of repair.
2) repair at the use and management of the Fund to be used for other purposes, specifically to the repair of all owners of all funds, property management companies to plan and budget approved by the owners of the Committee, commissioned by property management companies to use the actual operation; owners of the Committee prior to the establishment, maintenance fund can be Government departments in charge of the escrow; repair funds into the bank account want to accept supervision and inspection of banks, not only for its intended purpose. Deserve attention, the maintenance fund can not be directly in charge of property management companies, enterprises are short-term behavior, funds are long-term use. If the property management companies by the expiration or termination of appointment, do not return the funds, give rise to disputes, directly affect the safety of a maintenance fund. In addition, when a huge amount of repair funds, we should strive to produce the greatest value-added benefits, when idle, can be used to buy treasury bonds and other laws and regulations permit the investment channels. In addition, net interest on maintenance funds to repair the fund accumulated for the use and management.
3) do not set up a maintenance fund in accordance with the regulations or the implementation of the standard lower than the national standard, and around the repair fund should formulate clear rules management responsibilities and penalties, otherwise售房by the developer or unit of the maintenance fund collection should not timely to the Government department director or owner committees, the lack of oversight mechanisms.
4) recommended that government departments set up by the city property management and maintenance fund management center will be the city's property maintenance fund as Provident Fund, the specialized management together to preserve the value of value-added to resolve the worries of residents.
The three channels are a variety of operating income.
Property management companies should not only rely on property management fees to survive, we need to move to market, to rely on a wide range of property management business to make up for lack of funds. Want to expand the field of business services, through an indirect living services and a variety of special services, property management to open up channels of funding, through the scale of operation and the strengthening of management to reduce costs and to relieve the tenants of the direct costs of property management. Diversified property management companies are the best channel to raise funds, and most have the direction of development of market prospects.
Channels are the development and construction of four units must be given support.
The development and construction of units in the property management companies to start-up capital and maintenance costs of conservation, that is, developers should be the capital cost of development projects to extract 1% ~ 2% of the property management company's start-up capital; or by a certain percentage of building area for the property management Offer to provide commercial enterprises, service space, property management companies to increase the hematopoietic function to raise the industry to industry. In addition, property management companies can also be obtained from the development and construction unit of the right to enjoy free maintenance to save costs.
The five channels are multi-faceted support of the Government.
(1) formulate the standard of the charges, strengthen management. In addition to high-end real estate market, the average residential community is not fully charged by the market. (2) housing reform rooms, the original unit is responsible for payment of property elevators, high-pressure pumps, heating equipment, such as the operation of shared facilities, maintenance and updating costs, reduce the burden on people buying houses. (3) to provide financial tax incentives. (4) the city must allocate the maintenance of construction costs for the community sharing site, sharing facilities and equipment management, so as to reduce the community burden of day-to-day management costs. (5) within the community in the old, in the planning permit under the premise of a number of new commercial buildings, at cost or lower the rent to the property management business, to increase the residential community, home economics and other business services revenue, to make up for property management lack of funds.
The six channels are involved in property rental agent.
Property management companies to use their own familiar with the advantages of the property for owners and renters to provide highly efficient, high quality professional services. Property management companies engaged in property rental agent will be beneficial for the three: For the renters, and owners do not directly meet bargaining, not only greatly reduces the transaction costs, but also because there is an intermediary to do property management companies will not be deceived; for owners to Say, as investors need to invest too much effort, you can derive a substantial return; of property management companies, major advantages can be controlled through an intermediary to obtain a certain profit. Property management companies abroad if we can learn from the practice of sophisticated, engaged in business in sales and rental agent, property management companies to increase revenue at the same time, to a certain extent on activation of the real estate market.
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