ABC of community management

One of the main features of the Russian housing reform - the emergence of independent operating companies (CC) - structures that act as a mediator in the calculations between homeowners and suppliers of communal resources, as well as carrying out of residential buildings. Today on the shoulders of the Criminal Code lays down the burden of all the accumulated problems in the industry. The experience of reform has shown that not every of them copes with its tasks, but there are organizations whose work confirms that a successful business in the utilities still possible. On the morning of the pipe, in the evening money Modern Housing Code requires that the market should remain only commercial MC, competing for the maintenance of apartment buildings. In turn, the owners of premises in such buildings must choose one of three ways to manage their assets: the direct (general meeting), to form a legal entity (HOA) or a housing cooperative or a management company (under contract with the owners). However, in the first two cases, tenants do not have to serve their own home, and hardly possible (in the case of an apartment building). In practice, most often at home services under contract with the owners involved in the Criminal Code. It should be noted that in fact the management company - it's billing structure, carrying out and coordinating settlements between homeowners and resource providers (water, heat, electricity), and selected contractors for maintenance and repair of buildings and engineering systems. That this is the concept of "governance" and that's how these companies operate abroad. In our country the situation is somewhat different, since even a very great influence over the years the existing stereotype of operational offices: ZhEKov and then DEZov. Yes, and contractors who can perform quality and inexpensive service of house management, while not so easy to find, and therefore prefer to keep CC in the state's own experts. However, we can say that the processes that are taking place in the municipal sector, the first step to separation of functions between servicing companies and the emergence of high-grade CC with no material interest in the "hozchasti." Activities of management companies are not currently subject to licensing, so in theory it is open to all comers. More recently, the bulk of the Criminal Code were former local government agencies were responsible for the content of the housing stock. And yet on the market there are new operators. "A year or two ago, some residents of apartment houses for the first time were able to choose a private management company in place of municipal, today we are witnessing, when the main competition takes place between private management companies", - said the head of the Criminal Code "Rayzhilupravlenie" (Izhevsk), Rauf Kutduzov . Thus, market mechanisms begin to work, and in the field of housing there is competition, so necessary to maintain the high quality of service. What are the Criminal Code "new formation", where they are coming to market? "Before, we were engaged in a variety of installation works associated with heating and sanitation. After earning a certain amount of experience and a solid customer base, we decided to expand operations and create a management company. Today, in Nakhodka, we serve 26 houses ", - says Alexey Evstropov, Technical Director of the Criminal Code" Santehservis "(Nakhodka, Primorsky Krai). Experts believe that the HOA common (up to 100-200 apartments in the house) will not do without the services of a management company, since contain its own staff of fitters and plumbers unprofitable. In addition, certain types of work, such as those associated with repair of heating units require high skills. The mistake of many newly-CC is the desire to get a quick profit. Some owner-operators tend to gather with people as much money, but do not part with them in a hurry. It is unlikely that this approach can be considered reasonable, as housing and utilities, as in any other business, for profit requires initial investments. For example, replacing a worn-out building or repairing the roof, risers, MC will be several years free from the cost of their repair and maintenance. Confirm this and words of the Minister for Regional Development of Russia Sergey Kruglik: "The crisis has highlighted the diversity most clearly emerged in the management of housing and communal services businesses. As it turned out, they react differently to being able to express themselves in the market, which amounts to trillions of rubles. According to our calculations and conclusions of experts, under the current conjuncture can extract a steady income for 25 years. Return - 3 to 5% - not as great as, say, primary industries or in the consumer market. Attractive are the stability and prospects of gainful employment. " Less on heating - more on repairs should be noted that leave even a small start-up rate of return of the Criminal Code is quite difficult. The fact is that today's existing tariffs unbalanced: 80% of the rent payments are for heat and water. The remaining funds for house maintenance is usually not enough. Sometimes CC can not the money even to collect a sufficient number of personnel. "Today, between tenants and management companies there is a bias towards the accountability of the latter. CC followed by former ZhEKami forced to farm with little or no involvement of the apartment owners, - said Tatiana Kislyakova, director of sales and marketing representative of the Russian company Kamstrup, a world leader in the production of heat meters. - Inability to carry out certain work because of lack of funds - the problem of the Criminal Code. The owner also often plays a bystander role and critique. From tenants very rarely comes Initiative, and the adoption of a decision is often delayed because of the inability to collect enough HOA members to vote. " It is because of "detachment" from the owners of public questions of your own home management companies are often most interested in reducing the cost of tenants for heat, electricity and water. "In our city, worn out about 90-95% of the housing. Its contents and maintenance require huge costs, but all that we can now count - 4 rubles. 32 kopecks. square meter area under the current tariff schedule. Obviously, the money almost anything is missing, we have difficulty balancing on the verge of loss, - says Yuri Kholopov, director of the Criminal Code "house manager" (city of Tver region Staritsa.). - Many residents, however, understand the complexity of the situation on their own initiative and allocate additional funds for repairs. However, their capabilities are also limited, and payments for utilities and resources as "eat" a considerable amount on a monthly basis (mainly payments for heating, as Giga-calorie is one we have now in 1154.). Reducing these costs will reallocate more resources to bring homes in good condition. " Not surprisingly, many of the Criminal Code today advised the owners to optimize their utility costs, in particular, with the help of heat meters. "After the installation of heat meters, as well as the necessary measures at the facilities (buildings insulation, upgrading heating units and heating systems), the average savings on utility charges is we have 50%. There are also the house where the figure was 60% - said the head of the Criminal Code "Santehservis" Alex Evstropov. - The rumor spread through the city very quickly, and now many homes are asked to take them under his control and put the heat meters. " However, installation of heat meters requires a deliberate approach. Hasty decisions often lead to disputes between landlords (and, hence, the Criminal Code, their representative) and suppliers of thermal energy. Typically, conflicts arise because of low availability and low metrological stability of heat meters. "We are aware of the problems faced by many owner-operators who use cheap meters, - says Yuri Kholopov. - So we just chose the Danish energy meter MULTICAL ®, the most reliable and durable. In addition, they are equipped with self-contained batteries, which provide work equipment for 10 years. For us, it is important, because failures in the electrical systems of buildings of old construction happen pretty often. " Face-to-consumer Along with the need to optimize the cost of public resources to each task is the formation of the Criminal Code of flexible tariffs for its services. Obviously, you can not use the same rates, accrual for new buildings, "Khrushchev" and, for example, buildings built before the war. Some experts have suggested to opt out of the practice of charging utilities on the basis of rates approved by the local municipalities, considering that the owners of the Criminal Code and will always be able to negotiate themselves. And there are examples. "We try to be as open as possible for the owners. If tenants do not have enough money, we go to a general meeting, present the necessary calculations and propose a solution - says Vitaly Pasechnikov, General Director of CJSC "Sibirenergo-Comfort" (Novosibirsk). - If you live alone in the house of pensioners whose incomes are limited, the decision of general meeting, you can go to reduce the frequency of service or to offer residents the work is done independently. For example, we have a house where a decision to carry out cleaning of the entrance by the residents themselves. If the apartment owners decide to pay a maid, for example, 10 thousand rubles a month and ask her to the full program for the purity of the entrance, then we spend an appropriate adjustment of charges rent. And these homes, we also have. " A similar principle fully reflect the market-oriented reforms. Prices for services should not come down on orders from above, formed on the basis of fair competition and the objective conditions of the market. The overriding objective is the creation of management companies transparent calculations consumers with providers of utility resources. Only in this case, the CC will be able to fulfill its primary purpose: to control the receipt and payment of services by owners and, if necessary - to defend the interests of the latter, including the courts. One of the necessary tools for this are advanced metering devices - easy to use and have deep archives. For example, heat MULTICAL ® can be equipped with modules for remote readout, allows for access to archival records and results of the readings are not only heat supply organization, and management company, as well as by the owners. Feedback from the residents, informing them on ways to reduce utility costs play an important role in the work of a good MC. For example, a house, every apartment equipped with instruments and accounting controls on radiators, have great potential for savings. But if the tenants are not informed about these possibilities, the effect will not be. "We recommend, for example, exhibit a minimum temperature of radiators for the long absence, - says Irina Gorbunova, a representative of the Criminal Code (Yaroslavl). - It allows to minimize the service fee, which the tenants do not actually use. " This kind of concern about the owners of the premises also fall within the competence of the management company today. Key to successful business in the utilities - the positive dynamics of indicators of quality of life of residents of apartment buildings. And this improvement in the housing, and improving the quality of public services, and optimize their cost, and transparency of the calculations with consumers. Today, it is necessary factors in forming a civilized market. So, just working for the benefit of their clients and, equally importantly, in helping with their clients, management companies can provide their own economic stability.