Who took the money? It's been a few years. Where did the flowers never come from? Public parking fees. Why is property not public? It is believed that many owners have been so confused that in the face of the “mixed operation” of the property, they have either put up with the noises or the noises and the problems have not been solved。
In fact, under the civil code and the new regulations on property regulation, which were recently introduced in 2026, owners have a clear right to know, supervise and, in many cases, “smuggle” property, i. E. They are not aware of policy and do not defend their rights. Today, the three most feared problems of the secret property industry are revealed, each of which is directed at the top of the agenda, which is to ask the right questions and to teach you the right ways of communicating and defending rights and interests in accordance with the law。
First question: "where are the property expenses? Can all the income and expenditure be matched to the right amount?"
This is one of the most reluctant questions for the property industry to answer positively, because many of the “unbelievables” come to light. According to the civil code, property is subject to regular disclosure of the revenues and expenses of property, which is a statutory obligation and is not to be answered。
Don't be vague when you ask. I need these three things
It's not just about accounts, it's about specific information, and it's hard for the real estate industry:
(a) list of fees: for all fee items such as property, parking, cleaning, door maintenance, etc., each to indicate “what to collect” — government pricing, owner agreement or market pricing
2. Breakdown of expenditure: the total income from property costs for the previous year, the amount spent on salaries of staff members, the greening of cleaning and the maintenance of facilities, any savings or losses, preferably accompanied by notes
The breakdown of public areas, such as elevators, street lights and corridors, is based on which rates are distributed to each household, with the total usage, total cost and share clearly stated, and not merely “shares” not specified。
Why is the property afraid of this
There are many small-area property fees that are “spoiled and charged”: for example, the undesired cost of major repairs is charged to the cost of property, or the inconvenient “management fee” is hidden. The beijing new regulations of 2025 make it clear that undisclosed costs are not chargeable at all and that, once the owners are more genuine, the property either cannot produce a compliance account or has to be refunded。
In shanghai, for example, the owners of a small district collectively requested publicity and found that the property had been irregularly charged “fees for the use of elevators” (which were already included in the property fee), and that the property had finally withdrawn nearly $100,000 from its owners and had been fined 50,000。
The second question is: “how much do we share in the communal revenues of the community?”
Sector elevators advertising, express containers entry fees, public parking space rentals, ancillary store rents, etc., are not property, but are shared by all owners! Property's just helping to manage. It can't be swallowed。
These three facts the owner must know
1. Attribution of proceeds: to the extent that the money is earned from the communal areas of the sub-region (elevators, roads, parking lots, greenfields, etc.), the remainder, after deduction of reasonable costs, belongs to the owner
2. Public requirements: the property will be subject to quarterly disclosure of income and expenditure, including revenue, expenditure (e. G., operating costs), what is left, for a period of not less than 15 days
3. Method of allocation: the property can be divided into an average number of households and can be offset against the cost of the next year's property, or used to upgrade sub-district facilities (e. G. The installation of fitness equipment), and the property cannot be determined by itself。
Why is the property afraid of this
In a small, medium-sized area, where public revenues could be hundreds of thousands or even millions a year, many properties would be quietly “into their own pockets” or deducted in the name of “cost”. Once asked by the owner, either the accounts were not available or the money had to be vomited。
The account of the owner of a small district in wuhan found that the elevators received $380,000 per year in advertising, that only $50,000 was spent by the property industry on the maintenance of the sector, and that the whereabouts of the rest were unknown. Following a complaint from the owner, the property returned 260,000 and was also required to disclose the subsequent proceeds on a quarterly basis。
Third question: “where are the funds for specialized maintenance? Are they fully documented?”
Special maintenance funds are “house pensions” that are compulsory for owners when buying a house, and are used exclusively for elevator repairs, outside wall maintenance, fire upgrades, etc., owned by owners and not authorized for unauthorized use by property。
Keep an eye on these three points when you ask
1. Fund balance: how much money remains for maintenance at home? (a) the overall usage and balance of the sub-districts and whether they are accounted for by households
2. Usage process: whether the project previously funded for maintenance has been approved by the owner (by more than two thirds of the owners), where voting records and publicity documents are located
3. Proofs: whether maintenance contracts, invoices, receiving and inspection reports, etc., can be seen to ensure that the money is actually used, is not misappropriated or misrepresented。
Why is the property afraid of this
Maintenance is expensive and well-regulated, and some properties want to “drive out”: false payment for maintenance projects or unauthorized use without consent. The misappropriation of maintenance funds is required not only to be refunded, but also to be subject to fines and disqualification。
The owner of a small section of the sian found that the property had spent 120,000 on the maintenance of the elevator without consulting, which actually cost only 80,000. The owner asked to see the certificate, and in the end, 40,000 property was withdrawn and criticized。
Correct operation: ask the right question and go the right process
It's not enough to ask, it's necessary to know what to do to get the property to focus on, and it's not enough to ask for nothing:
Step 1: written application, retention of evidence
It is preferable not to ask only verbally, but rather to request that the property be published within 15 days, in the form of an announcement from the owner's group, a written communication (retention of the photograph), with a reference to the provisions of the civil code on which it is based, so that the property knows that you understand the law and is not allowed to perfunctory。
Step two: joint ownership, building synergies
Individual owners have limited power to communicate in a collective capacity, either in association with other owners or through contact with an industry committee (not having a commission to lead the preparation). The commission has the power to check the data on behalf of the owner and the property cannot be refused。
Step three: complaints for rights, finding the right department
In the event of a lack of publicity by the property sector and a superficial response, complaints can be lodged with three departments, with a high success rate:
1. Building services property section: management of the quality of property services and use of maintenance funds
2. The market supervision authority: detection of irregular charges, price fraud
3. 12345 hotline: unified handling of complaints, referral to relevant departments, request time-bound feedback。
Critical reminder: rational defense. Don't step on it
Do not resort to excessive force (blocking, bannering), which is not only useless but also likely to be illegal; keep evidence throughout the process (talking records, public photographs, replying to complaints); and believe in a formal process in which legitimate claims are answered。
The owner's interests, the property won't say
In addition to the three above questions, these rights were not missed under the new 2026 regulations:
1. The property cannot be cut off from water, electricity, gas or gas, and can only be settled through reminders and litigation, even if it is overdue
2. In order for parking spaces and garages to take precedence over owners, rental information must be publicized and no unauthorized profit should be made out
3. Maintenance units, qualifications, contact details of facilities such as elevators, fire fighting, etc., to be publicized in the public domain
4. Dissatisfied with property services, existing properties could be terminated through a general conference of owners and new jobs could be re-elected, which was the legitimate right of owners。
Conclusion: owners defend their rights by understanding the law and reason
Property and owners are not opposing, and good neighbourhoods require cooperation from both sides, but this does not mean that the owners have to put up with it. In the face of property irregularities, owners have the right to demand the disclosure of information and to defend their interests。
These three issues have caused the property to be afraid because each has a legal basis to strike at compliance. It is hoped that the owners will be able to take up legal weapons, communicate rationally and defend their rights in accordance with the law, protect their legitimate rights and interests and force the property industry to upgrade its services in order to make the districts more comfortable。
