In order to guarantee transparency and safety in the use of funds for special residential maintenance, these rules are drawn up in accordance with laws, regulations and regulations such as the civil code of the people's republic of china, the state council's property regulations, the jiangsu province property regulations, the nanjing city housing administration regulations and the housing special maintenance funds management scheme, taking into account the actual situation in our region。
Article ii. The present rules apply to maintenance works (including maintenance, renovation and alteration) within the jiangning administrative area, which are the subject of special maintenance funds。
Article 3 the district housing security and property department is the property administration authority within the territory responsible for supervising the use of funds earmarked for maintenance。
In accordance with their respective responsibilities, administrative authorities and units such as district finance, urban and rural construction, auditing, market supervision and management, fire and rescue agencies work together to monitor the use of specialized maintenance funds。
The street office is responsible for the guidance and supervision of the use of funds for specialized maintenance within the bailiwick, and the npc works with the street office to manage the use of funds for specialized maintenance。
Article 4 the commission of owners, owners (hereinafter referred to as the industry council) and the property management council (hereinafter referred to as the property management council) are responsible for the collection, use, management and supervision of funds for specialized maintenance in their property management area under the leadership of the community house (village) people's committees。
Article 5. The procedures for the use of special maintenance funds are general and emergency, depending on the emergency situation, which endangers the safety of the home and the physical property of the owner。
The general procedure is subject to a vote by the owner of the maintenance share。
Emergency procedures, which comply with the provisions of article 65 of the nanjing city regulation on residential property, may be carried out without the vote of the owner of the maintenance share, and upon completion of the certification of acceptance and publicity of maintenance costs, the cost of emergency maintenance shall be borne by the owner concerned and charged to the maintenance fund account as a proportion of his or her exclusive share of the area。
Article vi. The general procedure may be used as an applicant by an owner's assembly, a board of directors, the relevant owner, the local (village) people's council of the community in which he or she is located, and a property service enterprise commissioned in writing by the owner's assembly and the board of directors。
The owners ' congress, the industry council (comi) can be an applicant for emergency procedures。
In cases where maintenance is required in urgent circumstances such as endangering the safety of the house or the safety of the owner's personal property, and where the relevant subjects, such as an owner's congress, an industrial council (corporate) or an owner's assembly, or an industrial council (corporate) do not apply in a timely manner, the street office shall, upon receipt of the relevant report, follow up with the owner's and business council (corporate) or the person responsible for the maintenance, or organize the maintenance on their behalf. The costs of replacement maintenance are borne by the owners concerned and are charged to the special maintenance funds in proportion to the area they own。
Article 7 when the commission is an applicant, it shall implement the agreement in the rules of procedure adopted by vote of the conference of owners on matters such as the use of specialized maintenance funds and the management of public proceeds. The street office found that it had violated the relevant agreement in the management statute of the rules of procedure and should have ordered correction。
Article 8 when a property service enterprise, commissioned in writing by the proprietors ' assembly or the board of directors, is an applicant, in connection with the maintenance of facilities such as elevators, fire protection and surveillance, it shall submit the relevant documentation of the day-to-day maintenance, inspection, completion of the inspection files or handover of the property management project, which is entrusted by law to a specialized body. In the event that a property service enterprise fails to meet its obligations in accordance with the law, the district property administrative authority shall ensure that the time limit for correction is met and that appropriate remedies are taken。
Article 9 - the actual duration of the maintenance works exceeds the term of service of the industrial commission (comi) or the period of service of the property services contract, and the applicant shall submit a certificate of approval and a certificate of expiry of the period of publicity upon which the owner has agreed to the “over-period” of the works within the limits of his share。
Article x. The use of funds for specialized maintenance should be guided by the principles of accessibility, transparency and consistency between beneficiaries and burden-bearers。
Article xi. The cost of maintenance is shared by all owners, and the cost of maintenance is shared by all owners of the sub-districts; it is shared by some owners and can be divided into units and units:
1. Elevator maintenance, with the participation of all owners of the unit or building (without distinction)
2. Maintenance of the roof, leaks in the exterior wall and the exterior surface of the building, with the participation of all owners of the entire building
Fire protection, surveillance, wall and road maintenance are shared among all owners of the entire property management area
4. Maintenance of secondary water pumps and drainage facilities, with written confirmation by the applicant of the participation of the owner within the scope of the maintenance。
The scope of the cost-sharing for maintenance is not clear, and street offices may engage representatives of the relevant owners in discussions through joint property meetings. If the owner disagrees on the cost of maintenance, it shall be settled by law through consultation, mediation, arbitration, litigation, etc。
Article 12 maintenance projects involving unsold residential, non-residential and after-sale publicly owned housing units shall share the cost of maintenance according to the size of the building of the unsold residential or publicly owned housing。
If the construction unit is recognized as the owner of the ground garage or the beneficiary of the parking space of a sub-districter, the corresponding costs shall be shared in the maintenance, such as the fire-control road, for the benefit of all owners。
In cases where the owner of the share has not deposited funds for special maintenance or where the balance of the account is insufficient, he or she may participate in the contribution to the custody account on a one-time basis at the first rate of the maintenance fund or on a cash basis in the cost of the maintenance of this maintenance project。
Article 13 the following shall not be charged against the funds for maintenance:
(i) the cost of common residential space, common facility equipment maintenance, upgrading and alteration, which shall be borne by the construction unit or construction unit in accordance with the law
(ii) maintenance and maintenance of plumbing and facility equipment, such as water, electricity, gas, heating, communications, cable television, etc., which shall be borne by the relevant professional operators in accordance with the law
(iii) the costs of repairing common premises and equipment for shared facilities that should be borne by the parties as a result of artificial alteration of physical appearance or human damage
(iv) the cost of daily maintenance and maintenance of shared residential areas, shared facility equipment, as agreed in the property services contract, to be borne by the property services enterprise
(v) in other cases not covered by law。
Article 14. General procedure for the use of funds for specialized maintenance:
(i) formulation of the programme budget
The applicant is responsible for the authenticity, legality, integrity and validity of the maintenance funds declaration, may not conceal the truth or provide false information, and supervises the quality, progress and financial security of the maintenance work。
The applicant shall organize an on-site survey in advance, register statistics and verify the necessary information, such as the public part of the site to be maintained, the type of facility equipment, the quantity of specifications and the extent of damage, and submit supporting materials such as relevant photographs or videos。
Applicants are encouraged to request prior policy guidance and services from the rural and urban construction sectors of the district for the maintenance use programme, pricing, organization of works, completion of acceptances, etc。
(ii) publicity of previous votes
The maintenance use programme, the construction budget and the owner-share inventory shall be published prior to voting. The publication should be based on model texts provided by the property administration authorities. The applicant shall take photographs of the publicity during the publicity period on a daily basis。
The maintenance share does not cover all owners, with a public notice date of not less than 7 days, and for all owners, with a public notice date of not less than 15 days。
Publicity should include, in addition to prominent locations such as small-area publicity columns, entrances and exits, the maintenance of buildings and unit announcements where cost-sharing is involved. Applicants are encouraged to synchronize their publicity through online platforms such as the proprietors ' public and micro-cities。
The residence/villages of the community in which the neighbourhood is located shall arrange for random publicity and reporting by community personnel. The street office shall order the applicant to re-advertise if he or she violates the publicity requirements。
(iii) directional oversight
Applications for the use of specialized maintenance funds should be directed and supervised by the neighbourhood (village) committee, territorial neighbourhood offices and district property administration authorities of the community。
If the owner reports a real-name complaint about the maintenance use programme and the construction budget, the housing (village) committee of the community shall call on the applicants, price preparation, testing and other interested parties to respond to the complainants in a timely manner, and shall guide and urge the applicants to optimize the maintenance use programme and the construction budget in a timely manner。
(iv) optimization of programme budgets
The existing building maintenance and renovation projects, with investments of more than $1 million and maintenance and renovation buildings of more than 500 m2, encourage applicants to apply to the relevant functional units, such as the data authority and the city construction authority, for supervisory procedures to be included in the management of capital procedures。
Construction investments of less than 1 million yuan or less than 500 m2 of construction space are exempted, not required or unable to perform architectural renovations and renovations, and street offices are encouraged to invite professional technicians and “two representatives a member” within the jurisdiction to conduct expert validation or technical clearance of maintenance use programmes and engineering budgets。
(v) voting with prior votes
The use of funds for the maintenance of buildings and their ancillary facilities shall be subject to a vote by the owner of the exclusive portion of the area over two thirds and by the owner of more than two thirds, with the consent of the owner of the exclusive part and of the majority of the voting。
The use of maintenance funds for alterations, reconstruction of buildings and their ancillary facilities shall be voted upon by owners with more than two thirds of exclusive area and more than two thirds, with the consent of owners with more than three quarters of exclusive area and more than three quarters of voting。
In the case of offline voting, the voting shall be based on a model text published by the property administration. At the same time, no fewer than two staff members have signed the ballot papers at the door seeking the vote of the owner, and community workers are encouraged to participate in monitoring when the applicant comes to the house seeking the views of the owner。
The vote of the owner of the individual maintenance works shall be completed within ninety days of the date of the signature. If the required majority is not reached beyond the prescribed period, it shall be deemed that this joint decision of the owner has not been put to the vote。
The voting shall be adopted with the approval of at least seven days ' notice of the use of the voting formula, the construction budget, the breakdown of the employer's share, the breakdown of voting rights and the results of the voting statistics。
The local (village) people's committee, in addition to arranging for community visits to check the publicity, should check the authenticity of the signature of the vote of the owner。
(b) encouraging the priority of owner voting through government online voting platforms developed by or endorsed by property administration authorities。
(vi) competent authorities
Following a vote by the owner of the shared area, the applicant submits a declaration of use with the relevant material to the district property administration. If the conditions for the use of maintenance funds are met, the administrative authority of the district property shall, within five working days, provide the applicant with a copy of the notice of acceptance, exploring the notice of acceptance on the dedicated maintenance funds management website of the administrative authority of the property; if the conditions of use are not met, the reason shall be stated in writing or the applicant shall be required to make a one-time correction within 30 days。
(vii) organization of maintenance
Upon receipt of a notification from the competent authority, the applicant shall perform maintenance on the basis of the approved use programme and the project budget, and shall be responsible for the supervision and management of the construction process。
The construction unit selected by the applicant should have the qualifications and practitioners matching the maintenance project, and there should be no poor credit combination disciplinary records for the last three years。
The applicant and the construction unit shall enter into a written construction contract specifying the main terms of the contract, such as the subject matter, price, quality, period of performance and collection account, and shall not enter into other agreements that derogate from the substance of the contract. If the construction contract provides for progress payments to be made in progress instalments, the property administration authorities shall allocate no more than two instalments, with the initial payment not exceeding 30 per cent of the assessed contract price and with the consent of the owner within the assessed range。
The applicant shall organize the completion of the receipt and inspection. The applicant, the construction, supervision and audit unit shall sign the acceptance opinion and seal on the completion of the receipt and inspection records, and the applicant may invite the relevant owner to participate in the completion and acceptance。
Projects involving the repair and upgrading of equipment and upgrading of fire-fighting facilities are conducted by the fire and rescue services in conjunction with the relevant departments and street offices. The completion of the acceptance should be subject to a review by the fire service。
For projects involving major lift repairs and upgrades, a safety assessment report should be obtained prior to the applicant's maintenance, and a monitoring inspection report issued by the elevator supervision inspection agency should be obtained upon completion。
(viii) publicity of completed acceptance
The applicant shall disclose to the owner of the maintenance fund not less than seven days of information on the completion of the work, including the relevant records of completion, the supervisory report, the inspection report, the audit report and the invoice for the cost of the work。
In the event of a complaint or letter visit by more than 20 per cent of the owner's real name within the distribution period, the street office shall convene a joint property meeting in a timely manner, in conjunction with the relevant department of the district, to supervise the applicant's quality assessment and price review of the quality and price of maintenance works。
(ix) settlement clearance transfers
If there is no objection to the expiry of the period of publicity, the applicant applies to the property administration authorities for a settlement of the maintenance costs and submits the full materials of the maintenance works and the corresponding publicity certificate。
A procedurally regulated and well-documented application for settlement of maintenance costs is generally considered by the property administration within five working days. The approved audit to agree on the use of maintenance funds should be published on the website of the special maintenance funds system of the property administration on no less than seven days to explore the possibility of announcing the amount to be settled through the sms platform to the owners of the shares。
The applicant should complete the maintenance work on time and submit a settlement request in a timely manner, in accordance with the performance period in the construction contract. The property administration authority may withhold settlement of claims for unprovoked periods of more than one year (including) beyond the duration of the construction contract, or for non-conformity with the cost of the maintenance project for the maintenance funds utilization programme and the volume list, as well as violations of the relevant laws, regulations, regulations and practices。
Urban and rural construction authorities are encouraged to include tender agents, construction, supervision and pricing advice for maintenance works in the annual “two random, one open” inspection. The inspection found that violations of the relevant regulations, such as deviations from market prices, double-counting or alleged overstatement of the amount of work, did not constitute a crime and were investigated by the urban and rural construction authorities in accordance with the law, and the authorities were informed that joint credit sanctions were being applied。
The administrative authorities of the property sector shall, in due course, transmit to the judicial authorities, such as the public security authorities, any leads they may have on issues related to economic crime to the applicants or relevant construction, supervisory, auditing and tender agents。
Article 15 - emergency procedures for the use of maintenance funds are carried out in accordance with the emergency procedures for the use of maintenance funds in the jiangning district (2024] 89)。
Article 16 the new provisions of these rules apply if they are inconsistent with the provisions of the new policy document of the higher government department。
Article 17 these implementing rules are in force from 4 december 2025 until 3 december 2027。
Relevant interpretation: implementing rules for the use of sunshine with special maintenance funds in gangning district, nanjing city (pilot)
Figure: figure - implementing regulations for the use of sunshine with special maintenance funds in gangning district, nanjing city (pilot)
