全国物业管理行业生存状况调查报告 18页

'物业管理行业生存状况调查报告中国物业管理协会秘书处为深入贯彻中央关于加快发展服务业的重大战略部署，全面树立和落实科学发展观，为政府研究制定行业政策提供参考，为有关部门加强行业指导提供依据，中国物业管理协会于2007年二季度开始，通过网上填报的形式组织全国各地开展了物业管理行业生存状况调查。截止去年12月底，完成网上调查信息数据填报的企业总数为4600家，调查面覆盖了全国31个省、自治区、直辖市，共涉及128个城市和地区。现将初步调查的有关情况报告如下：一、物业管理行业对社会经济发展的贡献随着我国住房制度改革和住房商品化政策的持续推进，以及乡村城市化、城市现代化进程的加快，物业管理作为一个新兴的服务行业，近几年得到了长足发展,在经济发展与和谐社会建设中发挥着越来越重要的作用。（一）服务水平显著提高统计数据显示，这次被调查企业所管理的20.39亿平方米物业项目，不再单纯是新建商品房项目，而是包括从商品房到经济适用房、房改房，从住宅物业到办公、工业、医院、学校、机场、码头、车站、仓储、运动场馆、文物建筑物业，从小型配套到大型公建，从单门独院到大型社区，从单一类型物业到综合性建筑等多种多样的物业类型。目前，物业服务已经覆盖到不动产管理的所有领域。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 为适应业主乃至社会对物业服务需求的不断增长，90%以上被调查企业都注重服务品牌的培植和运用，从简单的专项服务到整体的综合性服务，从行为规范到服务标准，从服务理念到发展战略，从传统管理到创新服务，从客户管理到客户满意，从单项的物业服务到综合的资产经营管理，服务的品质和品牌意识已在全行业深入人心，物业管理有效提高了城市管理和房地产管理水平，赢得了政府、社会和广大业主的良好赞誉，被调查的4600家企业在2004-2006三年中先后得到县（区）级以上政府部门表彰达14635次。（二）社会效益表现突出一是支持就业再就业工程，减轻社会就业压力。在被调查的4600家企业中，共有772032名从业人员，平均每个企业拥有168名从业人员。其中，属于政府机关人员分流24972人，企事业单位人员分流25072人，部队转复军人56894人，下岗、待业人员再就业151753人，大、中专毕业生分配68373人，农民工吸纳173710人，残疾人及其他人员安置20478人。以上数据表明，物业管理作为劳动密集型行业，在消化剩余劳动力方面具有天然优势，有利于减轻就业压力，促进社会的和谐与稳定。二是积极参与社会公共事务、协助公共秩序管理。这次被调查的企业中，协助公安部门处理治安案件共53920起，协助有关方面处理突发事件30207起，参加抢险救灾68905人次。三是热心参与社会公益事业，自觉承担社会责任。被调查的企业中三年来有793家企业先后赞助社会事业经费4035.66万元，捐助希望工程和帮扶贫困母亲等活动经费4177.84万元。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- （三）经济效益逐步改善统计数字反映，4118家填报企业现有资产总值4010501.3万元，平均资产总值973.9万元；4190家填报企业2006年经营总收入达2769375.3万元，平均经营收入660.9万元；3727家填报企业完成营业税金及附加150393.83万元，平均完成营业税金及附加40.4万元；1581家填报企业上缴企业所得税金42352.54万元，平均上缴企业所得税金26.8万元；2006年盈利企业为1825家，占调查企业的39.7%，实现利润总额达149797.5万元，平均利润额82.1万元。以上数据表明，目前大多数物业服务企业的经营规模偏小，创富能力差。我们注意到，一些企业未将多种经营收入计算在内以及基于其它因素的考虑，在上报相关收入数据时有所保留。但近半数企业未能盈利，而且盈利企业的平均利润额仅为82.1万元，反映了多数企业生存状况的困难，缺乏可持续长远发展的经济基础。另外，物业服务企业在提供服务过程中，积极为业主出谋划策，采取多种方式提高物业经营效益，其中238家企业三年中通过改善服务，提高房屋出租率等，为业主增加租金收益24667.16万元。还有298家企业通过节能改造，为业主增加经济效益8949.24万元。（四）环境效益初步显现物业管理行业在环境效益方面的作用也是十分明显的。由于物业管理覆盖了城市大部分区域，污染减少了、社区整洁了，环境优美了，生活方便了，人们的环境意识不断增强，生活习惯日益文明。二、行业发展的基本状况the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- （一）企业发展情况完成上报调查数据的4600家企业基本分类情况如下：1.以企业成立时间划分。2.1981年至1994年13年间，只有268家企业成立，占企业总数的5.82%，1994年至2007年13年间，共有4332家企业成立，占总企业数94.18%。其中1994至2004年10年间共成立企业2495家，占总企业数75.98%，10年间企业以每年近133%的速度猛增。通过上述表格和数据，不难看出，81年至94年的前十三年，是我国物业管理的萌芽起步阶段，发展速度慢。1994年至2004年的十年间，是我国物业管理发展最为迅猛的阶段，大多数的物业服务企业在这一阶段诞生。2004年以后，企业数量的增长速度放缓。2.以企业注册登记类型划分。国有企业758家，占总企业数的16.48%；股份有限公司301家，占6.54%；有限责任公司2976家，占64.70%；私营企业348家，占7.57%；港澳台商独the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 资企业73家，占1.59%；外商投资企业43家，占0.93%；其他类型企业101家，占2.20%。以上数据表明，从形式上看，大多数物业服务企业实现了公司制（71.24%为股份有限公司和有限责任公司），国有物业服务企业仍占一定比例，外资和私营企业比例偏低，建立真正意义上的现代企业制度仍是行业面临的课题。3.以企业资质等级划分。一级资质365家，占7.93%；二级资质713家，占15.5%；三级资质3287家，占71.46%；其他未取得资质的企业235家，占5.11%。以上数据说明，现阶段物业服务企业的整体规模较小，多数企业无法取得规模效益，整个行业仍处于发展初期，整体抗风险能力差。4.各资质等级面积、人员之间关系企业数建筑面积（万㎡）企业平均管理面积人员总数企业平均人数管理人员/操作人员管理人员人均管理面积（万㎡）一级36581826.30224.183220788821：6.41.88二级71357925.5481.242053922881：6.11.99三级328759304.7518.04220912671：4.11.38一级资质企业平均管理面积224.18万㎡，平均职工882人，管理人员人均管理面积1.88万㎡；二级企业平均管理面积81.24万㎡，平均职工288人，管理人员人均管理面积1.99万㎡；三级企业平均管理面积18.04万㎡，平均职工64人，管理人员人均管理面积1.38万㎡。以上表格和数据说明，资质等级越高，每一名管理人员相应配置的操作人员越多，管理人员人均管理面积越大，一、二级物业服务企业人均管理面积明显高于三级企业。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 5.以经济区域划分。东部沿海及经济发达省区（北京、上海、天津、河北、江苏、浙江、福建、山东、广东、海南）1754家，占总企业数38.13%；中部省区（河南、安徽、山西、江西、湖南、湖北）1308家，占28.44%；西部省区（重庆、四川、贵州、云南、西藏、陕西、甘肃、宁夏、青海、新疆、内蒙、广西）904家，占19.65%；东北三省634家，占13.78%。以上数据表明，物业服务企业的数量与经济发展水平成正相关关系，沿海发达地区物业服务企业的数量明显多于中西部和东北地区。6.以与开发企业的关系划分。被调查企业中属于房地产开发单位下属物业服务企业有1260家，占企业总数27.39%；其他隶属关系的企业3340家，占72.61%。从上述比例来看，开发建设单位下属企业仅占全部企业的四分之一强，近四分之三的企业与开发商并无隶属关系，建管不分的状况已得到较大程度的改变。（二）从业人员情况被调查企业的从业人员总人数772032人。基本分类情况如下：1.以工作岗位划分。从事管理岗位即企业管理层人员119978人，占总人数15.54%，从事操作岗位即企业一线操作工人652054人，占总人数84.46%。操作岗位人数中38.40%是秩序维护员，24.84%是清洁工，13.64%是工程维修人员，5.69%是车辆管理人员，4.44%是绿化养护人员，12.99%为其他勤杂工种。管理人员秩序维护员清洁工工程维修人员车辆管理员绿化养护人员其他勤杂工the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 调查人数11997825039216199888912371132892184718配比情况12.091.350.740.310.240.71（以管理人员为基数1，和其他工种的比例关系）从以上数据可以看出，物业服务仍属于劳动密集型行业，从业人员中管理岗位人员较少，操作岗位人员偏多，尤其是秩序维护员所占的比例过大（近四成），这在一定程度上反映出物业管理行业对促进社会就业的积极作用，但基层操作人员比例过大，使行业受用工成本影响显著，反映了行业处于发展初级阶段的现状。2.以学历层次划分。被调查企业的全部从业人员中，具有硕士研究生以上学历1622人，占总人数0.21%；本科生33396人，占4.33%；大专生89625人，占总人数11.60%；中专生147575人，占19.12%；高中以下学历499814人，占64.74%。对比以上数据，我们不难发现，中专以下学历所占比例和一线操作工人所占比例几乎完全相等（84%左右），物业管理行业的劳动密集型是与从业人员的低学历紧密联系的，提高从业人员的受教育水平是当务之急。3.以技术层次划分。被调查企业的企业经营管理人员中具有高级职称的6667人，占管理人员总数5.56%；中级职称32351人，占管理人员总数总数26.96%；初级职称29461人，占管理人员总数24.56%；无技术职称人员51449人，占42.92%。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 企业操作人员有高级技工18873人，占操作人员总数2.89%，中级技工46498人，占7.14%，初级技工80071人，占12.28%，无技术人员506612人，占77.69%。以上数据表明，物业管理行业管理人员中有67%没有中级以上职称，操作人员中90%没有中级技工证书，技术力量的薄弱是显而易见的。这意味着大量涉及技术水平的设施设备维护工作需要通过外包专业公司来完成，同样企业对外包单位的技术指导和监督也存在力不从心的问题。4.以男女性别划分。被调查企业的从业人员中，男性占64.22%，女性占35.78%。考虑到占从业人员总数38%的秩序维护员主要为男性，以上数据表明从业人员的男女比例大体相当，女性略占多数（与清洁工主要为女性有关）。（三）管理物业项目情况被调查企业管理物业项目总数30831个、总建筑面积203906.4万㎡。与从业772032人相对应，不难看出，目前情况下，平均每个物业管理项目有从业人员25人，平均每名从业人员管理面积2640平方米。其中：1.按物业类型划分。住宅项目21428个、建筑面积154286万㎡，分别占总项目数69.50%和总建筑面积75.67%；办公楼及商业用房项目5825个、建筑面积20976.66万㎡，分别占18.89%和10.29%；工业项目1204个、建筑面积10509.01万㎡，分别占了3.91%和5.15%；其他类型项目2374个、建筑面积18133.77万㎡，分别占7.70%和8.89%。以上数据表明，目前物业管理项目中居住物业仍占据市场的主流，物业管理取得的成就和存在的问题，也主要通过居住物业市场反映出来。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 2.按项目获取方式分。以协议方式取得项目22409个、建筑面积132473万㎡，分别占总项目数72.68%和64.97%；其中接管上级开发单位项目6335个、建筑面积39317.81万㎡，分别占20.55%和19.28%；以招投标方式取得8422个、建筑面积71433.02万㎡，分别占27.32%和35.03%。以上数据表明，虽然2003年《物业管理条例》明确推行前期物业管理招投标制度，但在实践中并未得到完全贯彻，公平竞争的物业管理市场尚未形成，行政主管部门的执法监督有待加强。（四）企业经营与效益情况1.物业服务费价格水平单位：元/㎡·月序号物业类型/收费率全国平均东部地区中部地区西部地区东北地区1房改房（多层）0.410.480.380.380.32房改房（高层）0.851.030.810.770.54收缴率（%）75.4778.3774.2881.7563.752经济适用房（多层）0.430.560.320.450.43经济适用房（高层）0.891.130.850.900.61收缴率（%）76.0978.9475.6081.0865.303商品房（多层）0.70.750.540.590.98商品房（高层）1.281.491.061.031.24独立式别墅1.912.271.161.531.78收缴率（%）79.4881.7879.8680.9568.574办公用房4.756.462.793.153.66收缴率（%）90.7192.4390.0190.0383.815工业用房1.931.971.832.431.50收缴率（%）92.8593.6993.1793.4482.53the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 从以上数据可以看出，从全国情况看，居住物业的物业服务费标准和收费率均明显低于办公物业和工业物业，其中房改房和经济使用住房的收费标准和收费率更低，今后这部分物业管理的问题会更加突出。从地域分布来看，东部地区的收费标准高于中、西部和东北地区，东部地区和西部地区的收益率高于中部地区和东北地区，从收费标准和收费率两项指标综合比较来看，东北地区两项指标均低于全国其他地区。2.企业经营效益情况单位：万元调查企业数盈利情况亏损情况持平情况企业数%平均盈利额企业数%平均亏损额企业数全国4600184340.0781.28187140.7637.22886东部地区175495854.62124.8352229.7651.82274中部地区130841331.5724.5660546.2518.53290西部地区90431534.8540.8040444.6931.30185东北地区63415724.7645.9634053.6355.12137以上数据表明，有近半数的物业服务企业仍处于亏损状态，物业服务行业整体经营效益不容乐观，行业风险依然很大。盈利企业平均81.28万的年利润，表明物业服务行业的微利特征。从地域分布看，东部地区的盈利状况优于中、西和东北地区，东北地区的亏损面和亏损额相比其他地区都是最大的。（五）企业员工工资福利情况根据被调查企业上报数据汇总，2006年物业服务企业全国职工平均工资为13453.20元/人·年，而同期全国社会平均工资为17568.57元/人·年，行业职工平均工资明显低于全国社会平均工资。具体情况是：1.企业管理人员收入情况单位：元/人·年the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 地区管理人员平均年收入其中高层管理人员管理处主任(项目经理)管理员(主管)全国21926.9437921.9824387.5916427.02东部地区29254.7553578.0832338.2020803.03中部地区16975.1728864.7920288.6314129.88西部地区18149.7230361.7419502.4313898.28东北地区15088.6323049.8316824.3812321.66以上数据表明，全国物业服务企业管理人员平均年收入仅高于社会平均工资四千多元，除东部和西部地区外，中部和东北地区管理人员平均收入甚至低于全国社会平均工资，由此可见，物业服务行业的薪酬竞争力很低，这是行业无法吸引高素质人材的根本原因之一。2.企业操作人员收入情况单位：元/人·年地区操作人员平均年收入其中工程维修工秩序维护员清洁工绿化工全国10331.3212735.6710280.127666.118503.36东部地区12477.0015492.8012031.689067.329789.45中部地区8789.2711389.179256.756979.467920.39西部地区9058.6311097.129590.116988.207773.73东北地区8698.2710213.348417.196447.097027.63以上数据表明，物业服务行业基层操作人员的年均收入大大低于社会平均工资，绝大多数的操作人员的工资仅维持在当地最低工资标准上下，中、西部和东北地区企业的操作人员的工资水平甚至不到全国社会平均工资标准的一半，如此低廉的工资标准，显然难以保证行业的社会竞争力和公众形象。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 3.保险、住房公积金缴纳情况单位：月工资%地区基本医疗保险失业保险养老保险工伤保险其他保险住房公积金全国8.012.2519.941.141.639.96东部地区8.582.1519.810.881.2610.23中部地区7.622.2119.431.381.9310.35西部地区7.172.2518.841.342.648.40东北地区7.902.6923.311.941.5710.97以上数据表明，全国各地区交纳各类保险和住房公积金的标准大体一致，但由于未对交纳保险人数占员工总人数的比例，以及农民工的社会保险情况进行调查统计，此表未能反映被调查企业的实际缴纳情况。三、行业生存与发展面临的主要问题根据4600家企业的调查情况汇总，当前行业生存与发展面临许多困难和问题，主要突出反映在以下几个方面：（一）社会评价方面1.行业社会地位不高。社会普遍认为物业服务属于简单的劳务服务，劳动强度大、行业技术含量低、从业人员待遇差。调查中，反映行业社会地位不高的企业就有3521家，占被调查企业总数的76.54%。2.行业偏见普遍存在。社会上有一部分群众把业主与物业服务企业之间的关系看作是“雇佣关系”或“主仆”the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 关系，动不动就故意找茬、小题大做，甚至不择手段恶意贬低行业。反映人们对行业存在一定偏见的企业2819家，占被调查企业总数的61.28%。社会上还有部分群体对物业管理行业缺乏信任感。认为行业公信力不强的企业占被调查企业总数的25.02%。3.舆论导向存在偏差。这些年来，各种舆论媒体对于物业管理行业的正面报道很少，少数媒体片面追求眼球效应，不作深入的调查研究，不问青红皂白，肆意误导群众，给行业造成很大负面影响。认为社会舆论导向有偏差的企业占被调查企业的42.78%。4.物业服务消费观念不强。人们对物业管理行业提供管理服务的社会性、公共性、有偿性认识不足，对物业服务企业的服务活动不积极支持、不主动配合。认为行业生存与发展环境不宽松的企业占被调查企业的38.39%。认为人们对物业服务常常任意压价的占被调查企业的29.37%。（二）政府监督方面1.地方立法跟不上，相关政策不配套。一些地方政府以及有关部门对物业管理不重视，对行业发展不关心。《物业管理条例》以及企业资质、维修资金、服务收费等管理办法，国务院和中央部委都已制定公布多年，但许多地方至今尚未制定具体实施的配套细则、办法。认为地方立法跟不上的企业有2582家，占被调查企业总数的56.13%。认为相关政策不配套的企业有3341家，占被调查企业总数的72.63%。2.政府协调和执法不力，与相关专业部门关系不顺。这次调查中，认为政府协调工作不及时不到位的企业the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 占被调查企业的52.17%，认为政府缺位和执法不力的占被调查企业的46.46%。还有相当一部分企业认为与当地各专业部门关系不顺，其中与供水方面不顺的占19.52%，供电方面不顺的占17.24%，也有少数企业反映与供气、供暖部门关系不顺。一些部门把物业服务企业当作原来的“房管所”、“基建队”，行政上指手画脚，横加指责。经费上乱摊派、乱赞助。认为对企业干预过多的企业占被调查企业的46.02%。3.物价部门干预过度，政府定价（指导价）适用过宽。国家发改委、建设部对物业服务收费定价的范围、对象、方法、标准都有明确规定。但各地方执行时却是五花八门。物价部门严把物业收费审批关，任意扩大政府定价和政府指导价范围。有的地方住宅小区物业服务费0.20元/㎡·月，一定10年不变。有的地方高档别墅物业服务费0.30-0.50元/㎡·月，企业怨声载道。反映政府对物业服务收费控制过死的占被调查企业的36.43%，反映任意扩大政府定价范围的占被调查企业的8.59%。4.现行税赋政策不合理，企业经济负担太大。相当一部分企业反映各地政府对物业管理行业缺乏扶持和税收优惠政策，加上《劳动合同法》的执行，社会最低工资标准的提高，使企业的负担明显加重。反映这类问题的企业占被调查企业总数的35.39%。（三）开发单位建设方面1.建管不分掩盖和转嫁前期矛盾，给物业服务带来隐患和纠纷。这次调查中认为开发单位利用“建管”不分掩盖前期遗留问题的占被调查企业总数的52.50%，认为利用“建管”不分转嫁新建项目矛盾的占41.96%，认为利用“建管”不分压低物业项目交接成本的占18.78%。反映新建项目房屋质量问题突出的占51.85%。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 2.利用物业服务促进房屋销售，拖欠空置房物业服务费。可以说，开发单位并不都是真正重视物业服务的，而是利用物业服务为开发项目搞包装，打品牌，目的是促进房屋销售，为开发单位的自身利益服务，并且常常拖欠空置房物业服务费。反映开发单位不重视、不支持物业服务的占被调查企业总数的41.28%。反映开发单位把物业服务当作房屋促销手段的占21.57%，反映开发商拖欠空置房物业服务费的占33.35%。3.住宅项目配套设施不全、不到位，增加了物业服务的难度。一些住宅项目，开发单位片面追求投资效益，尽量压缩配套设施项目，即使规划配套项目，也常常拖延实施，先住宅后配套，给入住后的业主造成多方面的不便利，无形中也给物业管理造成很多无法回避的矛盾和问题。这次调查中，反映住宅项目配套设施不全的，占被调查企业总数的52.35%，反映住宅项目交通不方便的占10.22%，反映住宅项目不按规定配置物业管理用房的占28.50%。（四）业主和业主团体方面1.公共意识不强，守约观念淡薄。一些业主片面强调个人维权，把物业服务企业当成对立面，不遵守规定，不服从管理，甚至故意刁难物业服务人员。从调查反映的数据来看，认为部分业主只讲权利、不讲义务的企业占被调查企业总数的62.04%，认为业主公共意识普遍较差的占57.15%，认为业主参与物业管理的意识不强的占49.09%，反映个业主不能自觉遵守管理规约和规定的占37.51%。2.配合支持不够，欠费现象严重。从调查情况来看，反映业主不配合、the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 不支持物业管理的企业占被调查企业总数的45.63%，反映业主拖欠物业服务费问题突出的企业占57.22%，反映业主不按规定交纳物业维修资金的企业占14.20%。3.业主大会制度落实不力，运作程序可操作性不强。《条例》设立的业主大会制度，《业主大会规程》规定了业主大会的运作程序，各地在具体执行中感到可操作性不强。虽然《条例》已经颁布多年，但真正落实业主大会制度的地区和范围却很有限，被调查企业反映业主大会制度建立难和成立业主大会后又难运作的分别占了企业总数的13.17%和19.28%。4.业主委员会运作不规范，矛盾问题呈上升趋势。调查资料反映，业主委员会的问题，一方面是业主委员会成立难，另一方面一些成立了业主委员会的区域矛盾问题更加突出。其中反映业主委员会运作不规范的占被调查企业总数的19.28%，反映业主委员会超范围活动影响社区稳定的占5.89%，反映业主委员会有特权化倾向的占13.50%，反映业主委员会成为物业服务企业对立面的占11.30%。（五）物业服务企业方面1.企业经济效益较低，行业发展后劲不足。反映企业连年亏损的有1446家企业，占被调查企业总数的31.43%，反映企业效益低，发展慢的占57.76%，反映企业发展后劲不足的占27.80%。分析企业效益差的主要原因，认为是由于物业服务费标准过低的占59.28%，认为是由于物业服务收费率低的占48.80%。2.人员素质较低，专业人才缺乏。被调查企业中反映从业人员最集中最突出的问题是从业人员待遇低，人才难寻难留，人员流动性大，反映同类问题的the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 占被调查企业总数的77.93%，认为企业缺乏管理和技术人才的占46.98%，认为从业人员整体素质不能适应物业管理发展要求的占49.65%，认为从业人员服务意识差的占10.35%。3.服务市场不成熟、行业竞争不规范。由于社会、政府、开发单位、业主和物业服务企业等多方面的原因，物业服务市场目前还尚未达到“公开、公平、公正”、诚实守信和健康有序的良好状态。被调查企业认为企业信用意识差的占被调查企业总数的3.04%，同行之间相互压价竞争的占7.00%，不择手段恶性竞争的占5.78%。以上各种矛盾和问题的存在，都不同程度影响和制约着行业的发展。四、关于本调查报告的说明鉴于物业管理行业生存状况调查系中国物业管理协会自成立以来首次进行的全国范围内的调查活动，受地域的差异、经验的缺乏、人员的不足、企业的参与、地方的配合等诸多方面的制约因素，给本次调查工作带来了一定的困难，也对调查结果的全面、精确有所影响。由于本次调查工作是在2007年组织进行的，相关数据的采集基本截止至2006年底，随着去年《物权法》和《劳动合同法》等法律法规颁布实施，物业服务企业的收入构成以及用工成本均发生较大的变化，物业管理的其他环境也在改变，这是我们研读本调查报告时应当注意到的问题。在初步调查分析的基础上，今年中物协要组织研究人员进一步整理分析、分类评估，在摸清行业底数的基础上，针对影响行业发展的重点、难点和热点问题进行深入研究，形成专题报告和政策建议。the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17- 二00八年五月the20casesliverwithinhematoma,liverSchistosomadisease,(liverpackageinsectdisease)the2casesgallbladderstone,bileductstone,urgentchroniccholecystitis,gallbladdercancer,gallbladderhyperplasiasexdiseasethe20casesbileductcancer,congenitalbileductSAC-likeexpansionsyndrome,(biliaryAscarisdisease)the2casesurgent,andchronicpancreaticinflammatory,pancreaticcancerthe10casespancreaticIslandcelltumor,Pancreatictransfertumorthe2casesspleenenlargement,5casesspleencongenitalexception(deficiencyas,morespleensyndrome),spleencyst,spleenlymphatictumor,spleenvasculartumor,spleentransfertumorthe2casesurinarysystemkidneywater,kidneycyst,kidneycancer,kidneystones,nephritisthe20caseskidneycongenitaldevelopmentexception(differentbitkidney,andfusionkidney,andkidneydeficiencyas),kidneysagging,walkkidney,kidneyweekabscess,kidneyTB,kidneyfunctionfailure,(transplantkidneyandcomplications)the2casesureteralstone,Ureteralwater,Ureteraltumor,pelviscancerthe10casesthe2casesureteralnarrow,Ureteralcyst,bladderrestingroomthe2casesbladdertumor,bladderstonethe20casesobstetricandreproductivesystemnormalearlypregnancy,andinthepregnancy,andlatepregnancy,exceptionpregnancy(variousabortion,anddifferentbitpregnancy,andmoretirepregnancy,andexpiredpregnancy,andfetalgrowthhysteresis,andfetaldeformity,andamnioticfluidtoomuch,andamnioticfluidtoolittle,andQianresetplacenta,andplacentaearlystripping,andimplantedsexplacenta),nourishleaveslesions(grapetire,malignantgrapetire,andchorioniccancer)the20casesthe3casescongenitaluterinedeformity,uterinemuscletumor,uterineglandtumor,uterineglandmusclesyndrom-17-'