摘要:我国物业管理起步较晚，1981年深圳才出现我国第一个物业管理公司。随着我国经济水平的发展，住宅小区越来越多，伴随的矛盾也愈来愈多，人们对物业管理企业不满的呼声也越来越高。当前，我国物业管理制度在立法、执法、司法方面存在大量空白点，法律实施难度大，出现了大量的物业纠纷且难以有效解决。我国物业管理制度存在物业管理立法纷繁杂乱、物业自治机构法律地位不确定、物业服务合同性质不明、物业管理公司不专业四大类问题。笔者通过探究物业管理制度存在的法律问题进行分析，考察国外先进的物业管理制度，探讨发达物业管理国家管理经验。试图找出完善我国物业管理制度的一些措施。从立法角度、业主及其自治组织角度、物业管理企业角度以及其他方面对我国物业管理制度的完善进行相应的思考。

关键词：物业管理；存在问题；完善

Abstract:Our country's property management started late in 1981, shenzhen just appear first property management company in China. Along with our country economy level of development, the residential quarters more and more, along with contradictions also more and more, people on the property management enterprise disgruntled call more and more is also high. At present, our country's property management system in legislation, enforcement, judicial aspects of bare existence, law enforcement is difficult, there appear a large number of property dispute, and can not effectively solved. Our country's property management system in property management legislation the numerous mixed and disorderly, property autonomous institutions legal status to determine the nature of the contract, property services, property management company does not unknown professional four categories. Through studying the property management system in legal problems are analyzed, the investigation of foreign advanced property management system, this paper discusses the developed property management national management experience. Trying to find out the perfect our country's property management system of some of the measures. From the legislation, the owner and its autonomy organization view Angle, property management enterprise Angle and other aspects of the improvement of the system of our country's property management for the corresponding thinking.

Key word: Property management; Existing problems; perfect

　　　从物业管理公司资质管理办法中将物业管理公司的各项专项管理公司应当符合的资质审批条件和资质加以规定，对于当前服务质量不高的物业管理现状也是一个改善。完善管理办法除了需要对具体的条款进行详细规定外，还应注意一个问题，就是大部分物业管理企业依附于房地产开发商，那么实质在通过资质管理的时候就是开发商去当地的房地产部门进行申请资质并领取资质证书，最后承担法律责任也由房地产开发商来承担，这对于物业管理企业的专业化发展和管理都是不利的。以《武汉市物业管理企业资质管理办法》为例，其第三条规定：“物业管理企业分为专营企业与兼营企业。专营企业是指以物业管理为主营项目，独立核算、自负盈亏，能独立承担民事责任，具有企业法人资格的企业。兼营企业是指以其他经营项目为主，兼营物业管理（如房地产开发企业兼营物业管理），或者不能独立承担民事责任，不具备企业法人资格的分公司。”“专营企业可按本办法规定申报资质等级。兼营企业不定资质等级。”我们可以对兼营物业管理企业资质申报和部分权利进行限制，明确责任，以保护专营物业管理企业，促进物业管理资质水平的提高。