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居住物业管理的法律基础是区分所有体制中的业主共有权,该共有权是建立在建设用地使用权共有的基础上。自从推行以业主自治为基础的物业管理体制后,我国居住小区物业管理问题频发,成为社会焦点问题,其根源在于居住小区制度设计上的问题。现行的由政府规划和安排形成的封闭小区,看似合乎法律,但实质上引发了公有物和私有物、物业管理与社区管理、公共事务和私人事务等边界模糊,居住物业管理失灵,城市空间资源配置低效等诸多问题。开放小区需重构我国居住小区区分所有制度,重新界定居住小区中公有和私有物权的边界,清晰界定业主物业管理权利(义务)和政府社区管理责任,建立以建筑物为基础上的区分所有权制度,还物业管理以本来面貌。
The legal basis of residential property management is to distinguish ownership of owners in all systems and the common right is based on the common ownership of construction land. Since the implementation of the property management system based on the owners’ autonomy, the problems of property management in residential communities have become the focus of our society. The root cause lies in the design of the system of residential quarters. The current closed cells formed by government planning and arrangement appear to be in line with the law, but they actually trigger the vague boundaries of public property and private property, property management and community management, public affairs and private affairs, the failure of residential property management and urban space Inefficient allocation of resources and many other issues. Open residential communities need to reconstruct the residential district of our country to distinguish all systems, redefine the boundaries of public and private property rights in residential quarters, clearly define the owner property management rights (obligations) and government community management responsibilities, the establishment of the building based on the ownership System, but also the original property management.