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二、加拿大物业管理的基本模式
1.业主大会权力至上
加拿大的业主自治是通过三个主体实现的。一是业主大会和业主董事会,这是全体业主的自治组织。二是业主大会聘用的物业管理公司和物业经理,受业主董事会委托实施公寓的日常事务管理。三是外在于个别公寓的物业服务商,提供市场化的物业服务。
在中国,物业小区是承担社会功能的地域组织,很大的精力花费在自身制度建设和业主维权方面,业主自治意识普遍薄弱,与物业管理公司矛盾重重。在加拿大,公寓被注册为企业法人,是一个以履行日常经营管理职责为主的经济功能型组织。加拿大地方政府对共管式公寓没有行政指导,完全靠民间社会自我组织、自我管理、自我服务。加拿大公寓大楼的正式名称是公司(Corporation),业主组织叫做业主董事会(Board of Director),和公司的形式一致。实际上公寓经营包含着金融、保险等各种问题,董事会像经营公司一样经营公寓和管理公共事务。
加拿大各省已经建立起了完善的共管式建筑管理法律法规制度,通过一系列制度,建立公寓的正常秩序。安大略省规定业主董事会的立法是《共管式建筑管理法1998》,在这部共管式建筑的最高法律之下,还有公寓章程(Declaration)、章程细则(Deion)、公寓条例(By-laws)和公寓规定(Rule)。其中,公寓章程对公寓共有空间划分作了详细规定,并计算出每一个单元的占有系数和物业费的缴纳比例。公寓条例由业主董事会提议,主要是规定公寓的组织形式,例如董事会的组成、会议安排、物业费的收缴方式、保险费的扣除标准等等。公寓规定由董事会制订,目的是提高业主日常生活环境的安全性,维护治安。规定相对灵活,可以随时加以修改。 https://www.wikiart.org/en/profile/6374f8a29e436315a02bf4af/albums/a-bo-ding-yue-xiao-jie-shang-men-fu-wu-dian-bao-ymn568\
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