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REGULATIONS OF SHANGHAI MUNICIPALITY ON RESIDENTIAL PROPERTY MANAGEMENT
(Approved at the 36th Session of the Standing Committee of the 10th Shanghai Municipal People's Congress on May 28, 1997)
| | 上海市人民代表大会常务委员会公告
（第六十号）
《上海市居住物业管理条例》已由上海市第十届人民代表大会常务委员会第三十六次会议于一九九七年五月二十八日通过，现予公布，自一九九七年七月一日起施行。
上海市人民代表大会常务委员会
一九九七年六月九日
上海市居住物业管理条例
（1997年5月28日上海市第十届人民代表大会常务委员会第三十六次会议通过）
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CHAPTER I GENERAL PROVISIONS
| | 第一章 总则
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Article 1 With a view to standardizing the use and maintenance of residential property and other management services in this municipality, protecting the legitimate rights and interests of the proprietors, house users and property management enterprises, and creating and maintaining a neat, safe and comfortable living environment, the present Regulations are formulated in accordance with the relevant state laws and regulations, and in line with the actual circumstances of this municipality.
| | 第一条 为了规范本市居住物业的使用、维修和其他管理服务活动，维护业主、使用人和物业管理企业的合法权益，创造和保持整洁、安全、舒适的居住环境，根据国家法律、法规的有关规定，结合本市实际情况，制定本条例。
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Article 2 The present Regulations apply to the residential property management within the administrative area of this municipality.
| | 第二条 本条例适用于本市行政区域内的居住物业管理。
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Article 3 The residential property (hereinafter referred to as property) specified in the present Regulations refers to the residential buildings and relevant public facilities.
The proprietors specified in the present Regulations refer to those who own the property.
The users specified in the present Regulations refer to the lessees of the property and those other persons who actually use the property.
The property management enterprises specified in the present Regulations refer to those which, entrusted by proprietors or proprietors committees, perform professional management services in accordance with the property management and service contracts.
| | 第三条 本条例所称居住物业（以下简称物业），是指住宅以及相关的公共设施。
本条例所称业主，是指物业的所有权人。
本条例所称使用人，是指物业的承租人和实际使用物业的其他人。
本条例所称物业管理企业，是指接受业主或者业主委员会的委托，根据物业管理服务合同进行专业管理服务的企业。
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Article 4 Property management shall follow the principle of combining the autonomous management of proprietors with entrusted professional management services of property management enterprises.
| | 第四条 物业管理实行业主自治管理与委托物业管理企业专业管理服务相结合的原则。
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Article 5 Shanghai Municipal Housing and Land Administration Bureau (hereinafter referred to as the Municipal Housing and Land Administrate on Bureau) shall be the competent authority of this municipality responsible for organizing the enforcement of the present Regulations.
The property management departments at district or county level shall be the administrative departments within their own areas in charge of the administration and supervision of the property management in accordance with the present Regulations.
Administrative departments of construction, planning, municipal administration, public utilities, power, post and telecommunication, environment sanitation, landscape gardening, housing, public security, price control, and industry and commerce shall coordinate in the enforcement of the present Regulations in accordance with their own responsibilities.
Subdistrict offices and township people's governments shall assist relevant administrative departments with supervision of property management and coordination of the mutual relations between property management and community management and services.
| | 第五条 上海市房屋土地管理局（以下简称市房地局）是本市物业管理的行政主管部门，负责组织实施本条例。
区、县房地产管理部门是本辖区物业管理的行政管理部门，依照本条例对辖区内的物业管理进行管理监督。
建设、规划、市政、公用、电力、邮电、环卫、园林、住宅、公安、物价、工商等有关行政管理部门按照各自的职责，协同实施本条例。
街道办事处、乡镇人民政府协助有关行政管理部门对物业管理进行监督，对物业管理与社区管理、社区服务的相互关系进行协调。
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CHAPTER II PROPRIETORS' AUTONOMOUS MANAGEMENT
| | 第二章 业主自治管理
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Article 6 The proprietors committee is an organization which represents all the proprietors in property management within its property management area.
Only one proprietors committee shall be set up within one property management area.
The size of a property management area shall be determined by the district or county housing and land administrative departments in accordance with the relevant conditions of residence and public facilities.
| | 第六条 业主委员会是在物业管理区域内代表全体业主对物业实施自治管理的组织。
一个物业管理区域成立一个业主委员会。
物业管理区域的范围，由区、县房地产管理部门按照住宅与公共设施的相关情况划定。
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Article 7 The proprietors committee shall be elected by the proprietors meeting or by the proprietors' representatives meeting. Members of the proprietors committee shall be chosen from the proprietors.
When one of the following situations exists within the property management area, the district or county property management departments concerned shall work jointly with residence-selling units to organize and hold the first proprietors meeting or the proprietors' representatives meeting so as to establish the proprietors committee through election:
| | 第七条 业主委员会由业主大会或者业主代表大会选举产生，业主委员会委员应当由业主担任。
一个物业管理区域内，有下列情况之一的，所在地的区、县房地产管理部门应当会同住宅出售单位组织召开第一次业主大会或者业主代表大会，选举产生业主委员会：
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1. More than 30% of the floor area of the publicly-owned residential buildings are sold;
| | （一）公有住宅出售建筑面积达到百分之三十以上；
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2. More than 50% of the floor area of the newly-built commodity residential buildings are sold;
| | （二）新建商品住宅出售建筑面积达到百分之五十以上；
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3. The residential buildings have been sold for two years already.
| | （三）住宅出售已满两年。
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Article 8 The proprietors meeting shall be composed of all the proprietors within the property management area; the proprietors' representatives meeting shall be formed through proportional election when the proprietors within the property management area are great in number.
The proprietors meeting or the proprietors' representatives meeting shall be attended by more than half of the proprietors or proprietors' representatives. The decisions made by the proprietors meeting or the proprietors' representatives meeting shall be approved by more than half of the proprietors or by more than half of their representatives.
The proprietors committee shall convene the proprietors meeting or the proprietors' representative meeting at least once a year and shall, at the proposal made by more than 15% of the proprietors, or 15% of their representatives, convene the proprietors meeting or the proprietors' representatives meeting to discuss the proposals raised.
The proprietors meeting or the proprietors' representatives meeting shall invite representatives from among the neighborhood committee and house users to attend the meeting as non-voting delegates.
| | 第八条 业主大会由物业管理区域内全体业主组成；业主人数较多的，应当按比例推选业主代表，组成物业管理区域的业主代表大会。
业主大会或者业主代表大会，应当有过半数业主或者业主代表主席。业主大会或者业主代表大会作出的决定，应当经全体业主过半数或者全体业主代表过半数通过。
业主委员会每年至少召开一次业主大会或者代表大会；经百分之十五以上业主或者业主代表提议，业主委员会应当就所提议题召开业主大会或者业主代表大会。
业主大会或者业主代表大会应当邀请居民委员会和使用人代表列席。
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Article 9 The proprietors meeting or the proprietors' representatives meeting shall exercise the following functions and powers:
| | 第九条 业主大会或者业主代表大会行使下列职权：
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1. Elect or recall the members of the proprietors committee;
| | （一）选举、罢免业主委员会委员；
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2. Examine and approve the regulations of the proprietors committee and proprietors' joint pledge;
| | （二）审议通过业主委员会章程和业主公约；
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3. Listen to, examine and approve the work reports on property management services supplied;
| | （三）听取和审议物业管理服务工作报告；
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4. Make decisions on other major items concerning property management.
| | （四）决定物业管理的其他重大事项。
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Article 10 The proprietors committee shall, within 15 days after its election, register at the district or county property management departments concerned with the following documents:
| | 第十条 业主委员会应当自选举产生之日起十五日内，持下列文件向所在地的区、县房地产管理部门办理登记：
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1. Application for the registration of the established proprietors committee;
| | （一）成立业主委员会登记申请书；
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2. the list of member of the proprietors committee;
| | （二）业主委员会委员名单；
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3. the regulations of the proprietors committee.
The district or county property management departments shall complete the registration within 15 days after receipt of the registration application, and shall reject the application and inform the applicants in written form if the establishment of the proprietors committee does not conform to the provisions of the present Regulations.
| | （三）业主委员会章程。
区、县房地产管理部门应当自受理登记申请之日起十五日内，完成登记工作；对不符合本条例规定成立的业主委员会不予登记，并书面通知申请人。
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Article 11 The proprietors committee shall be composed of 5 to 15 members according to the size of the property management area.
The chairman and vice-chairmen of the proprietors committee shall be chosen from among the committee members.
The term of the proprietors committee shall be two years.
| | 第十一条 业主委员会根据物业管理区域的规模由五人至十五人组成。
业主委员会主任、副主任在业主委员会委员中推选产生。
业主委员会每届任期两年。
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Article 12 The proprietors committee shall protect the legitimate rights and interests of all the proprietors and perform the following duties:
| | 第十二条 业主委员会应当维护全体业主的合法权益，履行下列职责：
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1. Convene the proprietors meeting or the proprietors' representatives meeting and report implementation of property management within the area;
| | （一）召开业主大会或者业主代表大会，报告物业管理的实施情况；
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2. Engage or discharge property management enterprises, and make, alter, or cancel property management contracts signed with property management enterprises;
| | （二）选聘或者解聘物业管理企业，与物业管理企业订立、变更或者解除物业管理服务合同；
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3. Be responsible for the raising, use, and management of the property maintenance fund that has been established in accordance with the present Regulations;
| | （三）依照本条例设立物业维修基金的，负责该基金的筹集、使用和管理；
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4. Examine and determine the annual plan, budget, and final accounts of property management services put forward by the property management enterprise;
| | （四）审定物业管理企业提出的物业管理服务年度计划、财务预算和决算；
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5. Listen to complaints and suggestions of the proprietors and house users, and supervise management services conducted by the property management enterprise;
| | （五）听取业主、使用人的意见和建议，监督物业管理企业的管理服务活动；
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6. Supervise the proper use of public buildings and facilities;
| | （六）监督公共建筑、公共设施的合理使用；
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7. Perform other responsibilities delegated by the proprietors or the proprietors' representatives meeting.
The proprietors committee shall hold meeting regularly which shall be effective only when more than half of the committee members attend, and decisions shall be made by more than half of the committee member voting for the decisions.
| | （七）业主大会或者业主代表大会赋予的其他职责。
业主委员会应当定期召开会议，会议必须有过半数委员出席有效，作出决定应当经全体委员过半数通过。
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Article 13 Residence-selling units shall provide the property management area with necessary houses for property management services in accordance with relevant stipulations, and the ownership of there houses shall belong to all the proprietors; the profit gained from the houses used for property management services shall be spent to cover working expenses of the proprietors committee and replenish the property maintenance fund. Detailed measures be worked out by the Municipal People's Government.
| | 第十三条 住宅出售单位应当按照规定提供物业管理区域必需的物业管理服务用房，产权属全体业主共有；物业管理服务用房的收益用于业主委员会的活动经费和补充物业维修基金。具体办法由市人民政府制定。
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Article 14 The proprietors group shall be formed by several representatives chosen from among the proprietors in the residential building, and its shall be:
| | 第十四条 业主小组由本幢住宅业主推选若干代表组成，其职责是：
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1. Listen to the complaints and suggestions of the proprietors and house users about property management services and report them to the proprietors committee or the property management enterprise;
| | （一）听取业主、使用人对物业管理服务的意见和建议，向业主委员会或者物业管理企业反映；
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2. Carry out the decisions made by the proprietors committee;
| | （二）执行业主委员会作出的决定；
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3. Make proposals about the maintenance and renovation space and facilities for common use.
| | （三）提出共用部位和共用设备的维修、更新建议。
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Article 15 All the proprietors shall be bound by the proprietors' joint pledge, which is the norms of conduct in the use and maintenance of property and other management services. House users shall abide by the proprietors' joint pledge, too.
The proprietors' joint pledge shall become effective on the day when it is approved by the proprietors meeting or the proprietors' representatives meeting.
The proprietors committee shall, within 15 days after the proprietors' joint pledge becomes effective, submit the pledge for the record to the district (county) property management departments concerned.
| | 第十五条 业主公约是有关物业使用、维修和其他管理服务活动的行为规范，对全体业主具有约束力。使用人应当遵守业主公约。
业主公约自业主大会或业主代表大会审议通过之日起生效。
业主委员会应当自业主公约生效之日起十五日内，将业主公约所在地的区、县房地产管理部门备案。
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Article 16 The decisions made by the proprietors meeting, the proprietors' representatives meeting and the proprietors committee shall have a binding force on all proprietors and house users within the property management area.
The decisions made by the proprietors meeting, the proprietors' representatives meeting and the proprietors committee shall not contravene the laws and regulations.
| | 第十六条 业主大会、业主代表大会、业主委员会作出的决定，对物业管理区域内全体业主、使用人具有约束力。
业主公约和业主大会、业主代表大会、业主委员会作出的决定，不得与法律、法规相抵触。
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CHAPTER III PROPERTY MANAGEMENT SERVICES
| | 第三章 物业管理服务
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Article 17 The property management enterprise shall, in accordance with relevant stipulations, apply to the Municipal Housing and Land Bureau or the district (county) property management departments with whom it has registered for the qualifications certificate in property management.
The Municipal Housing and Land Bureau and the district (county) property management departments shall, within 20 days after receiving the application from the property management enterprises, ratify and issue the qualifications certificate.
The property management enterprise shall offer property management services as stipulated in qualifications control.
| | 第十七条 物业管理企业应当按照规定向市房地局或者注册地的区、县房地产管理部门申领物业管理资质证书。
市房地局和区、县房地产管理部门应当自受理物业管理企业申请之日起二十日内，核发物业管理资质证书。
物业管理企业应当按照资质管理的规定从事物业管理服务。
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Article 18 Proprietors or the proprietors committee shall entrust a property management enterprise to handle their property affairs.
After accepting the entrustment to perform property management services. The property management enterprise shall, on accepting the entrustment to render property management services, sign a property management service contract with the proprietors or the proprietors committee.
The property management service contract shall include the following major items:
| | 第十八条 业主或者业主委员会应当委托一个物业管理企业管理物业。
物业管理企业接受委托从事物业管理服务，应当与业主或者业主委员会签订物业管理服务合同。
物业管理服务合同应当载明下列主要内容：
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1. the name and address of the proprietor committee and the property management enterprise;
| | （一）业主委员会和物业管理企业的名称、住所；
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2. the size of the property management area and the items to be under management;
| | （二）物业管理区域的范围和管理项目；
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3. the contents of property management services;
| | （三）物业管理服务的事项；
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4. the requirements and standards for property management services;
| | （四）物业管理服务的要求和标准；
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5. the service fees for property management;
| | （五）物业管理服务的费用；
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6. the duration of property management services;
| | （六）物业管理服务的期限；
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7. liabilities for breach of contract;
| | （七）违约责任；
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8. the agreement on termination and cancellation of the contract;
| | （八）合同终止和解除的约定；
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9. other items agreed on by both parties concerned.
The duration shall be two years for the property management service contract.
The property management enterprise shall, within 15 days after the property management service contract becomes effective, submit the contract for the record to the district (county) property management departments.
| | （九）当事人双方约定的其他事项。
物业管理服务合同的期限为两年。
物业管理企业应当自物业管理服务合同生效之日起十五日内，将物业管理服务合同报住宅所在地的区、县房地产管理部门备案。
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Article 19 The parties to the property management service contract shall agree on the following property management services:
| | 第十九条 物业管理服务合同中当事人应当约定下列物业管理服务事项：
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1. the use, maintenance and renovation of the areas and installation for common use in the residential buildings;
| | （一）住宅共用部位、共用设备的使用管理、维修和更新；
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2. the use, maintenance and renovation of the public facilities within the property management area;
| | （二）物业管理区域内公共设施的使用管理、维修和更新；
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3. proper service of operation of the installations of the building, such as elevators and pumps;
| | （三）电梯、水泵等房屋设备的运行服务；
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4. sanitation and cleaning service;
| | （四）保洁服务；
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5. security service;
| | （五）保安服务；
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6. keep accounts of property maintenance and renovation expenses;
| | （六）物业维修、更新费用的帐务管理；
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7. safekeep the archives and other datum of the property.
The parties to the property management service contract shall agree on the following items in property management services:
| | （七）物业档案资料的保管。
物业管理服务合同中当事人可以约定下列物业管理服务事项：
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1. maintenance and renovation of the private areas and private installations of the building;
| | （一）住宅的自用部位和自用设备的维修、更新；
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2. other items in property management services entrusted by the proprietors committee.
| | （二）业主委员会委托的其他物业管理服务事项。
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Article 20 In order to keep the buildings and public facilities in good condition, to render the environment clean tidy and fine to maintain good public order and to ensure the convenience and safety in the use of the property, the property management services shall meet the following requirements:
| | 第二十条 物业管理服务应当保持住宅和公共设施完好、环境整洁优美、公共秩序良好，保障物业使用方便、安全，并按照下列要求实施：
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1. Perform management services in accordance with the technical standards and norms specified by the state and this municipality and the annual plan of the property management services approved by the proprietors committee;
| | （一）按照国家和本市规定的技术标准和规范以及业主委员会审定的物业管理服务年度计划，实施管理服务；
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2. Inform the proprietors and house users in writing of the methods, requirements, points for attention before they begin to use the buildings; about the use and maintenance of the areas and installations for common use and public facilities in the buildings;
| | （二）在业主、使用人使用房屋前，将住宅的共用部位、共用设备和公共设施使用、维护的方法、要求、注意事项以及法规、规章的有关规定书面告知业主、使用人；
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3. Inspect and examine the property management area regularly and thoroughly, and make periodical maintenance of the areas and installation for common use and public facilities in the residential buildings;
| | （三）经常对物业管理区域进行全面的巡视、检查，定期对住宅的共用部位、共用设备和公共设施进行养护；
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4. Take protective measures immediately after spotting any damage of the areas and installations for common use and public facilities, and repair them as stipulated in the property management service contract;
．．．．．． | | （四）发现住宅的共用部位、共用设备或者公共设施损坏时，立即采取保护措施，并按照物业管理服务合同的约定进行维修；
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