In a recent panel meeting of the Shanghai delegation during the fourth session of the 14th National People's Congress, National People's Congress deputy Fan Yun proposed changing the term "property management" to "property services," emphasizing that the two-word difference carries entirely different implications. Fan Yun, who also serves as deputy director of the Shanghai Urban Renewal Expert Committee, suggested that standardizing the term to "property services" would help every property owner truly feel their "master" status. This proposal has attracted widespread attention.
According to Fan Yun, on March 9, the Ministry of Housing and Urban-Rural Development contacted her to inform her that her suggestion had been adopted. Relevant departments will begin revising the "Property Management Regulations," and the industry classification will be changed from "property management" to "property services."
Fan Yun explained that her proposal originated from a real story she encountered during research last year. A citizen in his 70s had his mother living alone in an old residential community. Although he regularly visited her, every time he drove his mother back to the community, the property staff stopped his car at the entrance. The property management cited reasons such as limited parking space and refused to allow the vehicle to enter. Despite explaining that he was an owner and only needed to drop off his mother briefly, permission was consistently denied. Repeated negotiations failed to resolve the issue.
Fan Yun expressed her frustration upon hearing about this situation, noting that similar incidents are common. Though seemingly minor, they reflect underlying problems between property management and owners. She brought the story to the meeting for discussion, questioning whether changing "property management" to "property services" could help smooth out conflicts and issues.
In fact, China's Civil Code already clarifies the contractual nature of "property services," stipulating that "the owners' committee and the owners' assembly shall select and appoint property service providers in accordance with the law to enter into property service contracts," and that "property service providers shall maintain basic order in the service area and take reasonable measures to protect the personal and property safety of owners." However, in practice, many property companies still adhere to a "management" mindset. Some residential access controls function like "checkpoints," and parking spaces are used as tools for profit.
Fan Yun pointed out that owners today generally place greater emphasis on the service experience provided by property companies. Property firms are no longer merely "managing the community" but are increasingly focused on serving community life. For property companies, this shift represents an opportunity for transformation and upgrading, allowing reputable firms to solidify their standing. Examples include offering personalized services such as companion care for the elderly, sports coaching for children, and demonstrating humane consideration in temporary access and moving assistance. These measures can enhance the overall service experience and create growth opportunities.
The change from "management" to "services," though only a two-word difference, carries significant meaning. The response from the Ministry of Housing and Urban-Rural Development is undoubtedly positive news. The next steps involve addressing how property companies can transition from management to service, ensuring transparent use of property fees, and facilitating the easier establishment of owners' committees. This marks a promising beginning toward forming a virtuous cycle.