我国住宅小区业主大会治理效率总体偏低,其基本治理结构已经无法满足现实需要。通过对治理实践的归纳总结,构建了业主大会新型治理结构。以自下而上、开放透明、专业规范为特征的新型治理结构可以强化监督、鼓励参与和降低交易费用,同时在政府指导、数字化技术应用等方面充分体现中国之治的独特性。为了初步验证治理结构对治理效率的影响,以业主委员会换届作为典型事件,对四个小区的治理状况进行了比较。业主大会新型治理结构打破了“精英治理”不可复制的魔咒,可以有效提升业主大会治理效率,带动整个社区实现韧性与可持续发展。
The HOA governance efficiency of residential communities in China is generally low, and its basic governance structure can no longer meet the needs of reality. By summarizing the governance practice, a new governance structure of HOA is constructed. Characterized by bottom-up, openness and transparency, and professional standardization, the new governance structure can strengthen supervision, encourage participation and reduce transaction costs, while fully embodying the uniqueness of China’s governance in terms of governmental guidance and application of digital technology. In order to preliminarily verify the impact of governance structure on governance efficiency, the governance status of four residential communities was compared using the transition of HOA as a typical event. The new governance structure of HOA breaks the spell of “elite governance” which cannot be replicated. It can effectively improve the governance efficiency and drive the whole community to realize resilience and sustainable development.
[1] 刘娴静.重构城市社区——以治理理论为分析范式[J].社会主义研究,2004(1): 98-99
[2] 刘景琦.激励机制、治理界面与业主委员会的极化现象及其治理[J].江汉大学学报(社会科学版),2023(5): 26-37,125-126
[3] 陈鹏.城市社区业委会治理困境及对策研究[J].山西师大学报(社会科学版),2023 (2): 56-62
[4] 高红,魏文超.赋能理论视域下提升业主委员会治理能力的实践路径[J].行政与法, 2024 (11): 1-12
[5] 郭圣莉,王宁,唐秀玲.分层决策与利益联结:我国小区治理困境的破解及其常态化机制研究[J].理论探讨, 2022(5): 63-71
[6] 刘景琦.小区治理陷阱:商品房小区衰败的一种解释[J].暨南学报(哲学社会科学版), 2023 (10): 87-100
[7] 苗大雷.党建引领基层社会治理共同体建设的实践机制——以商品房小区治理为例[J].求索, 2024(1): 169-177
[8] 高伟.城市住宅小区治理研究[M].北京:知识产权出版社, 2022:15.
[9] 冉连,张曦.治理困境与组织化回应:党建引领如何激发社区治理活力？——基于成都市X街道Y社区H小区业委会成立的个案研究[J].理论月刊, 2023(8): 47-56
[10] 刘华,王双.社区治理中集体行动影响因素研究——以住宅专项维修资金管理为例[J].改革与开放, 2022(5): 32-40
[11] 宋道雷.转型中国的社区治理:国家治理的基石[J].复旦学报(社会科学版), 2017 (3): 172-179
[12] 连重阳.论业主大会的民事主体定位[J].新疆大学学报(哲学·人文社会科学版), 2020 (6): 43-51
[13] 张继涛,范子轩.智慧社区时代城市基层治理转型:路径与趋势[J].湖北大学学报(哲学社会科学版), 2024 (2): 153-162,178
[14] 雷馨雨,冯长春.自然解决措施的城市更新项目有效性评估——以北京市朝阳区为例[J].城市发展研究,2023 (9): 67-72
[15] 杨菁.基于提升规模效益的超大城市治理结构数字化转型[J].探索, 2024(5): 40-43,72-73
[16] Shaoming Cheng, Hai (David) Guo. The interplay between private and public governments: The relationship between homeowner associations and municipal finance[J]. Local Government Studies, 2020 (5): 1-25
[17] McCabe B C, Tao J. Private governments and private services: homeowners associations in the city and behind the gate[J]. Review of Policy Research, 2006 (6): 1143-1157
[18] 李利文,易承志.业主协会参与美国城市治理的实践及其对中国的启示[J].行政论坛, 2016(1): 98-104
[19] 雷岁江,孙荣.美国共同利益住宅小区的共享资源治理[J].学海, 2011(6): 119-123
[20] Bennett A M. Developing competencies for homeowner association boards of directors[J]. Global Business and Organization Excellence, 2021 (2): 34-42
[21] 李艺书,冯琳.共管体系与共治规则——西班牙共管公寓政策对我国自有住房管理与社区治理的启示[J].国际城市规划, 2021 (3): 59-66
[22] Cai R, He S. Governing homeowner associations in China’s gated communities: The extension of state infrastructural power and its uneven reach[J]. Urban Geography, 2022 (4): 523-545
[23] 李国庆.加拿大共管式公寓的物业管理[J].城市问题, 2011(1): 89-93
[24] Zainudin A Z, Hussin K. The cooperative-collective sharing arrangement of gated communities in Malaysia[J]. Property Management, 2015 (4): 330-347
[25] Wang H K, Ling G H T, Shi X. Collective action components of low-cost housing: An empirical analysis using Ostrom’s SES framework[J]. Property Management, 2022(3): 388-408
[26] Wang H K, Cheng C T, Ling G H T, et al. Factors affecting collective action in low-cost housing, Malaysia:Commoning the governance[J]. Property Management, 2025(2): 231-263
[27] Shi X, Ling G H T. Factors influencing high-rise gated community collective action effectiveness: Conceptualization of the social-ecological system (SES) framework[J]. Buildings, 2022 (3): 307
[28] Yau Y. Homeowners’ participation in management of multi‐storey residential buildings: The Hong Kong’s case[J]. Property Management, 2011 (4): 345-356
[29] Chen S C Y, Webster C J. Homeowners associations, collective action and the costs of private governance[J]. Housing Studies, 2005 (2): 205-220
[30] 何深静,汪坤.广州商住小区业委会发展特征、治理效能及其影响因素[J].热带地理, 2015 (4): 471-480
[31] Chen L. Self-governing organizations and culture: Addressing condominium law developments in China[J]. Journal of Property, Planning and Environmental Law, 2024(1): 20-35
[32] 王汉生,吴莹.基层社会中“看得见”与“看不见”的国家——发生在一个商品房小区中的几个“故事” [J].社会学研究, 2011(1): 63-95,244
[33] 连重阳.论业主组织治理结构的完善[J].新疆大学学报(哲学社会科学版), 2022(3): 18-26
[34] 朱冰.物业管理困境的成因及破解[J].城市问题, 2012(11): 71-76
[35] Lujanen M. Legal challenges in ensuring regular maintenance and repairs of owner‐occupied apartment blocks[J]. International Journal of Law in the Built Environment, 2010 (2), 178-197
[36] Wang F, Yin H, Zhou Z. The adoption of bottom-up governance in China’s homeowner associations[J]. Management Organization Review, 2012 (3): 559-583
[37] 陈锋,李明令.组织异化:对业委会偏离社区治理的一个解读[J].西南大学学报(社会科学版), 2023(1): 31-42
[38] 马琳·M·科尔曼,贾奇·威廉·赫斯著,赵宇,王婧菁等译.美国业主协会运作指南[M], 上海:上海社会科学院出版社, 2009: 32-35
[39] 白江.德国住宅楼管理制度之研究及启示[J].中外法学, 2008(2): 191-215
[40] 郭圣莉,吴海红,刘永亮.业主集体行动视角下的社区强人治理——基于业主委员会的多案例研究[J].上海行政学院学报,2017(6): 19-30
[41] 朱健刚,景燕春,杨磊.社区社会组织的动力机制与精英依赖——对D小区业委会筹建的民族志研究[J].广西民族大学学报(哲学社会科学版), 2018(4): 96-102
[42] Gao W. Collective actions for the management of multi-owned residential building: A case of Hong Kong[J]. Habitat International, 2015, 49: 316-324
[43] Karpestam P, Palm P. Does size matter? Is there an optimal size for tenant-owner associations? [J]. JERER, 2022 (3): 405-424
[44] Walters M. Transaction costs of collective action in Hong Kong high rise real estate[J]. International Journal of Social Economics, 2002 (4): 299-314
[45] He S. Homeowner associations and neighborhood governance in Guangzhou, China[J]. Eurasian Geography and Economics, 2015 (3): 260-284
[46] Jones P, Adamson D, Hillier D, et al. Gated residential developments in the UK[J]. Management Research News, 2003 (12): 12-19
[47] Yip N M. Housing activism in urban China: The quest for autonomy in neighbourhood governance[J]. Housing Studies, 2019 (10): 1635-1653
[48] Wu F. Housing privatization and the return of the state: Changing governance in China[J]. Urban Geography. 2018 (8): 1177-1194
[49] 贾宁,韩立彬,彭冲.政府治理效率价值几何?——基于上海市城市治理微观数据的实证分析[J].公共管理评论, 2021(1): 25-46
