Managing residential buildings: operations, finances, and services.
Management of a Residential Complex
In the newly adopted Housing Code of the Russian Federation there is no concept of "management of a multi-apartment building", although a whole section of the document is devoted to this activity. In order to define this area of activity, its characteristics must be identified:
1. Activity. Implies the act of management within certain time frames. The time span of managing a multi-apartment building depends on the so‑called life cycle of the building; it begins at the time of construction and ends at demolition.
2. Object. Any management is directed at some object. By the object of management two features of managing a multi-apartment building can be distinguished:
- management of real estate;
- management of the common property in the building.
3. Subject. The subject of management is a person or a group of persons who influence the managed object in order to ensure its continual functioning. The subject of management performs managerial and organizational work; makes decisions to achieve the set goals.
In managing a multi-apartment building the subjects of management can be: the apartment owners or persons engaged to manage the building. In certain cases the subject of management of a multi-apartment building can be the bodies of municipal self-government (for example, when the owners themselves do not choose a method of managing the building, the municipal self-government bodies select the management company for them, clause 4 of article 161 of the Housing Code of the Russian Federation).
4. Goal orientation. Any managerial activity involves achieving certain goals and objectives. Management of a multi-apartment building is also carried out with the aim of ensuring:
- favorable and safe living conditions for citizens;
- performance of works and services for maintenance and repair, including major repairs;
- proper functioning of ventilation equipment, such as supply air units;
- reconstruction of premises in the multi-apartment building, construction of structures and facilities;
- conclusion of energy supply contracts in order to provide utility services to owners of residential and non-residential premises, as well as to users of residential and non-residential premises in the multi-apartment building;
- implementation of measures aimed at ensuring that all residents of the multi-storey building fulfil their obligations to maintain and repair the common property in the multi-storey building in accordance with their shares in the common ownership of such property;
- carrying out improvement and landscaping measures for the adjacent territory;
- carrying out activities aimed at ensuring observance of the rights and lawful interests of owners of premises in the multi-apartment building when establishing the conditions and procedure for ownership, use and disposal of common property;
- protection of the rights and interests of members of the homeowners' association, etc.
5. Coordination and consent. Management of a multi-apartment building can be carried out only on unified conditions determined and agreed by the residents themselves. The owners determine these conditions themselves, that is, they turn to a person authorized by them, who will act as a trusted representative and represent the interests of all owners when selecting and entering into contracts with management companies.
Thus, the management of a multi-apartment residential building is the coordinated activity of the owners of premises in the building or persons engaged by them, aimed at maintaining favorable and safe living conditions for citizens, proper upkeep of the common property in the multi-apartment building, resolving issues of operation of the common property and providing utility services to residents of such a building.