催收物业费有方法和技巧

催收物业费有方法和技巧 催收物业费方法和技巧 (上次讲座侧重于物业欠费的原因及法律分析，本讲座侧重于催收的方法和技艺) 概括来讲:了解、讲解、化解、引诱、施压、威慑、诉讼 一、了解业主的基本情况及思想动态 “知已知彼百战不殆”。了解业主的基本情况，才能对他的性格、财产情况有一个基本的判断，才能找到他到软肋，找到突破口。举例:诉讼前有的业主扬言，打官司输了又怎么样,又不能执行我的房产，我们直接道出他的工作单位及车辆情况，提出法院执行其工资收入及拍卖车辆。 1、基本情况:工作单位、受教育情况、家庭组成情况、籍贯情况、车辆等财产情况等等; 2、思想动态:知道他们对物业公司的态度等，进一步引导他们的思想认识。一般的小区都有业主论坛，业主的很多信息是在论坛上得到和交流的。我安排助理进入网站，发表业主因欠费被起诉以至承担责任的言论，解答一些涉及物业管理方式的问题。 二、对业主进行必要的知识讲解 1、物业公司的职责以及物业管理方面有关规定。很多业主有一个误区就是只要是小区里的问题、房子的问题、业主之间的问题物业公司都应该管。比如吉利家园开发商的前期承诺、业主与业主之间的因漏水而形成的邻里纠纷，比如蓝调沙龙的房屋质量问题。 happiness XX made active contribution. The afternoon of April 21, the city's "two" educational Working Conference. Thoroughly study and apply the XI series of important speech, General Secretary of the Conference, especially on "two to learn a" learn the spirit of the important instructions of the education, in accordance with the deployment requirements of Central and provincial Committee, the city "two" education work arrangements. Mu Weimin, Secretary of municipal party Committee, attended the meeting and spoke. Following party of mass line education practice activities, and "three strict three real" topic education zhihou, in all members in the carried out "two learn a do" learning education, reflected has central linked, and step step in-depth advance full strictly rule party of political set force, is continued strengthening party of thought political construction of major deployment, is advance full strictly rule party to grass-roots extends of important initiatives, is promoted party education normal of, and institutionalized of important practice, is advance reform development stable the work of important guarantee. "Two" study and education, is to make each Member party rules India in the party Constitution, series XI, General Secretary of spirit and transformed into a powerful ideological weapon, and comprehensively improve the ideological and political quality, further enhance political par core awareness, situation awareness, awareness, awareness, and further enhance the creativity, rallying power and combat capability of the party organizations at all levels. Is to promote the inner-party education to all party 2、对业主应承担义务的讲解。 (1)业主交费义务。一般情况下，这不是一个问题，但有些情况下业主的确存在着错误认识。比如我们育新花园中的一部分业主，原来是单位的员工，由单位交费，后来房屋产权卖给了个人。他们变成了业主，应该由他自己交费，但他们还是认为自己是单位的员工，单位应该交费。这时我们就应该向他们讲清楚有关法律规定，让他们明白自己为什么有要费。这样才有利于收费。 (2)业主应承担的其它法律义务。物业公司即具有服务的义务，也具有管理的职责。比如韩松涛案，比如马连道小区业主占用公共绿地一案。 3、对物业公司与开发商之间关系的解释。业主不交物业费和供暖费的根源，在很多情况下与开发商前期承诺不到位或者房屋质量等因素有关。并且相当一部分业主对物业公司与开发商之间的关系有错误认识，在他们认为，物业公司就是开发商，也有的虽然知道物业公司与开发商之间不是一个单位，但他们认为物业公司是开发商找到，物业公司就是要处理开发的膳后事宜。他们把开发商的不满发泄到物业公司身上，拒交物业费。因此，我们有必要从公司法的角度、物业管理相关法律规定的角度、物业公司的权利和义务的角度对业主进行解释，争取消除误会。 三、感化业主 1、讲究良好的沟通方式;用好的态度真诚的去沟通，其实业主也不是要求每个要求都一定能够解决，更关键的是一种服务的态度。 roots extends of important initiatives, is promoted party education normal-deployment, is advance full strictly rule party to grassfull strictly rule party of political set force, is continued strengthening party of thought political construction of major depth advance -n all members in the carried out "two learn a do" learning education, reflected has central linked, and step step innd spoke. Following party of mass line education practice activities, and "three strict three real" topic education zhihou, iting al Committee, the city "two" education work arrangements. Mu Weimin, Secretary of municipal party Committee, attended the meepirit of the important instructions of the education, in accordance with the deployment requirements of Central and provinciathe sstudy and apply the XI series of important speech, General Secretary of the Conference, especially on "two to learn a" learn happiness XX made active contribution. The afternoon of April 21, the city's "two" educational Working Conference. Thoroughlyparty education to all party-and combat capability of the party organizations at all levels. Is to promote the inner power enhance political par core awareness, situation awareness, awareness, awareness, and further enhance the creativity, rallyingd transformed into a powerful ideological weapon, and comprehensively improve the ideological and political quality, further it anstudy and education, is to make each Member party rules India in the party Constitution, series XI, General Secretary of spirof, and institutionalized of important practice, is advance reform development stable the work of important guarantee. "Two" 2 (1)及时性;比如不能及时到家里修理时的解释，有问题咨询时的回复。不属于物业公司的有问题也要及时帮助沟通; (2)主动性;如果业主一个问题，即使他都没有特别在意，但物业人员能够主动了解询问一下，会让业主有所感动;比如，把业主反映的问题解决后，如果事后再作一下回访，或者了解一下情况，都会让业主感觉到物业公司的认真负责，感觉到物业公司的积极性和主动性。 (3)适时性;在适当的时候沟通，比如梁铁军对于楼下业主物品掉下一事的处理;在业主有求于物业时，比如出个证明等。 2、注意对物业公司业绩的宣传，树立物业公司的良好形象:比如保安抓小偷的报道，业主遗失东西找到后及时联系返还的报道;比如业主送给物业公司的锦旗的悬挂; 3、作一些成本低但能够体现对业主工作生活关心的事情，比如做一些天气变化、防病害、煤气补助、汽车出行限号的变化等提示，在小区宣传栏中做一些各种常用知识的宣传和讲解，适当组织一些小区内的活动。 四、采取一定的优惠政策鼓励业主交费 1、比如提倡先交费有小礼品、对确有正当理由有给予适当减少。 2、可以作适当的让步以推动业主及时交费 (1)有的业主有贪小便宜的心理，有时我们提出的要求不属于物业公司的工作职责，比如窗户、电灯、水龙头有小故障等，如果一口拒绝，会造成他们迟延甚至是拒绝交纳物业费。在这种情况下，如果 s advance reform development stable the work of important guarantee. "Two" sroots extends of important initiatives, is promoted party education normal of, and institutionalized of important practice, i-ployment, is advance full strictly rule party to grasstion of major dedepth advance full strictly rule party of political set force, is continued strengthening party of thought political construc-all members in the carried out "two learn a do" learning education, reflected has central linked, and step step inu, in ng and spoke. Following party of mass line education practice activities, and "three strict three real" topic education zhihoCommittee, the city "two" education work arrangements. Mu Weimin, Secretary of municipal party Committee, attended the meetincial he spirit of the important instructions of the education, in accordance with the deployment requirements of Central and provitudy and apply the XI series of important speech, General Secretary of the Conference, especially on "two to learn a" learn ts happiness XX made active contribution. The afternoon of April 21, the city's "two" educational Working Conference. Thoroughlyparty education to all party-ower and combat capability of the party organizations at all levels. Is to promote the innerhance political par core awareness, situation awareness, awareness, awareness, and further enhance the creativity, rallying pher ent and transformed into a powerful ideological weapon, and comprehensively improve the ideological and political quality, furttudy and education, is to make each Member party rules India in the party Constitution, series XI, General Secretary of spiri3 不是难以解决的问题，我们可以帮助其解决，以换得良好的关系。当然，在这种情况下，我们应该向他示明这本来不是物业公司的职责，物业公司参与就是帮忙，这样即使我们没有解决问题，也不会将责任揽到自己的身上。 五、对欠费业主进行施压。 1、电话催缴:如果遇到拒交、拖延或者不接听的情况 (1)变换人;(比如，吉利家园的一户，不让我给其母亲打电话) (2)变换时间; (3)变换地点;找单位，找其经营地 (4)变换电话:比如家里如果有小孩，肯定反感电话打到家里，则可以多打一打家里电话。 (5)高密度的电话，让他烦; 2、贴或发欠费通知: (1)如果多次贴单，要适当变换催款的语气，逐渐缩短贴单的频率，文字不宜千篇一律，让他逐渐感到物业公司的催的越来越紧，让他感到压力越来越大。 (2)注意突出违约责任的变化，刺激其神经。 3、上门催: (1)反复上门; (2)多人上门;(燕科物业的办法) (3)催收签字:一则是证明双方的物业服务关系，二则是为避免过诉讼时效问题。 enhance political par core awareness, situation awareness, awareness, awareness, and further enhance the creativity, rallyingd transformed into a powerful ideological weapon, and comprehensively improve the ideological and political quality, further it anstudy and education, is to make each Member party rules India in the party Constitution, series XI, General Secretary of spirof, and institutionalized of important practice, is advance reform development stable the work of important guarantee. "Two" roots extends of important initiatives, is promoted party education normal-deployment, is advance full strictly rule party to grassfull strictly rule party of political set force, is continued strengthening party of thought political construction of major depth advance -n all members in the carried out "two learn a do" learning education, reflected has central linked, and step step innd spoke. Following party of mass line education practice activities, and "three strict three real" topic education zhihou, iting al Committee, the city "two" education work arrangements. Mu Weimin, Secretary of municipal party Committee, attended the meepirit of the important instructions of the education, in accordance with the deployment requirements of Central and provinciathe sstudy and apply the XI series of important speech, General Secretary of the Conference, especially on "two to learn a" learn happiness XX made active contribution. The afternoon of April 21, the city's "two" educational Working Conference. Thoroughlyparty education to all party-and combat capability of the party organizations at all levels. Is to promote the inner power4 六、对业主进行法律威慑 律师出面本身就是一种法律的威慑。 1、发律师函; 2、律师以法律工作者的名义进行劝说，和他清楚不交物业费的法律责任以及与物业公司关系恶化的后果;调和他们与物业公司的矛盾，给他一个台阶。 七、诉讼解决 诉讼不是解决收费的主要途径，但诉讼能起到示范效果。不仅对于其本人，更主要是对其它业主。 1、前期法院的通知协调解决(适用海淀法院):各项目部可以把欠费人员的情况汇总，由律师统一提供法院发函。 2、法院调解或者判决。 有选择的逐渐诉讼解决。 party education to all party-ower and combat capability of the party organizations at all levels. Is to promote the innerhance political par core awareness, situation awareness, awareness, awareness, and further enhance the creativity, rallying pher ent and transformed into a powerful ideological weapon, and comprehensively improve the ideological and political quality, furttudy and education, is to make each Member party rules India in the party Constitution, series XI, General Secretary of spiris advance reform development stable the work of important guarantee. "Two" sroots extends of important initiatives, is promoted party education normal of, and institutionalized of important practice, i-ployment, is advance full strictly rule party to grasstion of major dedepth advance full strictly rule party of political set force, is continued strengthening party of thought political construc-all members in the carried out "two learn a do" learning education, reflected has central linked, and step step inu, in ng and spoke. Following party of mass line education practice activities, and "three strict three real" topic education zhihoCommittee, the city "two" education work arrangements. Mu Weimin, Secretary of municipal party Committee, attended the meetincial he spirit of the important instructions of the education, in accordance with the deployment requirements of Central and provitudy and apply the XI series of important speech, General Secretary of the Conference, especially on "two to learn a" learn ts happiness XX made active contribution. The afternoon of April 21, the city's "two" educational Working Conference. Thoroughly5