【作者】 林芳；

【导师】 郭斌；

【作者基本信息】 西安建筑科技大学 ， 管理科学与工程， 2022， 硕士

【摘要】 老旧小区改造是一项在既有建筑基础上“提档升级”的工作,为顺应消费全面升级的趋势,居民对美好生活的向往成为新的刚性需求,但对一些规模小、无管缺管的零散老旧小区存在居民尚未形成物业服务消费意识、物业服务收费标准低于市场水平以及人力、物力成本负担较重等原因,导致整体缴费率偏低,造成物业服务企业效益亏损,无法激发其入驻老旧小区的积极性和兴趣,老旧小区管理的难题至今未得到实质性地解决。考虑到老旧小区“小、散、破”的特性,为其分别配备物业管理是难以实现的,阻碍物业服务企业形成规模效益。因此,南京、西安等城市提出在该类老旧小区采用片区式管理模式,打包交由专业的物业服务企业进行长效化管理。为避免出现“大而全、小而全”的人力、物力资源浪费现象,利用物业服务平台重新整合和调动老旧小区的共享资源,促进老旧小区长效化管理机制的形成。据此,在老旧小区实施片区式管理模式的背景下,探究能够吸引物业服务企业进驻的老旧小区片区最小规模是多少?这是现阶段亟需解决的重要课题。本文结合老旧小区物业服务的特点,围绕价值共创展开老旧小区实现片区物业管理的研究,具体研究内容如下:首先,运用价值链理论重塑物业服务价值链,借助马斯洛需求层次理论建立由老旧小区居民需求激发的物业服务链价值创造系统,明确该系统中参与的供需主体及其互动效益,包括由需求端产生的老旧小区居民效用价值以及由供给端产生的物业服务企业经济价值。然后,为调动物业服务企业参与老旧小区片区式管理的积极性,先立足于满足物业服务企业的预期门槛经济效益,再通过物业服务平台节约人力、物力等资源,考虑老旧小区居民价值诉求的影响作用。结合Metcalfe定律和顾客让渡价值依据“价值影响因素识别→理论模型分析→价值函数建立→模型确定”的分析思路,借助系统动力学和多目标优化理论构建出老旧小区物业管理片区最小规模确定模型。最后,选取西安市莲湖区北院门街道附近的老旧小区进行案例分析,利用遗传算法进行模型优化,通过Matlab2020a进行仿真,确定出在满足老旧小区居民效用的基础上,物业服务企业实现可接受的最低经济效益时,所入驻的老旧小区片区最小规模为1224户,验证了实例中已接管的老旧小区物业管理片区规模是合理的片区规模。通过分析和确定老旧小区物业管理的片区规模大小以保障老旧小区顺利实施片区式管理模式,为西安市或其他城市对老旧小区采用片区式管理模式提供规模确定思路及方法,同时该研究有利于促进老旧小区“建管并重”综合更新改造模式的高质量发展。更多还原

【Abstract】 The renovation of old communities is a work of "upgrading" on the basis of existing buildings.In order to comply with the trend of comprehensive consumption upgrading,residents’ yearning for a better life has become a new rigid demand.However,for some small-scale,fragmented and old communities with no pipes and no pipes,residents have not yet formed the awareness of property service consumption,the property service charges are lower than the market level,and the burden of human and material costs is heavy,resulting in a low overall payment rate.As a result,the property service enterprise suffers from loss of profit and cannot stimulate their enthusiasm and interest in entering the old community.The problem of the management of the old community has not been substantively solved so far.Considering the "small,scattered,and broken" characteristics of old communities,it is difficult to provide them with property management,which hinders property service companies from forming economies of scale.Therefore,cities such as Nanjing and Xi’an propose to adopt a district-based management model in such old residential areas,and package them and hand them over to professional property service companies for long-term management.In order to avoid the phenomenon of “big and complete,small and complete” waste of human and material resources,the property service platform is used to reintegrate and mobilize the shared resources of the old community,and promote the formation of a longterm management mechanism for the old community.Based on this,in the context of the implementation of the area-based management model in the old community,what is the minimum size of the old community area that can attract property service companies to enter? This is an important issue that needs to be addressed urgently at this stage.Combining the characteristics of property services in old communities,this paper focuses on value co-creation to carry out research on the realization of property management in old communities.The specific research contents are as follows:First,use the value chain theory to reshape the property service value chain,use Maslow’s hierarchy of needs theory to establish a property service chain value creation system inspired by the needs of residents in old communities,and clarify the supply and demand entities involved in the system and their interactive benefits,including The utility value of the residents of the old community generated by the demand side and the economic value of the property service enterprise generated by the supply side.Then,in order to mobilize the enthusiasm of the animal industry service enterprises to participate in the area management of the old community,firstly based on meeting the expected threshold economic benefits of the property service company,and then save manpower,material resources and other resources through the property service platform,and consider the value demands of the residents of the old community.influence.Combined with Metcalfe’s law and customer transfer value,based on the analysis idea of "value influencing factor identification → theoretical model analysis → value function establishment → model determination",with the help of system dynamics and multiobjective optimization theory,a model for determining the scale of old residential property management areas is constructed.Finally,an old community near Beiyuanmen Street,Lianhu District,Xi’an City was selected for case analysis.The genetic algorithm is used to optimize the model,and Matlab2020 a is used for simulation.It is determined that on the basis of satisfying the utility of the residents of the old residential area,when the property service enterprise realizes the acceptable minimum economic benefit,the minimum size of the old residential area to be settled is 1224 households.It is verified that the scale of the old residential property management area that has been taken over in the example is a reasonable area scale.By analyzing and determining the size of the area for the property management of the old residential area,we can ensure the smooth implementation of the area-based management model in the old residential area.And it provides the ideas and methods for the scale determination for Xi’an or other cities to adopt the area-based management model for the old residential area.At the same time,this study is conducive to promoting the high-quality development of the comprehensive renewal and reconstruction model of "equal emphasis on construction and management" in old communities.更多还原