After the renovation of the household meter in a residential area in Xi’ an, the electricity fee was questioned by the owner： Can the degree of sharing be made public？

Recently, Xi ‘an is vigorously promoting the transformation of household appearance. The renovation of household surface in Xi ‘an began as early as 2013, but the progress was slow, and rapid progress was made in the past two years. Up to now, there are 8,235 power supply communities in Xi ‘an, 7,358 of which have been signed and handed over, accounting for 89%, and 5,425 of which have been renovated, accounting for 66%. According to the plan, the transformation task of urban residents’ electricity meters will be fully completed before November 15 this year.

According to a survey conducted by the reporter of Huashang Daily, although it is stipulated that the property should be publicized regularly after collecting the public electricity fee, the reality is that there is little publicity, the publicity content is opaque and there is a lack of supervision.

> > Owner’s response

Each household shares the electricity fee of 285 yuan per year.

The owner questioned the authenticity

Recently, the Zhonghai Guanyuan Community in Qujiang New District is undergoing renovation of the household table, and the owners have questioned the standard of shared electricity charges for property publicity.

Ms. Zhang, the owner of Zone B of Zhonghai Guanyuan, said that she lived in the community in 2011. There were 1,548 households in the community. Before the renovation of the household table, they all bought electricity in the property, 0.6 yuan/kW h. "The neighborhood next to it is only 0.498 yuan/kW h." Ms. Zhang said that the electricity fee in the community has always been more expensive than that in other communities, and the property said that it includes sharing and loss.

After the renovation, the owner doesn’t have to go to the property to buy electricity. I thought I could enjoy the electricity price of 0.498 yuan/kW h like other residential areas. I didn’t expect that the property posted a public notice saying that the shared electricity fee in the residential area was 36,877 yuan/month (the annual shared electricity fee was about 450,000 yuan), and each household shared 0.202 yuan /m/ month according to the area, so that the average household needed to pay the shared electricity fee of 285 yuan per year.

The reporter from Huashang Daily saw the calculation table of the shared electricity fee for the project named (Guanyuan Area B) at the entrance of the community, which listed the unit corridor lights, park street lights, landscape lights, water pumps, civil air defense sewage pumps, access control systems, fans, fire pumps, line loss power, daily cumulative electricity consumption time, daily energy consumption, etc. Based on this, it was calculated that the monthly energy consumption of public facilities and the shared electricity fee per unit area were 0.202 yuan.

Some owners don’t quite agree with this announcement. Taking the electricity consumption of the unit access control system in the announcement as an example, the daily energy consumption time of the announcement is 24 hours, but the unit access control is almost empty at night, and it is in a rest state. The owners think that the energy consumption in use and rest state is different and should not be generalized. The owner thinks that this publicity method is not objective, and it should be clear which shared facilities should be shared by the owner, and the shared electricity should be obtained directly from the power supply bureau. The shared electricity should be: the total electricity of the community-the electricity purchased by the users-the electricity used in the profit-making area (the profit-making area needs to set up another electricity meter), and the shared electricity should be shared by the owner according to the area.

Price department: the shared electricity fee does not need to be reported, but can be publicized.

Owners can only coordinate if they don’t recognize it.

The property staff of Zhonghai Guanyuan said that the collection of the pool electricity fee was carried out in accordance with the Implementation Measures for the Management of Property Service Charges in Shaanxi Province and the Implementation Plan for the Renovation of One Household and One Meter in Xi ‘an Residential Quarter, which was issued by the Xi ‘an Municipal Government in 2013-47. They checked the calculation standard of the pool electricity fee with the price department, calculated it according to the standard and publicized it. Article 9 of DocumentNo. 2013-47 of Xi ‘an Municipal Government stipulates that the public electricity consumption of residential quarters includes two parts: the inside and outside of residential buildings, in which the inside part includes electricity consumption for public corridors, staircase lighting, access control, emergency indicator lights, etc. The outside part of the building includes: courtyard street lighting, landscape lighting and other electricity consumption. They are calculated according to this standard, and the calculated pool electricity price is more reasonable for the community. Moreover, this price has also been reported to the price department of Yanta District for filing.

In this regard, the reporter of Huashang Daily consulted the price department of Yanta District as the owner. The relevant staff said that in terms of property charges, property fees and parking fees are subject to government-guided prices, health fees are subject to government pricing, and other charges, including pool electricity fees, are subject to market adjustment prices and do not need to be reported, so the report said by the property is not true. The shared electricity fee is priced after property accounting, and the charging behavior must be publicized. As for how to calculate it, there is no relevant regulation. Recently, there are many complaints about shared electricity charges, and the charge of 0.202 yuan /m/ month is not high. If the owners don’t agree with this, the industry committee can come forward to negotiate, and the price department can only play a coordinating role.

On May 20th, the owner of the residential area said that the residential area has completed the transformation of electricity meters and can purchase electricity directly online. At present, it has not started to collect the pool electricity fee, and it is expected to start collecting it in June.

> > reporter survey

At present, there are various charging standards for shared electricity fees in residential areas.

How about the collection of shared electricity charges in various residential areas in Xi ‘an? The reporter of Huashang Daily conducted an investigation on this.

Mr. Liu, who lives in Xianning Bay Community in the east of the city, said that the shared electricity fee in the community is 30 yuan per household every month, and the electricity facilities and electricity consumption were not publicized.

Mr. Liang, who lives in the Jinshang Community of Fengcheng No.1 Road, said that the shared electricity fee in the community is charged according to the housing area, and the price is 0.18 yuan/square meter/month. The property has not publicized the electricity facilities and electricity consumption.

Ms. Chen, the owner who lives in Jindi Xiangyue Tianxia Community in South Third Ring Road, said that the community belongs to a newly-built community, and has been collecting public utilities at a price of 0.25 yuan /m/ month since she moved in, and has not publicized the electricity facilities and electricity consumption.

According to the reporter’s investigation, most of the residential areas that haven’t been renovated need to go to the property to purchase electricity, and the charging standard is mostly 0.6 yuan/kW h, which includes shared electricity charges, such as Dingxin Garden and Shirong Jiacheng in the north, Jianyuan Jiayuan and Xikan Residential Area in the south.

There are also some enterprises and institutions’ family homes that don’t charge pooled electricity fees. For example, Dongyuan Community of Xihang Company in the north of the city has just undergone the renovation of household meters. The owner, Ms. Wang, said that no pooled electricity fees were charged before or after the renovation, and the electricity fee has always been 0.49 yuan/kW h.

Ms. Cheng, the owner of Shirong Jiacheng Community, said that she had paid little attention to the water and electricity charges at home before, and learned that the electricity price of residents was 0.498 yuan/kW h, and the electricity price charged by the property including pool was 0.6 yuan/kW h. Ms. Cheng believed that the pool electricity used by the community every month was obviously fixed, so it could be shared directly with the owners, and should not be charged by raising the electricity price, so the property would obviously earn the difference. "Doesn’t this mean that the more household electricity I use, the more electricity I have to pay, and pool electricity has become a tool for property to make money."

Ms. Chen, the owner of Jindi Xiangyue Tianxia Community, believes that since the policy requires the property to publicize the public electricity consumption of the community, it is natural for the property to be collected according to the facts, and the property pricing should also be apportioned according to the actual amount. The authenticity of the electricity consumption announced by the property is very important. In fact, it is only necessary to measure the public electricity facilities separately. This is the simplest and most transparent way. If the property is not announced, the pool electricity fee will become a "confused account".

Power supply company: after the transformation of household meters, public electricity will be installed with separate meters.

Why is there a problem of different standards for shared electricity charges, and whether it is possible to realize a separate meter for public electricity consumption? In order to find out the collection of public electricity charges, the reporter from Huashang Daily interviewed the relevant staff of State Grid Xi ‘an Power Supply Company.

Wang Yang, the marketing specialist of State Grid Xi ‘an Power Supply Company, introduced that before the transformation of household meters, the power supply department installed a master meter in the residential area, while the property installed many sub-meters, including residential parts and public electricity consumption parts. The electricity fee is charged according to the total electricity meter of the community and the government’s catalogue electricity price, which is 0.4983 yuan/kW h for residents and 0.5109 yuan/kW h for public electricity. The property is charged to the owner according to the electricity quantity and price of the sub-meter, and the property collects the electricity fee, and the power supply department does not pay the handling fee for it. Due to the existence of pooled electricity charges, most properties are directly charged in the electricity price, including 0.6 yuan/kW h and 0.7 yuan/kW h, and the standards have not been uniform.

"This is also the reason for the transformation of the household table. The purpose is to skip the price increase of the property, read the meter to the household and charge the household." Wang Yang said that because the public electricity facilities in the residential area belong to all owners, the power supply department was only responsible for the power supply facilities outside the residential area before the household meter reform, and the power supply facilities in the residential area should be handed over to the power supply department first. In addition to replacing the electricity meter for the owner’s home, the power supply department also installed independent electricity meters for the public electricity facilities in the community. All public facilities such as elevators, public lighting, water pumps, heating, garages and so on are public electricity.

After the transformation of household meters, the electricity charge collected by the power supply department is divided into two parts. One is to sign an agreement with all residents to establish a contractual relationship and realize the charging to households. Then there is the public electricity consumption part. The power supply department lists households for public facilities, and the head of the household is generally a residential property. The power supply department and the property establish a contractual relationship and charge monthly according to the meter measurement. When charging, the power supply department will list the electricity consumption details for the property, pay the fee after the property is determined, and then the power department will issue an invoice for it.

At present, in all residential areas that have completed the renovation of household meters, public electricity facilities have been separately metered by hanging meters and charged with shared electricity fees.

Government documents: it is stipulated that the property should publicize the copy of the payment voucher of the pool electricity fee.

During the visit, the reporter from Huashang Daily found that the charging standard of residents’ living electricity fee in the public notice board of Xi ‘an property service and price collection and payment in the property office of Zhonghai Guanyuan Community is 0.6 yuan per kilowatt hour, including electricity price+loss sharing, and the charging basis is Shaanxi Price Management [2002] No.120 and Shaanxi Price Development [2011] No.169. The reporter found in the official website of the Provincial Price Bureau that a notice entitled "Shaanxi Provincial Price Bureau on Dredging the Contradictions of Electricity Prices in Our Province" (Shaanxi Price Shangfa [2016] No.57) stipulated that the "one household, one meter" residential users in our province directly copied by power supply enterprises implement the residential ladder electricity price, while the residential community users who have not implemented "one household, one meter" do not implement the residential ladder electricity price, and the residential community combined electricity price implements the catalogue electricity price in our province, which is shared within the community. The notice will be implemented as of June 1, 2016. "Notice of Shaanxi Provincial Price Bureau on further clarifying the issues related to the implementation of the same electricity price for urban and rural residents in Shaanxi Power Grid" (Shaanxi Price Management [2002] No.120) shall be abolished at the same time.

The Notice of Shaanxi Provincial Price Bureau on Clearing and Regulating the Charges of Power Grid and Switching Power Supply Link (Shaanxi Price Shangfa [2018] No.71) requires that for all end users with complete sub-meter devices and normal operation after switching power supply main meter, it is encouraged to implement shared facilities electricity consumption and loss electricity consumption through negotiation between switching power supply main body and end users, and solve them through rent, property fee and service fee. If the current difficulties are solved through the above-mentioned methods, the transfer power supply entity can temporarily share the electricity consumption of shared facilities and loss electricity according to the proportion of each meter electricity consumption of end users to the total meter electricity consumption (the upper limit is the difference between the total meter electricity consumption paid by the transfer power supply entity to the power grid enterprise and the sub-meter electricity consumption charged to all end users, excluding labor costs, repair costs, asset depreciation and other expenses other than the total meter electricity consumption), and the cost sharing standard should be listed separately and charged separately outside the prescribed electricity price. According to the implementation cycle of no more than one year at the longest, the main body of power transfer will publicize to all users a copy of the electricity fee voucher it paid to the power grid enterprise and the list of shared facilities electricity consumption and loss electricity consumption of all end users in the same period. If the sub-meter device behind the master meter is incomplete, the main body of the transfer power supply will negotiate with the end users to determine the specific electricity fee allocation method, and the results will be announced to all end users.

Housing management department: only responsible for supervising the quality of property services.

Price department: Shared electricity charges are not subject to government pricing.

It is understood that the Xi ‘an Municipal Government’s "Implementation Plan for the Renovation of One Household and One Meter in Xi ‘an Residential Quarter" issued in 2013 stipulates that after the renovation of the household meter, the power consumption of the public electricity in the residential quarter shall be shared by all the owners of the community according to the principle of "who benefits and who bears". Power supply enterprises should install independent meters to measure public electricity consumption in residential quarters, and can entrust property management service enterprises or self-management units in residential quarters to collect electricity charges and pay them to power supply enterprises according to the facts. Power supply enterprises shall pay a certain handling fee as appropriate, and the specific standards shall be agreed upon by both parties through consultation. Property management service enterprises should separately account for public electricity consumption, and regularly announce the collection and allocation to all owners.

Article 21 of the Implementation Measures for the Management of Property Service Charges in Shaanxi Province also stipulates that in the property management area, water supply, power supply, gas supply, heating, communication, cable TV and other units shall charge relevant fees to end users in accordance with state regulations. If the realty service enterprise accepts the entrustment to collect the above fees, it may charge the entrusting party a handling fee, and the specific standards shall be agreed upon by both parties through consultation. No additional fees such as handling fees shall be passed on to the owner. Public lighting, landscape facilities and other common water and electricity costs, property services companies should be measured separately, in strict accordance with the water and electricity price policy truthfully shared and published regularly.

Mr. He, the owner, said that since the power supply department has separately hung a watch for the public electricity facilities in the community, and the charges are detailed and bills, it is not difficult for the property to truthfully publicize the public electricity charges, but in fact, there are not many communities that have been publicized, even if the publicity is not based on the measurement of electricity meters, which makes people doubt whether there is any interest problem. If the property earns the price difference from it, is it arbitrary charges? Who will supervise it?

It is understood that the renovation of the household surface in Xi’ an was led by the Municipal Housing and Construction Bureau. Huashang Daily interviewed the relevant person in charge of the property management office of the bureau on this matter. The relevant person in charge of the property management office of the bureau said that the housing management department is only responsible for supervising the service quality of the property, and the charging problem should be supervised and managed by the price department.

Regarding the collection of pooled electricity charges, the person in charge said that the Regulations on Property Management promulgated by the State Council clearly stipulated that water supply, power supply, gas supply, heating, communication, cable TV and other units in the property management area should collect relevant fees from end users. The realty service enterprise shall not charge additional fees such as handling fees to the owners if it accepts the entrusted collection fees. As a matter of fact, most of the utilities in Xi ‘an were collected by property companies before the renovation of household meters, but only the property and power supply departments know how much the property has collected from the owners and actually paid to the power supply bureau. It is clearly stipulated in the renovation plan of household table that publicity is required. Since publicity is required, the price department should supervise the publicity content.

Article 25 of the Implementation Measures for the Management of Property Service Charges in Shaanxi Province stipulates that the price departments of local governments shall, jointly with the construction administrative departments at the same level, strengthen the supervision and inspection of the charging items, charging standards, service contents and service standards of property service enterprises. Property services companies that violate the laws, regulations and provisions on price shall be punished by the competent price department of the government in accordance with the Price Law of People’s Republic of China (PRC) and the Provisions on Administrative Penalties for Price Violations.

Regarding the problems raised by the owners, such as non-standard, little publicity and opaque publicity, the relevant person in charge of the price department in Xi ‘an said that the pooled electricity fee is not set by the government. According to the relevant documents of the Provincial Price Bureau and the Notice of the General Office of Xi ‘an Municipal People’s Government on Printing and Distributing the Implementation Plan for the Renovation of One Meter in Xi ‘an Residential Quarter, after the renovation of the household meter, the electricity consumption of the public electricity in the residential quarter will be paid by all the owners of the residential quarter according to the principle of "who benefits and who bears". Property management service enterprises should separately account for public electricity consumption, and regularly announce the collection and allocation to all owners. If the owners have doubts about the publicity content of the property, they can organize industry committees to defend their rights.

> > expert opinion

Information transparency can resolve doubts.

Cao Rong, dean of the School of Public Administration of Northwest University, said that implementation in accordance with laws and regulations is the basis for establishing and improving a society ruled by law.

In response to this matter, Cao Rong believes that because the policy only stipulates the payment and apportionment of the public electricity fee, the content of the publicity is not particularly specific, and the parties have different understandings from their own perspectives, which leads to the owners’ disapproval of the content of the property publicity, which leads to conflicts and contradictions. This requires the relevant departments to make a more detailed regulation, which will be easier to implement and easier for owners to understand and accept. In the process of social governance, it is necessary to constantly improve and optimize relevant systems.

The price department said that the pool electricity fee does not belong to government pricing, and the market-regulated price needs to be resolved through consultation. Cao Rong believes that in the negotiation process, the transparency of information is very important. In this case, the less the property is made public, the stronger the owner’s doubts. Transparent and open information transmission is an important means to resolve the owner’s doubts. Written by Huashang Daily reporter Zhao Ruili

(The original title of this article: "Do not drop but increase! After the renovation of the household meter, the charges were questioned by the owners: Can Xi ‘an pool electricity charges be made public? 》）