摘 要

当前20世纪90年代以来，单位制解体、房产制改革和国企制改革促进了我国人口流动和商品房建设，人口流动和房产买卖进而推动了我国商品房社区发展，商品房社区形成则催生了一批以财产为基础的基层自治主体——业委会。城市社区中开始呈现以居委会、物业和业委会为主要组织的治理结构。但从总体看来，在三架马车中业委会处于弱势。由于我国社区的形态，业主组织常常无法突破集体行动的困境，呈现出成立难、运作难的普遍窘境。导致在实际运行过程中，物业往往凌驾于业主之上，形成了大量的矛盾冲突。但另一方面，也有少数社区形成了以业委会为主导的有效治理。在业委会主导下，社区不仅在一般外部管理下形成良好秩序，且在公共设备管理层面、共有财产，包括维修基金等社区深层管理层面也达到了良好的秩序。本文以位于武汉洪山区关山南湖南路民族大道与南湖大道的交叉路口的JN家园社区的社区治理为个案，通过对JN社区业委会的实证考察，提出了几个重要观点。

第一，社区各种功能的实现需要业委会以及其他社区组织的积极参与。业委会的社区参与能更有效地保障业主的切身利益的享有和社区事业的发展。将业主委员会纳入社区管理范畴，可以保证、督促业委会行为的合法性、规范化，发挥业主自我管理和行政管理相结合的联动效应。

第二，推动业主自治的健康发展，需要保证效率、公开、公平、集体决策和强制参与等原则，同时加强业委会制度建设，建立一整套自我约束、便于监督、善于沟通的工作制度，以便业委会代表业主做好自治工作。

第三，政府部门、居民区党组织、居委会、物业服务企业和业委会在对社区进行共同治理的过程中要建立互相配合、互相支持、互相协助的关系。让有能力的业主党员选进业委会，实行社区物业管理党建联建工作，培育社区民主自治的机制。

关键词：社区权利结构 业主委员会 社区业委会组织化 社区治理

Abstract

Since 1990s, the system of units disintegration, the property system reform and SOE reform promoted the construction of commercial house and population flow of China. The population mobility and the real estate transactions promoted development of chinese commercial housing community. The commercial housing community was spawned a group based on the property of the grass-roots autonomous subject -- the industry committee.In the urban community, the governance structure with the neighborhood committee, the property and the industry committee has appeared as main organization. Overall, however, the industry was in a weak position in the three carriage. Because of our country community organization form, the owners are often unable to break through the dilemma of collective action, showing a common dilemma, proved difficult to set up. Resulting in the actual operation, the property often overrides the owners, forming a large number of contradictions and conflicts. On the other hand, a small number of communities have formed an effective governance led by the industry committee. Under the guidance of the community industry, community not only formed a good order in the external management, but also the management level of equipment in the public and the common property, including the deep level of maintenance fund management has reached a good order of community either. In this paper, by empirical investigating, the community governance of JN Jiayuan community, which is located in the intersection of Wuhan Hongshan District Guanshan Road south Lake Road National Avenue and South Lake Avenue,as a case of JN Community Industry Commission, put forward some important views.

First, the realization of community functions requires the active participation of the Commission and other community organizations. The community involvement of the industry commission can more effectively protect the interests of the owners and the development of community undertakings. Get he owners committee into the scope of community management, can guarantee and supervise the behavior of the industry committee legitimacy, standardization, and play the owners of self-management and administrative management of the linkage effect.

Second, to promote the healthy development of the owners of autonomy, it is necessary to ensure efficiency, openness, fairness, collective decision-making and compulsory participation principle, while strengthening the industry system construction, establish a set of self-restraint, to facilitate supervision, good communication and working system, so that the industry committee on behalf of the owners to make autonomous work.

Third, government departments, residential areas, Party organizations, neighborhood committees, property service enterprises and industry committees should establish a cooperative relationship, support each other and help each other in the process of community governance. Make the capable owners of Party members be elected into the owners community, implemente of community property management mechanism of Party building work, fostering community democratic autonomy.

Key words：community power structure；owners' committee；community Industry council；community governance

目录

摘 要 I

Abstract II

第1章 绪论 1

1.1研究缘起 1

1.2研究意义及目的 1

1.2.1研究的意义 1

1.2.2研究的目的 2

1.3国内外文献综述 2

1.3.1关于社区和社区治理理论的研究 2

1.3.2关于业委会相关研究 4

1.4研究方法 5

1.4.1文献研究法 5

1.4.2个案研究法 5

1.5研究思路 6

第2章 一般概念性分析 7

2.1业委会 7

2.2业委会组织化 8

第3章 业委会产生和发展 9

3.1业委会产生背景 9

3.1.1住房制度改革的深入 9

3.1.2公民权利意识的觉醒 9

3.1.3物业管理的兴起 10

3.2业主委员会的发展过程——从维权到自治 10

3.2.1诞生于偶然 10