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    券商配资:9.27万变4.66万!供热空置房面积变化大 物业疑虚报

    时间:2018/11/24 12:05:11  作者:  来源:  查看:115  评论:0
    内容摘要:总面积15万平方米的小区,业主缴费率达六七成,供热合同空置房面积9.27万平方米。近日,西安市太华南路中天锦庭小区部分住户反映供暖不暖,业主怀疑和物业公司虚报空置房面积有关。物业公司称每年供暖都有人不用暖,供热合同报的空置房面积只是预估。在业主和华商报记者持续关注并与物业公司沟通...
    总面积15万平方米的小区,业主缴费率达六七成,供热合同空置房面积9.27万平方米。近日,西安市太华南路中天锦庭小区部分住户反映供暖不暖,业主怀疑和物业公司虚报空置房面积有关。物业公司称每年供暖都有人不用暖,供热合同报的空置房面积只是预估。

    在业主和华商报记者持续关注并与物业公司沟通后,11月22日,该小区物业公司向热力公司提交了新的不用热空置房申请明细。目前,新的空置房面积为4.66万平方米,仅为合同空置房面积报9.27万平方米的一半左右。

    供暖第六天 中天锦庭部分住户家依然不暖

    11月20日上午,供暖已进入第六天,西安市太华南路中天锦庭小区依然有业主反映家里不热。

    当天中午,华商报记者来到该小区。这是一个新小区,分一期和二期,其中二期为第一次供暖。

    在二期13号楼二单元24楼蒲女士家,温度计显示她家里仅有14℃。华商报记者用手摸了一下供暖进水管,温度和人体温差不多,回水管基本没有温度。蒲女士说,供暖好几天了,温度一直这样,“有暖气和没暖气差不多。”在11楼一住户家,客厅为16℃。在9楼一住户家,温度也是14℃。

    在2号楼二单元8楼一住户家,客厅里的大人、小孩都穿着厚衣服。记者入户走访的几户人家中,供暖进水管温度都是温的,回水管都基本感觉不到温度。

    当天下午3时许,在物业公司会议室,业主们和该小区物业公司项目经理进行了沟通。物业公司负责人说,他们是和西安市热力总公司签的供热合同,具体由太华供热公司供暖。“小区从11月14日开始供暖,当天早上开阀时温度是有的,到了中午从热力公司过来的水是凉的。打电话询问,说是凤城五路爆管了正在抢修。下午4点半说修好了,但水温只有20℃左右,直到15日早上才上升到50℃,但流量仅为65-70立方米/小时,而往年流量最低都在100立方米/小时。15日下午,温度升到70℃左右,流量还没变,二次网进水温度在36℃左右徘徊。我们再次给热力公司打电话,工作人员11月17日来看了后说,建议加一个泵。18日晚10时到19日凌晨5时50分加了一个泵后,流速提高到了70-80立方米/小时。因为加装水泵,这段时间是没有供暖的。但到了19日下午,二次网进水温度又在36℃左右徘徊。20日上午11时许,热力公司工作人员过来调了以后,流速增加到了95-105立方米/小时,二次网进水温度也上来了,低区 在36℃-39℃ ,高 区在36℃-42℃。正常的话,二次网进水温度在42℃-43℃,住户家里的温度肯定会在18℃以上。”

    这位物业公司负责人表示,当天下午,住户家里的温度一定会上来。

    但据业主们介绍,当天下午,一期大部分住户家的温度提升了,但二期还有一些住户家温度变化不大。13号楼的蒲女士说,她家的温度到晚上才升到了15℃,第二天早上也是15℃。记者走访的其他几家住户称,当天下午家中的温度基本没变化。

    11月21日,业主们到有关部门反映情况、寻求帮助。当天,该小区一期院子所在范围停电,供暖再次受到影响。物业用发电机发电,并尝试从二期接电以保证供暖,街道办、社区工作人员也都来到现场。

    总面积15万平方米小区 合同上空置房面积9.27万

    “我们怀疑是物业公司报的空置房面积太大,导致热力公司给的热量不够。”业主们向记者提供了物业公司与西安市热力总公司签订的供热合同,以及11月12日物业公司的供暖收费告知。

    这份签订于10月30日的供热合同显示,小区总建筑面积153055.14平方米,空置房面积92680.68平方米,用热面积是60374.46平方米。据此计算,空置房面积占比达60.5%。而11月12日,物业公司贴出的供暖收费告知中称,小区共1529户中,已交暖气费963户,缴费率62.9%。

    占比超过六成的空置房面积究竟是如何统计出来的?既然缴费率已超过六成,空置房面积占比为何也会超六成?在11月20日下午的座谈中,华商报记者就业主们的有关疑问,询问物业公司项目经理。

    这位物业公司负责人表示,因为每年供暖前都不确定到底会有少用户用暖,所以合同上的空置房面积只是预估的。供热合同中也约定这是暂定面积,最终以双方实际核定的空置房面积结算。“报6万平方米的用热面积、9万平方米的空置房面积,热力公司并不是只按6万平方米用热面积来供热。因为空置房面积也要交30%的基本热费,热力公司也要考虑这一部分面积的用热。”

    照此说法,按照合同约定的数字计算,热力公司应该承担的供热面积大概是8.8万平方米。

    当晚,在业主要求下,物业公司出具了盖有公章的业主的取暖费交款统计表。业主们据此统计的数字是:已缴全款取暖费的业主共1065户,缴费率为69.65%。即便不包括只交30%基础热费不用暖气的业主所交的费用,全额交款的业主们给物业公司的缴款总金额已达250万元。按照5.8元/平方米·月的供暖价格推算,这些业主的用热面积为10.8万多平方米,不用暖的空置房面积4.5万多平方米。而这只是合同约定的空置房面积的一半。

    业主们质疑:即便空置房面积是预估的,签供热合同到目前已过去十几天,实际用暖面积已经增加,如果物业公司还不向热力公司告知这些变化,供热公司还按照合同约定的供热面积来供暖,小区怎么能热得起来?物业公司不及时告知这些变化,难道是想从取暖费中牟利?

    根据供热合同,热力公司给物业公司的价格是5.3元/平方米·月,而业主交给物业公司的取暖费是5.8元/平方米·月,这0.5元/平方米·月的差价是物业公司的能耗和人工费用。由此计算,物业公司本采暖季应得的这部分收入为30.61万元。但用热的业主们全额交款总数已达250万元左右,合同供热价格仅为186.93万元,减去物业公司应得的部分,其余的钱哪去了?

    对此,这位物业负责人强调,实际用热面积和空置房面积到底是多少,热力公司工作人员还会到小区进行核实,双方会根据最后核实的面积来结算,但一般是先要让住户家里热起来再进行核算。今年合同约定的是186.93万元的热费,物业公司已分两笔交给热力公司了。

    业主和华商报记者持续关注后 新空置房面积为4.66万

    在业主持续关注下,11月22日晚,物业公布了给热力公司提交的《不用热空置房申请明细》,总户数为459户,总面积46633.05平方米。

    该小区共1529户,由此计算可知:用热户数已增至1070户,这些业主的用热面积为106422.09平方米,所交的取暖费应为2468992.488元。

    考虑到46633.05平方米空置房需要消耗30%的热量(相当于13989.915平方米的实际用热面积),热力公司可能需要按照12万多平方米(120412.005)的实际用热面积来进行热量供给。同时由于该小区处于供热管网远端,热力公司还需要考虑适当增加供热才可以达到理想状态。不论怎么算,只按照合同约定的面积来买热和供热显然是不够的。目前,业主们已经把取暖费交给了物业公司,不论物业公司和热力公司之间如何结算,把这些买热钱用在实处才是最重要的。

    据太华供热公司工作人员介绍,截至11月22日下午,他们已收到了中天锦庭小区物业公司打来的两笔热费,共186.93万元,合同约定的热费已付,后面的会根据实际用热情况进行结算。

    合同上的空置房面积约9.27万平方米,二次报的空置房面积为4.66万平方米,为何会产生这么大的差距?

    该小区物业项目经理表示,他们是根据往年一期的实际用热面积算了一个比例,再加上对二期收房、装修的情况的了解,做了一个大概的预估。2016年、2017年用热都是小幅变化的,今年加了二期后,用热比例突然增大了。“另外在做预估的时候,我们也是尽量想把情况掌握在可控范围内。考虑到供暖季结束后的退费,如果钱全部交给了热力公司,再要退款就比较麻烦了。”

    热力公司:空置房面积主要是结算用

    热力公司给小区供热,是如何进行热量分配的?如果物业公司所报的空置房面积和实际相差较大,会不会影响供暖?

    西安市热力总公司表示,供热初期,热力公司一般会依照小区提供的用热面积全开阀门,并稍大于用热面积需要的热量,以便使小区用户室内温度不低于18℃。运行平稳后,以用户室内温度为指标,根据天气情况进行热量动态调节。

    供热前,热力公司与小区签订供用热合同,物业会根据业主交费情况,统计不用热或空置房面积。

    供热后,物业根据业主用热交费情况进行二次统计,向热力公司进行申报。

    目前,中天锦庭的供热量也是根据小区用热面积,以小区业主室内温度达标为指标进行动态调节。根据小区业主用暖交费及实际用热情况,合同中的空置房面积与实际空置房面积会有数字差别。

    因为温度调节是根据天气情况随时调整,小区个别用户也有随时交费用热的情况,统计名单也会有动态更新。

    该小区供热初期温度不佳的原因是:小区位置处于太华公司供热主管网末端,运行阻力大。公司工作人员于11月18日晚,连夜为小区安装了循环流量泵,温度显著提升。11月21日,供电局检修,小区停电,造成小区换热站设备无法运行,二次网供热温度有所下降。

    具体负责该小区供热的西安市热力总公司太华供热公司负责人介绍,热力公司主要负责一次管网,平常也基本要保证二次网进水在40℃左右(地辐热)或50℃左右(暖气片),热分配以最终的实际供暖效果为标准。


    这位负责人表示,空置房面积主要是在和物业公司结算时要用的,和小区住户家热不热有关系,但不是决定因素。一般来说只要签了合同交付30%热费后,热力公司就会给小区供暖了,其余热费会分批结算。对于空置房面积,热力公司有专门的稽查人员,会在供暖期入户核查。

    住户反映 大部分住户家已升至18℃以上

    据悉,经过物业公司和热力公司工作人员的不断沟通,以及对供热管网和设备的调试,目前该小区供暖情况已大有好转,大部分住户反映家里温度已升至18℃以上。

    11月23日下午,据该小区二期13号楼的蒲女士介绍,22日晚11时许,她家客厅温度到了19℃,23日18时57分,客厅温度在20℃。11月23日19时08分,13号楼二单元的魏女士也表示,她家客厅的温度为19℃。

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