Old residential areas should be changed in this way： concept change, model renewal and multi-means intervention.

This year, Harbin invested 150 million yuan to implement the comprehensive renovation of existing buildings with energy saving and livable capacity of 500,000 square meters. The renovation project is expected to be completed in October as a whole. among

Daoli District Gongle Community is about 300,000 square meters;

The community of Minxiang District in Xiangfang District is about 200,000 square meters.

In the process of the author’s field investigation, residents in the reconstruction area are worried about whether the effect after the completion of the reconstruction can be maintained for a long time. Residents outside the renovation area are worried that there will be no chance of renovation in their own community in the future if they rely solely on government funding. In fact, as a national key livelihood project, the renovation of old residential areas has been in the process of development and exploration. From the pilot projects in various places, many "detours" that are easy to take have been found and summarized, among which the most fundamental crux is that the current government investment model adopted by local governments is unsustainable and has not reached the height of sustainable and healthy development of old residential areas.

To this end, the author specially interviewed the only old community renovation industry association in our province-Heilongjiang Old Community Renovation Industry Alliance. Based on the actual development needs of old communities, after years of exploration, they have formed a complete project plan of "reform-construction-transportation" investment, financing, construction and operation integration mode, which has been highly recognized by the national research group. Today, let them answer questions and support the development of old communities.

Question 1: For a long time, the government has always been the main investor and leader in the renovation of old residential areas. Property, heating enterprises, residents and social forces are all partially involved or partially benefited, so it is difficult to form a joint force, and even have a negative impact of "not pleasing the output". How can we solve this situation?

Suggestion 1: Rationalize the rights and responsibilities and turn government investment into a market-oriented development mechanism.

Change ideas, straighten out rights and responsibilities, create a new development mechanism of "who invests, who builds, who operates, who maintains and who benefits", reduce the direct intervention of the government in project construction and operation activities, and form a new pattern of diversification of investment subjects, multi-channel sources of funds and marketization of project construction, so as to form a new social governance subject, which not only makes the participating forces diversified and diverse, but also brings about the growth of governance forces, the sharing of responsibilities and the common solution of difficulties.

The government will change from "all-encompassing" to "grasping the overall situation, gathering strength, managing major events and strengthening guidance", social forces will change from "participation" to "main investment, integrated construction, diversified operation and always responsibility system", and residents will change from "supported by machinery" to "full participation, active promotion and value reconstruction", and finally gain a sense of participation, belonging, responsibility and responsibility.

Question 2: Due to the problems left over from history, most of the old residential areas are supervised by state-owned properties. If the new development mechanism of "who invests, who builds, who operates, who maintains and who benefits" is adopted to manage the old residential areas, how can the original property management company be positioned?

Recommendation 2: Transforming state-owned property into a direct participant in the transformation of old residential areas through mixed ownership reform.

The original state-owned property companies are struggling to collect property fees due to the concept gap between residents and property companies and the contradiction between supply and demand. Obviously, they no longer have the ability of investors. However, they can also seek the two ways to transform old residential areas and change the predicament of state-owned properties through mixed ownership reform with investment and construction enterprises willing to participate in the transformation of old residential areas, so as to ensure the sustainable development of the transformation of old residential areas and reduce the pressure on the government.

Question 3: The renovation of old residential areas is a long-term process, which requires a huge amount of capital investment. Such a large amount of investment is only a drop in the bucket by the government, so where does the money come from?

Suggestion 3: Use the market-oriented path to build today’s blueprint with tomorrow’s income

The transformation of old residential areas is not a burden to the city, but a huge stock resource of the city. It is necessary to consider the value appreciation of its whole life cycle, realize the balance between supply and demand of funds through operation, and build today’s blueprint with tomorrow’s income. We can follow the all-round financing mode of "multi-party sharing, market-oriented operation and self-balancing of funds" to let the market participate more in the transformation of old urban residential areas, explore the use of original space resources to package value-added benefits into corresponding assets, build a number of listed enterprises through resource capitalization and asset securitization, and form a three-dimensional financing effect with market-oriented channels and various financing modes to raise funds for the transformation of old residential areas, thus forming a benign fund source mechanism.

Question 4: In the past, residents’ participation in the renovation of old residential areas was limited. Will their roles change in the future development?

Recommendation 4: Use the concept of "co-creation" to stimulate the enthusiasm of residents in the community.

Give full play to the concept of "co-creation" and let the residents of the community really participate in it from the beginning of the transformation. Will it be changed? How to change? Asking for the needs of the people will fully stimulate the enthusiasm of the residents and make them find a sense of belonging and accomplishment. In the subsequent operation stage, by revitalizing the existing resources and adding supporting projects, a community of interests composed of enterprises as carriers, communities as business units and residents will be formed, which will provide a platform for residents in communities who are still able to work and are idle at home, gain economic benefits by participating in construction and management, and turn residents from users into investors, builders, employees and managers. Give full play to the positive role of community autonomy, self-care and self-management with the mechanism of national participation, and realize decision-making collusion, development and co-construction, joint management of construction, effect evaluation and achievement sharing.

Question 5: The country began to carry out general energy-saving renovation of old residential areas during the Eleventh Five-Year Plan period. However, after several years of use, the renovation effect has been difficult to maintain, and many renovation contents have been damaged to varying degrees. How to maintain the new management after the renovation?

Recommendation 5: Multi-means intervention to achieve long-term governance and consolidate the transformation results.

Solution: After the renovation is completed, the project implementation unit will take over the property management with the lifelong responsibility mechanism of who invests, who builds, who operates, who maintains and who benefits. Based on the improved living environment, it will improve the property service, enrich the community facilities, and develop the value-added industrial chain to lay out the commercial service mode of the whole industrial chain, so as to realize the healthy development of the old community. By way of franchise, "tangible assets and space resources" will be changed into long-term operating assets, and additional supporting facilities and incremental assets will be combined to activate the hematopoietic function of old residential areas with operating assets, and finally the operating income will be used to cover the cost of transformation, so as to realize closed development and achieve multi-benefit results of satisfaction of owners, society, enterprises and government.

The transformation of old residential areas can not only be regarded as the need of survival, but also the need of urban development and social progress. Through the integrated mode of investment, financing, construction and operation of "reconstruction and transportation", the cultural features can be reshaped, forming a complete urban feature from residential area, community, block to urban area, transforming the cultural value of the city into economic value and tourism value, and casting a new model of a city that is livable, suitable for business and suitable for travel; With diversified implantation of service functions, a new pattern of co-investment, co-construction, co-management and sharing with residents’ needs as the main body and the participation of the government, property companies, mass organizations and social forces will be formed to create a new urban complex integrating medical care, pension and vacation; Establish the sustainable development mode of the whole industrial chain of multi-format, multi-mode and group operation service companies by adding supporting space and supporting services, form a new industrial cluster around the demand of old residential areas, stimulate economic development, stimulate the vitality and vitality of the old urban areas, so as to promote the integration and coordinated development of the new and old urban areas in an all-round way, optimize the urban spatial structure, enhance the function of urban carriers, shape urban brands and boost urban visibility. The integrated mode of investment, financing, construction and operation of "reconstruction and transportation" can provide a new solution for the reconstruction and development of old residential areas in the future, and it is also a "good medicine" for the future development of old residential areas.