The Contradiction And Resolution Of The Negotiation Link Of Elevator Installation In Existing Multi-storey Residential Buildings In Shanghai

The existing multi-storey residential buildings have a large demand for retrofitting elevators.This project has received enthusiastic response,but it is also difficult to promote.This is a social governance problem,that Shanghai as a typical Chinese city has to be faced with.At the same time,as a first-tier city,Shanghai falls behind Beijing,Guangzhou,Hangzhou and other cities in respect on retrofitting elevators and is facing huge public opinion pressure.This article combs and analyzes some real cases and experience of retrofitting elevators in Shanghai and some main cities in China by using the theory of public economics and management,including community governance theory,contradiction theory,public goods theory,collective action theory,game theory and etc.Based on the theoretical analysis in six aspects of contradictions and conflicts between the subjects involved in the negotiation of elevator retrofitting,including their causes,the author thinks that as a consider of the reality of China,the efficiency method to solve this negotiation predicament problem must be the community multi-collaborative governance leaded by the government.This article proposes specific ideas on the solution,which can be used as a reference of elevator retrofitting project by Shanghai and other cities in China.The first aspect of contradiction is between the residents.It is mainly caused by the imbalances between expense,profit and loss.In the negotiation,there are the advocate represented by the high-rise residents and opponent represented by low-rise residents.If the benefits of both sides cannot reach a relative balance,in addition of the limited passing condition during seeking opinions,the benefit conflicts must cause the failure of negotiation.For this reason,the government should improve the public policy by top-level design,clear “the one who pays,the one who benefits”and forbid “free ride”.The government should also try “package” policy in order to improve the efficiency of overall negotiation,establish a compensation policy,improve fund-raising mode,conduct research of house price to realize the balance of benefits and loss and protect the legal rights and benefits of all the residents.Thesecond aspect of contradiction is between the residents and the government.It is mainly caused by the lower attention from the government compared with the demand of the residents.This also leads to the disappointment and distrust of the residents.For this reason,the government should give full play of its positive effects during the negotiation of retrofitting elevators by increasing policy publicity,improving approval process and providing case guidance,in order to guide the residents to the scientific and reasonable attitude.The third aspect of contradiction is between residents and community organizations.Community organizations mainly refer to neighborhood committee,proprietor committee and estate company.The overpressure of the community organizations and the distrust from the residents are mainly caused by the deficient of negotiation policy.For this reason,the community organizations should give full play of its organizational advantage to strengthen the construction of civilization community under the guidance of the government.In the meanwhile,the government should to establish the policy of coordination,maintaining stability and judicial safeguard,so as to legally promote elevator retrofitting project.The forth aspect of contradiction is between the community organizations.The main reason is that it is hard to decide who takes the lead of the negotiation.According to the current public policy of the government,the community organizations represented by the neighborhood committee take the main responsibility of organization and negotiation work,which goes beyond the capability of them.Therefore,according to the principle that professionals do professional work,the government should take the elevator retrofitting project into practical projects,clear the objective and establish a negotiation mode which is leaded by housing management department and cooperated by community organizations.The fifth aspect of contradiction is between the residents and the enterprises.The main reason is that the professional advantage of the enterprises causes the information insufficiency of the residents.In addition,the residents and the enterprises have a direct conflict of economic interest.Therefore,the government should strengthen the supervision of elevator retrofitting enterprises,establish the enterprise whitelist and the policy of reward and punishment and guide the enterprisesto achieve a win-win situation of economic and social benefits.The sixth aspect of contradiction is between self-capability of the social organizations and demand from the residents.The social organizations are hard to play their due role during the elevator retrofitting process.Moreover,this problem will become more and more conspicuous when dealing with the increasing demand for retrofitting elevators in the future.Therefore,the government should increase the support to the social organizations and promote their professional capability lifting,in order to provide better and more professional service and promote the positive development of the social organizations.