中英对照 建设部关于印发《前期物业管理招标投标管理暂行办法》的通知2003.docx

CircularoftheMinistryofConstructiononDistributingtheInterimMeasuresforBid-InvitingandBiddingManagementofPreliminaryRealtyManagementoftheMinistryofConstructionDocumentNumber：JianZhuFang2003No.130Areaof1.aw:RealEstateDevelopment1.evelofAuthority：DepartmentalRegulatoryDocumentsIssuingAuthority：MinistryofConstruction(dissolved)DateIssued：06-26-2003EffectiveDate:09-01-2003Status：Effective建设部关于印发前期物业管理招标投标管理暂行办法的通知CircularonDistributingtheInterimMeasuresforBid-InvitingandBiddingManagementofPreliminarjzRealtyManagementoftheMinistryofConstruction（建住房2003130号）(JianZhuFang2(X)3No.130)各省、自治区建设厅，直辖市房地产管理局，新疆生产建设兵团建设局：Theconstructiondepartmentsoftheprovincesandautonomousregions,thebureausoftherealestateadministrationofthemunicipalitiesdirectlyundertheCentralGovernment,andtheConstructionBureauOfXinjiangProductionandConstructionRegime:为了规范物业管理招标投标活动，保护招标投标当事人的合法权益，促进物业管理市场的公平竞争，我部制定了前期物业管理招标投标管理暂行办法，现印发给你们，请贯彻执行。执行中的情况，请及时告我部住宅与房Inordertoregulatethebid-invitingandbiddingactivitiesoftherealtymanagement,tosafeguardthelegitimaterightsandinterestsofthebid-invitingandbiddingparties,andtopromotethefaircompetitionoftherealtymanagementmarket,theInterimMeasuresforBid-InvilingandBiddingManagementof地产业司。中华人民共和国建设部二00三年六月二十六日前期物业管理招标投标管理暂行办法第一章总则ChapterIGeneralProvisionsPreliminaryRealtyManagementareherebyformulatedanddistributedtoyou.whicharerequiredforimplementation.PleaseinformtheHouseandRealEstateDepartmentofourMinistryofanycircumstancesduringtheimplementation.TheMinistryofConstructionofPRCJune26,2003epdf7eO3196.pdfB3PreliminaryRealty,Realty,Biddinge()3196InterimMeasuresforBid-InvitingandBiddingManagementofPreliminaryReallyManagement第一条为了规范前期物业管理招标投标活动，保护招标投标当事人的合法权益，促进物业管理市场的公平竞争，制定本办法。ArticleITheMeasuresareformulatedinordertoregulatethebid-invitingandbiddingactivitiesoftherealtymanagement,tosafeguardthelegitimaterightsandinterestsofthebid-invitingandbiddingparties,andtopromotethefaircompetitionoftherealtymanagementmarket.Article2Thepreliminaryrealtymanagementhereinshallrefertotherealtymanagementimplementedbytherealtymanagemententerpriseengagedbytheconstructionentitybeforetheownersortheowners'commissionselectarealtymanagemententerpriseatitsowndiscretion.TheMeasuresshallapplywhentheconstructionentityselectstherealtymanagemententerpriseswiththecorrespondingqualificationandwhentheadministrativedepartmentssuperviseandmanagethebid-invitationandbiddingactivitiesoftherealtymanagementthroughbid-invitationandbidding.Article3Aconstructionentityofanyresidentialandthenon-residentialrealtyinasamerealtymanagementareashallselecttherealtymanagemententerprisewiththecorresponding第二条前期物业管理，是指在业主、业主大会选聘物业管理企业之前，由建设单位选聘物业管理企业实施的物业管理。建设单位通过招投标的方式选聘具有相应资质的物业管理企业和行政主管部门对物业管理招投标活动实施监督管理，适用本办法。第三条住宅及同一物业管理区域内非住宅的建设单位,应当通过招投标的方式选聘具有相应资质的物业管理企业；投标人少于3个或者住宅规模较小的，经物业所在地的区、县人民政府房地产行政主管部门批准，可以采用协议方式选聘具有相应资质的物业管理企业。国家提倡其他物业的建设单位通过招投标的方式，选聘具有相应资质的物业管理企业。qualificationthroughbid-invitationandbidding;andwheretherearenomorethan3biddersortheresidencescaleisrelativelysmall,theconstructionentitymayselecttherealtymanagemententerprisewiththecorrespondingqualificationsthroughagreementuponapprovalbytheadministrativedepartmentofrealestateofthepeople'sgovernmentofthedistrictorcountyoftheplacewheretherealtyislocated.Thestatepromotesthattheconstructionentitiesofotherrealtyengagetherealtymanagemententerpriseswiththecorrespondingqualificationviabidinvitationandbidding.第四条前期物业管理招标投标应当遵循公开、公平、公正和诚实信用的原则。Article4Thebid-invitationandbiddingactivitiesofpreliminaryrealtymanagementshallsticktotheprincipleofopenness,fairness,justiceandgoodfaith.第五条国务院建设行政主管部门负责全国物业管理招标投标活动的监督管理。Article5TheadministrativedepartmentofconstructionundertheStateCouncilshallbeinchargeofthesupen,isionand省、自治区人民政府建设行政主管部门负责本行政区域内administrationofthebid-invitingandbiddingactivitiesofthe物业管理招标投标活动的监督管理。realtymanagementactivitiesalloverthecountry.Theadministrativedepartmentsofconstructionofthelocalpeople'sgovernmentsoftheprovincesandautonomousregionsshallbeinchargeofthesupendsionandadministrationonthebid-invitingandbiddingactivitiesoftherealtymanagementactivitieswithintheirrespectiveadministrativedivisions.Theadministrativedepartmentsofrealestateofthelocalpeople,sgovernmentsofthemunicipalitiesdirectlyundertheCentralGovernment,prefecturesandcountiesshallbeinchargeofthesupervisionandadministrationonthebidinvitingandbiddingactivitiesoftherealtymanagementactivitiesintheirrespectiveadministrativedivisions.直辖市、市、县人民政府房地产行政主管部门负责本行政区域内物业管理招标投标活动的监督管理。第六条任何单位和个人不得违反法律、行政法规规定，限制或者排斥具备投标资格的物业管理企业参加投标，不得以任何方式非法干涉物业管理招标投标活动。Article6Anyentityandindividualshallnotviolatetheprovisionsoflawsandadministrativeregulations,restrictorexcludetheeligiblerealtymanagemententerprisefromparticipatinginthebiddingorillegallyintervenethebidinvitingandbiddingactivitiesofrealtymanagementinanyway.第二章招标ChapterIIBidInvitation第七条本办法所称招标人是指依法进行前期物业管理招标的物业建设单位。Article7Thebidinviterhereinreferstothereallyconstructionentitythatcarriesoutthebid-invitingofpreliminaryrealtymanagementaccordingtolaw.Thebid-invitationofpreliminaryrealtymanagementshallbeorganizedandimplementedbythebidinviter.Thebidinvitershallnotrestrictorexcludethepotentialbidderswithimpositionofirrationalconditions,carryoutdiscriminativetreatmenttothepotentialbiddersorputforwardtherequirementsofexcessivehighqualificationsinconsistentwiththeactualrequirementsforthebidinvitationoftherealtymanagementprojecttothepotentialbidders.前期物业管理招标由招标人依法组织实施。招标人不得以不合理条件限制或者排斥潜在投标人，不得对潜在投标人实行歧视待遇，不得对潜在投标人提出与招标物业管理项目实际要求不符的过高的资格等要求。Article8ThebidinvitationofPreIiminaryreallymanagementincludesopenbiddingandinvitedbidding.Incaseofopenbidding,thebidinvitershallpromulgatethebid-invitingannouncementonpublicmedium,andalthesame第八条前期物业管理招标分为公开招标和邀请招标。招标人采取公开招标方式的，应当在公共媒介上发布招标公告，并同时在中国住宅与房地产信息网和中国物业管理协会网上发布免费招标公告。招标公告应当载明招标人的名称和地址，招标项目的基本情况以及获取招标文件的办法等事项。timepromulgatefreebid-invitingannouncementontheChinaInformationWebsiteofHousingandRealEstatesandthesiteofChinaAssociationofRealtyManagement.Thebid-invitingannouncementshallclearlystatethenameandaddressofthebidinviter.thebasiccircumstancesofthebidinvitingprojectandthemethodforobtainingthebid-invitingdocuments,etc.Incaseofinvitedbidding,thebidinvitershallissuebiddinginvitationstonolessthan3realtymanagemententerprises,whichshouldincludethesameitemsasstipulatedbytheprecedingparagraph.招标人采取邀请招标方式的，应当向3个以上物业管理企业发出投标邀请书，投标邀请书应当包含前款规定的事项。Article9Thebidinvitermayentrustthebid-invitingagencytohandlewiththebidinvitation,andifcompetent,thebidinvitermayalsoorganizeandimplementthebid-invitingactivitiesbyitself.Thebid-invitingagencyofrealtymanagementshallhandlewiththebidinvitationintheauthorizedscopeofthebidinviterandabidebytherelevantprovisionsoftheMeasuresonthebid第九条招标人可以委托招标代理机构办理招标事宜；有能力组织和实施招标活动的，也可以自行组织实施招标活动。物业管理招标代理机构应当在招标人委托的范围内办理招标事宜，并遵守本办法对招标人的有关规定。inviter.第十条招标人应当根据物业管理项目的特点和需要，在招标前完成招标文件的编制。Articlel()Thebidinvitershallcompletethepreparationof招标文件应包括以下内容:thebid-invitingdocumentspriortothebidinvitationaccordingtothefeaturesandrequirementsoftherealtymanagementprojectThebid-invitingdocumentsshallincludethefollowingcontent:（一）招标人及招标项目简介，包括招标人名称、地址、联系方式、项目基本情况、物业管理用房的配备情况等:(I)briefintroductionofthebidinviterandthebid-invitingproject,includingname,address,contactinformationofthebidinviter,thebasiccircumstanceoftheproject,andthehousingandtherelevantfacilitiesforrealtymanagementuse,etc;（二）物业管理服务内容及要求，包括服务内容、服务标准等；(II)Contentandrequirementoftherealtymanagementservice,includingservicecontent,servicestandards,etc;（三）对投标人及投标书的要求，包括投标人的资格、投标书的格式、主要内容等;(III)requirementsforthebidderandbiddingdocuments,includingthequalificationofthebidder,theformatandthemaincontentofthebiddingdocuments,etc;（四）评标标准和评标方法;(IV)Standardandmethodforbiddingevaluation;（五）招标活动方案，包括招标组织机构、开标时间及地点等；(V)bid-invitingscheme,includingbid-invitingorganizationsandinstitutions,thetimeandplaceforopeningofbidding,etc;（六）物业服务合同的签订说明;(VI)instructionsonsigningtherealtyservicecontract;（七）其他事项的说明及法律法规规定的其他内容。(VII)Otherinstructionsandothercontentasprovidedforbylawsandregulations;第一条招标人应当在发布招标公告或者发出投标邀请书的10Fl前，提交以下材料报物业项目所在地的县级以上地方人民政府房地产行政主管部门备案：Article1IThebidinvitershall,within10daysupontheissuanceofthebiddinginvitation,submitthefollowingmaterialsforfillingbytheadministrativedepartmentofrealestatesofthepeople'sgovernmentatthecountyleveloraboveoftheplacewherethereallyprojectislocated:（一）与物业管理有关的物业项目开发建设的政府批件;（二）招标公告或者招标邀请书;(I)thegovernmentapprovalforthedevelopmentandconstructionoftherealtyprojectrelatingtotherealtymanagement;(II)thebid-invitingannouncementorbidinvitation;（三）招标文件;(III)thebid-invitingdocuments;（四）法律、法规规定的其他材料。(IV)Othermaterialsasprovidedforbylawsandregulations.房地产行政主管部门发现招标有违反法律、法规规定的,应当及时责令招标人改正。Incaseofviolationoftheprovisionsoflawsandregulationsduringbidinvitation,theadministrativedepartmentsofrealestatesshalltimelyorderthebidinvitertorectify.第十二条公开招标的招标人可以根据招标文件的规定，对投标申请人进行资格预审。Article12Thebidinviteroftheopenbiddingmaypre-examinethebiddingqualificationofthebiddingapplicantsaccordingtotheprovisionsofthebid-invitingdocuments.Fortherealtymanagementprojectcarryingoutthepreexaminationofthebiddingqualification,thebidinvitershallclearlystatetheconditionsofthequalificationpre-examinationandthemethodforobtainingthebid-invitingdocumentsonthebid-invitingannouncement.Thedocumentsofthequalificationpre-examinationshallgenerallyincludetheapplicationformatofthequalificationpre-examination,thenoticeofapplicant,andthequalificationdocuments,performance,technologicalequipmentandfinancialsituationoftheenterprisewhichbiddingapplicantsarerequiredtoprovide,aswellastheresumes,performance,etccertificatematerialsofprojectedprojectexecutivesandmainmanagementpersons.实行投标资格预审的物业管理项目，招标人应当在招标公告或者投标邀请书中载明资格预审的条件和获取资格预审文件的办法。资格预审文件一般应当包括资格预审申请书格式、申请人须知，以及需要投标申请人提供的企业资格文件、业绩、技术装备、财务状况和拟派出的项目负责人与主要管理人员的简历、业绩等证明材料。第十三条经资格预审后，公开招标的招标人应当向资格预审合格的投标申请人发出资格预审合格通知书，告知获取招标文件的时间、地点和方法，并同时向资格不合格的投标申请人告知资格预审结果。Article13Uponqualificationpre-examination,thebidinviteroftheopenbiddingshallissuethequalifiednotificationofqualificationpre-examinationtothebiddingapplicantswhoarequalifiedinthequalificationpre-examination,informthem在资格预审合格的投标申请人过多时»可以由招标人从中ofthetime,placeandmethodforobtainingthebid-inviting选择不少于5家资格预审合格的投标申请人。documents,andissuetheresultofqualicationpreexaminationtothebiddingapplicantswhoarenotunqualified.Incaseofexcessivebiddingapplicantswhoarequalifiedinthequalificationpre-examination.thebidinvitermaychoosenolessthan5biddingapplicantswhoarequalifiedinthequalificationpre-examination.第十四条招标人应当确定投标人编制投标文件所需要的合理时间。公开招标的物业管理项目，自招标文件发出之日起至投标人提交投标文件截止之日止，最短不得少于20日oArticle14Thebidinvitershalldeterminethereasonabletimerequiredbythebidderforpreparationofthebiddingdocuments.Incaseoftherealtymanagementprojectofopenbidding,itshallbenolessthan20daysfromthedayofissuingthebid-invitingdocumentstothedaywhenthebidderssubmitthebiddingdocuments.第十五条招标人对已发出的招标文件进行必要的澄清或者修改的，应当在招标文件要求提交投标文件截止时间至少15FI前，以书面形式通知所有的招标文件收受人。该澄清或者修改的内容为招标文件的组成部分。Article15lncaseofcarryingoutnecessaryclarificationormodification,Ihebidinvilershallnotifyallrecipientsofthebid-invitingdocumentsinwrittenatleast15dayspriortothedeadlineforsubmissionofthebiddingdocumentsrequiredinthebid-invitingdocuments.Thecontentofclarificationormodificationistheintegralpartofthebid-invitingdocuments.第十六条招标人根据物业管理项目的具体情况，可以组织潜在的投标申请人踏勘物业项目现场，并提供隐蔽工程图纸等详细资料。对投标申请人提出的疑问应当予以澄清并以书面形式发送给所有的招标文件收受人。Article16Thebidinvitermayorganizethepotentialbiddingapplicantstovisitandinvestigateonthesiteoftherealtyprojectandprovidethedetailedmaterialsofconcealedprojectdrawings,etc.Forthequestionposedbythebiddingapplicants,thebidinvitershallmakeclarificationsandsendthewrittennoticethereoftoallrecipientsofthebid-invitingdocuments.第十七条招标人不得向他人透露己获取招标文件的潜在投标人的名称、数量以及可能影响公平竞争的有关招标投标的其他情况。Article17Thebidinvitershallnotdisclosenameandquantityofthepotentialbidderswhohaveobtainedthebidinvitingdocumentsandotherrelevantbid-invitingandbidding招标人设有标底的，标底必须保密。circumstancespossiblyinfluencingfaircompetition.Article18Priortodeterminingthebidwinner,thebidinvitershallnotholdnegotiationswiththebidderonthesubstantivecontentofbiddingprice,biddingscheme,etc.Article19lncaseofselectingrealtymanagemententerprisethroughbid-invitationandbidding,thebidinvitershallcompletethebid-invitingandbiddingworksoftherealtymanagementinthetimeschedulespecifiedasfollows:(I)projeclsofnewlyestablishedandcurrentlymarketablecommodityhousingshallbecompletedwithin30dayspriortocurrentmarketing;(II)projectsofpresalecommodityhousingshallbecompletedbeforeobtainingthePresale1.icenseofCommodityHousing;(11I)newlyestablishedandnotmarketableprojectsshallbecompleted90dayspriortodeliveryforuse.ChapterI11BiddingArticle2OThebidderhereinreferstotherealtymanagemententerprisewhichfollowthebidinvitationofpreliminaryrealtymanagementandparticipateincompetition.Thebiddershallhavethecorrespondingqualificationofthe第十八条在确定中标人前，招标人不得与投标人就投标价格、投标方案等实质内容进行谈判。第十九条通过招标投标方式选择物业管理企业的，招标人应当按照以下规定时限完成物业管理招标投标工作：（*）新建现售商品房项目应当在现售前30日完成；（二）预售商品房项目应当在取得商品房预售许可证之前完成；（三）非出售的新建物业项目应当在交付使用前90日完成。第三章投标第二十条本办法所称投标人是指响应前期物业管理招标、参与投标竞争的物业管理企业。投标人应当具有相应的物业管理企业资质和招标文件要求realtymanagementente)riseandotherconditionsrequiredinthebid-invitingdocumentsArticle211ntermsofquestionsthatneedtobeclarifiedinthebid-invitingdocuments,thebiddershallputforththeminwritingtothebidinviter.Article22Thebiddershallformulatethebiddingdocumentsthatfollowthesubstantiverequirementsandconditionsposedinthebid-invitingdocumentsaccordingtothecontentandrequirementsofthebid-invitingdocuments:Thebiddingdocumentsshallincludethefollowingcontent:(I)biddingletter;(II)biddingquotation;(III)Schemeoftherealtymanagement;(IV)Othermaterialsnecessaryforthebid-invitingdocument.Article23ThebiddershallsealandsendthebiddingdocumentstotheplaceOfbiddingpriortothedeadlineforsubmissionofthebiddingdocumentsasrequiredinthebidinvitingdocuments.Thebidinvitershalluponreceiptofthebiddingdocumentspresenttheevidenceindicatingtherecipientandthetimeofreceipttothebidderandproperly的其他条件。第二十一条投标人对招标文件有疑问需要澄清的，应当以书面形式向招标人提出。第二十二条投标人应当按照招标文件的内容和要求编制投标文件，投标文件应当对招标文件提出的实质性要求和条件作出响应。投标文件应当包括以下内容：(一)投标函；(二)投标报价；（三）物业管理方案；(四)招标文件要求提供的其他材料。第二十三条投标人应当在招标文件要求提交投标文件的截止时间前，将投标文件密封送达投标地点。招标人收到投标文件后，应当向投标人出具标明签收人和签收时间的凭证，并妥善保存投标文件。在开标前，任何单位和个人均不得开启投标文件。在招标文件要求提交投标文件的截止时间后送达的投标文件，为无效的投标文件，招prese11,ethebiddingdocuments.Priortotheopeningofbidding,anyentityandindividualshallnotopenthebiddingdocuments.ThebiddingdocumentsthataredeliveredafterthedeadlineIbrsubmissionofthebiddingdocumentsasrequiredinthebid-invitingdocumentsareinvalid,andthebidinvitershallrejecttoreceivethem.Article24Thebiddermaysupply,modifyorwithdrawthebiddingdocuments