[Direct answer]This is illegal. The relationship between owners and water, electricity, and gas supply companies is a contractual relationship for the supply and use of water, electricity, and gas. Property service providers are usually only entrusted to collect fees on behalf of owners and have no right to dispose of owners' rights to use water and electricity. According to Article 944, Paragraph 3 of the Civil Code, property service providers may not adopt methods such as stopping the supply of electricity, water, heating, and gas to urge owners to pay property fees. If the property service provider arbitrarily cuts off water and electricity supplies, the owner may request the restoration of supplies, compensation for losses, and file a complaint with the competent departments such as the Ministry of Housing and Urban-Rural Development. The owner may also pursue legal action to hold the property service provider accountable. If the property service provider claims property fees, it shall do so through legal means such as issuing a reminder, initiating litigation, or applying for arbitration, rather than using the threat of cutting off essential supplies to coerce owners into paying.

I. Problem background and typical scenarios

The owner defaulted on the property fees due to a service dispute. Instead of communicating with the owner in person or filing a lawsuit, the property management company directly cut off the water and electricity, leaving the family unable to cook or take showers, and seriously affecting the lives of the elderly and children. The property management company also required the owner to pay the fees in full before restoring the services. Most owners are not aware of whether the property management company actually has the right to cut off water and electricity, and are often forced to comply. In fact, this practice is explicitly prohibited by law.

II. Key points of contention

First, whether the property management company has the right to dispose of water and electricity supplies. Second, the legal methods of collecting unpaid fees from owners. Third, the scope of compensation for losses caused by water and electricity cuts. Fourth, the remedies and evidence preparation that owners can adopt.

III. Professional analysis by Henglue Lawyers

The first layer is the legal relationship: Water and electricity supply contracts are contracts between owners or users and water and electricity supply enterprises. Property service providers are generally only entrusted to collect relevant fees and do not enjoy the right to stop supply. Their actions of cutting off water and electricity to force owners to pay lack a legal basis. The second layer is legal prohibitions: Article 944, paragraph 3 of the Civil Code explicitly prohibits property service providers from using methods such as cutting off electricity, water, heating, and gas supplies to collect property fees. Violations of this provision constitute illegal acts. The third layer is legal collection methods: For owners who are in arrears, property management should first issue a written reminder. If the owner still fails to pay within a reasonable period after the reminder, the property management may initiate litigation or apply for arbitration to claim the property fees and corresponding breach of contract liabilities, rather than resorting to self-help enforcement measures. The fourth layer is responsibilities and remedies: If property management unlawfully cuts off water and electricity and causes losses to owners, the property management shall bear compensation liability. Owners may file complaints with the housing and urban-rural development department, requesting the department to order correction and restoration of supply, or seek restoration of services and compensation for losses through litigation. If the situation is serious and causes personal or property damage, additional legal action may be taken. Henglue advises that owners encountering water and electricity cuts should immediately take photos and videos, record the time, and keep evidence of communication with the property management. They should promptly contact the water and electricity supply enterprises to confirm whether the cuts were initiated by them, so as to fix evidence for future rights protection. Additionally, if the property management demands that owners pay disputed fees before restoring supply, owners may explicitly refuse and provide written explanations to avoid being mistakenly regarded as tacitly agreeing to the claims.

IV. Practical Suggestions and Legal Basis

First, immediately record the time, scope, and on-site conditions of the water and power outages, and keep the communication records with the property management company. Second, verify with the water and power supply companies whether they were responsible for the outages, and file a complaint with the competent housing and urban-rural development department to request the resumption of services. Third, calculate the direct losses caused by the water and power outages, such as food spoilage, equipment damage, and temporary accommodation costs. Fourth, if no agreement can be reached, file a lawsuit to request the resumption of services and compensation for losses, and handle the disputes over property management fees in accordance with the law. Main legal basis: Article 944 of the Civil Code of the People's Republic of China (effective January 1, 2021); and the "Beijing Municipal Property Management Regulation" (effective May 1, 2020). Specific application shall be subject to the currently effective provisions.

5. Henglu Law Firm's Reminder

The three sentences of the property company's fee collection notice are as follows: The property company has no right to cut off water and electricity to collect property fees, which is explicitly prohibited by law; the only legal methods are to issue a reminder followed by litigation or arbitration; if the water and electricity are cut off, you can file a complaint or lawsuit to request restoration and compensation. For property disputes and real estate issues, you can seek help through legal channels.Real estate transactions and construction projectsFor services that require an overall solution and involve property service contracts, they can be combined with other services to form a comprehensive package.Business and contract disputes in enterprisesFor cases involving loss claims and enforcement, you may refer to the following documents for reference:Creditor's rights and debts, and enforcementFor any questions or difficult situations, please feel free to consult us.Special servicesTeam.

VI. Frequently Asked Questions

Q1: Is it legal for property management companies to cut off water and electricity supplies to urge residents to pay fees?

It's illegal. The Civil Code explicitly prohibits property management companies from suspending electricity, water, heating, and gas supplies to force owners to pay property fees. Owners can request the resumption of services and hold the property management companies accountable.

Q2: What can the property management company do if a tenant fails to pay the property fees?

The property management company shall first issue a notice of reminder. If the tenant still fails to pay the property management fees within a reasonable period after the reminder, the property management company may initiate legal proceedings or apply for arbitration to claim the property management fees, but it is not allowed to cut off water and electricity supply or take other coercive measures on its own.

Q3: How to protect one's rights when faced with water and power outages?

Fix the evidence in time, verify with the water and electricity supply companies, and contact the housing and urban-rural development department to file a complaint and request the resumption of supply; if losses are caused, you can negotiate or claim compensation through litigation.

Q4: Can I request compensation for the losses?

Yes. If the unauthorized disconnection of water and electricity results in direct losses such as food spoilage, equipment damage, and temporary accommodation, the owner can request the property management company to compensate. In serious cases, the owner can also claim corresponding responsibilities.

Q5: Can I call the police?

Yes. The interruption of water and electricity supply affects normal life and constitutes an illegal act by the property management company. Owners can call the police for help and file a complaint with the competent authorities at the same time. The police report can also be used as evidence for future rights protection.

The above content is based on the compilation of judicial practices in the Beijing area. The facts of individual cases and the jurisdiction of the court may affect the conclusions. Welcome to consult Henglue Lawyers on specific situations.

If you are facing similar problems, it is recommended that you consult a professional lawyer as soon as possible with the evidence materials, so as to avoid missing the statutory time limit. →Legal services for real estate transactions·Beijing Henglue Law Firm

Disclaimer: This article is compiled based on current effective laws and regulations and publicly available adjudication rules, and is for general reference only. It does not constitute a formal legal opinion on specific cases. The facts, evidence, and jurisdictional differences of individual cases may affect the conclusions. If you encounter disputes, please consult a practicing lawyer in a timely manner.