The article demonstrates the results of qualitative and quantitative research devoted to the formation of efficient owners of apartment houses under the housing and communal services reform in Russia. Authors found out that today owners of privatized apartments are insufficiently mature for successful implementation of the housing and communal services reform, introduction of new communal technologies. Most homeowners of apartment houses are passive and disorganized, inclined to state and municipal dependency, inexperienced in collective decision making, and suspicious of neighbors and officials. Free rider problem is also there. Research findings confirm the assumption concerning that the housing and communal services reform is blocked by the vertical pattern of social contract in Russia. Therefore, it seems to be necessary to elaborate an alternative program for housing and communal services reform to develop liberal redestributive (razdatochnaya) economy.