【 Weak current College 】 commercial property management control points

1. management goal

Commercial premises (buildings) has a large space, more equipment, firm, and a large big features, property management and service of difficult, responsibility. General residential property management main management places of housing for residents, the service object is a household and commercial property as a commercial undertakings, their property management agencies in the face of service objects are owners, tenants and customers in three areas, of which, tenants and customers is not a long-term stable, but flows, changing, and sources, constitute a complex, property management services have a direct impact on the goodwill of the business property. Once the property management agencies in the management services errors that cause the tenant or customer dissatisfaction, the property of goodwill has great impact, and therefore loses tenants or clients, it means losing the trust of property owners to lose their property entrusted to the management, the economic efficiency of enterprises.

Thus, commercial properties in the property management agencies to achieve the satisfaction of all concerned, it is necessary to continue service targets on the market situation, understanding the market changes and different tenants, property management services to customers on the different requirements and satisfaction standards to levels higher than the market common standards to meet them and win the competition.

2, management measures

Because the service object and market demand difference, compared to residential property, commercial property for property management requirements are higher, more stringent measures for the management, commercial property (property) of the property management agencies in accordance with the relevant policies and regulations, strictly a suitable for commercial real estate property management rules and regulations, standard professional status of the work of professional codes and rules, in accordance with the high standard-setting work plan and service quality standards, the commercial property is always kept clean, safe and comfortable operation status, on the contrary to regulations shall be processed according to the regulations.

3. commercial image

Residential property design image's primary purpose is to beautify living environment, subject to a certain extent for property sales, in the daily management and other business considerations, and commercial properties in image design is shouldering the strong commercial mission, appropriate commercial image design can be evoked potential customers desire to purchase form the reality of consumption; good design, elegant interior layout enables customers to this kind of artistic beauty business atmosphere and their purchase behavior. Modern commercial (shopping mall, Mall) is the use of the excellent commercial image design that customers produce aesthetic pleasure, guided customer consumption, thus facilitating commercial marketing. Among the successful commercial properties are equipped with a unique story of successful commercial image, such as Shenzhen Causeway Bay commercial Plaza unique atrium design, Shenzhen Sam's scientific and rational function partition and so on. At the same time, the comfortable, elegant shopping environment and harmonious and orderly consumption atmosphere, not only can you set up the commercial property good personal images to promote their commercial development, but also may play a role model, image, drive around commercial property forming the overall regional development, to enhance the effect of the surrounding business environment. In short, to maintain a good image is the property of commercial real estate property management's main tasks.

Due to the different areas of commercial property in its functional, as rightly guided groups, grooming vehicles, maintaining the orderly property internal operations, where appropriate (such as entrance, floor staircase, ramp Department, etc.) set the obvious signs appears especially important. In streaming, customers should take positive reasonable steps (such as hand-guided, thematic advertising guidance, voice guidance, etc.), which enables customers to easily and smoothly, and to make customers feel the warm atmosphere of the business. If the car parks, pedestrian entrance too crowded, will seriously affect the shopping environment, and affect customer sentiment. In addition to property within the business units (merchants) signs (Billboard) should properly manage and maintain the appearance property.

Impact on commercial property commercial image of a number of factors, perfect property management is a very important aspect, through good property management you can create a good public image, enhance public confidence, thereby attracting consumer, effectively promoting Mong property within the operating activities.

4, property rights, the relationship between debt

Commercial premises (buildings) of ownership may be personal, one or several companies. Real estate development and construction often by mortgage, and other ways to raise funds, so the property itself might exist in the form of ownership or debt, and the characteristics of the multiplicity for property managers to understand the relationship between property claims of substantive and ownership types is very necessary that any unclear property rights from property management market point of view, the means of the body of the pipe the demand side, will inevitably lead to uncertainties of pipe operating result service object is not clear and chaos-order status. If the complex relationship between property claims, you may make from pipeline companies involved in unnecessary claims disputes, to some extent, the increasing business risk. Property management is a long-term undertaking's estate, the property in the property entrusted party, whether clear will affect the property entrusted both the long-term cooperation and development.

5, environmental clean-up management

Commercial property environment or not is a measure of the estate management level important signs, cleaning work for property owners, tenants and customers of maximum, the more upscale, modern commercial buildings on cleaning requirements. Commercial passenger and staff have junk clutter, sources and more, plus the possible part of tenants living in property internally (such as certain specialty wholesale shopping centre), the existence of solid waste disposal, cleaning work relatively difficult to control. In addition there should be a dedicated mobile maintains cleanliness, the timely removal of garbage, keep indoor health, should focus on improving the professionalism of the clean work, meet commercial property internal facilities equipment maintenance needs.

Commercial premises (buildings), maintains cleanliness the form has the following main features:

① as commercial daily maintains cleanliness needs a longer time (business hours long, and holidays for business as usual), cleaning staffOn the General Organization of work of the two shifts, upcoming inspections and cleaning, concealed (such as fire channel facilities) cleaning of work arrangements in daytime visits to finish, the main business area at night on cleaning, including floors, bathroom, glass, fire apparatus, and other public facilities.

② commercial premises cleaning focused in the foyer and the gate of the entrance. Lobbies, gate is the only access to the crowd, and the location of the nearest property of the external environment, as long as attention Hall and gate entrance to maintain health and timely cleaning jobs, you can significantly reduce property other floors, parts cleaning pressure, but need to pay attention to the customer after the entrance after the dust-proof cushion, there will be some dust scattered on the ground, such as every day, organizations will stain control in the lobby.

③ commercial building cleaning inspection of staffing is mainly composed of property itself on the quality and grade, the higher the building grade for each such content is a single, required configuration of the fewer cleaners; buildings, the lower the grade, the inspections required by the personnel, the higher the frequency of inspections, in particular, the type of commercial property markets, the level of clean quality depends on the quality of your visit to maintain cleanliness. In addition to commercial property maintains cleanliness should also pay attention to the car park, tally and trash points visit maintains cleanliness, the convenience of customers, you should also note the refuse collection barrels placed in quantity and the location is reasonable.

④ commercial property on the cleaning staff of the high quality requirements, including the timely detection of problems and correct handling of the cleaning process of the capacity of the various considerations should be, in personnel management also involves preventing from theft, property management units should be reasonable arrangements for the cleaning staff working hours, work areas and practices, and ensure that it is necessary to ensure the cleanliness of the property, environment, but also try to avoid cleaning job on property internal normal business operations.

6. greening management

Create a good shopping environment is commercial property (property) of the basic conditions for successful and outstanding greening management can improve commercial property the gold "of the regional environment." Despite the commercial premises in the value per unit area, still require expensive environmental greening sprinkled, and thus create a harmonious and comfortable and pleasant atmosphere, owners, tenants and customers the quality of life and work.

Commercial property in the economic landscape management in order to apply the principle, elegant, and architectural environment atmosphere made concerted effect, should co-ordinate planning, reasonable layout. Specific greening project design should be considered in conjunction with objective environment, reasonable layout, it is necessary to consider the beautiful, green landscape, to improve the environmental role of microclimate, also to consider the choice of plant varieties, convenient long-term daily maintenance.

Compared with domestic property, commercial property (building) consolidated because of its focus on commercial use function and building space limitations allows green area within the property may be relatively small, plus indoor sunlight is not sufficient, and therefore difficult to greening efforts for a better solution to this problem, you should make the best use of limited space, take level Green Landscaping with vertical integration, in a crowded limited space and create a green environment. In the green dot the interior space, you should note the following:

① commercial property of greening configuration mainly focuses on indoor gardening, in the case of plants, flowers and plants to flower quality requirements are relatively high, flowers in placing period should show good growth, prevent chaos leaves, leaves, insects, and treating dry, aging, not bad growth structured, etc.

② commercial property indoor brightness compensation by fluorescent lights, light softer, so variety selection to ornamental leaves and flowers, and leaves the texture should be leather quality, bright, color pure hairless. The maintenance should be timely clean removal of dust, leaves, to keep the blade bright, if necessary, spraying a brightener.

③ indoor flower choices should avoid using gesture bloated flower, the main highlight lines and gradation. At the same time to avoid the smell, wool, poisonous plants. Flowers placed art, varieties of configuration and placement to appropriate harmonization, style, beautiful composition and reasonable.

④ for indoor illumination is limited, not putting a big plant, focusing on the environment configuration of businesses often use artificial flower arrangement flowers part for real, and in the perspective of the focus position is combined with the background to the action. For example, in the manufacture of plastic vegetable area of vine vegetables to reflect topics.

⑤ General indoor plants, originating in tropical indoor humidity to a larger number. Due to environmental constraints, room flowers replacement more frequent, daily maintenance are mostly limited to night watering or add a few granules complex slow-release fertilizers.

⑥ handling plants plants, protection of plants and branches are not affected by the injury, bearing in mind the flowers placed venue of Health maintains cleanliness. Regular checks on the plant, appropriate to adjust the compensation and varieties of green, to ensure the survival of plant growth, over 95%, keeping the plant changsheng situation enables indoor environment full of vigor and vitality.

7. security management

Commercial premises (buildings) area, merchandise, and a large, need a well-trained security and fire brigades, and has a set of emergency situations of emergency measures. Safety management work of basic requirements is to ensure the safety of property, commercial property management order.

For commercial premises in security management, you should note the following:

① property management safety management and commercial operation of loss prevention requirements.

Commercial buildings of the complex flow of people, constituting almost any commercial institutions have to face the challenges of commodity loss prevention, including video surveillance, inspection and other plainclothes security measures strive to eliminate the loss of goods. Property management agencies in the security personnel should be according to the requirements of Commission management contract, rational division of labour, and accountability. If commercial property management-party itself is equipped with specialized security departments (such as commodity loss prevention Department), property management agencies should pay attention to clear with the loss prevention DepartmentThe Division of responsibilities, the Division of responsibility area and the specific work of the joint program. If commercial property management-party loss prevention work is handed over to the property management agency management, property management agencies in their own safety management Department of the Interior clear the Security job-specific settings and job responsibility, through the effective division of labour, take effective measures, in doing a property community policing work, positive attention to commercial loss prevention work, will limit the loss of the goods to a minimal scope.

② the property security management with property fire management.

Fire safety is an important part of the property security. As a result of commercial premises, personnel are crowded, the equipment is expensive, property (capacity) brings together, in the event of a fire caused by the life, property damage, incalculable. Thus, commercial property, property management bodies of each security officer should also be part-time fire safety administrator, and possess appropriate knowledge and skills of fire, timely detection and treatment of various fire hazard.

③ the security management and customer service efforts.

Commercial property, property management service object, including owners, tenants and business customers, and other types of property, property management work as property commercial property, commercial property, property management and a greater emphasis on management of services, security personnel in their daily work, any time you may receive customer service requests, therefore, must be a security staff's daily work into customer service work, to provide customers with a variety of meticulous service, as much as possible to protect owners, tenants and customers ' interests.

④ emergencies emergency treatment

The overall environment of residential district belongs to the enclosing type or multi-shallow waterway of semi-closed bays, and commercial property in the case of an open environment. Modern property management security management concepts are becoming more complex, demanding, is not just limited to the property aspects of security, including crime, accidents, natural disasters and hazards, and other emergencies due to security issues. Security Officer responsibility with the social development and the changing needs of the owners.

For highly-intensive commercial property (buildings), if an emergency post inappropriate or not timely, will cause incalculable loss of life and property, you must design an effective emergency treatment procedures, such procedures must be such as fire, power control, water pipe bursts crack, criminal activity, blasting threats, elevator accidents, serious injuries and other emergencies. All security personnel must be the property of electrical, mechanical, traffic and control equipment related personnel and property owners and tenants.

Any security plan should have four objectives: preventive measures, problem detection and alarm, damage, loss of containment and prevent further expanded. Processing property emergencies is the most advanced methods of prevention measures. As property managers cannot advance to accurately predict blunders in designing a protection plan, you must, to the extent possible, take into account any emergency situations that may occur to maximize response. Some specific prevention measures such as: prior to the elevator, so that emergency situations for accidents floors of wounded evacuated; to promote the use of the tenants in non-flammable, fire of furniture and materials; organization owner, tenant regularly held various emergency response training and activities; preparing emergency procedures manuals and distributed to all staff, property owners, tenants ' hands; a small amount of emergency supplies for the reserves.

Once the emergency, safety is in the first place. Property managers should follow the design of good basic emergency procedures and duties, immediate and owner, tenant notice establishing personal contact, as well as the solution to the crisis situation. Property managers must strive to avoid greater losses, as fast as possible to restore normal working operation is to reduce the business the best way to loss.

The importance of improving security also includes from criminal activities. Business premises in some places more prone to criminal activities, such as commercial parking lots are criminals and criminal activities of the main places frequently. To this end, the property management agencies have a lot of room for improvement, for example: increase customer jacklight to strengthen their sense of security; pedestrian near and parking there should be no place to hide; provide blockhouse should arrange an important position in the parking lot, and so on. Increase training of qualified security personnel, equipped with high-performance security equipment, are to some extent to improve safety and reduce crime. Commercial property in the property management agencies and local police departments to strengthen ties with the necessary advice and assistance. In addition, the suspicious to the tenants of the track should immediately notice each other, such as errors caused by the crime incidents will be reduced.

8, facilities maintenance management

Commercial premises (buildings) high starting point, high-quality equipment and facilities you need to have advanced, modern management techniques and specialized maintenance technology. Therefore, the maintenance and repair must have a professional team, the various facilities on the property of equipment to enhance the conservation, such as air-conditioning, Elevator facilities. As a result of commercial property (buildings) used frequently, preventive maintenance and building ground, equipment for daily inspection of work has become particularly important. Commercial buildings belonging to the passenger within densely area, air conditioning must fit, manned transport must guarantee safe operation for a long time, and therefore need to strengthen the various types of facilities, equipment maintenance, decrease downtime, and commercial property-open run various equipment in a timely manner, failure to guarantee its proper functioning, to property owners and provide a convenient and right to use an uninterrupted service.

9, fire management

Modern commercial property (buildings) are mostly solid-construction and equipment of the more complex, so the fire is more difficult and more important. Fire service purpose is to prevent the occurrence of fire property to minimize fire losses, as owners, tenants and customers to provide a safe environment to protect their lives and property. Commercial building common cause fire Tinder for cigarette butt or mishandling, electrical appliances, decoration of fires caused by careless, etc.。 Commercial buildings inside the crowded, short time of evacuation pressure higher, fire exits must remain clear, in case of emergency evacuation in a timely manner. Commercial buildings should be strictly in accordance with the national fire departments of specific requirements with fire installations and equipment, such as fire alarm system, emergency generators, emergency lighting system, sprinkler system, air-conditioning system, etc. Buildings of various types of fire-fighting and fire channel indicates the ID must be the full, complete, clear, all fixtures, equipment or accessories are required to achieve the high safety standards, to ensure that customers, especially children from accidental injury. Property of fire management must also note the property management agencies and owner, tenant (people) joint management between the composition of the management company, property owners and tenants as well as fire management network, you must be aware of the fire propagation and enhanced integration between fire management, we can really put the fire management measures are implemented.

10, vehicle management

Business property (buildings) are generally located on the local business district, the land is limited and all types of parking places, parking spaces more tense. According to the typical investigation (Beijing zero market research company data), commercial (shopping centres, shopping center, shopping center, etc.) the number of actual consumer purchase (approximately 40% of total traffic), 70% of the fare or motorists. A more sophisticated commercial buildings, its building area and the parking area of reasonable proportion roughly 4: 1. Due to the parking area of supply, on the implementation of traffic order management difficult. Commercial property types of car park (ground, underground car park) should enhance the use of rational planning, management, improving efficiency, not only guarantee property management area and good traffic and parking order, make sure that the owner, tenant, the customer's vehicle from damage and theft, you should also note the vehicle management and environmental management, security management, fire management and traffic management. For example in environment management requirements for vehicles and personnel stay car park is clean, the prohibition of littering. In fire management requirements by fire hydrants, equipped with a fire extinguisher set. Make convenient customer traffic exchanges, attract customers, but also maintain neat property environment and the property area security and traffic order.

11, public relations

① business community culture

Business community cultural activities for commercial properties of all units and individuals would be of great significance. First of all, cultural activities conducive to the formation of the property within the community a harmonious, cosy and tranquil atmosphere, close to the business units within the Exchange, to communicate between each other to provide a channel, the saying goes, and gas to wealth. Secondly, through different forms of commercial community cultural activities, and help to strengthen the owner, tenant and property management unit communication, enhance mutual understanding, the contradictions in a timely manner, so that the smooth functioning of pipe. Third, the business community cultural activities conducive to draw all the owners and operators of honor, manufacturing brand effect. Such as through the Organization of owners of tours, concerts, recreational and cultural activities such as competitions, while may evoke all the owners, tenants and sense of participation and, on the other hand also improves the visibility property and property bring considerable commercial effects. Fourth, through its cultural work, ensuring the safety of community of property "," civilization as community stability and long-term development laid the Foundation.

② business promotion, promotions

Strengthen the commercial property within the business units (merchants), organized and comprehensive promotional activities is indispensable. Property management agencies can be carefully planned and actively cooperate with the commercial property management-party organizations, advocacy and carry out various types of marketing activities, such as demonstrations, exhibitions, joint promotions, seasonal activities and efforts to attract customers with a variety of thoughtful and meticulous service. So, on the one hand, you can add to the atmosphere, the lively and thriving commercial promoting the business premises and customer liaison between, on the other hand, you can expand the commercial popularity, attract a large number of customers to the consumer.

In short, commercial property management agencies dealing with the core of public relations is through effective communication channels take many forms to strengthen, closely with property management side, owner, tenant, and in business cooperation on clear and professional property management, property management division is responsible for the commercial side of the property, property management agencies then select Property Management Division, both reasonable cooperation to achieve common business objectives and overall development.