【 Weak current College 】 on the integrated approach to building property management

Property management as a new sunrise industry, with nearly 20 years, China's real estate and urban economic construction boom, as well as urban management level, gradually becoming enhancing urban management and civilization of one of the important work. As mainland capital cities, coastal cities, Hefei property management rather late, just five years. But in Hefei property management development of universal standards and management level, the national secondary cities can be said to be the forefront. 140 more property management firms, nearly 10 million square meters of management area, eight national property and a number of outstanding property management companies, reflecting the Hefei property management and comprehensive standards. Of course, pleased, we see that the current property management there are many problems, only the type of the property management, mainly concentrated in the urban community management, comprehensive property management both from a universal face to look at the management level, relative lag, ragged. With Hefei city construction of development, high-level integrated building already has 100 seats, but the specification management estimates less than one-third. Promote comprehensive building, especially the high-rise commercial buildings become my property management, property management and comprehensive in the future to a depth of an important work. As in the earlier introduction of Hefei city professional, Enterprise and integrated building property management (company), through nearly three years of learning and exploring, we integrated building property management gained useful experience, and industry experts for a discussion aimed at finding a better management methods and models, overcome and resolve the current comprehensive building property management practical issues in order to promote the city comprehensive building property management work of universal access and increased. First, the basic characteristics of integrated building and management requirements
City comprehensive building, often located in the city centre area or city roads, street area, excellent geographical location, determines the comprehensive building of versatility and commercial value. Multilayer, high-rise buildings and even complex or comprehensive and advanced nature, on their own property management level to a higher demand. In simple terms, comprehensive building, generally has the following characteristics: first, the property of integrated functional more often set Office, business, commercial, financial, food, leisure, recreation, parking, basically do is confined at home, can apply for General Affairs. Secondly, the property facility configuration more, higher technology content. Comprehensive building, especially the high-rise buildings, must be equipped with a considerable number of upscale elevator, such as passenger elevator, private elevator, escalator, the freight elevator or even sightseeing lifts, etc.; the central air conditioning system widely adopted, has become the primary measure of building quality. Independent circuit of the electrical systems and electric power generation equipment is the comprehensive building of dynamic heart, is the primary building properly. Automated fire fighting system, such as automatic smoke alarm and automatic sprinkler systems and automatic control of the security system, partition, tiered TV monitoring system is increasingly becoming a modern integrated building essential configuration. Large parking lot equipment, vehicle access computer management is also one of the key configuration. Concern is that with modern computer technology and the close integration of architectural technology, as well as Office business activities is the development of information technology, intelligent building has become a city comprehensive building development trend. Such as automated communication network system (broadband Internet), automation systems, automation management systems. Third, comprehensive building, also focused on internal public facilities and the external image of the wrapper property, such as with high-grade sanitary ware, water apparatus or centralized supply of water, bring high-end dedicated appliances, cleaning curtain wall cleaning machines, etc., to provide for regular cleaning, greening of perennial plants decorate, etc. Comprehensive building of versatile, high-tech content, intelligent features, on property management work presents special demands. The first, comprehensive building to provide 365 days, 24 hours 24 x 7 management and services, including 24-hour engineering maintenance, fire security management and health maintains cleanliness the service. Where fire safety, equipment requirements particularly stringent. Second, the comprehensive building on Office environment, business environment demands high, flowers and trees loaded code, indoor ventilation, holiday decorating requirements. Thirdly, service projects, such as a Conference Center, business center, large car park, leisure, entertainment, dining and other functionality requires comprehensive and even requires special conventions for service projects. Fourth, integrated building owners units generally more, contact the business unit involved in public security, fire protection, industry and commerce, taxation, real estate, amenities, services, environmental protection, water, electricity, gas, streets and other units, the owners, tenants and the associated coordination unit, on the integrated management of the building is very important. Second, the comprehensive building property management work problems
Integrated building management due to its own characteristics, unlike other properties, such as residential areas, industrial plants, commercial management focus. Through practice and explore in recent years, in coastal brothers building property management on the basis of the excellent experience, combined with the Mainland property own conditions and characteristics, I think in integrated building property management solution and deal with the following issues:
1. property management of early intervention and takes over the property. acceptance
Engaged in the development of the totality of the urban development of real estate properties, was doomed from the outset, it cannot be separated from the construction of the intervention and the later transition management, or even can be said that there is no good preliminary preparatory and late stationary receiver cannot produce good property. It is also becoming more and more to property management as a developer focus, the landlord is the root cause of note. Overseas countries and territories, as well as coastal cities successful property management also fully proved property management in construction intervention and smooth takeover is property management to achieve the potential value of goods and property to guarantee the preservation and appreciation of good. As the industry said: one third of the building, seven management. In the current specification of real estate development and property management operations, often transfer on the date of arrival, that is, the property management contract signed at the time of entry into force. Property management intervention ahead not only enables the development and management of the organic combination of smooth handover, occupancy, and often are able to build, adapt and improve the design and functionality, the property up for early enough, the maximumTo optimize the effectiveness of the property. At the same time, property management, early intervention can be used for the transfer of technical and human resources fully prepared. In addition, it should be noted that a problem is to take over and acceptance, in particular the site acceptance and related drawings and information essential to the acceptance of the transfer. Developers and managers of handover acceptance, to distinguish between the two sides of the responsibility to become familiar with the properties of things, solve technical problems with the legacy of engineering is essential. Otherwise, not only for the future management problems cannot define and resolve to make subsequent management work is passive.
2. in the establishment of the initial management mode.
As the saying goes, everything is hard in the beginning, but as long as in the beginning, from the specification management and operation of the Foundation work to establish a good management model and operating mechanism, a smooth settlement in the initial management of difficult problems is not difficult to do. First, it is necessary to establish or hiring a professional and enterprise-based property management team. Property management and administration under the old system of housing management mode, advanced is that separation, separation of ownership and management, functions of the Executive management is professional management and service. Only the rational allocation of human, material and financial resources, professional, enterprise mode of operation, from the outset to mobilize and motivate managers work initiative, enthusiasm, and maximize their management and service capabilities, and create a good start. Second, it is necessary to establish its franchise owners Management Committee, the timely preparation and signing of the contract of delegated administration to clear industry authority, Manager, the two sides of the responsibility, rights and interests, property management delegate and the owners of the autonomy of management principles. Property management work must be effective oversight and guidance to health development. Owners of the Management Board is the owner, but also on behalf of the organization management mandate and authorized organization. To a policy level, there are masses of prestige, care for and support the work of the owners of the property management unit representatives elected to play the owners Board owners Management Committee active supervisory role in guiding, coordinating and properly handle the management company and owners, owners of the relationship, can be successfully carried out its management duties.
3, to focus on fire safety work and equipment operation and maintenance work.
Integrated building safety and fire prevention work is the property of difficulties and priorities, it relates to property, household property and personal safety, but also the social image of property overseas. As a property management company, be sure to make this work included primary agenda, from the characteristics of the property itself, the local conditions, sound system, strict discipline, with sufficient staff, strengthen management, strengthen inspection, industrial accidents, in particular, it is necessary to grasp the holidays, weekends and weekdays night guard and fire prevention. At the same time also must handle the strict duty and civilized services for tenants and customers. On a comprehensive building, equipment operation and maintenance as the army's logistic support, every day, cannot be stopped. Particular types of equipment, technology with a high level, high value, planned maintenance inspections is the normal operation of equipment and property of the basic guarantee is a balanced maintenance costs and reduce equipment overhaul frequency, reduce maintenance costs.
4. to implement the limited time commitment to service, improve efficiency and quality of service.
Whatever security fire prevention, ongoing engineering maintenance, or other special services, it must be emphasized that the quality of service, while the main trade-off service quality is based on the timeliness of service. As a property management company, limited-time commitment to service is to improve the service quality of effective means. Such as security guards fire problem, should be received or when the danger is found within a few minutes to enter treatment, daily customer repair or find facilities damaged, repair work and how much time should be rushed to the scene to provide remediation, water delivery service, water should be in receipt of the notification, the number of hours the water to the household units. The time limit for such services should be made to the household a public commitment, do a get households, two effective supervision of service.
5, to carry out a variety of services and management, enhance service functionality, creating economic benefits.
Carry out a variety of services and business, enhancing the mansion of service capabilities, while also relying on the property, a variety of business and create economic benefits of effective means. As a business center, offering food, Department stores, tobacco take-out, provide clean water delivery service, hosting service, 24-hour car park provides cable television, telephone, IP telephony and broadband Internet leased line service, the deal the second renovation, rent flowers, indoor cleaning, car washing cosmetics, ·we ground, building outer wall clean service, etc. These services are for the convenience of a household, perfected the building functionality, increased efficiency, the normal development of the property company has expanded the capital accumulation and enhance the development potential. 3. comprehensive building property management problems at work
Integrated building management, and other types of property management, as a freshman, coupled with the development of shorter, in practice still face a number of practical problems to solve. These questions focused on:
1.
Policies and regulations lag issues. Property management has no more uniform legislation or regulations may be, the competent national authorities as well as part of the province, city, local government, although it has some real property management published guidance documents, provisions to regulate and guiding the work of property management, but these documents often cover too wide or too narrow, or thick line, or too specific, or even lack of interoperability, has just published requirements but could not keep up with the development of things, to the effective operation of the property management difficult.
2.
On the management of the property owner (owners), Manager (corporate), owners management, as well as the associated sectors such as water, electricity, gas supply between the related responsibility, rights, and profit not enough clarity, to the actual operation of certain real property management, property management company in dispute are often in an intermediate zone, to the exercise of management functions, but no effective policies and regulations, subject to the constraints of the associated sectors, stranded, and even provide service, not only no compensation, also bear a certain amount of economic loss and liability. As in collecting water, electricity,Gas costs, often pay huge efforts and the work, but are not duly recognized.
3.
Property of public equipment, facilities maintenance fund is in place, in full and on time to the normal operation of the property potentially enormous difficulties. Senior comprehensive building public equipment, facilities for high-value, high maintenance costs, in particular with the extension property use, equipment and facilities large substantial growth year after year zhongxiu costs. State and local governments, provincial and municipal property, public facilities, public facilities maintenance fund, there were a number of provisions, but the intensity of the actual work is limited, the lack of definitive and mandatory, is often the first put into use, property, and then discuss maintenance fund raising, and even property has been used for many years, maintenance fund still does not place, or is someone not only owners units, public equipment, facilities could not get the timely maintenance of property does not function efficiently, households, services difficult views, costs difficult to collect, a vicious cycle, let alone the appreciation of the property.
4.
Standard property management fees. On the management fee pricing standards, some large cities such as Guangzhou, Shanghai, Nanjing and other competent authorities under the property of hardware and services, service level to develop the Government's price guide, the determination of the management fee, good guidance, management and protection of the interests of both households. Some urban real estate departments and price sectors has made it clear specific projects, but no such project estimation criteria, there are government departments of direct intervention in pricing standards, lack of rationality, would not be in keeping with the market economy and higher prices, the principle of the autonomy of the contract. In the property management gradually moving towards market-based bidding and standard operation procedure, open the quote, fair competition, both parties agreed price behavior should be recognized and promoted. Government functions should rely more on the supervision of market behavior of fairness and legitimacy.
Property management business needs good legal norms to protect the needs of the community's interest, support and understanding, the national authorities of the property management Ordinance soon, this will go on property management official legal operation on track to play a positive role in promoting. Believe in the new century, the era of national economic take-off again, the property management industry is bound to be more stable, healthy and fast development of the society and people create more civilized, comfortable, safe and convenient business and living environment, to better serve our growing rich material and cultural life.