The performance evaluation index system of property management manager consists of three levels: basic index, revised index and evaluation index.

The composition of indicators, the specific content of each indicator is as follows:

(A) the basic indicators of performance evaluation of property managers

Property management performance evaluation has eight basic indicators, the main contents are as follows:

1. financial benefit status indicator

(1) ROE

Net return on capital, also known as return on equity or return on equity, refers to the net profit of an enterprise in a certain period of time.

Ratio to average net assets.

(2) Return on total assets

Return on total assets refers to the ratio between the total remuneration and the average total assets of an enterprise in a certain period.

The higher the index, the better the input-output level of the enterprise, and the more effective the asset operation of the enterprise.

(3) Financial internal rate of return

For the calculation method of financial internal rate of return, please refer to the relevant contents in Chapter 3 of this book.

2. Asset operation status indicators

(1) total assets turnover rate

The turnover rate of total assets refers to the ratio of net income of main business to average total assets in a certain period of time.

Generally speaking, the higher the index value, the faster the turnover rate, the stronger the sales (business) ability and the more assets.

The higher the utilization efficiency.

(2) Turnover rate of current assets

The turnover rate of current assets means that the net income of the main business of an enterprise in a certain period is the same as the average total current assets.

The ratio of.

Generally speaking, the higher the index, the faster the turnover rate of enterprise liquidity and the better the utilization rate.

3. Indicators of solvency status

(1) Asset-liability ratio

See Chapter III of this book for the calculation method of asset-liability ratio. This indicator is an internationally recognized standard for measuring corporate debt repayment.

An important indicator of ability and operational risk, conservative empirical judgment is generally not higher than 50%, which is internationally accepted.

It is generally recognized that 60% is better.

(2) Interest guarantee multiple

The interest guarantee multiple refers to the ratio of the total earnings before interest and tax of an enterprise to the interest expenditure in a certain period. should

This indicator reflects how many times the property management income of the enterprise in the current period is the interest on debt repayment, which comes from debt repayment.

Investigate the repayment ability of corporate debt interest from the perspective of capital source. The higher the index, the stronger the solvency of the enterprise.

The more assured; On the contrary, it shows that the enterprise does not have enough funds to repay the debt interest, and its solvency is low.

4. Development capacity status indicators

(1) business growth rate

Business growth rate refers to the growth rate of the main business income of an enterprise this year compared with the total main business income of the previous year.

Ratio.

(2) Capital accumulation rate

Capital accumulation rate refers to the ratio of the increase of owner's equity in this year to the owner's equity at the beginning of the year. it is

The total growth rate of the owner's equity of an enterprise in that year reflects the change level of the owner's equity of the enterprise in that year.

(B) property management performance evaluation index revision

The revised property management performance evaluation index consists of sixteen measurement indexes. Its main contents are as follows

Next:

1. Revised indicators of financial benefits

(1) Profit rate of main business

Profit rate of main business refers to the main business profit and main business income of property management enterprises in a certain period of time.

Net income ratio.

(2) guarantee the multiple of the remaining cash

Residual cash guarantee multiple is the ratio of operating cash flow to net profit in a certain period, which reflects

The guarantee degree of cash income in the current net profit of an enterprise truly reflects the quality of enterprise income. This indicator

The bigger, the greater the contribution of net profit from operating activities to cash.

(3) Cost profit rate

The profit rate of cost and expense is the ratio of the total profit of an enterprise to the total cost and expense in a certain period. should

The higher the index, the smaller the cost of obtaining certain income for enterprises, and the cost of enterprises can be controlled.

The better, the stronger the profitability of the enterprise.

2. Asset operation status correction index

(1) accounts receivable turnover rate

The turnover rate of accounts receivable is the net income of main business and the average balance of accounts receivable in a certain period.

The ratio of.

The turnover rate of accounts receivable reflects the flow speed of accounts receivable of enterprises, that is, the accounts receivable of enterprises this year.

Average number of cash transfers.

(2) ratio of non-performing assets

The ratio of non-performing assets refers to the ratio of total non-performing assets to total assets at the end of the year. The smaller the index.

The better, zero is the best level.

(3) Asset loss rate

The asset loss rate refers to the proportion of the net asset loss that the enterprise expects to deal with in a certain period of time to the total assets. finger

This standard shows the severity of enterprise assets loss and reveals the operating conditions of enterprises from the perspective of enterprise assets quality.

Conditions.

3. Revised indicators of solvency status

(1) current ratio

Current ratio is the ratio of current assets to current liabilities of an enterprise in a certain period. The current ratio measures the deficit of an enterprise.

The solvency reflects the strength of an enterprise's solvency. The higher the index, the greater the flow of current assets of the enterprise.

The faster the transfer, the stronger the ability to repay current liabilities.

However, if the index is too high, it shows that the efficiency of capital utilization of enterprises is relatively low. Internationally recognized standard ratio

For 200%, the better proportion in China is probably 150%. In practice, the index should be consistent with the industry's

Analyze and compare the average level.

(2) Quick ratio

Quick ratio is the ratio of quick assets to current liabilities in a certain period of time. Quick ratio measures enterprises

The short-term solvency of the company reflects the liquidity of the company's current assets. The higher the index, the higher the salary of the enterprise.

The stronger the ability to repay current liabilities, the more it can remain at the level of 100%, indicating that the enterprise is in good debt.

Strong ability to repay principal and interest, and reasonable structure of current assets. The internationally recognized standard ratio is 100%, while China

At present, the better proportion is about 90%.

(3) Cash current debt ratio

The ratio of cash current liabilities is the ratio of net operating cash flow to current liabilities in a certain period. at present

The current debt ratio of gold reflects the ability of enterprises to pay short-term liabilities in the current period from the perspective of cash flow. This index

Larger, indicating that the net cash inflow generated by enterprise property management activities is more, which can ensure the enterprise to pay on time.

Maturity debt But the bigger the better, too big means that the working capital of the enterprise has not been fully utilized, and the income can be

Not strong enough.

(4) Long-term asset suitability rate

The long-term asset suitability ratio is the sum of the owner's equity and long-term liabilities, which is the same as fixed assets and long-term investments.

The ratio of the sum of.

From the point of view of maintaining the stability and long-term security of enterprise financial structure, the index value should be higher.

But if it is too high, the financing cost will increase. Theoretically, the index is ≥ 100%.

(5) Ratio of operating losses to losses.

The loss-to-account ratio is the ratio of the loss-to-account amount at the end of the year to the total owner's equity. should

The higher the index, the more business losses and problems. The smaller the index, the better.

Well, zero is the best state.

4. Revised indicators of capacity development

(1) Growth rate of total assets

The growth rate of total assets refers to the ratio of the growth rate of total assets this year to the total assets at the beginning of the year.

The higher the index, the faster the expansion of asset management scale in a business cycle. Stan

In international operation, we should pay attention to the relationship between quality and quantity of asset scale expansion and the subsequent development ability of enterprises.

Avoid blind expansion of assets.

(2) Three-year average profit growth rate

The three-year average profit growth rate shows that the profits of enterprises have increased for three consecutive years, reflecting the development potential of enterprises.

Force.

(3) the three-year average growth rate of capital

The three-year average growth rate of capital indicates the accumulation of enterprise capital for three consecutive years, which reflects to some extent.

Development level and trend of enterprises. The higher the index,

It shows that the greater the protection of enterprise owners' rights and interests, the more funds enterprises can use for a long time.

Sufficient, the stronger the ability to resist risks and maintain sustainable development.

(C) Property management performance evaluation indicators

The specific contents of the evaluation indicators are as follows:

1. Basic quality of operators

The basic quality of managers refers to the knowledge quality, moral quality and ability quality of the current enterprise leadership.

Wait a minute. , including knowledge structure, moral quality, professionalism, pioneering and innovative ability, unity and cooperation ability,

Organizational ability and scientific decision-making level.

2. Service satisfaction

Evaluation index refers to the quality and type of property management services provided by consumers or customers.

Psychological satisfaction with speed, convenience, etc.

3. Basic management level

Basic management level refers to the enterprise in accordance with international norms and practices, national policies and regulations and enterprises.

The actual situation formed and applied in the process of property management maintains the normal operation, survival and development of enterprises.

Exhibition enterprise organization, internal property management mode, basic management system, incentive and restraint mechanism.

System, information support system, safety production management suggestions and implementation.

4. On-the-job staff quality status

The quality of on-the-job employees refers to the cultural level, moral level, technical skills and group quality of ordinary employees in enterprises.

The comprehensive situation of organizational discipline, enthusiasm and dedication to participate in enterprise management.

5. Service hard environment

Evaluation index refers to the decoration, internal layout and service equipment of the property management service place.

Degree and other hardware facilities. '

6. Cultivate innovative ability

Developing innovation ability refers to the continuous development of enterprises according to the external environment in order to maintain competitive advantage in market competition.

Ability of self-adjustment and innovation. Including management innovation, service innovation, concept innovation, organizational innovation and so on.

Awareness and ability.

7. Business development strategy

Business development strategy refers to increasing investment in science and technology (such as management intelligence) adopted by property management enterprises.

), establish a new marketing network, update equipment, financing, mergers and acquisitions, human resources.

Surface planning and strategy.

8. Comprehensive social contribution

Social comprehensive contribution refers to the contribution of enterprises to national economy and regional economic growth, providing employment and re-employment.

Business opportunities, fulfillment of social responsibilities and obligations, credit integrity, contribution to fiscal revenue and environmental impact.

The comprehensive impact of protection, etc. Generally speaking, the content of China's property management performance evaluation index system and their respective

The weight of can be shown in Table 9- 1.

Property management performance evaluation refers to

Second:

Evaluation standard of management performance of property project manager

Generally speaking, enterprise performance evaluation standards can be divided into quantitative standards and qualitative standards.

Quantitative indicators and standards

The evaluation criteria of quantitative indicators are composed of standard values and their corresponding standard coefficients.

The evaluation standard values of quantitative indicators include the standard values of 8 basic indicators and 14 revised indicators, and each indicator refers to

The standard value of the target is divided into two categories: industry standard value and scale standard value. The standard value is divided into excellent value, good value,

The average value, low value and difference value are five grades, indicating excellent, good, medium, low and poor grades respectively. that

Chinese: excellent value represents the highest level in the industry; Good value indicates that the industry level is high; The average represents the industry.

Overall average level; The lower the value, the lower the industry level; The difference represents the lowest level in the industry.

The standard coefficient of quantitative evaluation is a horizontal parameter determined by five standard values of quantitative indicators, which objectively reflects.

The level represented by the evaluation standard value of each grade is used to calculate the actual value of the index corresponding to the standard value of the fifth grade.

Points, the standard values of each grade have corresponding standard coefficients. The standard coefficient is between 0 ~.

The number between 1 is specified as follows:

① The standard coefficient of figure of merit and above is1;

② The standard coefficient of good value and above is 0.8;

③ The standard coefficient of average value and above is 0.6;

④ The standard coefficient of low value and above is 0.4;

⑤ The standard coefficient of difference and above is 0.2;

⑥ The standard coefficient below the differential value is 0.

(b) Reference standard for quality index evaluation

The reference standard of qualitative index evaluation is the evaluation standard used for qualitative evaluation of enterprises, which has the following characteristics

The system is used for comprehensive analysis and evaluation of evaluation indexes. A pair of evaluation reference standards and evaluation indicators

It should be that each evaluation index is decomposed into specific contents, described in detailed words, and specified for each index.

Mark the boundaries of all levels and guide the evaluators to correctly judge the level of various evaluation indicators of enterprises.

Qualitative indicators refer to evaluation criteria, including the specific meaning, content and scope of each indicator, and the goals that should be achieved.

To the corresponding level or degree, from high to low, there are five grades: A, B, C, D and E. Where a stands for excellent.

Level, B stands for good level, C stands for average level, D stands for low level, and E stands for poor level.