Property management industry is closely related to social stability, people's interests and social and economic development. At present, there are many problems in the whole industry, especially the property management of residential quarters.
To gradually change this situation, we need to start from several aspects: first, we need to further strengthen the supervision of the property management industry and strengthen the standardization and management of the market; Secondly, in the increasingly fierce market competition, property service enterprises should fully realize the cruelty of market competition, have a sense of crisis and mission, and strive to do a good job in service management; Third, to give full play to the role of the owners' committee, the members of the owners' committee must establish a sense of serving all owners, be familiar with the operational norms of property management, understand the law, support and cooperate with the work of property service enterprises according to law, and safeguard the legitimate rights of all owners according to law; Fourth, we should improve the quality of property management practitioners, and gradually improve their service awareness and level through strict training and assessment.
Overview of basic knowledge of property management
Property management refers to the activities that the owner hires a property management company, and the owner and the property management company repair, maintain and manage the houses, supporting facilities and related sites in accordance with the property service contract, and maintain the environmental sanitation and order in the relevant areas.
Property management is a socialized and market-oriented management system combining owner autonomy with professional services. The object of property management and service is the property and the owners and users of the property. Property management is paid labor that integrates management, operation and service, and implements socialized, professional and enterprise management mode, and finally realizes the management goal of unifying social benefits, environmental benefits and economic benefits.
This chapter starts with the basic concepts of property and property management, focusing on the concept, content and function of property management, in order to make readers have an overall understanding of property management.
The concept of property and property management
Real estate is an important economic resource in modern society and an important part of social wealth. With the development of real estate industry, the demand for property management business has been placed in front of developers and owners. Effective management and operation of these economic resources is an unavoidable practical problem. The internationally accepted property management has been running for more than a century, but the property management service in China only appeared after the reform and opening up and the implementation of the socialist market economy. Property management is a booming new industry in China, and it is a new thing that is developing and improving. Combining the successful experience of many property management enterprises at present, it is of great significance to explore and excavate the theory of property management for forming a scientific and reasonable theory and method of property management with China characteristics.
Owners' autonomous organizations: owners and owners' congress.
I. Owner
According to the property management regulations, the owner of the house is the owner. Generally, it refers to real estate development enterprises with property rights, buyers and natural persons who have lived with buyers for a long time.
The owner is the owner of the house and related facilities and equipment in the property management area, the owner of the property and the subject of the property management right. Owners have the right to directly participate in property management activities within the property management area, that is, owners' self-discipline management.
Second, the owners' meeting
Owners' Congress is an autonomous and self-disciplined organization that represents and safeguards the legitimate rights and interests of all owners in property management activities within the property management area.
All owners in the property management area form the owners' meeting. The owners' congress represents and safeguards the legitimate rights and interests of all owners in the property management activities within the property management area.
Established a property management area? Owners' meeting. The division of property management areas should consider facilities and equipment, building scale, community construction and other factors. Owners in the same property management area shall set up owners' meetings and elect owners' committees under the guidance of the real estate administrative departments of the district and county people's governments where the property is located. However, if there is only one owner, or if the number of owners is small and all owners agree unanimously, it is decided not to set up the owners' meeting, and the owners will jointly perform the duties of the owners' meeting and the owners' committee.
Property management enterprise
The first step in the establishment of a property management enterprise is institution building, which is the premise and an important basic work to ensure the normal operation of the property management enterprise and undertake and complete various businesses. Property management enterprises should be established according to law and must be examined by relevant departments. In addition to considering the business volume and complexity of the enterprise, it is more important to embody the principle of lean and efficient, so that the enterprise is full of vitality and competitiveness.
The Measures for the Administration of Property Management Enterprise Qualification promulgated by the Ministry of Construction on May 1 2004 stipulates that the qualification grades of property management enterprises are divided into one, two and three levels. Property management companies with different qualification levels have different conditions.
Preliminary work of property management
Pre-intervention of property management means that developers invite relevant personnel who intend to engage in property management of development projects to participate in the feasibility study, property planning, design, construction and other stages of the property and make suggestions. From the perspective of property management and operation, developers put forward constructive suggestions on planning and design, equipment selection, construction supervision, project completion acceptance and takeover, housing sales, housing leasing, etc., so as to formulate property management plans for the smooth progress of property management in the future.
I. Property planning
In the stage of property planning and design, architects pay more attention to functional design and less attention to property management, which will bring problems to the services of property management companies that take over. Therefore, property managers should have basic knowledge of property planning if they want to play their due role in the intermediary of early property management.
Property planning mainly refers to the planning of residential areas. Residential area is an organic part of the city, and residential area planning is a comprehensive construction plan to meet the requirements of residents' living, work, rest, culture and education, life service and transportation. Residential area planning is generally formulated by real estate developers, whose task is to create a comfortable, convenient, clean, peaceful and beautiful environment for residents and meet their daily material and cultural needs economically and reasonably.
? The entry stage of property management
Acceptance of takeover is different from completion acceptance. The takeover acceptance is the takeover acceptance of the property by the housing management department, the property management enterprise, the construction unit itself and individuals.
The handover and acceptance of a property management enterprise refers to the re-inspection of newly-built or original houses and other properties entrusted by the property right unit, construction unit or individual, with the safety of the main structure and the satisfaction of the use function as the main content. It is an indispensable link in the process of property management.
Daily operation of property management services
House maintenance and repair management
Housing maintenance management refers to the daily maintenance, repair and technical management of real estate managed by property management enterprises according to certain scientific management procedures and systems and certain maintenance technical management requirements. In order to ensure the normal use of the house and prolong its service life, it is necessary to carry out regular maintenance. The quality of property management largely depends on the achievements of house maintenance management, which directly affects the reputation of property management enterprises.
Principles of house maintenance management
1.？ Economic, reasonable, safe and practical? Principle of
What should house maintenance management adhere to? Economic, reasonable, safe and practical? The principle of. Economic rationality refers to strengthening the management of maintenance project cost, maintenance funds and maintenance quota, rationally using manpower, material resources and financial resources, and spending as little as possible to repair houses; Require the formulation of reasonable housing maintenance plans and programs; Safe and practical, that is, let residents live safely through house maintenance management; We should proceed from reality, carry out maintenance according to local conditions, meet users' demand for the function and quality of the house, and give full play to the efficiency of the house.
2.？ Distinguish? principle
According to the building age, houses can be roughly divided into two categories: new houses and old houses. For newly-built houses, the maintenance and management work is mainly to do a good job in daily maintenance of houses and maintain their original appearance and use functions. For old houses, different maintenance and renovation schemes should be adopted according to the historical age, structure, residential use standards, environmental and regional characteristics, and the requirements of the overall urban planning.
3.？ Service? principle
Housing maintenance management must safeguard the legitimate rights and interests of residents and effectively serve them; Establish and improve the scientific housing maintenance management service system. House maintenance managers should truly establish the idea of serving residents, improve their service attitude and quality, and seriously solve the housing maintenance problems of residents. This is the basic principle of housing maintenance management.
Property leasing management
With the emergence of a large number of specialized property management enterprises, the competition in the property management market is becoming increasingly fierce, and the traditional property management model gradually loses its competitiveness because of the single management service content. Therefore, we should focus on professional property management services, implement diversified management, organically combine property management services with property leasing, realize the interaction between management services and management promotion management, increase operating income on the basis of improving the level of property management services, and add new highlights to the operation of property management enterprises.
Property leasing is a business form in which the property management enterprise transfers the right to use the property (house) in order to obtain economic income, and the lessee pays the corresponding rent to the property owner to obtain the right to use the property. As far as its characteristics are concerned, real estate leasing can be divided into two forms, namely, general leasing (or traditional simple leasing) and house purchase with rent.
The general lease of real estate means that the owner of real estate collects rent from the lessee through an intermediary or directly according to the rent standard and rental area determined by him. The purchase linked with lease is the evolution of general lease, which was created by Hong Kong in the early 1990s. With the dual nature of financing and home ownership, it can solve the problem of insufficient funds for developers, spread the risks in operation and shorten the construction period. The lessee can get great benefits and can carry out secondary development, sublease and operation. While leasing, the lessee may have some investment nature. The basic method is: when the developer encounters insufficient funds for the construction of a property, he sends an invitation to the lessee, asking him to inject some funds as rent in advance (usually 1/2-L/6 of the total investment), and the rent level for several years after the project is completed (usually 15-20 years) is 1/2-L/4. Or sell the project or part of the project at a low price (L/2 ~ 1/4 of the regular price) to the lessee, and then the lessee or the lessee will decorate, redevelop and sublet the project, and the lessee or the lessee will get more economic benefits.
file management
The establishment of property management files is to meet the needs of daily management and service activities of property management enterprises, that is, in the process of property management operation, the relevant information of property owners and users is sorted and filed by scientific methods in order to better serve the owners and users. The daily management service activities of property management enterprises run through the whole process of pre-management, takeover and acceptance and daily management of property projects, and corresponding management files should be established from beginning to end to make file management truly serve management.
Property management files are files that property management enterprises, as a whole unit, collect, sort out, keep and use the original records and process records in property management services into documents according to certain requirements. Archives are direct historical records, with the characteristics of originality and record, and have irreplaceable important functions and values of other materials.
? financial management
Financial management is an important part of property management. The operation of modern enterprises is inseparable from the occurrence of various expenses. Only by raising the required funds in a variety of ways economically, reasonably, timely and in full, and operating in a benign manner, can the company's career development be guaranteed. It is the requirement of property management enterprises to maximize profits through reasonable financial arrangements. Therefore, it is necessary to strengthen cost control and economic accounting of property management enterprises, improve systems and methods, ensure the implementation of organizations and personnel, regularly analyze and check various indicators, realize refined management, seek benefits from management, and comprehensively improve the profitability and development ability of property management companies.
Financing refers to the centralized use of internal funds and borrowing funds from outside through various forms and channels in order to set up property management enterprises and meet the needs of the company's operation. Under the condition of market economy, the financing of external funds can only be carried out through a sound financial market, and the borrowed funds must be paid, which directly offsets the operating income of property management enterprises. It is the primary problem of financial management to study the forms, elements and financing schemes of fund raising to raise sufficient and low-cost funds for the business development of property management enterprises.
To study the financing problem, the first thing to be solved is the purpose of financing. There are two main purposes of raising funds: one is to raise capital and long-term funds needed to set up property management enterprises or expand the company scale; The second is to raise short-term funds for insufficient turnover in the process of operation and management. There are various financing methods, and different financing methods mean different capital costs for property management enterprises. In addition, the restrictive conditions and operational difficulties of different financing methods are also different. Property management enterprises should do a good job of calculation and careful selection.