Abstract: The core competitiveness of university property management companies consists of management ability, service ability, technical ability, innovation ability and integration ability. Property management companies in colleges and universities can enhance their core competitiveness through concept innovation, system innovation, management innovation, technological innovation and cultural innovation.

1 Composition of core competitiveness of property management companies in colleges and universities

1. 1 company management ability

The management ability of property management companies in colleges and universities refers to a comprehensive ability to meet the different requirements and service standards put forward by colleges and universities, effectively adjust the internal production, management, manpower, finance, equipment and other elements and links around the development goals of colleges and universities, so as to promote the company's development towards the goals. First of all, company management ability is an essential ability of modern enterprise management talents, a basic condition for enterprise managers to be competent for their posts and positions, and an important magic weapon for enterprise managers to achieve effective management; Secondly, the company's management ability can make managers better adapt to the new requirements under the new normal, promote the company to seize development opportunities, develop in a better direction, and contribute more positive forces to the social economy; Third, the company's management ability can effectively promote the overall quality of enterprise personnel and the improvement of enterprise business level, help reduce the production cost and transaction cost of enterprises, promote the transformation and upgrading of enterprises, thus producing better production benefits, economic benefits and social benefits, ultimately improving the core competitiveness and market influence of enterprises and promoting the development of enterprises.

1.2 company service capability

Providing comprehensive, thoughtful and perfect services for all teachers and students in colleges and universities is an important guarantee to enhance the core competitiveness of the company. Property management belongs to the service industry in the tertiary industry. Therefore, the starting point of college property management companies is to meet the needs of teachers and students in scientific research, teaching and life, and the standards achieved are reflected in service quality, service price and service ability. Service quality is the subjective perception and evaluation of the clients, that is, the subjective feelings of teachers and students when they enjoy the services provided by university property companies. Therefore, it is very important to provide satisfactory property services for all faculty and students. The service price, that is, the property management fee, is determined by the university property company according to the market rules, the property service contract signed with the university, the quality of the property service that the company can provide, and the affordability of the teachers and students of the school (most of them are reasonable prices determined through bidding). Service ability is an organic component of the ability of university property management companies to provide service products, service price competitiveness and service quality.

1.3 technical capability of the company

The specialization of property services reflects the core competitiveness of property management companies. Professional property services must be supported by professional technical knowledge and skills. Only on the basis of professional knowledge can we ensure a high-quality service team. Only when the property service team has the high quality of property management can it form a service team with high service skills, maintain the satisfaction of professional services for a long time in the competition, establish the competitive advantage of the company, and not be imitated and surpassed by other property companies. At present, there are office buildings, teaching buildings, scientific research buildings, libraries, experimental buildings, conference rooms, canteens and student dormitories. Many intelligent devices with scientific and technological contents have been introduced in colleges and universities, such as personnel access identification system, safety alarm system, automatic fire fighting system, etc. How to manage these intelligent facilities and equipment well, just using the simple maintenance and management methods in colleges and universities in the past is not enough. In addition, the daily maintenance of houses and their facilities and equipment, such as the maintenance of elevators, walls and floors, the maintenance of tables and chairs, the cultivation and fertilization of green plants, and their pruning and modeling, all need professionals to complete. Therefore, professional technical ability is the most important and indispensable part of the core competitiveness of property management companies.

1.4 company's innovation ability

The innovative ability of property services can ensure that property management companies have competitive advantages and core competitiveness. Property service innovation can not only bring more additional benefits to college teachers and students, but also save the cost of property service. Reasonable and effective cost control can enhance the core competitiveness of university property management companies. Only by persisting in continuous innovation can the property management companies in colleges and universities make maximum use of the unique high-knowledge human resources in colleges and universities, enhance the wisdom and ability of employees, and finally improve the market competitiveness and economic benefits of enterprises. For example, all kinds of characteristic services and personalized services provided by property management companies in the process of property services are innovative ways to satisfy and satisfy the clients. Campus Internet provides a broad space for service innovation of property management companies in colleges and universities. With the help of advanced internet technology, we can improve the timeliness and accuracy of property service information, improve the service level and technology of property management, and ensure the leading position and advantages of property management companies in colleges and universities.

1.5 company integration ability

There are two main types of resources that university property management companies should integrate in the process of property service: one is tangible resources, such as administrative office building, scientific research building, teaching building, laboratory building, library, conference room, sports ground (hall), parking lot, student dormitory, restaurant, supermarket and cultural commercial street. And all kinds of instruments and equipment used in the process of property service and maintenance; The other category is intangible resources, including business philosophy, corporate culture, brand, reputation, system and other resources related to property services. Property management companies in colleges and universities can establish a new and orderly organization and process by integrating the internal and external resources of colleges and universities and the tangible and intangible resources owned by colleges and universities, and exchange materials, energy and information with the outside world continuously to form the core competitiveness of property management companies.

2 University property management enterprises to enhance the core competitiveness

2. 1 concept innovation: strengthen the company's innovation consciousness. Conceptual innovation is the forerunner of all innovations. Only by innovating the concept of property service can the mode, content and method of property management be continuously innovated. Property management in colleges and universities serves the scientific research and teaching of teachers and students in colleges and universities. The goal of property service is to do all the work well with high-quality service, improve the level of property service and satisfy teachers and students in accordance with the laws of economy and education. Taiwan Province Zheng Jie Property Management Co., Ltd. establishes the innovative concept of "culture+technology" as its core competitiveness, and advocates the "four identities" of property services-owner identity, professional identity, international identity and customer identity, so that the service concept of property management companies becomes the common pursuit of the company's employees and provides customers with a sensible and comfortable working scene. Therefore, property management companies in colleges and universities must persist in exploration and innovation, make full use of the superior conditions, resources and technological advantages possessed by colleges and universities, develop new ideas and methods of property services, improve the ways and methods of property management, establish and improve various management systems of property services, improve service efficiency, promote the modernization of property management and ensure the healthy development of higher education.

2.2 system innovation: the establishment of enterprise learning organizations, property management companies in colleges and universities to provide a variety of professional services through teamwork. Therefore, according to different service contents, college property services should set up a number of organically coordinated professional teams. Through the continuous learning and experience of professional teams, the company's management ability and service ability will be improved to achieve the goal of teacher and student satisfaction. The purpose of establishing a learning organization is to urge university property management companies to establish an enterprise system of "excellent service" and "satisfying users", and to build an equal, harmonious, open and dedicated organizational environment and mechanism. The employees of every property management company can not only learn in an atmosphere that adapts to this environmental change, but also form a more efficient professional team and organization in the process of learning. Therefore, university property management companies should use the systematic thinking mode of knowledge sharing and innovation mechanism to establish a learning organization and enhance the company's core competitiveness.

2.3 Management innovation: Strengthening the management of the company's human capital The management innovation of property management companies in colleges and universities is to create new and more standardized and efficient management systems, management models, management measures and operational processes according to the company's ever-changing internal and external conditions and environment, so as to achieve more reasonable and effective coordinated operation among various business departments and various resource elements within the company, thus creating new productivity, and the company can obtain higher efficiency and benefits. Therefore, university property management companies should attach importance to the construction of professional and technical personnel. On the one hand, we should pay attention to the introduction of professional and technical personnel, on the other hand, we should strengthen the professional knowledge and skills training of business personnel, conduct regular professional knowledge training and hold professional skills competitions for employees, establish a positive competitive incentive mechanism, mobilize the enthusiasm of employees to improve their professional knowledge and operational skills, let employees give full play to their talents, and make the company form its core competitiveness with a high-quality and efficient property management team.

2.4 Technological innovation: The establishment of property management informatization can effectively and systematically collect, transmit, process and apply the data information of various business activities and links carried out by property management companies, and realize the real-time, accurate and efficient transmission and application of internal information of property management companies. Property management companies in colleges and universities can establish property facilities and equipment maintenance information system with the help of Internet, geographic information system (GIS), databases and other modern technologies and information technologies. Property facilities and equipment maintenance information system can not only strengthen the company's internal management, but also show customers the company's existing property service facilities and equipment, reflecting the company's level and ability of property management informationization. At present, many property management companies are concentrating on building smart homes or smart campuses. China's property management industry has also put forward the concept of "making property management simpler and more valuable". In fact, this is to rely on the support of science and technology to make property management and services more valuable. For example, Shandong Mingde Property Management Company uses modern scientific and technological means such as wireless technology of digital, image and voice transmission, two-dimensional code, sensor, etc. in its service system to comprehensively optimize the methods and processes of property management and service, improve the quality and good experience of property service, and initially realize the collection, analysis and application of big data of property management and service, which has been well received by teachers and students of the school and the society. Informatization of property management is an outstanding performance of technological innovation of property companies in colleges and universities, which greatly reduces the cost of information management and use in the process of property management and service, is conducive to optimizing internal management processes and property service business processes, promoting scientific management of property companies, flattening organizational structure and specialization of property services, and enhancing the company's core competitiveness.

2.5 Cultural innovation: building the brand corporate culture of property management companies is a problem that property management companies in colleges and universities must face, especially how to improve and enhance the level and ability of property services in colleges and universities from the perspective of humanization of property services in colleges and universities. At present, among the property management companies in colleges and universities, many companies have begun to actively explore the subject of humanization of property services in colleges and universities. For example, Xinyu Property Management Company, which provides property services for Zhejiang University, puts forward the view that "service is also educating people" and pays attention to integrating the property services provided by property companies into campus education in colleges and universities. Shandong Mingde Property Management Co., Ltd. integrates the corporate culture of the company's service concept "the way of university lies in Mingde" into property services and so on. Brand is the customer's cognition and comprehensive evaluation of an enterprise and its products or services. When people think of or talk about a brand, they are always associated with social fashion, corporate culture, quality and value. While creating brands, enterprises are constantly creating quality, value, fashion and promoting culture, constantly changing from low value-added products or services to high value-added products or services, and to high-level changes in product quality, product development and innovation, and corporate culture innovation. When the brand culture of an enterprise is recognized and accepted by users and the market, the brand will produce its market value and form the basis of the core competitiveness of the enterprise. In this regard, every member of the property management company will be full of strong self-confidence and high sense of responsibility for the company's future development, forming a sense of identity and belonging, so that all employees of the company will inevitably closely link their personal interests with the company's interests and form a community of destiny with the company, and the property management company will have a * * * value orientation and cultural taste, thus forming the core competitiveness of the property management company.

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