What are the main links of property management practice?

the operation of property management is not only the embodiment of management thought, but also the practice of management theory, which is the sum of all property management activities. In order to ensure the smooth start and normal operation of property management in an orderly manner, there are several links that can not be ignored from the beginning of planning and design to the full operation of management. These basic links include: the planning stage of property management, the preparatory stage of property management, the start-up stage of property management and the daily operation stage of property management. The first stage, the planning stage of property management, includes the early intervention of property management; Formulate property management plan; Three basic links, such as hiring or setting up a property management enterprise. (1) Pre-intervention of property management The so-called pre-intervention of property management means that property management enterprises participate in various stages (project decision-making, feasibility study, planning and design, construction and other stages) before taking over the property. From the perspective of property management and operation, this paper provides useful and constructive suggestions on the environmental layout, functional planning, building design, material selection, equipment selection, supporting facilities, pipeline layout, house leasing operation, construction quality, completion acceptance and other aspects of the property, and controls the planning and design, construction supporting facilities, engineering quality and use function to ensure the design and construction quality of the property and create conditions for the property management after the property is put into use. Early intervention is not the intervention of the whole property management enterprise, but only the main technical personnel of the property management enterprise can participate, or invite the property management experts in the society to participate and listen to their opinions. (2) formulate a property management plan. At the same time as the early intervention, we should start to formulate a property management plan. As the property management enterprise is not in place at this time, the formulation of the property management plan is completed by the real estate development enterprise. Real estate development enterprises can hire property management companies to do property management programs for them. As a property management enterprise, if it has the ability to provide such services, it will undoubtedly increase the chances of accepting property management entrustment. The property management plan includes the following main contents: property types and functions; Determine service standards; Financial revenue and expenditure budget. (3) Hiring property management companies After the property management plan is formulated and approved, the property management companies should be hired according to the property management grades determined in the plan. Before the development project is fully completed and delivered for use, the first selection of property management companies shall be carried out by real estate development and construction units. The above three links are all operated by real estate development and construction units, which are necessary prerequisites for the full start and operation of property management, and real estate development and construction units should pay enough attention to them. In the second stage, the preparatory stage of property management, the preparatory work of property management includes the internal institutional setup and staffing of property management enterprises; Selection and training of property management personnel; Formulation of rules and regulations; The intervention of property rental and sales and other four basic links. (1) Establishment of internal organization and staffing of property management enterprises The property management enterprises employed shall set up management institutions and set up jobs according to the scale and characteristics of the entrusted property. Its setting principle is to optimize and efficiently allocate human, material and financial resources of enterprises, and to establish an organization that can achieve the highest operation and management efficiency with the least human resources. Post setting and function arrangement should not only have a clear division of labor, but also pay attention to the cohesion and cooperation between departments, and minimize redundant staff. The specific number of employees needs to be determined according to actual needs. (2) The hiring and training of property management personnel generally need two types: management type and engineering technology type. Recruited personnel should be trained by experienced professionals, and the best training time should be 3~6 months before starting work. The focus of training is the heads and backbones of various departments; The purpose of training is to be competent for the job. Special attention should be paid to: elevators, boilers, power distribution, air conditioning and other special types of work must obtain the qualification of government departments before they can take up their posts. (3) Formulation of rules and regulations The formulation of rules and regulations should be based on the laws, decrees, documents and demonstration texts of the relevant departments of the state and the government, and combined with the actual situation of the property, formulate some necessary and applicable systems and management rules. This is the premise of standardization and legalization of property management, and it is also the necessary measure and guarantee to implement and standardize property management behavior. (4) The rental and sale of the agent property for property rental and sale has started in its construction stage. Real estate development and construction units are usually entrusted to brokerage agencies except for their own marketing and leasing. Especially the sale and lease of the remaining properties after the property management enterprises began to implement property management. Property management companies can get involved in the rental and sale of properties after they have the corresponding qualifications. In the third stage, the start-up stage of property management is marked by the acceptance of property, from the acceptance of property to the formal establishment of the owners' Committee, including four basic links: the acceptance of property, the occupancy of users, the establishment of property rights filing and archives, the convening of the first owners' meeting and the formal establishment of the owners' Committee. (1) The takeover acceptance of the property includes the takeover acceptance of the new property and the takeover acceptance of the original property. The takeover acceptance of newly-built property is a re-acceptance based on the completion acceptance of the construction unit by the relevant government departments and development and construction units. Once the takeover acceptance is completed, the development and construction unit will handle the handover procedures of the property to the property management enterprise, which indicates that the property has officially entered the use stage and the property management should be fully started. The takeover and acceptance of the original property usually occurs when the property owner entrusts the original property to the property management enterprise for management; Or in the original property to hire property management companies, between new and old property management companies. In both cases, the completion of the acceptance of the original property also marks the comprehensive start of the new property management work. (2) User check-in User check-in refers to the owner's check-in in residential quarters, or the owner and non-owner users in commercial buildings move in. This is the first contact between property management enterprises and clients. When users check in, they should first sign the Pre-Property Management Service Agreement, in order to get a good start. Property management enterprises need to do the following work: make users understand and cooperate with property management through publicity; Cooperate with users to move mainly to do a good job of cleaning and assisting users to move; Do a good job of safety in the user relocation stage; ; Strengthen the management of user decoration. (3) The establishment of property rights filing and archival materials should first do a good job of property rights filing. Property registration and ownership registration of real estate are different jobs, and ownership registration is the industry management of government administrative departments. The filing of property rights is a very important link in property management. According to national regulations, property owners should exercise their rights and undertake corresponding obligations in accordance with the scope stipulated in the ownership certificate issued by the administrative department of urban real estate. Property management is to ensure the rights of property owners. And bear the due obligations. The public facilities and the public parts of the house in the property are the property owned by several property owners, and their maintenance costs should be shared by * * * according to the proportion of property rights. In order to accurately define the scope and proportion of property rights owned by each property owner and safeguard their legitimate rights and interests, it is necessary and necessary to establish property rights filing for the implementation of property management. Secondly, do a good job in the establishment of archives. Archives include information of owners or non-owners and information of properties. After the owner or non-owner users move in, they should establish their files in time, such as the owner's name, family members, work unit, usual contact telephone number or address, collection of management fees, use or maintenance of the property, etc. Property archives are the records of the achievements of the previous construction and development, the indispensable basis for the project maintenance, supporting and transformation after the implementation of property management, and one of the materials that must be handed over when changing property management enterprises. The establishment of archives mainly focuses on four links: collection, arrangement, filing and utilization. It should be collected as completely as possible from planning and design to project completion, from underground to roof. All engineering and technical maintenance data from the main body to the supporting facilities, from the building to the environment, especially the technical data of concealed works. (4) The convening of the first owners' meeting and the formal establishment of the owners' committee When the property sales and users' occupancy reach a certain proportion (such as 5%), the first owners' meeting shall be held in due course under the guidance of the government real estate administrative department, and the owners' convention shall be formulated and passed, and the owners' committee shall be elected. At this point, the property management work has shifted from full start to daily operation. The fourth stage, the daily operation stage of property management, the daily operation of property management includes two links: daily comprehensive service and management and system coordination. (1) Daily comprehensive service and management Daily comprehensive service and management refers to all the work done by property management enterprises in the implementation of property management after users move in. This is the most frequent, lasting and basic work of property management enterprises, and it is also a concentrated expression of their management level. (2) Systematic coordination Property management is characterized by socialization, specialization and marketization, which determines its specific and complex internal and external environmental conditions. The internal environmental conditions of the system are mainly the coordination between property management enterprises and owners, owners' assembly and owners' committee; The external environment of the system is the coordination of relations with relevant departments. If a property management enterprise wants to do a good job in property management, it must establish good internal and external environmental conditions, with internal environmental conditions as the foundation and external environmental conditions as the guarantee. At the same time, the government should strengthen the legal construction and macro-coordination of property management. Otherwise, the property management will encounter many unimaginable difficulties.