How to control the input of labor cost in property management?

Property management has two characteristics: first, it is labor-intensive; The second is management-intensive. Labor-intensive is unique to the service industry, but management-intensive is unique to the property management industry, a feature that is not valued by the industry. Management-intensive property management is not labor-intensive. But because property management is knowledge-intensive and technical. The knowledge field of property management industry covers real estate, law, politics, economy and so on. The property management industry involves a wider range of technologies, many of which are cutting-edge technologies. Such as network, fire control system, monitoring system, door intercom system, intelligent system, etc. Knowledge-intensive and technical, determines the management-intensive property management services.

Controlling the labor cost of property management embodies the combination, coordination, perfection and consistency of "labor-intensive" and "management-intensive". For the property management industry, the management level of an enterprise ultimately depends on its human cost control. Because for labor-intensive industries, the level of labor costs determines the level of corporate profitability.

First of all, to control the labor cost of property management, you need to understand and master the resources of the community and adopt different configurations for different community resources.

Community resources mainly include: property type, multi-storey or small high-rise or high-rise, the number of residents in the community, the number of entrances and exits in the community, and whether the community is closed or open; Residential area, building area, commercial area (including schools, kindergartens, clubs, shops, hotels, etc. ), green area (including coverage, plant species, etc. ), the charging area (the charging area of different properties), and the charging standard of the community (this is very important); Facilities and equipment in the community include elevators, power distribution room, water pump room, fire control, monitoring, intercom system, distribution box and monitoring probe; The number, location, plot ratio and basic situation of living (fire fighting) pools; Basic information such as swimming pool and activity center. Underground parking area, number of parking spaces, floors and infrastructure equipment; The area, number and location of ground parking spaces; Road area and number of street lamps; Location and trend of manholes and rain gutters; The number, location and volume ratio of septic tanks, etc.

The second step is to determine the grade standard and service standard of the community according to the resource situation of the community.

Resources determine the service standard of the community: 2 yuan/㎡ management fee charging standard and 3 yuan/㎡ are definitely different in service quality. So different resources should have different service standards. The charging standard corresponds to the service level and service standard. Different service levels correspond to different human resource allocation standards. Therefore, we can divide the community into several levels. The determination of cell level mainly depends on cell resources. Reference data include: residential area, public facilities (supporting facilities) area, charging area, green area, etc. take for example

1 class and A 1 class batteries must meet two of the three conditions.

Management area: over 300,000 square meters.

Charge area: more than 200,000 ㎡.

Charging standard: 3 yuan/㎡ or above.

2. Class 2.A2 batteries must meet two of the three conditions.

Management area:15 ~ 200,000 ㎡.

Charge area: 1.3 million ㎡ or more.

Charging standard: below 3 yuan/㎡.

3.B 1 community must meet two of the three conditions.

Management area:10 ~15000m2.

Charge area: more than 80,000 ㎡.

Charging standard: 2.5 yuan/㎡ or above.

4.B2 grade cells must meet two of the three conditions.

Management area: 8 ~ 65438+300,000 ㎡.

Charging area: over 60,000m2.

Charging standard: 2.0 yuan/㎡ or above.

5.C 1 community must meet two of the three conditions.

Management area: 30,000 ~ 80,000 square meters

Charging area: over 40,000m2.

Charging standard: 2.0 yuan/㎡ or above.

6.C2 cells must meet two of the three conditions.

Management area: 20000-50000m2.

Charging area: over 20,000m2.

Charging standard: 1.2 yuan/㎡ or above.

It is compatible with A 1 service standard, A2 service standard, B 1 service standard, B2 service standard, C 1 service standard, C2 service standard, etc. The third step is to master the detailed resources, materials and data of the community, as well as the grade standards and service levels of the community, so that we can determine the allocation of human resources in the community according to these resources and standards. The allocation of human resources is also the quota of the community.

The main calculation data of community human resources allocation is per capita management area ㎡/person. If there is no elevator in the multi-storey property, the per capita management area is 1300 ~ 1400㎡/ person; For multi-storey property with elevator, the per capita management area is 1200 ~ 1300 m2/ person; Per capita management area of high-rise residential property1600 ~1700m2/person; Office property, with per capita management area of about 2000 m2/ person.

At the same time, we have to multiply certain coefficients according to different reference data (considering different actual situations). For example, under the same conditions, the management of "open" residential areas is far more difficult than that of "closed" residential areas. Therefore, it is fair and reasonable to multiply the open community by a certain coefficient.

The reference data are:

1, property type, property construction area and public facilities area;

2, public security prevention is "open" or "closed";

3. Property management fee;

4. Service level and service standard of the property.

For example, comparative analysis within the company:

Case 1 comparison between a management office and b management office of a company;

(1) resources

Management Office A: Community target resources: 6 small high-rise buildings with 240 households, with a building area of 34,802 ㎡, a green area of 4,500 ㎡ and a charging area of 24,703.76 ㎡. The charging standard is residential 2.8 yuan/㎡. Equipment: 89 underground parking spaces, swimming pool 1 each, clubhouse 1 each; The monthly management fee income is 69 170.53 yuan; The current number of posts is 34.

B management office: objective situation of the community: there are 4 small and high-rise properties with 244 households, with a building area of 33,038m2, a green area of 3,040m2, a commercial area of1.200m2 and a charging area of 26,900m2. The charging standard is 3.0 yuan/㎡ and commercial 3.0 yuan/㎡. Equipment: 8 elevators, water pump room, fire fighting system and 86 underground parking lots are clean outsourced. The monthly management fee income is 80,700.40 yuan, and there are currently 29 people in the staff.

(2) Contrast

A management office and B management office have elevators, power distribution rooms, water pump rooms and other equipment and public facilities such as underground parking lots, public corridors, elevator halls and overhead floors.

The difference is that management office A has a swimming pool and a club, but management office B doesn't. There is a shop in management office B, but not in management office A. ..

(3) Analysis

The overall resources of A.a management office and b management office are basically the same, but there is a big gap in labor cost input. One used 34 people and the other used 29 people.

The monthly management fee income of b. B management office is higher than that of A management office 17%, but the labor cost is lower 17.24%.

The per capita income of c. A management office is 2034.43 yuan/person; The per capita income of B Management Office is 2782.77 yuan/person.

Case 2 Comparison between C Management Office of W Company and D Management Office of X Company in the industry

(1) Resources:

A.x company d management office

The objective situation of the community: the building area is 290,000 ㎡, the green area is 1 1.96 million ㎡, and the commercial area is1.000 ㎡;

Property: 14 high-rise, including 27 floors 10 and 25 floors with 4 buildings.

Equipment: 29 elevators, including distribution room, water pump, fire fighting system, monitoring system and intercom system.

Facilities: swimming pool, school, kindergarten, underground parking. There are 1 180 parking spaces, and the parking utilization rate is about 80%.

B.w company c management office

The objective situation of the community: 8 high-rise buildings, 8 small high-rise buildings, 1.548 households, with a building area of 260,000 ㎡, a green area of 49,000 ㎡ and a charging area of 254,900 ㎡;

Fees: 2.8 yuan/㎡ for the first-phase villa, and 1.8 yuan/㎡ for the small high-rise building; 3.2 yuan/㎡ for the second-phase high-rise residence and 3.8 yuan/㎡ for the villa.

Facilities and equipment: 42 elevators, power distribution room, water pump room, fire fighting, monitoring and intercom system. There is a clubhouse and swimming pool, and there is 1400 underground parking space. Clean outsourcing. At present, there are 230 people in the management office.

(2) Expenditure:

All the facilities and equipment in the D management office of a. X company are maintained and repaired, and the money spent is in place. If the package is maintained by a professional company, it shall be maintained by a professional company.

There are 2 18 people in the d management office of b. X company. In addition to the property management of the D management office of X company, it is also responsible for the property management of the nearby "G" community (more than 20,000 square meters); F. Security services for secondary schools, primary schools and kindergartens; Minor repair, emergency repair and emergency maintenance of facilities and equipment in H dormitory nearby.

(3) Income

Income of D Management Office of X Company: the charging area is more than 200,000 ㎡, the management fee is 2.6 yuan/㎡, and the commercial 6.0 yuan/㎡; The monthly income (excluding parking fees and business district management fees) is about 800,000 yuan.

(4) Contrast the gap

The floor area ratio of D management office of X company is 23% higher than that of C management office of W company, which is 62,000m2; However, the labor cost control is 5% lower than that of C management office of W company, and it uses less 12 people. One is 2 18 people and the other is 230 people.

The per capita area of D management office of X Company is1577.98m2.. W, and the per capita management area of C Management Office of W Company is 1 130.43m2, with a difference of 1.39 times.

Excluding business management fee income, the per capita income of D management office of X company is 3640.86 yuan/person; The per capita income of C Management Office of W Company is 338 1.88 yuan/person. The D management office of X company is 1.07 times higher than the C management office of W company.

The management fee per square meter of the C management office of Company W is 1. 17 times higher than that of the D management office of Company X, with a difference of 0.45 yuan/㎡, but the per capita income is 7% lower. This is the gap between peers. Fourthly, with the allocation of human resources, we also need to determine the income of community personnel according to the service level of the community. Different community service levels correspond to different service standards, and different service standards lead to different labor remuneration for employees. In order to show equal pay for equal work, employees with different service levels have different incomes.

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