Management of serviced apartments

Hotel-style apartment means that developers divide each room of the hotel into independent property rights and sell them to investors, and hire hotel management companies to introduce hotel-style property management to provide rental services and financial services for owners. This kind of property is generally built in the downtown area with convenient transportation. The surrounding shops, restaurants, entertainment and other facilities are complete, and the fa? ade, elevators, central air conditioning, capacitors and other facilities are complete.

First, the management mode of serviced apartments

(A) property management methods

Full authority management mode. Entrusted by the developer or the owners' committee, the property management company is fully responsible for the management of the entrusted property, and entrusts the property management company to set up a management office to recruit employees according to the management objectives, requirements and standards determined in the contract. This model can fully reflect the brand effect of total staff management.

Cooperative management mode. The developer cooperates with the property management company to set up a project management company, which is responsible for the property management of the project. The property management company sends personnel to serve as the general manager and department head of the company. Through cooperative management, improve the project management level, cultivate an excellent management talent team for the partners, and let the partners take over the management after the cooperation expires.

Consultant management mode. Developers build their own property management team, hire property companies as management consultants, and provide a complete set of management regulations to guide developers' operation. Consultant management can be divided into three situations: first, the property company sends senior managers to stay in the project as the general manager and department head of the management company to give specific guidance and management to the project; Second, the property company sends staff to stay in the project for a long time, but does not hold any position in the management company, but only provides consulting services at the request of the developer; Third, the property company does not send managers, but according to the requirements of developers, the consulting team will regularly or irregularly guide the project.

hotel management

Consultant management mode. According to the requirements of developers, hotel management companies send hotel management professionals to provide advice on the functional design layout, decoration style, engineering equipment, management process, service equipment, hotel market positioning, marketing and promotion of hotels.

Full authority management mode. Entrusted by the developer, the hotel management company sent a general manager to carry out comprehensive management of a hotel. The highest authority of the hotel is the board of directors, and the hotel management company reports the business plan, business plan and financial budget to the board of directors, and then carries out business management with the consent of the board of directors. Hotel management companies do not bear the risk of hotel operation, and extract management fees from operating income in a certain proportion every month.

Contract management mode. Hotel management companies provide specific hotel contract management solutions for developers. After the developer agrees to undertake the indicators of the business model research package of serviced apartments, the exhibitor shall be responsible. The hotel management company will send the project general manager to carry out specific management work and be responsible to the developer with the signing indicators.

Second, the problems existing in the management of domestic serviced apartments

(A) domestic property management companies lack hotel management experience

When the hardware conditions are similar, service becomes the key factor. 60-70% of customers' decision to stay or stay is influenced by the level of property management. The management company can accept and guarantee the normal operation of serviced apartments, and at least 70% of customers must sign lease agreements. A hotel-style apartment property company with good market operation ability is the basic condition to ensure investors' profit. However, judging from the current market, there are few such property management companies, and there are contradictions that property management companies lack hotel management ability and hotel management companies lack property management experience. If there is no efficient, systematic and professional market development ability of the property management company, the owners can only rent it in a traditional and extensive way, and it is difficult to get a stable guarantee for the return on investment. The return on investment is low, which in turn affects the market consumption pillar of hotel-style apartment development and the enthusiasm of investors.

(2) Domestic hotel management companies are unable to manage serviced apartments.

As an investor, having a good operation mode and rich management and experience has a great influence on the profitability and profit of investment. People in the industry generally believe that the hotel consumption price (yuan/day) is 10% of the real estate price (yuan/square meter), and the sales price of serviced apartments is about 1.5-2 times higher than the general real estate price. However, domestic hotel management companies have two weaknesses. First, they always want to run high-end hotels, but they are always in a passive position in the competition of famous foreign hotel management companies. Second, I have always wanted to use the medium-and long-term discretionary management method, which has a fundamental contradiction with the interests and business habits of hotel owners. Domestic hotel management companies generally lack innovation and cannot find a stable market development and cultivation point.

(C) the division of ownership leads to the absence of the client.

As a general hotel, the investor is the sole owner and can entrust the management of the hotel management company. However, as a hotel-style apartment, the rooms have been sold to different investors in a decentralized way, so there will be a virtual warehouse of the client, which will infringe on the interests of small and medium-sized investors. Therefore, the management of serviced apartments is too chaotic, the owners' rights and interests can not be guaranteed, and the rental income can not be guaranteed.

Third, how to avoid risks and invest in serviced apartments

(A) Location and mode of operation determine the appreciation space.

The main target customers of serviced apartments come from multinational companies, domestic small and medium-sized enterprises in the tertiary industry and creative industry institutions. They don't have high requirements for office space, but they must be convenient for information exchange personnel and capital exchanges, with comprehensive supporting services and superior traffic conditions. Hotel-style apartments have these characteristics. And the cost performance is far superior to hotels and ordinary office buildings, so it will become their first choice. Judging from the common annual return rate of 8- 10%, serviced apartments are more suitable for medium and long-term investors. For developers, the location of the area should be based on the function of the product to meet the needs of all kinds of business travelers and small and medium-sized service enterprises. Generally speaking, the most favorable location is located in the central city and the core of the transportation hub.

(2) Property management decides whether customers will stay or not.

Providing good property management is the most direct condition to attract tourists. However, domestic property management companies still have problems that cannot be properly managed, which has hit the confidence of some investors. Therefore, serviced apartments are managed by professional property management companies or hotel management companies, so that guests can not only enjoy the services of star-rated hotels, but also the property management companies can help owners manage the image of the whole property and help the property appreciate.

(3) Value for money and high cost performance.

Find one? Cost performance? A high-service apartment allows you to make money before investing. Hotel-style apartments seem to be very expensive investments, but they are not. When choosing those chartered serviced apartments, you must see the unit price clearly. Some developers often convert the money they package into house prices. Therefore, to invest in serviced apartments, investors should also have some knowledge. Make money before buying? Skill, and this skill depends on the comparison of investors before buying.