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Talking about the leading involvement of property management companies in real estate planning and design?
1 Necessity and feasibility of property management company's early involvement in real estate planning and design
Practice has proved that planning and design is the source of real estate development and construction. The planning and design of real estate should not only consider the overall layout, use function and environmental layout of the building, but also be arranged from the perspective of property management. Ordinary planners and designers are not professional property managers, so it is impossible for them to consider the possible problems in the later property management when formulating the design scheme. At the same time, because there is a long time interval from the design stage to the completion of the property, the improvement of building technology and people's living standards are affected. Therefore, the defects in the design are inevitable, such as unreasonable equipment placement, increasing investment, reducing efficiency and waste.
As the maintainer of the property, the property management company has a clear understanding of the possible problems in the property in the long-term practical work, and can make necessary suggestions to avoid the troubles caused by design mistakes to the property management. At the same time, in the process of planning, design and construction, although engineering designers and developers have supervised the property, due to the influence of various subjective and objective factors, they will make some inappropriate choices on some issues that have nothing to do with the overall situation or are more likely to give up their principles. Property management companies are different, because they will continue to deal with this property in the future. Under the condition of immediate interests, it may be stricter than the requirements of engineering designers and developers, and the work is more detailed and thorough. Therefore, it is not only necessary but also feasible for property management companies to introduce real estate planning and design in advance, which can improve the details in the first planning and design, correct the deficiencies in the planning and design in time, and better meet the use requirements of owners.
2. Property management companies intervene in real estate planning and design in advance to improve the design subject.
The so-called pre-planning and design of property management means that in the planning and design stage of real estate development, the property management company is invited to introduce people, and from the perspective of property management and operation, useful and constructive opinions are put forward on the environmental layout, functional planning, supporting facilities and architectural design of the property, so as to help developers ensure the design quality of the property and create conditions for the property management after the property is put into use, which is the premise and basis for avoiding the chaos of property management in the future.
2. 1 Architectural Detail Design
"God exists in details", which is the most appropriate way to describe the importance of detail design. In the planning and design, there are often some neglected problems about the layout, location, height and distance from the wall of various pipelines and facilities in buildings, but from the perspective of future use and maintenance, this is very important. For example, whether there are reserved places for outdoor air conditioning outside each room, whether these places are reasonable, whether the use of air conditioning in these places will affect the surrounding residents, whether the distance between air conditioning holes and walls or floors is reasonable, whether large-sized houses have considered the placement of central air conditioning, whether the capacity of supporting air conditioning sockets is sufficient, whether the location is reasonable, whether the reserved location and drain of refrigerator washing machine are appropriate, whether the circuit interface is sufficient and whether the location is appropriate. Similar to these details, it is difficult for general planners to fully predict and predict, but experienced property management companies are very clear. Therefore, property management companies have the obligation to draw the attention of design units when planning and designing houses. Careful improvement of these details reflects the development concept of "Excellence" in real estate development. Only in this way can the designed house win the favor of consumers.
2.2 Improvement of supporting facilities
The perfection of various supporting facilities is the premise for any property to give full play to its overall function. If the hardware construction such as supporting facilities is inherently insufficient, it will be difficult to do a good job in property management in the future. When planning and designing real estate, we must consider the number of residents in the community and provide corresponding basic living facilities such as kindergartens, schools, shopping malls, clubs and property management houses. With the development of economy, it is particularly important to equip parking lots. For example, the planning and design of the high-rise building of Nanjing Longjiang Community Higher Education Apartment did not take into account the need to build an underground parking lot. After put into use, the owner's motor vehicles have nowhere to park, which has caused great difficulties to property management. For another example, the current planning and design standard for motor vehicle parking spaces in Nanjing is 0.2 parking spaces per household. With the increasing number of private cars, this standard is obviously low. If we still design according to this standard, there will be new problems in motor vehicle parking in the future. Therefore, property management companies should put forward opinions and suggestions to developers and designers in the above aspects according to their previous experience in property management and the needs of implementing property management in the future.
2.3 Water, electricity and gas supply
Hydropower supply capacity is the basic planning parameter in project planning and design. The improvement of people's living standards will inevitably increase the demand for basic energy such as water and electricity. Designers usually use national architectural design standards directly when designing, and national architectural design standards often set a lower limit. Therefore, in the planning and design, we should fully consider the regional characteristics and development needs, leave enough room, and can not rigidly stipulate the national standard. For example, for a large duplex apartment, the capacity of 8kw/ household is often insufficient. If we don't pay attention to the design, tenants will apply for expansion as soon as they move in, which will bring inconvenience and economic losses to property management and owners. For another example, in today's broadband network popularization, some newly-built residential areas are temporarily unable to access broadband networks due to their remote locations. Therefore, when planning and designing, property management companies should remind designers to design broadband network lines and home interface locations in advance, so that once they are opened in the future, owners can plug and play, avoiding installing open wires and facilitating owners.
2.4 Selection of building materials and main equipment
The selection of building materials and equipment involves engineering quality, cost, maintenance management and real estate sales. Property management companies should submit a follow-up report of various brands and models of building materials and equipment to design units and developers according to the uses, advantages and disadvantages of building materials and equipment they have seen in the buildings they have managed in the past, so that design units can choose the best ones. For example, the decision of elevator model in high-rise residential buildings is usually directly selected by designers according to national standards (often taking the lower limit). However, in the process of sales and use of high-rise residential buildings, elevators are very concerned and sensitive to the owners. Facts have proved that enlarging the elevator size appropriately, although increasing part of the investment, is more convenient in the future use process, and can improve the grade of the whole building and play an unexpected role in promoting real estate sales. For another example, in some commercial buildings, designers often choose oversized transformer models due to lack of market experience. After the property is put into use, the electricity consumption coefficient is lower than the national standard, and the monthly fine of the property management company is staggering, which makes the enterprise overwhelmed. Therefore, when planning and designing, it is necessary for property management companies to put forward professional suggestions on the selection of building materials and equipment according to their own practical experience, so as to make the selection of building materials and equipment more reasonable and scientific.
2.5 Landscape, fire protection, safety and other special designs.
In landscape design, especially in greening design, climate, environment, shape, layout and other factors should be considered, especially according to the needs, such as evergreen and deciduous, coniferous and broad-leaved, trees and shrubs, foliage and flowers, fruit trees and flowers should be reasonably matched. Property management companies should put forward constructive suggestions to designers from the perspective that the greening of the design must be suitable for daily maintenance, and strive to make the community evergreen and colorful.
In architectural design, especially in high-rise buildings, there are strict requirements for the matching of fire fighting equipment. Property management companies should focus on the weak links and various fire-fighting dead angles in fire-fighting design, and suggest that fire extinguishers be equipped in these places, and pay attention to the coordination between fire-fighting design and architectural design. For example, some buildings can obviously bury the fire box in the wall, but they are directly installed on the wall because of poor design, which affects the appearance. These problems should attract the attention of property management company designers.
When planning and designing, we should pay enough attention to the safety system. The public security order of a residential area directly affects the residents' peace of life and the safety of life and property. At present, the program-controlled intercom and monitoring system in residence is widely used, but designers often don't necessarily know the specific location where the monitoring probe needs to be placed, and omissions are inevitable. It is very difficult to improve and transform in the future. Therefore, if the property management company can put forward specific design requirements in the design, it will make the project in one step and fundamentally avoid unnecessary decoration work in the future.
2.6 is conducive to the optimal design of property management
In planning and design, if the designer can optimize the design from the perspective of future property management, it will reduce the operating cost of the property and make the property management more convenient and scientific. For example, a general high-rise building must be equipped with auxiliary rooms such as power distribution room, boiler room, fire control duty room and monitoring room, and these auxiliary rooms require professionals to be on duty 24 hours a day according to regulations. If in the planning and design, ancillary buildings with similar functions are designed centrally, or various alarm systems are connected in parallel. In this way, in the future, the property management company can manage the whole building by setting one or two posts that are on duty 24 hours a day and proficient in various jobs, which invisibly reduces the management cost and meets the specification requirements of various posts. For example, the pipeline design of hydropower used in many high-rise commercial and residential buildings is almost entirely considered from the technical point of view, and it is not designed from the perspective of partition use, convenient management and measurement. After the future investment, the property management company can't make detailed distribution according to the usage. Moreover, the use of water and electricity involves the vital interests of all owners, so the contradiction will eventually be borne by the property management company, which is difficult to solve. Therefore, it is absolutely necessary for the property management company to remind designers that when designing pipelines that use hydropower, they should consider designing according to the use situation, and provide enough water and electricity meters to facilitate future management.
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