What are the main links in the practice of property management?

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 and orderly operation of property management, 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: planning stage, preparation stage, start-up stage and daily operation stage of property management. The first stage, the planning stage of property management, including the early intervention of property management; Formulate property management plan; Three basic links, such as hiring or establishing a property management enterprise. (1) Pre-intervention of property management The so-called pre-intervention of property management refers to the participation of property management enterprises 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 puts forward useful and constructive suggestions on the environmental layout, functional planning, architectural design, material selection, equipment selection, supporting facilities, pipeline layout, house leasing operation, construction quality, completion acceptance and other aspects of the property, controls the planning and design, construction supporting, engineering quality and use function, ensures the design and construction quality of the property, and creates conditions for property management after the property is put into use. Early intervention is not the intervention of the whole property management enterprise, 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 the property management plan. At the same time of early intervention, we should start to formulate property management plans. Because 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 make property management plans for them. As a property management enterprise, if it has the ability to provide such services, it will undoubtedly increase the probability of accepting property management entrustment. The property management plan includes the following main contents: property types and functions; Determine service standards; Budget of financial revenue and expenditure. (3) After the property management plan for hiring a property management company is formulated and approved, the property management company shall be hired according to the property management level determined in the plan. Before the development project is fully completed and delivered for use, the real estate development and construction unit shall select the property management enterprise. The above three links are operated by real estate development and construction units, which are the necessary prerequisites for the comprehensive start and operation of property management, and real estate development and construction units should pay enough attention to them. The second stage, the preparation stage of property management, which includes the internal organization setting and staffing of property management enterprises; Selection and training of property management personnel; Formulate rules and regulations; Intervene in four basic links such as real estate rental and sales. (1) Internal organizational structure and staffing of property management enterprises The hired property management enterprise shall set up management institutions and posts according to the scale and characteristics of the entrusted property. Its setting principle is to optimize and efficiently allocate the manpower, material resources and financial resources of enterprises, and to establish an organization that achieves the highest 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 connection and cooperation between departments to minimize redundant staff. The specific number of people needs to be determined according to actual needs. (2) The employment 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 is 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 qualifications 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 model 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 property has started the construction stage. Real estate development and construction units are usually entrusted to brokerage institutions 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. After the property management company has the corresponding qualifications, it can intervene in the rental and sale of the property. In the third stage, the start-up stage of property management is marked by property acceptance, from property acceptance to the formal establishment of the owners' committee, including four basic links: property acceptance, occupancy of users, establishment of property rights records and files, convening of the first owners' meeting and formal establishment of the owners' committee. (1) Property handover acceptance. The handover and acceptance of the property includes the handover and acceptance of the newly-built property and the handover and acceptance of the original property. The handover and acceptance of newly-built property is a re-acceptance conducted by relevant government departments and development and construction units on the basis of the completion and acceptance of the construction unit. Once the takeover acceptance is completed, the development and construction unit will handle the property handover formalities with the property management enterprise, which indicates that the property has officially entered the use stage and property management should be fully started. The takeover and acceptance of the original property usually occurs when the owner entrusts the original property to a property management enterprise for management; Or hire a property management company in the original property, between the old and new property management companies. In both cases, the completion and acceptance of the original property also marks the comprehensive start of the new property management. (2) User check-in User check-in refers to the occupancy of the owners of residential quarters, or the occupancy of the owners and non-owners of commercial buildings. This is the first contact between property management companies and customers. When users check in, they should sign the preliminary property management service agreement before they can have a good start. Property management enterprises need to do the following work: make users understand and cooperate with property management through publicity; Cooperating with users to move is mainly to do a good job of cleaning and assist users to move; Do a good job of safety in the user relocation stage; ; Strengthen user decoration management. (3) the establishment of property rights filing and archival materials must first do a good job of property rights filing. Property right registration and ownership registration of real estate are different tasks, and ownership registration is the industry management of government administrative departments. Property right filing is a very important link in property management. According to the provisions of the state, property owners should exercise their rights and undertake corresponding obligations within the scope stipulated in the ownership certificate issued by the administrative department of urban real estate. Property management is to ensure the rights of owners. And assume due obligations. The public facilities in the property and the public parts of the house are shared 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 property owners and safeguard their legitimate rights and interests, it is necessary and necessary to establish property rights files for the implementation of property management. Second, do a good job of filing. Archives include owner or non-owner information and property information. 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, management fee collection, property use or maintenance, etc. Property file is a record of the achievements of early construction and development, an indispensable basis for 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 revolves around four links: collection, arrangement, filing and utilization. From planning and design to project completion, from underground to roof, it should be collected as completely as possible. All engineering and technical maintenance data from the main body to supporting facilities, from buildings to the environment, especially the technical data of concealed works. (4) Convene the first owners' meeting and formally establish the owners' committee. When the sales and users of the property reach a certain proportion (such as 50%), under the guidance of the government real estate administrative department, convene the first owners' meeting in due course, formulate and pass the owners' convention, and elect the owners' committee. At this point, property management has shifted from full start to daily operation. The fourth stage is the daily operation stage of property management, which includes two links: daily comprehensive service 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 of 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. In order to do a good job in property management, property management enterprises 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, property management will encounter many unimaginable difficulties.