How to improve the level of property cost management

First, the importance of equipment management

The value of modern property depends not only on the location, building structure, spatial layout and indoor and outdoor decoration, but also on the quality, performance, system structure and operation of equipment. With the deepening of economic system reform and the introduction of competition mechanism, the demand and dependence on modern equipment are getting higher and higher, and the role of equipment is becoming more and more prominent. In fact, equipment management involves almost all aspects of the business process of property management enterprises, and its efficacy and significance are summarized as follows.

(A) related to reputation and survival

As an important part of enterprise management, the quality of equipment management is of great significance to the social reputation and even survival of enterprises. Property facilities have been in good condition, people can live and work with peace of mind and convenience, enterprises are recognized, social status is gradually improved, competitiveness is strengthened, and development prospects are broad. On the contrary, if some equipment is often in a state of poor performance or downtime, it will directly affect the function of the whole property, reduce its use value and social reputation, and even be discarded without people's recognition.

(2) It is related to the service cost and the rational use of enterprise funds.

The influence of equipment management on service cost is not only manifested in quantity and quality, but also in equipment investment effect, shutdown loss, maintenance cost, energy and material consumption.

Strengthening maintenance can effectively extend the service life and maintenance cycle of equipment, save maintenance costs and reduce downtime losses.

Establish a sense of economic operation, pay attention to saving energy consumption and operating expenses during operation, reduce the daily consumption of machine materials through strict and standardized management, and eliminate defects such as "running, running, dripping and leaking" to reduce related expenses and keep the equipment in the best and most economical operating state.

With the continuous development and wide use of modern equipment, the proportion of equipment in fixed assets is getting higher and higher. Obviously, in order to improve the economic benefits of enterprises, we must try to improve the rational utilization of funds, and the scientific management of equipment is undoubtedly the key. It depends on whether a series of links in equipment economic management reach the best level.

(3) Related to technical safety and environmental protection.

If the equipment has low reliability and poor management, the accident will not only destroy the production and operation order of enterprises, but also cause great economic losses to the country and enterprises and bring misfortune to families.

If the equipment is outdated and backward, and the emission of harmful substances or noise exceeds the standard, it will pollute the environment, endanger the survival of human beings and organisms and become a public hazard.

Therefore, ensuring safe production, eliminating environmental pollution and effectively preventing equipment and personal accidents and social harm are important topics in modern equipment management.

With the rapid development of property management enterprises, the scientific and technological content in property construction is also rising rapidly. Networked and intelligent management services have become the key chips for property management enterprises to win the competition. In order to ensure strong adaptability in the fierce competition, we must rely on technological progress, and advanced equipment management is the fundamental guarantee for technological progress of enterprises.

Second, the basic goal of equipment management

Good equipment management should:

(A) the establishment of advanced equipment management system

1. According to the scale of the property management enterprise, considering the quantity, complexity and concentration of equipment, the professional level of managers, the technical strength and organizational form of maintenance personnel, and combining the characteristics, functions and work characteristics of the enterprise (whether it is running shifts or holidays), the equipment management system is set up realistically. The management system strives to straighten out the relationship, improve work efficiency and reflect the advanced nature.

2. The person in charge of equipment management must be familiar with relevant national policies, regulations and rules; Must be familiar with the technical and theoretical knowledge of equipment and have certain business ability.

3. Strengthen the training and education of equipment management system personnel, improve the professional ethics and business level of employees, implement the post responsibility training of managers, the use and maintenance training of operators and the skills training of maintenance personnel, and incorporate all training into the equipment management work plan.

(2) Establish and improve equipment management rules and regulations.

Property management enterprise standardized equipment management rules and regulations should mainly include the following contents:

1, post responsibility system for equipment management.

2. Equipment basic data management system.

3, equipment operation and maintenance system.

4. Equipment maintenance system.

5. Fixed assets management system.

6. Training and education system.

7, special equipment management and emergency system.

8, all kinds of computer room, transformer room access registration system, etc.

(3) Do a good job in basic data of equipment management.

Basic data work is the fundamental basis of equipment management, and basic data must be correct and complete. Using modern means and computers to manage, the basic data will be electronic, networked and activated.

The basic information of the equipment includes:

1. Original equipment documents: ① Basic technical parameters and equipment price; (2) quality certification documents; ③ Use installation instructions; (4) Acceptance data; ⑤ Installation, debugging and acceptance records; ⑥ Date of manufacture, installation and use.

2. Equipment card and equipment account.

The equipment card numbers all the equipment according to the system, department and location. A piece of equipment has an equipment card, on which the serial number, name, specifications, basic technical parameters, equipment price, manufacturer, user department, installation place and use date of the equipment are registered.

Collect equipment cards according to their numbers for unified registration, form enterprise equipment account, reflect the basic situation of all equipment, and provide convenience for equipment management.

3, equipment technology registration

The whole process of equipment from start to scrap, including calculation, design, manufacture, procurement, installation, commissioning, use, maintenance, modification and scrap, should be recorded in detail.

Each equipment shall establish an equipment technical register, which is the archives of the equipment. Equipment technical registration includes:

① Equipment profile: that is, the information in the equipment account; ② Design parameters and conditions, technical standards and charts; (3) Equipment operation status; ④ spare parts; ⑤ Equipment maintenance and repair; ⑥ Equipment maintenance records (including time, expenses and personnel); ⑦ Lubrication card; ⑧ Equipment accident record; Pet-name ruby update transformation and moving records; Attending scrap record.

Equipment technical login should be timely, accurate and complete, reflecting the real situation of equipment, so as to guide practical work.

4. Equipment system data.

Property equipment only works as a system. For example, the central air-conditioning system consists of a series of equipment, such as water chillers, cooling pumps, freezing pumps, air-conditioning terminal equipment, cooling towers, pipelines, valves, electric control equipment and monitoring and regulating devices. If any kind of equipment or conduction facilities fail, the system cannot be cooled normally.

Therefore, in addition to the data management of a single device, we must also pay attention to the data management of the system. The data of the system include:

① As-built drawing: In principle, construction should be carried out according to the construction drawing, but in actual construction, many specific problems often need to be changed, so the changed places should be marked or recorded on the construction drawing at any time, especially the specifications, location, elevation and direction of pipeline and valve installation. If the changed places are not marked or recorded during construction, it will easily lead to management difficulties.

When the construction is completed, all changes in the construction will be re-represented by drawings. Such drawings are in line with the actual situation, that is, as-built drawings. As-built drawings shall be kept by the reference room and the management equipment department.

② System diagram: As-built diagram is the layout diagram of the whole property or the whole floor. On the completion drawing, all kinds of pipelines are dense and criss-crossed, which is very complicated, and it is difficult for unfamiliar people to see clearly at the moment. The system diagram is to divide each system into several subsystems (also called subsystems), in which the structural principle, operation process and specific location of some important components of the system can be explained in detail in words, with flexible and intuitive expressions and illustrations, which make people clear at a glance.