Kneel for a paper on the early property management of a residential area. .............

Property management is a kind of management aimed at the whole process of property, which is closely related to the formation process of property, that is, investment decision-making, planning and design, engineering construction and housing marketing. Facing the characteristics of complex modern property design, high technology content, long construction period and difficult installation and construction, property management must be ahead of schedule, that is, in the development and design stage of property, fully consider the use and management needs after completion, make full use of the professional knowledge and rich experience of property management, and put forward many constructive aspects for developers from the operational perspective of property management, such as community planning, architectural design, equipment selection, functional planning, construction supervision, project completion acceptance and takeover, house sale and lease, etc.

First, early intervention.

Pre-intervention of property management refers to the engagement of property management companies in the early stage of real estate development to provide constructive suggestions for the refinement of residential planning and design, the prevention of construction defects and the control of operating costs. "Property Management Regulations" stipulates that real estate development projects should employ prophase property management enterprises in the planning, design and construction stages. Today, residential development is increasingly pursuing the perfection of environment, room type, supporting facilities and service, all kinds of design details will become the coordinates to measure the quality of real estate. The biggest advantage of early intervention in property management is that property management companies are good at finding problems and making suggestions from the interests and needs of owners, so as to minimize the defects that are easy to occur in general property development.

Second, two important functions of early intervention.

1, improve the planning and design, and save investment costs.

Designers often pay more attention to technical specifications or technical content when planning and designing residential areas, and rarely consider whether to meet the use requirements of business households, meet management requirements and reduce future management costs. Early intervention can improve the planning and design scheme and make the layout and functional orientation of the community more reasonable. For example, the planning and design of residential areas must comprehensively consider the suitable locations of kindergartens, property management houses, motor vehicle parking lots, bicycle sheds, owners' clubs and commercial outlets. Representative suggestions put forward by property management companies that understand the needs of business households can play a key auxiliary role, thus avoiding unnecessary and meaningless investment by developers.

2. Improve the construction quality and maintenance management.

In our country, it is a common phenomenon that the engineering quality is not ideal, because the function of supervision is only to supervise the engineering quality, and whether it is beneficial to management has nothing to do with them. As future managers, property management companies will inevitably appear in the early intervention stage with the strongest sense of responsibility. Through on-site reconnaissance, provide detailed photos and consulting reports, clearly point out defects and quality problems, and put forward rectification opinions to reduce the rectification workload in the completion acceptance.

In addition, the pipelines in modern buildings are complicated, although there are drawings, they are often quite different from the actual situation. In addition to water leakage, most of the property maintenance is related to pipes. In the early intervention stage, property management personnel can participate in the construction process from the drawings. The direction and modification of the pipeline are also very clear, so that when the operator applies for maintenance, the maintenance personnel can find out the ins and outs in a short time and carry out maintenance in a timely and effective manner. On the other hand, for example, an old residential area that our company once took over, there was no early intervention, chaotic early management and incomplete drawings, which led to serious water leakage in the residential area and could not find out the problem. Serious water consumption has caused a heavy burden to the operators' pools, and operators have complained that the collection rate of management fees has dropped sharply. In order to change the status quo, we have to apply for special maintenance funds, invalidate the original pipeline and re-lay the pipe network, thus solving the problem.

Refer to property management documents.

6/ 10600.htm

/6/9479.htm

Third, the three stages of early intervention

1, intervene in advance in the form of a consultant.

In the planning and design stage, designers will inevitably ignore the convenience and management needs of the property in the future, which will have a certain impact on the future use and management of the property. This requires the property management company to act as a consultant in the early stage of intervention and make corrections in the design.

2. Intervene in the form of supervision in the medium term.

When the civil structure of the property has been capped, and the project enters the stage of equipment installation and internal decoration, the property management company intervenes in the form of supervision, mainly to familiarize itself with the direction of lines and pipelines from the management point of view, supervise the quality of the project, familiarize itself with equipment installation, track the quality, and require its design and construction to be in line with the interests of the owners, which is conducive to future property management and provide better services for the owners in the future.

3. Post-intervention in the form of housekeeper.

The property construction project has basically ended, and when the property project has started completion acceptance, takeover acceptance and is ready to open for business, the property management company should fully intervene in the form of a housekeeper, comprehensively monitor the quality of project construction and equipment installation from the perspective of management and operation, find and solve problems as soon as possible, and avoid the disadvantages brought by the use and management services after the completion of the property.

Four, early intervention need to pay attention to three issues

1, pay attention to engineering construction.

(65438+ Some residential areas did not plan and install all kinds of instruments in the early stage, resulting in a wall covered with boxes and wires such as cable TV, water meter, electricity meter, electronic security and telephone. , not only affects the beauty of the property, reduces the grade of the community, but also has serious security risks. In order to prevent this phenomenon, property management companies should play a role in the early intervention stage, reminding developers to do a good job in organizing and coordinating the installation of different instruments and pipelines, ensuring the overall beauty of the property and eliminating potential safety hazards.

(2) Fire protection: Focus on the direction of fire hydrants, the distribution of spray pipe network and valves, and the position of water pump connectors in the water system; At the same time, master the distribution and working principle of the fan and smoke exhaust system in the electrical system, and finally get familiar with and master the working principle of the fire monitoring host, the distribution of the circuit and the distribution of the shutter doors.

(3) Water supply and drainage: we should focus on the water supply system. Where to supply water to each floor, the location and capacity of water tanks and pools, the location of municipal water supply, the water supply mode of households and the location of various valves. In terms of drainage, it is necessary to know the direction of rainwater, sewage and condensed water (air conditioning water), and check the position of the mouth, septic tank and mud well.

(4) Civil construction: It is important to know which is the integral concrete construction and which is the hollow brick construction, so that residents can distinguish which walls can't be dismantled and which pipes are buried in the walls, ceilings and floors in the future decoration. These are all things that should be paid attention to when drilling and decorating.

(5) As for public utilities, it should be understood that since the minimum consumption of water and electricity is required, public utilities cannot install too many meters, so as to avoid users paying more because the minimum consumption of electricity cannot be expressed. Therefore, when planning and designing public water and electricity, the property management company should suggest concentrating as much as possible and using an electric meter.

2. Pay attention to cleaning and greening.

(1) Cleaning: Pay attention to whether the garbage bins on each floor are set reasonably, whether the water used for cleaning the floors is convenient, whether the electricity used for dust collection in the elevator car is convenient, whether the rooftop is equipped with lighting and taps, and whether the garbage collection points and supporting taps, floor drains and other cleaning-related facilities are designed. Nowadays, owners often see bags of garbage thrown at the door or elevator in the community. When property managers collect garbage regularly, most of the garbage bags have leaked or given off an unpleasant smell, which has caused secondary pollution to the public environment. In order to solve this problem, the property management company can suggest developers to design a built-in trash can in front of each building, which can be integrated with the building and can throw bagged garbage, thus effectively solving this problem.

(2) Greening: Pay attention to whether the varieties of greening design are suitable for future property management, whether they are suitable for maintaining the corresponding flowering period for a long time, whether all kinds of automatic watering systems are perfect, and whether the drainage of flower ponds is appropriate. If the property is also equipped with swimming pool equipment, we should also pay attention to whether its design is reasonable and whether the water supply, overflow and drainage are perfect.

3. Pay attention to safety protection. In terms of safety protection, property management enterprises should focus on whether their intelligent anti-theft equipment is perfect, whether the surrounding anti-climbing settings are reasonable, whether the settings of various monitoring cameras are sufficient and reasonable, whether the entrance door can effectively isolate the commercial and residential space, whether the entrance and exit settings are reasonable, and whether there are potential safety hazards in various engineering pipeline wells.

At present, although the pre-intervention of property management is not universal and faces many specific problems, from the successful experience of property projects that have been implemented, the pre-intervention of property management is very necessary and effective, and the earlier the intervention, the better. I believe that with the support of government departments and the joint efforts of developers and property management companies, early intervention, as an inseparable part of property management, will play an inestimable role in the development of community construction.

Refer to property management documents.

/6/9 146.htm

6/ 12670.htm

6/ 12336.htm

6/ 12774.htm