Early intervention in property management

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On the necessity of early intervention in property management

abstract

Modern buildings and properties are characterized by complex design, high technology content, long construction period and difficult installation and construction. In order to ensure the normal use and function of the property, the effective management of the property requires professional property service enterprises to intervene in property construction projects in the early stage. The real early intervention is the quality supervision process from the early design of the project to the acceptance of the property takeover. Get involved in project planning and design in advance, participate in the optimal design of property construction projects from the perspective of property management, and actively control the planning, design, construction, installation, maintenance and maintenance of development projects according to the requirements of property management to ensure the quality of property construction. Implement advanced management of property, put forward constructive suggestions for improvement of property construction, and avoid problems in use and management after the property is completed.

Keywords: early intervention; Quality of service; Management; maintain

catalogue

Chapter 1 Introduction to .............................. 1

1. 1 Background of early involvement in property management .................................................. 1

1.2 research significance

1.3 introduction of early intervention in property management

Chapter II Contents of Early Property Management

2. 1 Classification of property management contents in the early stage

2.2 Pre-property management work content ........................................................................................................................................................................

The third chapter is the function and significance of early intervention in property management.

3. 1 The role of early intervention in property management

3.2 the significance of early involvement in property management ........................................ 12

conclusion

Thank you 17.

Introduction to Chapter 1

1. 1 Background of early involvement in property management

Modern buildings and properties are characterized by complex design, high technology content, long construction period and difficult installation and construction. In order to ensure the normal use and function of the property, the effective management of the property requires professional property management enterprises to intervene in property construction projects in the early stage. The real early intervention is the quality supervision process from the early design of the project to the acceptance of the property takeover. Get involved in project planning and design in advance, participate in the optimal design of property construction projects from the perspective of property management, and actively control the planning, design, construction, installation, maintenance and maintenance of development projects according to the requirements of property management to ensure the quality of property construction. Implement advanced management of property, put forward constructive suggestions for improvement of property construction, and avoid problems in use and management after the property is completed. Because property designers and designers are not professional property managers, planners tend to consider problems from the perspectives of design technology and aesthetics in the project planning and design stage. When making the design scheme, we can't fully consider the problems that may occur in the later property management operation and actual operation, or rarely consider the problems from the perspective of the long-term use of the owner and the normal operation of the subsequent property management, resulting in management loopholes and functional layout defects after the completion of the property.

At the same time, due to the long interval from the design stage to the completion of the property, the technical progress of buildings and facilities and the continuous improvement of the owner's demand may make the design scheme obsolete. As the maintainer of property management, property management enterprises have a clear understanding of possible problems in property management. Their early intervention can participate in the discussion of planning and design scheme from the perspective of owners and managers, improve design details and put forward some reasonable suggestions, so that the functional design of property is more conducive to future use and management, and can effectively avoid the troubles caused by design defects or deficiencies to owners' use and property management. With the rapid development of property management, a new industry, the property management mechanism has played an active role in the management and service of completed properties, and has been recognized by the society. On the surface, property management is the management of property use and the service to the owners. However, with the in-depth development of property management, the owners' requirements for property quality and property management service quality are constantly improving. The residential area managed by high-level property management enterprises should become the ideal home for owners, and create a living atmosphere with complete facilities, elegant environment, high service and unique artistic conception. Then, the same problem faced by developers and property management companies is the early intervention of property management companies.

The research significance of 1.2

1. From the perspective of real estate development

From the perspective of real estate development, increasing this behavior has advantages and disadvantages, risks and benefits. Benefits: The involvement of property management companies has strengthened the accuracy of decision-making and planning and ensured the smooth development of property; At the same time, ensure the quality of property development, promote property sales and speed up capital turnover. Disadvantages: mainly increased costs (the early intervention costs are borne by real estate developers). If the property management company puts forward rework suggestions, it may also increase rework costs and time limit for a project. Generally speaking, although the early intervention of real estate developers has taken some risks, it will bring more benefits. From an economic point of view, the advantages outweigh the disadvantages, and real estate developers should support the early intervention of property management.

2. From the perspective of property management companies.

From the perspective of participation, the property management company has the following advantages: because of its early involvement, it is familiar with the property, laying a foundation for accepting new business in the future, which is convenient for enterprises to further expand their business fields and occupy the business market. The disadvantage is that it may increase the cost (if the cost is borne by the property management company).

3. From the perspective of the whole society

From the perspective of society as a whole, the advantage of early intervention is that the planning and construction stage will be checked, mistakes will be reduced, and the shortcomings of property will be eliminated in the bud, which will help improve the overall economic interests of society.

To sum up, the advantages obviously outweigh the disadvantages, and the government should vigorously support the early intervention of property management.

1.3 introduction of early intervention in property management

1.3. 1 Overview of early intervention of real estate

First, the nature and duration of early property management

Pre-property management is a property service enterprise selected by the project development and construction before the owners buy the property, and signs a property service contract with it to manage the property. It is essentially different from the property management conducted by the property service enterprises selected by the owners' assembly or owners' committee after the project is put into use. The former's property management activities are much more complicated than the latter. It manages and supervises the whole process of project development until it is put into use. In different stages of property construction, such as planning and design stage, construction stage and agent property sales stage, its service content has its own emphasis. In reality, more prophase property managers are property development units themselves or subordinate enterprises. These enterprises directly serve the builders and indirectly serve the future owners. The latter is to manage the fully functional property after it is put into use. The service object is only to directly serve the owners of the property, and its service content is to meet the property consumption of the owners. It is precisely because the early property management directly serves the builders and indirectly serves the future owners. Therefore, when selling the property, the sales contract signed by the construction unit and the property buyer should include the contents of the previous property service contract.

The management activities of the realty service enterprise in the early stage are limited to the period from the signing of the realty management service contract with the construction party to the commissioning of the new realty service enterprise, and from the signing of the realty management service contract between the owners' assembly or the owners' committee and the new realty service enterprise. In accordance with the provisions of the "Regulations", that is, when the realty service contract signed by the owners' committee and the realty service enterprise takes effect, the prophase realty service contract is terminated; The prophase realty service contract may stipulate the time limit. However, the period stipulated in the previous realty service contract does not affect the entry into force of the newly signed realty service contract.

Second, take over the property acceptance during the property management period.

Property takeover acceptance is a process in which the development and construction unit of the property project puts the completed property into the pre-property service enterprise, and it is the most important key link in the pre-property management activities. The completion of the property takeover acceptance indicates that the property has been completely completed and put into use. When accepting and taking over the property, the prophase realty service enterprise must be comprehensive, and the parts, equipment and facilities of the property should be carefully inspected. For the construction quality problems and installation quality problems found in the process of acceptance and handover, put forward to the construction unit in time and ask it to deal with them. Both parties shall sign a written report on the acceptance results. Moreover, the construction unit shall also undertake the warranty responsibility of the property in accordance with the warranty period and scope stipulated by the state.

When the property construction unit hands over the property to the prophase realty service enterprise, the property developed and constructed by it must pass the completion acceptance of the building, and the prophase realty service enterprise shall refuse to accept the building that fails to pass the completion acceptance or fails to pass the completion acceptance. Because property service enterprises need necessary office space in the process of property management activities. Therefore, the construction unit shall provide the necessary property management space in the property management area in accordance with the regulations when handing over the property to the prophase property service enterprise.

The * * * used parts and equipment and facilities of the property are the * * * used property of all the owners, and the ownership or use right of the * * * used parts, equipment and facilities legally enjoyed by the owners shall not be transferred to others by the construction unit before the property is accepted and accepted. If the construction unit transfers the * * * used parts and * * used equipment and facilities of the property to a third person without authorization, it is a civil tort for all the owners, and it is natural to bear the liability for civil tort compensation.

When the Construction Department and the realty service enterprise handle the property acceptance formalities, in addition to handing over the * * * parts and * * * equipment and facilities of the property to the realty service enterprise, the following materials shall also be handed over to the realty service enterprise in accordance with the regulations:

1. Completion acceptance data such as completion general plan, single building, structure, equipment completion drawing, ancillary facilities and underground pipe network project completion drawing;

2. Technical data on installation, use and maintenance of equipment and facilities;

3. Property quality warranty documents and property use instruction documents;

4. Other information required for property management.

The written information of all these properties is very important not only to the owners, but also to the property service enterprises. In the process of management and service, property service enterprises need original written materials to solve many problems. Therefore, when the prophase realty service enterprise terminates the prophase realty service contract, it shall hand over the above information to the owner or the owners' meeting.

1.3.2 the concept of early involvement in property management

The meaning of early intervention: the early intervention of property management is a concept of long-term service, which means that property management companies participate in various stages of decision-making (project feasibility stage, architectural planning scheme design stage, construction stage, etc.). ) Before taking over the property, from the aspects of architectural design, construction supervision, equipment selection, functional planning, house leasing, project handover, etc., put forward constructive suggestions for developers from the perspective of management and operation. It is best to intervene in the early stage of property development, that is, at the beginning of infrastructure construction, but at this time it is not a comprehensive intervention, usually only by experts familiar with engineering and equipment. According to the needs of property management, the expert will give professional advice on technical issues such as structural design and equipment configuration, and participate in the construction supervision of some projects. Because most architectural design institutes often design with idealized ideas when planning and designing, they fail to fully or accurately consider the troubles brought by future property management to residents, thus bringing inconvenience and even difficulties to property management companies. For example, air conditioning installation and drainage are not well considered, which leads to refrigeration effect or decoration difficulties; Excessive use of iron materials such as iron fences will cause excessive maintenance burden in the future. All these situations indicate that the design institute lacks consideration of property management. At the same time, because property management companies are familiar with these issues, they can put forward professional opinions when they intervene in the early stage. For example, the well-known Hesheng Chuangzhan Group attaches great importance to the early intervention of property management, which is mainly reflected in the participation of property management in the audit of planning and design drawings. The team made a comprehensive summary of past work and conducted training and evaluation in the form of cases.

Chapter II Contents of Early Property Management

With the continuous improvement of people's living standards, people's requirements for property are getting higher and higher, and the related problems in property are also prominent, which is difficult to change after completion, so it is inevitable for property management companies to intervene in advance. There are many procedures between the property management company itself and the developers and owners.

2. 1 Classification of pre-property management contents

In the early intervention stage of property management, the management content of property service enterprises can be roughly summarized as the following aspects:

First, the property service enterprises carry out property management business through bidding.

No matter whether a property service enterprise is established by a developer, independent, transformed by a housing management office or established by major departments, in order to obtain property management business, we must first explore and contact the business through bidding competition.

1. Analyze the feasibility, reliability and profitability. Feasibility means that the realty service enterprise should not only proceed from its own reality, but also consider whether the taken-over property conforms to the enterprise's qualification grade, whether the taken-over property can give full play to the advantages of the enterprise and whether it can win the competition of the property management right. If you know that your competitors are better than yourself, there is no need to compete reluctantly. Reliability refers to whether the construction of the property is guaranteed, whether the credit conditions of the developers are good, whether they can cooperate and so on. Doing so can avoid the loopholes in the work caused by developers or construction reasons after the successful competition for management rights, which will lead to the difficulty in perfecting property management in the future and bring undue losses to enterprises. Profitability means that property service enterprises can calculate whether property management can bring normal profits to enterprises according to their own business objectives, or whether enterprises can open up a new situation in this respect and strive for more business, although there is no profit in the near future.

2. Calculate the cost of property management and draft the overall management plan.

3 bidding competition, negotiation and signing of property management contracts (agreements).

4. Select management personnel for early property management.

Second, establish contact with owners or users.

The object of property management is property, and the object of service is people, that is, owners and users. Therefore, the realty service enterprise should not only negotiate with the first owner (developer), but also get in touch with the future owners or users and listen to their opinions.

1. Listen to the requirements and hopes of the owners or users for property management.

2. Understand the relevant arrangements and plans of the owners or users for the use of the property.

3. Participate in the signing of contracts with the owners or users by the house selling department, and provide comprehensive management measures for the property area, such as drafting the owners' convention, management measures for decoration and construction, access control measures, parking lot management measures, and management fee collection measures.

Third, look at the construction site.

The purpose of early intervention in property management is to create good conditions for future management. Therefore, property service enterprises should put forward reasonable suggestions on property planning, design and construction according to the requirements of property management.

1. Review the rationality of civil structure, pipeline route, access line, safety system, indoor and outdoor decoration, facility construction and equipment installation. The focus is on fire safety equipment, automation equipment, safety monitoring equipment, communication equipment, water supply and drainage equipment, air conditioning equipment, garage and public berth equipment, power equipment, transportation and elevator equipment, service equipment, etc.

2. Put forward suggestions that meet the needs of property management on the construction site and negotiate solutions.

3. Record the key points of future maintenance at the construction site, and record the key points of drawing changes.

4. Participate in project acceptance, conduct equipment inspection, appearance inspection, performance inspection, function test and nameplate inspection, and urge the rectification according to the rectification plan.

Fourth, plan management mode, draft and formulate management system.

In the early intervention, the realty service enterprise should design the future management mode, formulate the corresponding rules and regulations according to the hopes and requirements of the owners and users, and draft the relevant document system together with the developers.

1. Prepare the owners' management committee.

2. Work with the developer to draft the rules and regulations governing the property, the articles of association of the owners' management committee, the owners' convention, and the management measures for decoration and construction.

3. Establish the organization under the jurisdiction of the property, stipulate the post responsibility system of personnel in various departments, and prepare the household handbook and comprehensive management measures under the jurisdiction of the property.

4. Make employee training plan and implement it.

Verb (abbreviation of verb) establishes service system and service network.

The characteristics of specialization, socialization and enterprise of property management determine its specific environmental conditions. The success or failure of property management depends largely on the coordination of the relationship between property management companies and these environmental conditions, that is, the relationship with relevant social departments. There are both administrative and economic relations here.

1. Establish or select security, cleaning, maintenance, repair and greening teams, and negotiate and sign contracts.

2. Contact, communicate and coordinate with the departments of streets, public security, transportation, environmental protection, health, municipal administration, gardens, education, public utilities, commerce, culture and entertainment.

3. Establish an agency service network.

Intransitive verbs manage handover and takeover.

The realty service enterprise shall prepare for the handover before the delivery of the property.

1. Formulate handover and takeover measures.

2. Prepare for the establishment of the owners' management committee.

3. Assist and handle the handover.

2.2 Pre-property management work content

The early involvement of property management companies.

I. Interventions in the planning and design stages

In the stage of project demonstration, the property management company expresses its opinions on the market positioning of property, the basic ideas and framework of property management, and the operation mode of property management, which can be adopted by property construction units.

1. Review the construction of supporting facilities of the whole project, and put forward opinions and suggestions, focusing on the layout of supporting facilities, so as to facilitate the use of future owners and prevent them from affecting and interfering with their lives.

2. Determine the early intervention of property management and clear communication channels with all parties, and formulate the objectives and requirements of phased property management. Adhere to the "two sessions and one order" system, and participate in the project special meetings and regular meetings of developers, so as to protect the interests of future business owners, facilitate property sales and after-sales property management, thereby improving project quality, reducing project costs, and avoiding a lot of irreparable lifelong regrets afterwards.

3. According to the rich experience accumulated in the actual operation of the enterprise, demonstrate the design scheme of the intelligent system design inside the property, the construction of commercial supporting facilities, and the layout of the central club and leisure area, and provide written opinions.

4. At this stage, according to the idea of the previous master plan of property management, a detailed property management plan is formulated, and the implementation progress is determined, including personnel preparation and recruitment, training plan, cost calculation, etc.

Second, the intervention in the construction stage.

In the construction stage, we will follow the whole process of this stage and hold or participate in many symposiums. According to the progress of property construction, gradually recruit corresponding department managers and train the recruited property managers, organize the preparation of various documents and rules and regulations, establish working procedures and requirements for internal and external relations, and draft documents related to owners' conventions, decoration specifications and property management. In conjunction with the property construction unit, coordinate the power supply company, water supply company, gas company and other relevant departments to determine the corresponding management measures and charging standards in the future.

Third, the intervention in the sales stage.

1. Before the sale, the property management plan should be sorted out and completed in an all-round way, and many things that need to be understood when buying a house with the owner should be determined in the form of written documents.

2. Conduct a series of property management training for rental and sales personnel before the sale, so that they can understand the basic concepts and knowledge of property management and have a unified understanding of the content and mode of property management within the company.

3. Set up a full-time property management consultant at the rental and sales site to accept the consultation of buyers and sellers. Through this kind of consultation and publicity communication, we can better help the rental and sales of properties, and also let future owners establish confidence in property management and enhance their confidence in maintaining and increasing the value of properties.

4. In order to let the owners or future owners know something about property management, when renting and selling, let some already recruited property management personnel take up their posts, such as the standardization of cleaning personnel, security personnel and greening personnel, so that the owners can have a deeper impression on property management.