Why should we intervene in property management in the early stage? What problems may arise without early intervention?

The early intervention of property management companies can consider the owners' demand for property use and home life. Based on their rich management experience, they can provide professional services for developers and owners, so that newly developed real estate can truly become a home paradise tailored for owners, enhance the added value of property use, form new selling points for developers, help developers build quality property and house promotion, and be more conducive to the future management and service of property management companies.

First, the role of early intervention of property management companies

Real estate developers should not only make great efforts in geographical location, traffic conditions, architectural design, equipment selection, material selection, environmental construction and supporting facilities, but also have a good property management company. Newly developed buildings will be upgraded with the early intervention of property management companies. Formal and perfect property management and service will promote the preservation and appreciation of property and promote the housing sales of real estate enterprises. The social reputation and brand awareness of real estate enterprises will be further expanded with the improvement of property management level and service quality.

Pre-intervention of property management companies means that developers hire professional property management companies or senior property management personnel to participate in discussions and make suggestions during the planning, design and construction stages of property projects. Generally speaking, from the perspective of property management services, we put forward constructive suggestions for developers in community planning, housing design, equipment selection, functional planning, construction supervision, project acceptance and takeover, and even housing sales and leasing, so as to make property management plans for future property management.

Lay a good foundation.

With many years of experience in property management and developer consultation, the author deeply felt the importance of early intervention of professional property managers at the beginning of planning and design. The early participation of property management companies or property managers can effectively avoid the congenital deficiency caused by poor design or affect the future use function of the owners, so that the property can better meet the use requirements of the owners.

For example, the positioning of outdoor air conditioners cannot occupy balconies or terraces, especially in the south, which will affect the leisure activities of owners on balconies and terraces. In the early stage of a real estate design in Chengdu, the designer refused to listen to the advice of the property management consultant and insisted on positioning the air conditioner outside the balcony. When selling a house, some property buyers refused to sign a purchase contract on this ground, and the owner resolutely refused to install it according to the design direction during the decoration, which not only caused the management difficulties of the property management company, but also made the owner very dissatisfied. Later, he had to relocate, but it also affected the facade.

The designer of the developer pays special attention to the fa? ade and will regard it as his own work, but the house is for people to live in. You can't just pursue three-dimensional effects. If we don't seriously consider its use function, even the beautiful appearance will be changed or destroyed by the owner during the decoration, and finally our subjective wishes will not be realized. Therefore, designers should not blindly satisfy their own creativity, but should consider the future management and the use of owners.

This is especially true from the perspective of property management. For the same building, the author suggested to the designer: the waterscape must flow, and the pump pool must be located outside the waterscape, otherwise the water surface is not clean and the pump is not easy to maintain. However, the designer insisted on not adopting it. As a result, the lake is a pool of stagnant water, and the property management company has to change it, resulting in a waste of resources. Therefore, from the perspective of management and operation, property management companies must provide developers with constructive opinions in many aspects, guide designers to optimize their designs, overcome congenital defects, and avoid further improvement and waste of resources.

Considering the owner's demand for property use and home life, the early intervention of property management companies, based on their rich management experience, provides early professional services for developers and owners, making the newly developed real estate truly a home paradise tailored for owners, enhancing the added value of property use, forming new selling points for developers, helping developers to build quality properties and promote housing, which is more conducive to the management and services of future property management companies.

Second, the early involvement of property management companies

1. Project positioning, planning and design, building layout, road traffic, people flow and logistics.

2 building facade, exterior wall materials, apartment structure, door and window structure.

3. Distribution room, high and low voltage lines, electricity consumption and public lighting.

4. Water supply system, drainage system, sewage treatment, fire hydrant.

5. Weak current system, network wiring, telecom TV, broadband access, meter reading, visual intercom, monitoring alarm, electronic patrol, all-in-one card.

6. Landscape, sculpture, sprinkler irrigation system and lighting.

7. Supporting facilities, commercial outlets, supermarkets, schools and hospitals, clubhouse swimming pools, management rooms, public toilets, garbage rooms, parking lots, etc.

There are many contents involved in the early stage of property management, but we must focus on the layout, material selection, installation and debugging of security equipment, because this will directly affect the future security management; Then, we should pay attention to the content related to operating costs, which is related to the future benefits of property management companies.

Third, the early intervention methods of property management companies.

1. The property management company reviews the planning and design, material selection, equipment function and construction of the project according to the owner's future occupancy standards, participates in discussions, and puts forward constructive suggestions to meet the owner's various housing needs.

2. Familiar with civil engineering structure, pipeline orientation, facility construction and equipment installation. , especially concealed works, to avoid or reduce the difficulties and inconveniences brought to future maintenance and use, find problems in time and put forward improvement suggestions.

3. Supervise the construction, installation and debugging of public facilities, communicate with developers, contractors and project supervisors in time when problems are found, and try to avoid the occurrence of engineering quality problems.

4. Have an in-depth understanding of all aspects of the property, master the parameters and data of each system of the property, so that the property management company can formulate corresponding management models and rules and regulations in the future, so that the property management work can be carried out in an orderly manner.

5. Be familiar with and understand the whole property and supporting details, especially the fire-fighting facilities and monitoring equipment, so as to find the key parts immediately after taking over and take emergency measures to maintain the safety of the company.

6. The property management company inspects the project from the perspective of future community management and puts forward suggestions to avoid the difficulties and troubles brought by the construction to the property management operation and facilitate the future management operation and equipment maintenance; Establish a safe and orderly community (building) management service system, and create a natural environment and a high-grade humanistic atmosphere.

Fourth, how to cooperate with the developer when the property management company intervened in the early stage.

Whether the early intervention of the property management company can be carried out smoothly depends on the cooperation with the developers. Should be based on the property service contract signed with the developer, take the initiative to participate and actively cooperate. It is necessary to inform relevant personnel of past experiences and lessons in management and service, perceive possible problems with foresight and foresight, and take proactive measures to deal with problems in the bud. Major issues must be written to developers to attract their attention, but also to avoid the responsibility of property management.

Whether the developer can adopt the suggestions of the property management company generally depends on the following aspects: first, whether it will increase its cost; Second, it is not difficult; The third is the influence on design style and facade; The fourth is whether it is beneficial to its housing sales. Based on various factors, developers will not fully adopt the suggestions of the property management company, but the better the coordination, the more they adopt.

At the same time, property management companies should pay attention to several points in the early intervention: the suggestions to developers must be professional, otherwise no one will listen; The analysis of the cause, harm and influence of the problem should be accurate, well-founded and convincing; Suggestions can reduce losses and increase profits, especially for developers, contractors and property management companies. Don't just ask questions, but have suggestions, plans, measures and solutions to problems; Speak principles, reason, advantages and disadvantages, methods and feelings. Property management companies should communicate sincerely, serve wholeheartedly and fully participate in the development and construction of real estate. Doing a good job of early intervention is a powerful guarantee for property management companies to standardize management and provide quality services.

References:

① Huang Ernst & Young's Property Management Practice, China Building Materials Industry Press.

② Zheng Jianjian, editor-in-chief, Property Management, China Light Industry Press.