How to run a property management company

First, the establishment of a property management company is divided into two parts: business license and qualification declaration.

1。 Business license registration is generally a limited liability company. The registered capital is calculated according to the level of the property management company. At the beginning, it was "tentative level 3" (the temporary qualification level has been cancelled at present), which is valid for one year. It needs to be re-evaluated within one year, otherwise the qualification will be invalid. Start with "level 3". The registered capital of Grade III property management is 500,000 yuan. You have to go to the local industrial and commercial bureau to check your business license, and then start a series of procedures such as industrial and commercial registration and equity confirmation. However, everyone who has established a company knows that the procedure of registering a company is very complicated. It is normal to run 10 times and 8 times by yourself, and you may not succeed. So I suggest that some "money" should be "earned" for others. I suggest you find a local registered agency, and they will help you get some for several thousand yuan, so don't bother yourself. If the landlord doesn't have 500 thousand cash, they can register a company to help you and refund the money after registration. If you register a 500,000 yuan property management company in Guangdong, the registration agency will help you with everything, and the cost is about 10000 yuan. You just need to cooperate and provide information. Industrial and commercial registration, tax registration, corporate seal, etc. They will cheer you up.

At this time, it is worth reminding that if you go to a registration agency for a registered capital of 500,000 yuan, the money actually doesn't exist, because the registration agency can't give it to you for nothing, and they will withdraw the funds after you succeed in industrial and commercial registration. Therefore, in terms of financial management, the landlord or relevant shareholders should borrow 50 yuan from their own companies, sign IOUs and keep files, because this 500,000 yuan does not exist at all, and financial management needs to explain the whereabouts of funds. In other words, when the company has problems, if there is debt correction, it needs to bear the corresponding risks according to the equity share. The registered capital of your limited liability company is 500,000, which means that you may have to bear the risk of 500,000 at most.

Consult property management laws and regulations.

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Two, the property company qualification reporting conditions are as follows:

(Level 3 qualification):

1. The registered capital is more than 500,000 yuan;

2. Property management professionals and full-time management technicians in engineering, management, economy and other related majors shall be no less than 10. Among them, there are not less than 5 people with intermediate or above titles, and the heads of engineering, finance and other businesses have corresponding professional intermediate or above titles;

3. Property management professionals have obtained professional qualification certificates in accordance with relevant state regulations.

4. Entrust property management projects;

5. Establish and strictly implement enterprise management systems and standards such as service quality and service charges, and establish enterprise credit file system.

Article 6 A newly established property management enterprise shall, within 30 days from the date of obtaining the business license, apply for industrial and commercial registration with the following documents to the real estate administrative department of the municipal people's government directly under the central government or the municipal people's government with districts:

(1) Business license;

(2) Articles of association of the enterprise;

(3) capital verification certificate;

(four) the identity certificate of the legal representative of the enterprise;

(five) professional qualification certificates and labor contracts of property management professionals, professional title certificates and labor contracts of management and technical personnel.

Article 7 The qualification grade of newly established property management enterprises shall be approved according to the lowest grade, tentatively for one year.

Article 9 A property management enterprise applying for qualification grade approval shall submit the following materials:

(a) enterprise qualification grade declaration form;

(2) Business license;

(3) The original and photocopy of the enterprise qualification certificate;

(4) Professional qualification certificates and labor contracts of property management professionals, professional title certificates and labor contracts of management and technical personnel, and professional title certificates and labor contracts of project and financial leaders;

(five) a copy of the property service contract;

(six) property management performance materials.

That is, after you get the business license, you need to apply for "temporary qualification" at the Property Department of Guotufangguan Bureau, and they will give you one year. You have to apply for "temporary qualification" to "third-level qualification" within one year. If you fail to meet the requirements for applying for relevant qualifications within one year, you have two options:

1) is not qualified to undertake business. At present, this type accounts for about 30% of the total number of property companies. But if it is found by the property department, it will be fined. If the relationship with the local property department is not good, the "temporary qualification" may be revoked.

2) Acting as a professional company. A powerful property management company has a relationship with the property department (institutions that register business licenses generally cannot do this business because they need to have a relationship with the property department and the Ministry of Construction. If the registration agency tells you you can do it, be careful not to be cheated. ). Because the relevant state departments are "that", money can solve the problem. In Guangdong, a third-level qualification institution needs 40,000-50,000 yuan to issue a certificate.

Refer to Property Management Network:

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Provisions on the examination and approval of business qualifications of property management companies

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The Business Model of China Property Service Company

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Third,

1. The internal organization of your company should be determined by how you decide the business direction. The common structures of property management companies can be divided into three types: linear functional system, business division system and mixed structure. Different architecture models adapt to different service markets, so different professional departments are set up accordingly. So you need to know the business aspects of your property management company. Only by analyzing the above three popular structures from a "professional" perspective can you determine the precise departmental organization. In addition, which functions are established by yourself and which functions are entrusted to social professional companies directly determine the internal organization of your company.

2, the internal organization and how much you have invested, if the cost of maintaining the company's headquarters is directly linked, that is, different investments will have different results. There are as many as 10 departments in regularized property companies, and several departments in small property companies are formed. This is inconclusive and requires the landlord to carefully calculate the cost himself. In addition, according to the experience of the property management industry, "the expenditure of the headquarters of the property company should be accounted for separately from the project revenue and expenditure costs, and only a certain appropriate proportion should be shared from the project", which is a principle! Please pay attention to the landlord, because these are two completely different "accounts"

Fourth, the property management industry is different from other industries, and the allocation of human resources pays the most attention to "internal strength". The staffing of the property company headquarters and the staffing of the project are two independent cost calculation principles. The most "sunshine" cost accounting should consider three principles: labor cost expenditure, fixed cost expenditure and variable cost expenditure, all of which have a most suitable "sunshine ratio". Therefore, how to plan human resources should not only cooperate with the phased development plan, but also not violate the "sunshine ratio" and be economical everywhere in practice. Moreover, the allocation of human resources is directly linked to the internal organizational structure, and the labor cost should be compared inside and outside. Therefore, it is not simply to install "several departments", but to invite several directors or managers. This is a question of "strategy".

Income and expenditure analysis of property management enterprises

Let's take a look at the income sources of property enterprises, which can be roughly summarized into four aspects:

One is public service fee income, which is usually called property management fee; The second is the service fee income of public institutions; The third is the special service fee income; The fourth is the comprehensive operating income of property enterprises. With regard to the above four kinds of income, after years of practical experience and market investigation, research and analysis, it can be seen that the first kind of property management fee is basically within the control of the government price department, and the price is accepted by the owners or owners' meeting. The charging principle is open, reasonable and suitable for the service level. When the management fee of a property management area is determined, the property service fee basically becomes a fixed value, which cannot be changed or increased at will. The second kind of public agency service fee, as far as the current market environment is concerned, water, electricity and other agency projects are controlled by the relevant national energy departments, and property management enterprises can only provide services for residents and owners free of charge. Third, the fourth kind of service charge depends on the ability of property management enterprises to fully explore the market. If we ignore or fail to do it, the enterprise will have no future and space for development at all.

Look at the expenditure of property management companies:

First, the cost of property management includes the salary of service personnel and social insurance; Daily maintenance expenses of public parts and public facilities and equipment in the property management area; Cleaning costs; Greening maintenance fee; Public order maintenance fee; Office expenses; Depreciation of fixed assets etc. We include direct labor costs and material costs when accounting for operating costs;

The second is to calculate the management expenses incurred in the process of property management;

The third is to calculate financial expenses;

The fourth is to calculate income tax.

From the above analysis of income and expenditure, we can easily see that the profit structure of property management enterprises is:

Profit = operating income-operating cost-management expenses-business tax-financial expenses.

In practical work, we have done some surveys and made statistics and analysis on the survey data, and obtained the following results:

Expenditure of property management enterprises (standardized operation of enterprises), accounting for the proportion of property management fees respectively:

Labor cost: 40% (accounting for the total property management fee); Cleanliness:10%; Engineering maintenance:15%; Garden: 5%; Community activities: 5%; Management expenses: 17%, other and unforeseen expenses 3%, and the total expenditure of property management enterprises accounts for 95% of the property management expenses. Then, the profit value of the enterprise is only 5%.

Referring to these data, it is not difficult to see that property management is indeed a meager profit industry, and there can be no problems in any link. If the property management fee can't be collected in full, there is no way to make a small profit. Therefore, judging from the current situation of the whole industry, it is no exaggeration to say that 80% of property management enterprises are still in a loss state if they can provide service standards that are consistent with quality and price according to the contents of service contracts.

Refer to the property management summary.

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