What legal person information does the tenderer need to provide in the preliminary property management bidding?

First, the status quo of early involvement in property management

Property management originated in Britain, but the real modern property management developed from the end of 19 to the United States in the 1930s. Overseas property management attaches great importance to early intervention management. If overseas property management companies want to enter the pre-property management, they must pass the bidding before they are qualified for the pre-property management operation.

The early intervention of overseas property management is generally in the project decision-making stage. The management involved in project decision-making, planning and design, building installation and completion acceptance is as follows:

1. The selected managers actively cooperated with the decision-making work of the developers, and expressed sincere opinions and suggestions on the basic issues such as the segmentation of the property market, the positioning of the target market, the cost-profit analysis, and the standards and contents of property management.

2. According to their in-depth understanding and grasp of the general needs of owners and users, the selected managers put forward improvement suggestions on the details that are easily overlooked in the detailed property design, such as the land occupation and beautiful treatment of air conditioning location design, how to consider the pipeline layout in the building for future maintenance, etc., so as to avoid or reduce the phenomenon of "congenital deficiency" in property management.

3. The selected management personnel play the role of "the second project supervisor" and inspect the construction site according to the construction progress.

4. The selected management personnel shall participate in the project acceptance, carry out equipment inspection, appearance inspection, performance inspection, function test and cleanliness inspection, and urge the rectification according to the rectification plan.

In the early stage of management, overseas property management mainly works closely with developers and sellers' agents to promote property rental and sales and participate in signing activities; According to the requirements, hopes and suggestions of owners and users, design the future management mode and formulate corresponding rules and regulations. The practice in foreign countries is to let the owners and users sign the "convention" on the maintenance and use of the property at the same time when signing the property lease contract, such as the "deed of mutual covenant" and other documents formulated by the developer and the property management company according to law, and keep them as files together with the property ownership certificate, which is also normal in the management of the community. In addition, the preliminary operation of overseas property management also includes:

1. Always keep public places clean and tidy.

2. Strictly control and assist visitors to enter and leave the property.

3. Strictly control the decoration personnel entering and leaving the property. (Singapore's practice is that the completed residential property is an "empty shell" for owners or users to creatively carry out "secondary decoration". In developed countries, a set of "complete" real estate is renovated according to several major schools or family hobbies, and it is not allowed to be renovated again within three years. )

4. Ensure parking safety.

5. Receive visitors with full spirit and courtesy.

6. Do a good job in public security management in residential areas around the clock.

Dig Zhongyu, a management expert in Kansai, Japan, said that property management is a business that runs through the whole life cycle of the building, from the design, construction and maintenance of the whole building to the final demolition, and the whole process is tracked. Therefore, from the overall cost of the building, the capital construction cost only accounts for 25% of the total cost, while the maintenance and management cost accounts for 75%, which is different from the capital allocation model that emphasizes capital construction and ignores management in China. In the traditional consciousness, real estate development is often considered as a matter for developers, design institutes and construction units in China. Property management began after the house was built, and the development period seems to have nothing to do with property management. Therefore, in the past, domestic property management companies generally did not pay attention to early intervention. With the in-depth study of property management theory, people in the industry generally believe that the earlier the property management is involved, the better. This conclusion can be said to be a summary of the management experience and lessons of China in the past ten years.

At present, some large-scale and standardized property management companies in China have carried out early intervention management operations and formulated corresponding management standard processes when taking over the property. At present, there is no national property management law in China, so it is impossible to formulate unified operating standards and processes. Although many local laws, articles of association or regulations have been promulgated, there are many problems that cannot be solved by local laws because China's property management is still in the primary stage. Therefore, at present, China's property management companies generally refer to foreign practices for early intervention, and the work content has also been mentioned before.

The current property management in Fujian Province is also not ideal. According to the survey of Xiamen Real Estate Network, only 10% of the owners are satisfied with the existing property management, and 50% of the owners think the property management is average. The situation of Quanzhou property management is similar. According to the statistics of Quanzhou City Real Estate Market Integrity Investigation Report, only 59.38% of the owners think that the property management office has done a good job of warranty according to the contract, only 55.73% think that the property is qualified before delivery, and 47. 14% think that the property has quality problems. It can be seen that there are still many shortcomings in Quanzhou property management, especially in early intervention. The owner thinks that the property quality problems are as high as 47. 14%, mostly due to cracks, water leakage and supporting facilities in the community. It is conceivable that Quanzhou's property management has hardly done a good job in the preliminary work, and there is no comprehensive, comprehensive and meticulous acceptance of the property.

There are various deficiencies in property management in Quanzhou, which are closely related to the current irregular real estate market in Quanzhou. Although Quanzhou's real estate market is much more standardized than before after last year's rectification, there are still some shortcomings. For example, most property management companies and developers in Quanzhou belong to the same group company. Even if the property management company finds quality problems, it usually turns a blind eye to the immediate interests of the group company, so the owner is the ultimate victim.

Of course, there are many standardized property management companies in Quanzhou. Such as Southern Property Management Company (affiliated to Nanyi Group) and Qiushi Property Management Company. Their management is relatively standardized, and they also have experience in early intervention management. For example, Qiushi Property Management Company, established in June, 2000+0 1, is an independent legal person, independent operation, independent accounting and self-financing property management company. 80% of the existing managers hold the qualification certificate of national property management personnel. With the goal of building "excellent residential area of urban property management in China", the company implemented the international quality management system of ISO900 1:2000: 2000, drawing lessons from advanced management experience at home and abroad. When the company took over the Erythrina Garden developed by Quanzhou Zhonglian Real Estate Development Co., Ltd., it was involved in the early management of the property. Their involvement is comprehensive and meticulous, and from the perspective of future community management and owners, the property has been strictly accepted.

Second, the role of early intervention in property management

With the development of China's property management industry, many property management companies have carried out pre-intervention work, and more property management companies realize that pre-intervention is an important condition to ensure the smooth start and development of property management, and it is the first link to implement property management. Practice has proved that early intervention has the following functions:

1. is beneficial to optimize the design and improve the design details.

China has a vast territory, and the gap between geographical environment and economic development level is wide, which inevitably puts forward different requirements for design. For example, in the south, the high temperature lasts for a long time, and the electricity consumption of air conditioners is particularly large, especially in some commercial buildings, so the load of circuits must be considered. In the north, heating should be considered. These practical problems in property management are difficult for ordinary designers to fully predict and predict, but experienced property management companies are very clear. Therefore, in the project design stage, the property management company reviews the design of the managed property from the perspective of the owner or user, and puts forward the modification scheme for the inappropriate part, which can optimize the design, improve the design details and avoid some difficult problems in the later work.

2. It is conducive to improving the quality of housing construction.

Because the property management company has first-hand information on the use and management of the property, it is very familiar with all kinds of engineering quality problems exposed in the long-term use of the building. By participating in the supervision of the property construction stage, we should strengthen the quality management and monitoring in the construction process, and try our best to eliminate the hidden dangers of housing quality in the construction process, so as to improve the construction quality of housing.

3. It is conducive to ensuring the use function of the property.

Property management companies can ensure the normal use function and safety of houses and all kinds of equipment and ancillary facilities by participating in the completion acceptance and takeover acceptance and strictly checking according to relevant standards.

4. It is conducive to strengthening a comprehensive understanding of the property under management.

If a property management company wants to do a good job in maintaining the property and its ancillary facilities, it must understand the civil structure, pipeline direction, facility construction and equipment installation. , and carefully record the modification, addition and deletion of drawings. For example; There is often a certain gap between the setting of pipeline nodes and the positions marked in the design drawings. If the pipeline layout is not recorded on site, the post-management may be out of line. Relatively speaking, property management personnel don't need to know much about civil engineering structure, but they should fully master equipment installation and pipeline layout for later management. Therefore, if the current conditions do not allow premature intervention, the equipment installation stage should be a more appropriate intervention point. As the comprehensive understanding of the managed property is strengthened, the foundation is laid for the completion acceptance and takeover acceptance, which can improve the acceptance quality and shorten the acceptance time. It also clarifies the places that still need to be improved during the acceptance, which is convenient for negotiation and coordination.

5. Early intervention is beneficial to later management.

Through the early intervention, the property management company ensured the design and construction quality and comprehensive understanding of the property, which brought a lot of convenience to the later property management, not only facilitated the arrangement and implementation of the maintenance plan, but also ensured the maintenance quality, thus improving the work efficiency and quality. At the same time, in the early management, after a period of running-in, it is convenient to straighten out the relationship with sanitation, water and electricity, communications, public security, maintenance, greening and other departments, and establish a smooth service channel, which is conducive to the later management.

6. It is beneficial to establish the image of the property management company.

If the takeover and occupancy are carried out at the same time, even if the property management company tries hard, it will be overwhelmed by all kinds of complicated affairs, and it is easy to make mistakes in the busy work, which will seriously affect the professional image of the property management company.

Third, the feasibility of early involvement in property management

From the previous theoretical analysis, it is necessary to intervene in the early stage of property management, but is it feasible in reality? Let's analyze the feasibility of early intervention in property management.

(A), from the perspective of economic benefits

Any economic activity must have cost, and as an enterprise, it is understandable to consider economic benefits. What if we consider the economy of early intervention in property management? This can be analyzed from three angles:

1. Feasibility of economic benefits

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: It mainly increases the cost (the early intervention cost is borne by the real estate developer), and if the property management company proposes to rework, it may increase the construction period. 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. On the one hand, 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, so from an economic point of view, it is feasible to get involved in property management in advance.

(2) Guarantee of technical strength

In order to ensure the success of early intervention in property management, property management enterprises should select and organize a group of personnel to participate in early intervention. Due to the long period of property development, it is impossible for the property management company to deploy a large number of personnel to intervene, so it should adopt an organizational structure of lean troops and simple administration, and the personnel composition can be in two ways: long-term intervention personnel (2-3 people), composed of three people: house managers, structural engineers and equipment engineers; Short-term intervention personnel (3 ~ 4 persons) are composed of company managers, department managers and technical backbones.

Long-term interveners participate in the whole process from the beginning to the end of the project. The quality and skills of the intervening personnel largely determine the success or failure of the early intervention of property management. Therefore, there must be an experienced and comprehensive manager (the comrade should be very familiar with the property situation and have relevant experience) to participate in the early intervention in property management. We also need a structural engineer and equipment engineer to cooperate and be responsible for the quality control of civil engineering and equipment installation.

It is through the technical control of technicians that the pre-intervention of property management can achieve the expected results.

(3), the protection of the government and the legal system

One of the economic functions of the government is to ensure fairness and justice and safeguard the basic rights of citizens. In the market of real estate development, it is necessary for future owners to get involved in early property management, but in practice, developers are reluctant to get involved in early property management because of quick success or unilateral pursuit of profits (early property management intervention will increase costs and investment). The government should step in. There are two main ways of government intervention:

1. Formulate some laws, regulations and systems related to early involvement in property management. At present, the governments of Shenzhen, Beijing and other cities in China have formulated corresponding regulations, stipulating that there must be property management intervention in the early stage of real estate development to ensure the development and implementation of property management intervention in the early stage.

2. The government entrusts industry associations to set up regulatory agencies to supervise the whole process of real estate development. If there is no property management intervention, it can be punished. This will make real estate developers consider intervening in property management in advance, from passive to conscious. Throughout the various industries at home and abroad, they have established their own trade associations. For example, the property management association in China is the trade association of the property management industry, and its establishment will definitely make the property management industry in China more standardized, systematic and professional.