How to be familiar with property management

Compilation of practical experience in property management

I. pre-intervention articles

1. What opinions should the property management company put forward when the developer plans and designs the project?

A: When a real estate project is launched, we should not only consider all kinds of external conditions conducive to sales, but also consider the simplicity of corresponding configuration and facilities and low maintenance costs. Therefore, property management should put forward the following suggestions (explanations) for property design:

(1) Reserve commercial and property management rooms (including office rooms of management office, canteen of staff dormitory, entertainment room of staff owners, security booth, garbage collection station, material warehouse, tool room of cleaning staff, etc.). ) should be considered.

(2) The configuration and wiring of supporting facilities, equipment and pipelines should be reasonable, including the reserved installation position of air conditioner and air conditioner dropper.

(3) When designing, minimize the protruding edge of the external wall, especially the unfavorable cleaning of inaccessible platforms and columns at high altitude.

(4) High-rise buildings and large residential areas should consider the rational allocation of water pipe joints and wash basins necessary for cleaning corridors and greening irrigation places.

(5) The setting of water, electricity and gas meters should consider the needs of meter reading to households and concentrate on the first floor as much as possible.

(6) The mailbox should be set on the first floor (above the first floor, such as the overhead floor, the post and telecommunications department will charge a service fee), the specifications and locks of the mailbox should meet the requirements, and the storage of milk can also be considered.

(7) The location and quantity of entrances and exits in residential areas should be reasonable, as few as possible, and unnecessary expenses should be reduced.

(8) The allocation of parking spaces in residential areas should take into account that the proportion of vehicles per household in Shenzhen is as sufficient as possible.

(9) The periphery of residential areas should consider the needs of closed public security management as much as possible. The iron fence should be designed to prevent climbing and drilling, and the parapet should also be designed to prevent climbing.

(10) The green area of residential area should consider the needs of future evaluation of residential area.

(1 1) The varieties of green belt plants (especially high-grade large-scale property communities) should not be designed too expensive and diverse. In addition to giving full consideration to the scattered seasons and fragrant flowers, the principle of preparation is generous and decent, and plants that are easy to maintain in the shade and sunshine are reasonably selected.

(12) The design of signs and architectural sketches in residential areas should also consider the convenience of low-cost maintenance.

(13) There should be no facilities and appliances with potential safety hazards such as pools (including swimming pools), sand pools, swings, turntables and high and low levers in residential areas.

(14) Casing should be considered when sewage pipes and rainwater pipes pass through the floor, so that the pipes can be replaced when they burst.

(15) At present, most families use balconies as water supply and drainage places for washing clothes and mopping floors. Therefore, the balcony design should be unified, equipped with two floor drains (one of which is used for water washing machine drainage). Otherwise, when the owner arranges the pipeline for secondary decoration, the irregular construction will lead to a series of problems.

(16) The owners of low-priced commercial houses use more window air conditioners, so most bedrooms are reserved with window air conditioners. The reserved air conditioner can be designed and installed with either the outdoor unit of window split air conditioner or the outdoor unit of window air conditioner, which is also convenient for future maintenance, snow planting and disassembly. So as to avoid the problem (water leakage) left over by the old air conditioner.

(17) The barrier-free platform of the building can be designed as flower beds and green belts; The multi-storey roof is not designed as a green belt that is easy to maintain, which can not only insulate heat, but also make up for the shortage of green area on the ground.

(18) Modern household appliances such as telephones, computers, televisions, etc. have a large capacity. The wiring design should consider setting reserved telephone sockets, broadband network or LAN computer connection sockets, TV sockets and home theater surround sound interfaces in the master bedroom and the second bedroom and lobby. In addition, you can even consider configuring a visual intercom phone and doorbell in the bathroom next to the porch door (to avoid embarrassment when someone calls in the shower or bathroom). )

(19) Tiles with a certain height (anti-graffiti and anti-stain) should be laid on the side walls of the corridor.

(20) Do not use universal locks for other wire boxes such as meter boxes in the corridor, but use special locks. The main switch of the corridor should be hidden and not exposed (to prevent children from messing with others).

(2 1) Whether the fire hoses in the residential area can be painted with red leather pipes (ground) or painted pipes that are not easy to fade (reducing aerial work).

(22) There are not many street lamps in residential areas, and only a certain illumination is required. Street lamps should use commodity lamp holders as far as possible, which should be rust-proof, firm, sun-proof, rain-proof, typhoon-proof and energy-saving lamps (convenient for daily maintenance and reducing expenses).

(23) It is best to design the garbage collection station near the entrance and exit of the community, with the garbage door facing outwards, which is convenient for the garbage truck to work outside and does not affect the peace of the community.

(24) It is best to use light-controlled infrared compound switch for unit corridor lights (it is convenient for owners who carry things to go up and down stairs and reduce the electricity consumption for public lighting in the corridor).

(25) Generally, the electricity consumption of corridor lights in a unit is only a dozen kwh a month, so the minimum capacity should be selected for meter configuration (to avoid unnecessary expenses caused by charging tens kwh more for large-capacity meters).

(26) Can fire pumps, secondary water supply and other equipment and facilities with high power but low power consumption share a meter?

(27) Due to the different charging standards of commercial water and residential water, it is suggested that the pipes for residential water and commercial water should be separated and equipped with water meters (to avoid the water supply company setting the ratio of commercial water to residential water, generally setting a higher ratio of commercial water with high charges will inevitably lead to long-term expenditure).

(28) Underground sewage pipes in residential areas should be laid reasonably and the wellhead spacing should be appropriate. Generally speaking, it should not exceed the length of bamboo pieces during pipeline dredging or the length that can be achieved by mechanical dredging machine.

(29) A green belt should be built around the wall with air-conditioned droppers (air-conditioned water should be used to beautify the environment, so as to avoid the moss on the ground caused by dripping air-conditioned water in the past).

(30) The outer window faces the street, and there are sidewalks or parking spaces below. Screen windows can be considered (to reduce parabolic phenomena at high altitude).

(3 1) CCTV monitoring shall be designed and installed at the gate head, parking space, surrounding area, patrol dead corner, shop recruitment platform, etc.

(32) The entrance doors of all units shall be designed with rain covers (rain protection and shower water).

(33) The air conditioning space and drainage space reserved before and after the shops are often ignored by developers and should be considered in the design.

(34) There should be no dead ends in the building, that is, inaccessible platforms (reduce sanitary dead ends and aerial work).

(35) Spare pipes or loose heads should be reserved for important pipelines and lines (to avoid local damage and replacement of the whole pipeline, wasting manpower and financial resources).

(36) Sewage pipes and water pipes that are most prone to problems (water seepage) cross the floor, and the walls are easy to burst (PV pipes) or break (galvanized pipes) due to extrusion, so it is best to set sleeves when designing.

(37) The planning and design of supporting public facilities in residential areas should be completed in one step:

(a) according to the requirements of property management, the allocation of greening rate, property management rooms, commercial rooms, functional rooms and equipment rooms.

(2) Pipeline gas, intelligent integrated wiring, secondary pressurization pipeline and gate valve, smoke exhaust pipeline, grease trap reserved in catering shops, etc. should all be considered in the design.

(c) The balcony design should consider the flowerpot seat frame (the bottom of which inclines inward) to prevent dripping water from causing inconvenience to the owners below, and waterproof measures should be considered for the threading of split air conditioners in the living room and master bedroom.

2. What should the property management company pay attention to when it is involved in the project construction stage?

A: The overall quality of the property consists of two parts: the quality of building materials and equipment itself and the quality of installation and construction. Therefore, for property management companies, the following suggestions are mainly given to developers:

(1) For the suppliers of important large-scale equipment and facilities in residential areas (buildings), we should try our best to choose an entity company that can integrate supply, installation, commissioning and after-sales maintenance. Among several suppliers with similar prices, we should try our best to choose the one with a long history, good after-sales technical service and moderate price.

(II) Conventional materials and accessories such as various building materials, decorative materials, hydropower equipment, etc., which are widely used in community infrastructure projects, should try their best to use standard parts and common parts with general specifications in the market, and try their best to use brands, models and specifications produced by manufacturers designated by the state and this Municipality.

(3) Durability, corrosion resistance, compressive stress and casing construction must be considered for structures, waterproof layers, concealed works, steel bars and pipeline materials involved in residential property, and the supervision and inspection quality of relevant process control and acceptance control shall be ensured with the participation of supervision company * * * *, and the soil thickness of green belt shall meet the requirements.

(4) All the construction units, suppliers, installation units and intermediary units involved in civil engineering, decoration engineering, equipment and facilities installation engineering, greening engineering and related municipal engineering should make a detailed description of the quality (repair) content, quality (repair) period, responsibilities, expenses (maintenance deposit) and quality (repair) period breach of contract of the developed equipment (or bulk materials and accessories).

(5) Suppliers of some important large-scale supporting equipment (including elevators, central air conditioners, power distribution facilities, closed-circuit monitoring systems, fire alarm systems, telephone exchange systems, etc.). ) should provide clear operating instructions, and conduct formal training for technical operators related to property management.

(6) The equipment and instruments selected for residential property shall be certified by relevant departments (for example, electric meters and water meters are only allowed to be used after inspection by the water and electricity departments, and closed-circuit television monitoring systems are only allowed to be used after safety technical inspection by the public security departments, fire alarm systems, fire extinguishers, elevator power distribution systems, parking lots, traffic management systems, etc.). ) It is best to be solved by the equipment or instrument supply and installation unit.

(7) In order to facilitate future property management, independent electric meters or meters can be set up for large-scale important public facilities (convenient for situation analysis and cost control). The power supply of indoor lighting sockets in high-rise and large-scale office buildings should be separated from the power cord and metering of central air conditioning system, and the metering should be divided into floors and households as far as possible. The location of electric meters should be centralized (it is convenient for meter reading, and the power supply can be temporarily cut off when the residents forget to turn off the switch), and the telephone lines should be divided into different levels.

(8) All professional engineers and technicians should follow up the quality, go deep into the site and master the first-hand information, especially the pipeline routes of water supply and drainage, electric power, central air conditioning, fire alarm telephone, cable TV and other pipelines, the positions of important gate valves and inspection ports, and the corresponding construction change records.

(9) Important civil works shall ensure a certain sampling qualified rate, and all concealed works shall be subject to quality acceptance with the participation of property management personnel.

(10) Property management personnel should participate in the completion acceptance of the property, and have the right to rectify the projects that do not meet the requirements of property management and sign after they are satisfied. The second handover acceptance of the property (including equipment and facilities) must be fully accepted, especially the drawings, materials and change records.

3. After the developer's project is opened, what should the property management company pay attention to when selling the house?

A: Strictly review sales brochures, media advertisements and real estate sales contracts, and delete or modify clauses and commitments that are not conducive to property management to avoid future troubles. If you buy the eighth floor and send it to the balcony on the top floor, buy the first floor and send it to the garden (the public space does not belong to the indoor area, misleading consumers); Exempt the management fee for X years or only charge the management fee according to how much yuan /m2 (let the property company post the money backwards); The community provides xx clubhouse service (clubhouse has always been a loss-making project. Who will invest in the equipment and pay the site management fees, utilities, maintenance fees and labor costs? Who will bear the operating losses? ); Commitment to pipeline gas, intelligent management system, closed-circuit monitoring, secondary pressurization, fountain swimming pool, green courtyard and so on. However, it was not considered at all in the design, not to mention the delivery (the owner found that the promise was not fulfilled, so he made enemies with the property management company). The property management company should conduct short-term training for some sales staff of the developer and answer customers' inquiries about property management with a consistent attitude.

Second, take over the acceptance.

1. What handover items should the property management company pay attention to when handing over the developer's property?

A: The property management company must accept the property handed over by the developer, otherwise the sequela caused by lax control and reconstruction and additional projects will bring a heavy burden to the property management company. Generally speaking, property companies should pay attention to the following points when taking over the acceptance:

(1) Review the improvement projects and rectification opinions put forward in the early intervention stage, and ask the developer to put forward remedial measures and solutions for unfinished matters and put them on record (including sensitive issues such as property management houses, special funds, start-up expenses and supporting facilities promised to the outside world).

(2) The developer lists the names of all construction (contracting) units, projects, contact numbers of project leaders, warranty periods, etc. of civil engineering, decoration engineering, municipal engineering, equipment installation engineering and greening engineering in the community, and submits them to the property management company.

(3) Leaving unused residential building materials, including various tiles, glass windows, accessories, etc., for later maintenance can reduce costs.

(4) Where building materials, equipment and facilities that are not common in the market are used in residential areas, the developer or construction unit shall be required to provide the address, telephone number and contact person of the supplier and maintenance unit.

(5) Pay attention to whether the facilities and pipelines closely related to property management are completed as required, including sentry box, road brake, fence anti-climbing and anti-drilling facilities, water pipe interface for cleaning and greening water intake, inverted pool, garbage collection room (including cleaning tool room), community identification system, single carport, motorcycle carport and car parking space, whether the facilities are complete, and whether power supply is reserved for community stalls, community activities and outdoor treatment.

(6) Property rights of public facilities and auxiliary places (kindergartens, etc.). ), parking spaces, clubs, etc. Define it in the community and issue relevant certificates (to avoid future complaints and disputes from the owners).

Three. Articles about joining the company

1. What preparations should the property management company make at the initial stage?

A: At the initial stage of occupancy, the property management company mainly improves the supporting facilities of property management and rationalizes the legal contractual relationship between the owner and the property management company on important matters (such as the owners' convention, management fees, ontology maintenance fund, parking space use agreement, management fees and bank entrusted payment agreement for utilities, etc. ). Any owner (resident) who violates the penalty clause of the Regulations on the Administration of Residential Areas, such as throwing objects at high altitude, burning incense in public corridors, littering, improper parking of vehicles, unauthorized installation of antennas, random pulling of wires and telephone lines, failure to install air conditioners according to regulations, and arrears in management fees and parking fees. , must be included in the owners' convention and signed by the owners. At the beginning of occupancy, the hazards of illegal behaviors in the community, civic moral education, punishment terms and basis, etc. are often widely announced through publicity columns and bulletin boards at the door of the unit. For some unconscious residents, it is necessary to visit at home and increase publicity and education. Of course, the focus is on prevention, and a good living order and environment will be given to the community through the above work.