Property management mode of industrial park

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This paper defines the concept of property management mode from the perspective of property management owners and implementers, summarizes the common property management modes in industrial parks, and analyzes and compares the connotations, advantages and disadvantages of various modes. The figure subdivides the main types of entrusted management mode: unified management mode of full authorization, supervision mode of agent and parallel entrusted management mode; This paper reveals a typical example of the choice of property management mode in industrial parks. The purpose is to promote the industry's recognition and optimization of property management mode and promote the efficiency of property management in industrial parks.

Keywords: industrial park, property management, mode

China Library Classification Number: F290

Document id: b

Article number:1001-9138-(2012) 06-0045-52.

There are two main types of industrial parks: multi-user industrial parks and single-user industrial parks. Multi-user industrial parks are usually developed on a large scale by local governments or investment groups, and then leased to many companies or enterprises in different regions and units. Single-user industrial parks are often independently developed by a large enterprise or enterprise group, all or most of which are for internal use. On the whole, the demand for property services between them is obviously different from one-to-many (one property service enterprise (hereinafter referred to as property service company) to multiple park user enterprises) and one-to-one (property services are only for a single owner unit). No matter what kind of industrial park, it is necessary to choose a suitable property management model to improve the service efficiency of the industrial park and ensure its normal and efficient operation.

1, Definition and division of property management mode in industrial parks

"Mode" generally refers to the standard form of something or a job, which is a series of methods and schemes that others can "handle" to solve similar problems. To discuss the property management mode of industrial park, we need to clarify and define some concepts first. The first is to define the differentiated management mode from the perspective of rights and implementation (responsibility) subjects. From this perspective, there are three main modes of property management in industrial parks: self-construction, self-management, cooperative management and entrusted management. Among them, in order to make the management service more secure or have more brand influence, the construction unit (the owner unit) sometimes hires well-known domestic or overseas enterprises as consultants to assist, which is called consultant management mode. Another property management mode is divided from the perspective of management services, such as closed management and open management mode. Intelligent network management mode, hotel management mode, housekeeper property management mode, one-stop management mode, etc. There are also modes divided from different calculation methods of property service fees: there are mainly contract mode and reward mode; There are also other property management models that are divided from commercial profit sources, organizational nature and governance models. This paper focuses on discussing the property management mode from the perspective of the subject of property management rights and the subject of business implementation (responsibility). In this sense, different combinations of property management participants constitute different property management models. This paper focuses on the different subdivision forms of entrusted management mode. In addition, in order to avoid making the problem too complicated, this paper does not distinguish the property management mode from the perspective of whether the property management service subject and the property management subject are separated.

2. The connotation, advantages and disadvantages of various main modes are analyzed.

2. 1 self-construction, self-management, cooperative management and entrusted management mode

2. 1. 1 self-built and self-managed

Self-built and self-managed, that is, the construction unit (the owner unit) directly manages the property invested by itself, and there are different forms such as setting up a subsidiary, a project department or a management center (a company that must be transformed into an independent legal person according to legal requirements in the later period). The advantage of this model is that the communication between the superior and the subordinate is convenient. The superior unit can directly direct the subordinate departments or companies, and the specific management service unit can directly carry out the property management operation according to the intention of the superior, so that the intention of the superior can be better implemented. At the same time, all kinds of resources needed for management services are more easily supported by the construction unit, and the work plan is more easily approved and implemented. The construction unit will not be subject to the professional company, which can save the remuneration or profit that must be paid to the professional company. But its shortcomings are: its own team may not meet the standard, the management service effect is poor, and the cost is high; The construction unit and its subordinate units need to bear all management responsibilities and risks; The internal personnel relations of enterprises are complex, so it is easy for employees to compare the wages and salaries of the main business personnel, and it is difficult to coordinate management, and it is not easy to pursue management responsibilities, which is also not conducive to enterprises to focus on their main business. This model requires the construction unit to have strong experience in property management and reserve enough professional management talents. General industrial parks do not have the conditions for self-management.

2. 1.2 Cooperative management

Cooperative management refers to the property management of projects that the construction unit (owner unit) cooperates with professional property companies. The common form of cooperation is that the two parties jointly contribute to the establishment of a project management company, usually the construction unit sends the general manager and operators, and the professional company sends the backbone professional managers to undertake the project management service tasks. In the process of management services, professional companies provide guidance and training to the personnel of the construction unit, and the construction unit will gradually become independent with the accumulation of experience in the later period. This model is suitable for the situation that the construction unit has surplus personnel who need to be resettled and is willing to intervene in the property management industry. The advantage of this management mode is that we can use the resources of both sides together. For the construction unit, it can not only divert some employees, but also train the team, cultivate talents and accumulate experience. For property companies, it is more convenient to obtain management projects and expand business scope. Disadvantages are different enterprises, different cultures, different work habits, poor communication and coordination channels between employees, easy to produce interest disputes and unclear responsibilities.

2. 1.3 entrusted management

Entrustment management refers to that the construction unit entrusts a professional property company or a professional company such as electromechanical, cleaning and greening to engage in project management, including discretionary entrustment (the property company can undertake overall management services or subcontract), entrusted agency supervision (different jobs are entrusted to different professional companies, and the selection and supervision of professional companies are the responsibility of the construction unit), and part-time entrustment (some major property management work, such as house management, equipment and facilities management, order maintenance, parking lot management, etc. Entrust them to property management companies (some projects can be subcontracted by property management companies), and entrust core business such as special equipment maintenance to professional companies). The advantages of this model are that the entrusting party can focus on its main business, widely choose excellent property companies or professional companies in the society to undertake project management services, give full play to the advantages of socialized professional division of labor, have clear rights and responsibilities, strong professional management services, wide application scope, high efficiency, and the risks are mainly borne by professional companies, so supervision is relatively easy. Its disadvantage is that it needs to pay extra fees for professional management services. In addition, the construction unit may be blocked by the information of professional companies, so it is difficult to know the real cost and situation of project operation, and handover problems are prone to occur when changing service providers after the contract expires.

2.2 Closed and open management mode

2.2. 1 closed management

The characteristic of closed management is that the whole property is a closed system, the entrance and exit of the property are guarded by special security personnel, the owners and users have special passes, and outsiders must obtain the consent of the owners and users and go through the registration formalities before entering. This method is suitable for some key departments such as government agencies, military units or villas, high-end office buildings, high-end industrial parks and other high-end properties or property management where owners and users have special requirements for safety. Its advantages are strict security, ensuring safety and order, and owners and users can rest assured. Its disadvantage is that there are many employees in safety, and the labor cost accounts for a relatively large proportion, which sometimes brings inconvenience to owners, users and visitors, produces a sense of restriction and disrespect, and causes disputes.

Open management

Open management mode, not only owners and users do not need to apply for special passes to enter and leave the property, but foreigners can also enter and leave freely as long as they dress neatly and behave normally. This method is suitable for some public commercial buildings, residential quarters without enclosure conditions, industrial parks, university parks and so on. There are not many properties that implement completely open property management, and some public commercial buildings also adopt closed management during non-office hours to ensure the property safety of owners and users. Compared with closed management, open management will not affect the speed of people entering and leaving, giving people a sense of freedom and affinity, and does not need to occupy a lot of manpower, but it is easy to lead to out-of-control order and safety accidents.

2.3 Contract system and reward system management mode

2.3. 1 contract production mode

Contract system refers to the way that the owner pays a fixed property service fee to the property company, and the profit and loss are enjoyed or borne by the property company. The contract responsibility system will stimulate the saving consciousness of the property management company because of all the expenses. The more you save, the more profit you have left. But because of this, there may be problems that the property management company should not maintain or save money during the contract period, resulting in some facilities and equipment not being maintained in time, minor faults accumulating into major problems, minor repairs turning into major repairs (major repairs can use special maintenance funds or reserve funds), and even accidents. The way to overcome it is to formulate detailed contracts and work requirements and have a strict supervision and control system.

2.3.2 Salary system model

The contract gratuity system refers to the method of property service billing in which the contract gratuity is paid to the property company according to the agreed proportion or amount from the property service funds received in advance, and the rest is used for the expenses agreed in the property service contract, and the balance or deficiency is enjoyed or borne by the owner. Different from the contract system, the property company that implements the salary system will not have too much impulse to save, but may make plans and spend money lavishly. Because the more you work, the more you spend, and the more you get paid (the pay is often paid according to a certain proportion of the total expenditure). The solution is to restrict property management companies from making expenditure plans in strict accordance with actual needs, and timely announce the use of funds and annual budget and final accounts to the owners, accept the inspection and supervision of the owners, and also implement fixed fee contracts to curb the impulse of service enterprises to spend money.

Whether it is a contract system or a salary system, if both parties keep the contract in good faith, the implementation effect is not much different. But there are two obvious differences:

First, according to the Measures for the Administration of Property Service Fees, the property service fees under the contract system should be paid to the state, and the property service fees under the contract fee system need not be paid to the state.

Second, under the contract system, laws and regulations do not stipulate that property companies should announce their costs and expenses to the owners, while under the reward system, laws and regulations clearly stipulate that service enterprises should announce their service expenses to the owners at least once a year.

Therefore, at present, most service enterprises choose the contract system (whether the salary system can really be tax-free, but also the tax authorities in the implementation process).

3. Subdivision and selection of entrusted management mode

Scientific management mode is the guarantee of quality and efficiency. How to choose should be comprehensively considered by the owners according to the scale of the property, their own capabilities, the qualifications of the property company, resources, the qualifications of professional companies, the demand for management services and other factors, from the perspective of maximizing the efficiency and benefit of property management services. Entrusting a professional company to manage property is the inevitable product of the division of labor in modern society, the mainstream trend of property management at home and abroad, and the inevitable choice of property management mode in most industrial parks. According to the specific scale, project composition and management services of industrial parks, the entrusted management mode can be further subdivided into the following types.

3. 1 Full authority and unified management mode

In this mode, the owner entrusts all the property management affairs of the industrial park to a professional property company, which directly manages all the projects or subcontracts some management services to the professional company, and the property company directly supervises the professional company, as shown in figure 1.

In this mode, the owner signs a general contract with the property company, which requires the property company to have strong comprehensive management service ability and be familiar with how to select and hire professional subcontractors for supervision. It should be noted that a subcontractor not only corresponds to a project, but also may be a project group. This model is suitable for the situation that the property management affairs in the park are not too complicated and the owners are unfamiliar with or have no time to take care of the property management affairs.

3.2 Agency supervision mode

That is, the owner entrusts an authorized property management company to subcontract all projects, select subcontractors and supervise their work, and the entrusted management service contract is signed by the owner directly with professional subcontractors. The property management company is only responsible for supervision, and there is no operational layer. Is a pure management company, playing the role of property service agent, integrator and supervisor. This is a major practice abroad, but it is limited by the ability and professionalism of property companies and professional companies in China, and there are not many practical examples. This situation is shown in Figure 2.

3.3 Parallel Entrustment Management Mode

That is, the owner entrusts the main property management service projects to the property company for unified professional management (some projects can be subcontracted by the property company), and entrusts some important projects that the property company is not good at to professional companies for direct supervision by the owner. This situation is shown in Figure 3.

4. Application case of entrusted management mode

The following is the entrusted property management model we designed for a communication headquarters industrial park. There are many professional communication facilities in the park property, and the provision and management of canteen catering are also included in the park management. Because the property management company is not good at the management and supervision of canteen catering and specific communication facilities, the owner has accumulated experience in hiring and supervising communication agency companies in long-term actual combat, so in the choice of property management mode in the park, we prefer the parallel entrusted management mode, and its actual management mode is shown in Figure 4.

In this specific management case, the owner of the park hired a first-class qualified property management company to implement most of the project property management services, such as minor repairs of the property itself, maintenance of conventional facilities and equipment, and general customer service (service acceptance, complaint acceptance, floor reception, conference service, visiting reception, etc.). ), order maintenance, apartment services, are directly implemented by the service center under the first-class qualification property management company. Some professional property management services (such as house overhaul, elevator maintenance, fire-fighting facilities overhaul, some equipment overhaul, cleaning, greening, mail receiving and dispatching, commodity procurement, laundry, etc.). ) are outsourced by the property management company to a professional company, and the property management company guides the service center to supervise. Non-property companies are good at projects (communication and related power equipment maintenance, catering services, etc.). ) The owner directly contracts out the contract to a professional company for direct supervision, and the property company cooperates. Because communication and related power equipment are related to network security and have great influence, property companies are not good at management, and owners have long-term experience in supervision cooperation, so direct contract supervision is better.

The specialty of providing and managing canteen catering is not available in general property companies, and professional catering companies can guarantee the quality of management services. In Figure 4, the property management committee is composed of the owner's representative, ordinary users in the park, the property management company and the service center. Its purpose is to communicate and negotiate property management services in time, put forward opinions and suggestions on improving property management services in time, supervise and manage service providers to provide qualified property management services, and urge owners to provide necessary work support and cooperation.

5. Conclusion

Property management mode involves the combination form of property service participants, service implementation mode and corresponding procedures and contract arrangements. Formally, it is the contract allocation mode of property management tasks. In essence, it is the transfer of specific operation rights and related responsibilities of property management (which also means the transfer of risks). It is a professional division of labor and cooperation form chosen to improve the efficiency of property management services at the present stage (social division of labor, technical level of owners and professional enterprises, qualification status, property scale and service complexity, legal and regulatory background). Optimizing the property management mode is not only conducive to the appreciation and preservation of the property itself, but also can improve the overall operating efficiency of the property (creating value for both owners and customers). The entrusted management mode discussed in this paper is also applicable to the property management of large public and commercial projects in most cases.

References:

1. Qiu. How to do a good job in property management service of science and technology industrial park? China Property Management .2007.7

2. Zhu Junchun and Li. Integrator model: leading the future business model of property service enterprises. Urban development (property management) .2010.3

3. Chen Xinzheng. Comparative analysis of salary system and contract system. Urban Development (Property Management) .2008.8

4. Zhang Yimin. The property management mode has entered an era of change and innovation. China Property Management.2010.4

Fund projects:

This paper is the research result of social science project (08B076) of Guangzhou municipal universities.

About the author:

Chen Dehao, professor and tutor of master students in Engineering Management Department of Business School of Guangzhou University, is mainly engaged in real estate and property management research.