How to manage property

Question 1: How to do a good job in residential property management? Let me show you something. This is just the most basic thing of residential property management. The key depends on how the management unit does it and whether there is a good service concept. Property management must take service as the core, start with details, and treat the owners actively, not passively, so as to obtain the permission of the owners. The following things hope to give you some help.

. 1. Property management enterprises 1. The term "property management" as mentioned in these Measures refers to the maintenance, repair and rectification of the housing construction and its supporting facilities, equipment, greening, sanitation, public security and environmental appearance of the property by the property management enterprises entrusted by the owners and users, and provides comprehensive paid services to the owners and users.

2. Enterprises engaged in property management shall have independent legal personality, and employees shall obtain professional qualification certificates.

3. When accepting the entrustment, the property management enterprise shall sign a property service contract with the owner and user, which shall include the service scope, management standards, authority, time limit, cost supervision and inspection and liability for breach of contract, etc. And report to the district real estate administrative department for the record.

4. The property management enterprise shall set up a fixed service place, a dedicated telephone, and have full-time staff on duty 24 hours a day to ensure timely service for the owners.

5. Property enterprises should charge by grade, and the price department should set a unified price, and set up a "bulletin board" public charging standard to facilitate the supervision of owners and users.

6. Daily maintenance and emergency treatment. (1) The property management enterprise shall carry out routine maintenance and repair on the main body of the house, water and electricity facilities, drainage facilities, fire-fighting equipment and supporting equipment to ensure the normal operation of the equipment and the safety of living. (2) Timely handle emergencies such as water leakage of upper water pipes, blockage and water leakage of lower water pipes, so as to ensure that owners and users will not suffer losses. (3) For the secondary water supply tank, it should be thoroughly cleaned once every quarter or before major festivals, and special personnel should be assigned to take care of it every day to ensure the safe use of water quality.

7. Community greening. The greening of residential areas should be integrated with the surrounding architectural styles. Attention should be paid to proper greening and sketch layout according to different effects, and the key beautification part should be placed in eye-catching places such as the entrance and exit of the community. Property management enterprises should take various forms to publicize and educate owners or users, especially children, so that everyone can care about greening and formulate corresponding greening management regulations.

8. Community health management. Cleaning and cleaning work should be "five fixed", that is, personnel, time, place, task and standard. Cleaning once a day, cleaning all day, the quality should reach "six no" and "six clean". That is, there is no water, no soil, no sundries, no pile leakage, no littering, no human and animal feces. Clean roads, roadsides, sidewalks, rainwater drains, tree pits and walls, and garbage bins.

9. Community safety. Property management enterprises should establish a good working relationship with local public security departments, accept guidance, strive for cooperation, and do a good job in community security management.

10, residential fire protection and fire management occupy the first important position in property management. It is necessary to strengthen publicity, enhance fire awareness, sound the alarm bell, and make unremitting efforts to put fire control work on the important agenda of management.

1 1, vehicle management. Motor vehicles, motorcycles and bicycles in the community should be parked at designated locations.

Question 2: How can we do a good job in property management? The focus of property management is safety and hygiene, because these two points are intuitively felt by owners every day. Property management has no customer service, and the products it produces are directly oriented to the owners. Without intermediate products, the words and deeds of property management company employees represent the company's image. Therefore, the requirements for service quality are very strict, and we should think what the owners think and be anxious about what the owners are anxious about. The most important thing is to let the owners feel that property management does not exist in the form of a company, but in the concept of home. The concept of home is roughly safety, warmth and so on. Suggest that you; Refer to some books and periodicals in this direction. However, due to different regions and cultural customs, we must never copy them. Often do a survey of owner satisfaction and make a real plan. Property laws and regulations have long been promulgated. I wish you success and good luck in the new year.

Question 3: How to manage the company's property management is an art, and different people have different management methods. Just manage your own deployment. As the saying goes, white cats and black cats can catch mice, and others may not be suitable for them. It is king to slowly touch your own management methods!

Question 4: How to do a good job in property management services Facing this problem, we must correctly realize that property management includes not only management, but also services. Paying attention to commodity management and lacking humanized service can not effectively meet the needs of owners; Outstanding service and inadequate management will lead to the disconnection between management and service. We must look at the problem from the perspective of development. Only by recognizing that management is the fundamental task of a property management company and service is the link that runs through the whole property management work, can we really raise the level of property management to a new level by grasping both management and service. The service object is the owner, and the satisfaction of the owner is the standard to measure the property management service. Therefore, all service work should revolve around this core. The quality of service directly affects the owner's satisfaction with property management, the economic benefits of the enterprise and the reputation of the enterprise, which is the importance of service in the management of our property management company. So what? First, the cultivation of service awareness To do a good job in service, we must improve our service awareness. In other words, we should clearly know that property management is a service industry, and property management enterprises are not * * * management institutions, but service units with equal relations with owners. The agreement signed between the property management company and the owner is an entrusted service agreement. Service level is the only criterion for owners to evaluate property companies. If the service is good, the contract can be renewed. If the service is not good, it will affect our renewal. Take our usual management of illegally parked vehicles for example. If the security guard says, "Hey, your car can't park on the fire escape, just drive away." Will the owner of illegal parking do as you say? If you say, "Sorry, parking is not allowed in the fire escape. Would you please park your car in the parking space? " . I believe that the owners of illegal parking will be very cooperative. It also tells us that the change of service consciousness will make our property management service work better. Second, through learning and training, improve the quality of employees. Learning and training is a process of adapting to new jobs, and it is also a process of mobilizing enthusiasm. Learn from books, from role models and from advanced experience. Through study and practice; Study again and practice again. Proactive in the work, good at finding problems, carefully analyzing and judging the reasons and properly handling them, applying the professional knowledge and skills learned to practical services, gradually improving the service quality through practice, and constantly improving the comprehensive ability of employees to solve problems. To provide standardized, standardized and scientific quality services for the owners and satisfy the owners, we need a group of employees with working ability and high comprehensive quality. Property management services, seemingly simple and trivial, actually cover all aspects of knowledge and skills, as well as the comprehensive ability to judge, analyze and solve problems. Daily safety, fire protection, cleaning, greening and maintenance work should have relevant knowledge and practical ability, and each work should be put in place in a down-to-earth manner. If some details in the daily work of security guards reflect the quality of our employees, we need to check each other's certificates and say, "Sir (Miss), please show me your certificates." After verification, you should say, "Thank you!" . When an old man or someone lifted a heavy object, he said, "Sir (Miss), do you need any help?" When others thank you, they should say, "You're welcome, this is what I should do." . Our property management company has many services and jobs. Therefore, when dealing with the owners, the norms of their own behavior, including uniform clothing, civilized manners, friendly attitude and friendly language, are the embodiment of the quality of our employees and an important standard for the owners to measure the service level of property management companies. Having a management team with high professional level and strong self-quality requires us to study, train and practice continuously. Third, the enthusiasm of every department and employee is needed to establish a clear and reasonable responsibility system and enhance the ability of management cooperation. Goals should be implemented in the goals of various departments and individuals. Therefore, giving each employee a clear task and responsibility, formulating specific, clear and strict assessment methods, and organically unifying responsibility, right and benefit can ensure the implementation and completion of the target tasks. And effectively guide the behavior direction of employees. The responsibility system must be systematic and thorough. Every level, every department and everyone should be included in every corresponding responsibility system, and the objectives should be decomposed and implemented step by step, reflecting a reasonable division of labor and cooperation. With the concerted efforts of Qi Xin and the implementation of the work, the quality of service is naturally guaranteed. Fourth, strengthen communication with the owners. Another key for our property management company to provide good service is to strengthen contact with the owners and listen to their opinions while improving the service quality. Understand their needs and have any comments and suggestions for our property management company. Solve the problem of the owner and ... >>

Question 5: How to manage the property 1. The standardized operation of the construction market is the primary condition to ensure the smooth development of property management.

The object of property management is residential buildings, and the quality of construction projects directly restricts the healthy and orderly development of the property management industry. It should be affirmed that China's construction market has developed rapidly since the reform and opening up, but it goes without saying that there are also many problems in the construction market in recent years. Driven by interests, a few party member cadres in some localities and departments regard grasping projects as a lucrative job. With the emergence of a group of people who are dubbed as infrastructure directors, infrastructure mayors and infrastructure secretaries, the quality of the project is declining day by day. According to an authoritative data, there are five main problems in the current construction market, which are summarized as follows:

1. Some development enterprises violate the construction procedures and laws and evade due supervision. It is manifested in evading bidding and false bidding, which seriously violates the statutory construction procedures;

2, survey, design, construction, supervision unit subcontracting, affiliated, illegal subcontracting and other issues still exist. After some contracted projects, they failed to perform the responsibilities and obligations stipulated in the contract, and all the contracted projects were transferred to others or dismembered before being transferred to other units for contracting; Some have no corresponding qualifications or exceed the qualification level of their own units to undertake projects;

3. The phenomenon that a few development enterprises don't implement mandatory standards for engineering construction occurs from time to time. Some survey, design, construction and supervision units with low qualifications do not conduct survey, design, construction and supervision in strict accordance with the mandatory standards for engineering construction;

4. The problem of some local department staff, including some leading cadres, abusing their powers to interfere in project contracting still exists. In some places, party and government leaders do not distinguish between departmental functions, confuse intervening in projects with administration according to law, equate intervening in projects with strengthening leadership, and do everything possible to downgrade projects that should be invited for public bidding;

5. The physical construction market itself is not perfect. Some administrative departments and supervision institutions do not administer according to law, and problems such as bidding and preparation of pre-tender estimate have seriously affected the order of open, fair and equal competition in the construction market.

The above reasons lead to problems such as low construction quality, poor building quality, roof leakage, floor cracking and poor sewage system, which also seriously restricts the development of property management. Because in the process of using the building, no matter what the problem is, the owner first finds the property management company and thinks that he pays the property management service fee every month, so it is natural for the property management company to fill the gaps. If you don't fix it, he won't pay. However, due to the construction quality problems, the maintenance cost is tens of thousands of yuan. Because the property management company can't afford the owners and doesn't want to pay the fees, it has to quit the management of such residential quarters. In desperation, the contradiction is handed over to the society, resulting in some people's collective * * *, which increases the workload of functional departments. Therefore, rectifying the order of the construction market can not only bring benefits to consumers, but also add stamina for the development of the property management industry.

Second, strengthening the training of service awareness of property management practitioners is a necessary condition for doing a good job in property management.

Property management is a comprehensive industry integrating policies, regulations, service awareness and professionalism. The final development of the industry depends on the issue of fees. How can I collect property management fees? My experience is to be a good manager of the property area, and it is necessary to establish the management service concept of "two diligence and one place".

First, we should establish a diligent management concept. Property management is a kind of directional service, which is different from ordinary commodity salesmen and lacks selectivity to customers. In order for the owners to pay the property management fee in full, they must fully respect their wishes, and at the same time impart the current knowledge of relevant laws and regulations to the clients to gain their understanding and support for property management. We should take advantage of big holidays to organize beneficial mass entertainment activities in the community, so as to integrate the relationship between owners and property management companies, often talk with owners, keep abreast of their thoughts and needs, and keep in mind the warmth and coldness of each owner. There is an owner named Yu in the area I manage. Some people say that she is a miser. No matter how to explain it, she just doesn't pay the fee in the name of difficulty. Later, I learned that her husband died in a car accident two years ago ... >>

Question 6: How can we manage the residential property well? 5 points: 1, put your ancestors before yourself. This is the concrete application of the "customer first" service concept in the special industry of property management. 2, the taste is advanced. The so-called high taste means that the concept should be advanced, constantly accept new things, keep pace with the times, update ideas, be brave in pursuing fashion and trends, give the owners a refreshing feeling in fashion concept and service concept, and create high-style and high-grade artistic enjoyment in lifestyle and living concept while providing daily professional services for the owners. 3. Pragmatic and meticulous. There are many kinds of property services, and the quality of their services is often visible, tangible and audible. There must be no hypocrisy or deception. 4. Be eloquent. This is determined by the characteristics of property services. Because, dealing with people all day, property services should not only learn to do, but also learn to speak and often communicate with people on related matters. 5, anxious people are anxious. Property management enterprises should think more from the standpoint of the owners, combine warm service, caring service with active service and timely service, so as to meet the urgent needs of the owners and help them solve their actual needs, thus narrowing the distance between enterprises and owners. 6. Be honest and trustworthy. Is to seriously abide by and perform the property service contract, so that words and deeds are consistent, quality is emphasized, and integrity is maintained. 7. Safety comes first. Safety is an important symbol of the progress of contemporary social civilization, which is related to the safety of thousands of owners in Qian Qian and affects their hearts. It has also become the first choice for owners and the biggest challenge for property management companies. 8, warm tips. Warm reminder is generally not the specific service content of property management contract, but the concrete application of people-oriented concept in property service. It is a value-added service with great humanization and human touch, and it is the concept innovation and value creation in property service. 9. Work together. Property management enterprises have complex specialties, many posts and scattered personnel. To achieve customer satisfaction, it is necessary to mobilize the enthusiasm of all employees, give full play to their strengths, do their best, and work together with Qi Xin to do their own thing and take care of every post. In fact, the key to the rise and fall of property management enterprises lies in team spirit. 10, the major should be specialized. Property services seem simple, because there are no special technical requirements, which makes people mistakenly think that there are no professional requirements. In fact, modern property management is different from the traditional patrol sweeping the floor and standing guard mending, but a profession with different requirements, including modern comprehensive knowledge, social experience and professional skills. 1 1, keep people in mind. Property management is a labor-intensive enterprise. There are many migrant workers and migrant workers among the workers, and their educational level is much lower. In particular, they have not received systematic professional ethics education and skills training, and it is difficult to form a professional ethics concept of combining righteousness and interests and taking enterprises as their home. Therefore, the mobility is particularly large, and sometimes they even leave like herders. 12, soldiers salute in front. Property management is faced with thousands of families, all kinds of people, some polite, some impolite, and some ideological and moral noble, which we can't choose. (Go to 12 service concept)

Question 7: How to deal with property management companies? It is very simple for a property management company with a registered capital of not less than 500,000 to apply for a business license. The name of the company is "xxxx Property Service Company", and its main business includes property management.

Property management companies are post-qualified enterprises, and need to apply for property management qualification at the local construction authorities (prefecture-level institutions) within one month after obtaining the industrial and commercial license. The new company was unified as a temporary three-level qualification, and became a formal qualification one year later.

The newly established property management enterprise shall, within 30 days from the date of obtaining the business license, apply for qualification to the municipal people's real estate authorities in the municipality directly under the Central Government and the city divided into districts where the industrial and commercial registration is located with the following documents:

(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.

To apply for temporary level 3 qualification, the following materials are required:

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

Question 8: How to manage a property project? Whether a property project can be managed well or not, the project manager plays a vital role. So, how to be a qualified project manager? The author talks about some views in combination with reality.

First, timely and effective early intervention.

(1) Work closely with the developer to show the good image and professional quality of the property service enterprise by using the project opening and the promotional activities held by the developer.

Before the official opening, developers, construction units, sales agents, property management and other departments should work out a detailed opening date and promotion work plan. As a project manager, we should focus on the training of etiquette and communication skills for personnel such as order maintenance and cleaning. When there are many people looking at the building and buying houses, we should focus on orderly guidance of vehicles, personnel diversion, safety precautions of the building-watching passages and model houses, emergency maintenance plan for temporary building-watching elevators, and key care of the signing area. The purpose of continuing to do the above work is to obtain the initial recognition of property service companies from developers and owners, and lay a good foundation for future property management.

(b) Get involved in the project construction stage in time, and put forward reasonable suggestions and written rectification reports to the developers in time, so as to reduce the waste of funds of the developers and reduce the management troubles in the future.

1. The main work before the project completion acceptance is to participate in the supervision of the project construction quality and comprehensively collect all kinds of property information of the project. The project manager should pay attention to the following issues: set as home page

(1) Regarding the waterproof treatment, whether the waterproof layers of toilets, balconies, atrium gardens (generally referred to as underground garage covers) and waterscapes with waterproof requirements have been damaged; Whether the grouting in the window frame is saturated, whether there is an empty drum, and whether the wooden block fixing the window frame is taken out; In view of the fact that window frame leakage is a common problem in new buildings, and it will have a serious impact on the owner's life, the remedial funds in the future are also huge. Therefore, it is necessary to find the developer in time and ask for rectification, otherwise there will be endless troubles;

(2) With regard to the intelligent system, the project manager should, before the developer selects the supplier, analyze the construction scheme put forward by the supplier from the professional perspective of meeting the international needs of the community and facilitating future maintenance, especially the inconsistency and shortcomings between the scheme and the project, and should put forward targeted rectification opinions;

(3) Regarding greening, the greening and beautification of the project is an important factor to improve the living environment of the community, and good greening can often have the special effect of "a handsome man covers all the ugliness". Therefore, the project manager should put forward reasonable suggestions on the selection of grass seeds, shrubs and flowers, trees and vertical greening from the aspects of visual effect, soil and water protection, convenient traffic and easy management and maintenance.

2. The main work during the project completion acceptance and handover acceptance:

(1) Actively participate in the completion acceptance of the project, fully understand the engineering quality of the project, and strive to participate in the technical disclosure and the blue prints.the design work, so as to fully prepare for the later management work;

(2) Actively do a good job in project handover and acceptance, and set up an acceptance team with the developer and the construction unit to accept the various projects and comprehensive use functions of the project. At this stage, we should grasp two key points: first, clarify the relationship between the responsibilities and rights of the two parties, ensure the normal use of the property, and more fully safeguard the interests of the owners; The second is to track and urge developers or construction units to implement rectification as soon as possible for the problems found in the acceptance and takeover.

Second, do a good job in the management of large-scale occupation and decoration, and protect the community from the destruction of secondary decoration.

This stage is the first severe test of the strength of excellent project managers and their service teams. Therefore, before the occupation, emergency measures should be taken to deal with possible problems in all aspects. The guiding ideology is to do everything possible to urge the owners to repossess the building as soon as possible. In addition to handling the check-in and decoration procedures for the owner in strict accordance with the check-in process, special attention should be paid to the following points:

1. Take the initiative to suggest that developers issue occupation notices to owners in stages, and actively decompose the crowd pressure at the occupation site;

2. Actively cooperate with developers and construction units to thoroughly clean up the community and eliminate all kinds of hidden dangers;

3. Strive to provide one-stop service for the owner's check-in, especially require the developer to set up an answering team and a maintenance team at the check-in site, answer questions for the owner at any time, and timely repair the problems found in the joint inspection or make a clear maintenance commitment to the owner;

4. Sign a series of check-in procedures such as "Early Property Management Service Agreement" and "Owners' Convention" with the owners in time to mobilize the owners to repossess the building as soon as possible;

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Question 9: How to manage a property management company? . . . Brother, aren't you tired as an amateur management expert? I suggest you find a professional personnel management.

Property management has two achievements, one is security and the other is cleaning. These two departments are much easier to handle as long as they are diligent. Security does not require your direct management. You are in charge of the captain, the captain is in charge of the monitor, and the monitor is in charge of the players. It is unrealistic to manage by yourself, unless your post is the security captain. Any management is the same, you don't have to, but you must be able to use people,

Question 10: How does the property management company manage the decoration? Environmental management: pay attention to the maintenance of the elevator, assign special personnel to look after the elevator car, and don't be damaged by the personnel carrying the decoration materials or trolleys. Clean the elevator room regularly and keep the fire escape clean. Do not pile up decoration garbage to ensure smooth fire exits.

Order maintenance: correctly guide vehicles in and out of the community and record the license plate number. Check the people who enter the community and distinguish the passes of the owners and the decoration personnel. Expel advertising professionals. Patrol the building regularly, check the safety of the construction site, urge the decoration site to be equipped with fire extinguishers, and make fire safety tips.

Regularly inspect the construction site for engineering maintenance to see whether the main structure meets the requirements, such as pipeline, closed water test, reserved inspection hole, replacement of natural gas, installation of main air conditioner, installation specification of downspout, exhaust flue, and reserved exhaust hole of water heater.