Work plan for receiving property in advance

I. Responsibilities of the Customer Service Department to take over the property in the early stage:

1. Sign a property management entrustment contract with the developer.

2. Hand over the information with the developer, handle the owner's occupancy, and cooperate with the project to take over the acceptance.

3. Under the arrangement of the project manager, assist the relevant development departments to complete the filing and the owner's consultation on property services.

4. Prepare the list of materials needed for receiving and occupying, and submit it to the project manager for approval.

5. Cooperate with the project manager to complete the site selection, decoration, office layout and office supplies procurement of the property.

6. According to the project property acceptance plan, implement the standards, methods and schedules of relevant property acceptance.

7. Assist the project manager to communicate with the developer, and initially establish the contact list of the owner.

8. According to the actual situation of the project, summarize the handover data, and cooperate with the Engineering Department for handover acceptance of keys and data.

9. Summarize the problems existing in handover acceptance and submit them to the project manager.

10. According to the notice time of the developer's occupancy, calculate the receivable and collection fees such as property fees, heating fees and garbage disposal fees with the company's finance.

1 1. according to the check-in time, assist the company to do a good job in the layout of the venue and printing related materials.

12. Be familiar with the surrounding environment, community layout, owner's manual and property agreement.

13. When the owner moves in, sign the contract and distribute the data key. Answer the owner's questions about the property.

14. Complete other tasks assigned by superior leaders.

Two. Documents prepared by various departments * * *:

(1) Convention on the Use, Management and Maintenance of Houses

(2) "Housing quality guarantee"

(3). "House Instruction Manual"

(4) Notice of house delivery (occupancy)

5]. Professional power of attorney

[6]. Owner (user) service guide

Once. Regulations on decoration management

Existence. Description of decoration process.

Tax. Public safety and fire protection agreement

⑽. Letter of Commitment on Public Security and Fire Control in Secondary Decoration Construction Area

⑾. The second decoration agreement

⑿. Owner contact information registration form

[13]. Notes on repossession of buildings

[14]. Property Management Fee Charging Standard

⒂. Commitment to the Convention

Remarks: The convention on the management and maintenance of house use will be confirmed by the developer after it is compiled, and will be put on record in Beijing Residential Area Management Office, and will be implemented after it takes effect.

Suggestion: The Convention Commitment Letter and the Public Security Fire Control Agreement can be bound into one volume (in triplicate), which will be sent to the owner when he repossesses the building, and will be implemented after being signed (sealed) by the owner. Convention, house quality guarantee, house use manual, owner's (user's) service guide, decoration management regulations, and instructions on the treatment of decoration process can be combined into one book, which can be used as a user's manual when the owner repossesses the building. At the same time, add "General Manager" before the text of the user manual.

Three. Documents and regulations prepared by the management department in the early stage, as well as matters that need to be handled in the early stage.

1. Formulate detailed charging standards for property management: property management fee (deposit), parking space fee (deposit), line rental fee (deposit) and decoration management fee (deposit).

2. Formulate the process for the owner (user) to take back the building, establish the payment notice, engineering maintenance list, maintenance project acceptance list, key handover list, spare key seal list, owner sign-in list and owner file, and notify the departments involved in this process.

3. Formulate the management process of the owner's (user's) secondary decoration, and establish the owner's (user's) decoration construction application form, decoration approval form, decoration construction permit, acceptance application form, construction change form, owner's decoration area acceptance form (management department) and construction personnel pass.

4. Make the price list of paid services: maintenance fee, parking fee, telephone fee, decoration management fee, energy fee and special service fee.

5. Formulate the department operation manual: staffing, job responsibilities (manager, customer service supervisor, interior supervisor, customer service representative, front desk reception), workflow and management system.

6. Prepare parking space lease (purchase) agreement and telephone line lease (purchase) agreement.

7. Determine the location of the garbage room and the owner's garbage location (floor garbage room).

8. Prepare employee handbook and print it into a book after being approved by company leaders.

9. Formulate employee attendance system, establish attendance registration form and monthly attendance summary account report.

10. Formulate employee reward and punishment regulations, and establish "employee fault list" and "reward approval list".

1 1. Formulate employee employment methods, and establish application interview registration form, employment notice form, confirmation approval form, resignation settlement form, transfer notice and labor contract renewal approval form.

12. Formulate employee training regulations and plans, and establish training approval forms and training agreements.

13. Formulate the process of material procurement, acceptance, storage and reimbursement.

14. Formulate the Regulations on the Management of Employees' Work Clothes, and establish the Instructions for Making Work Clothes and the Instructions for Changing Work Clothes.

15. Formulate employee leave system and establish leave application form.

16. Formulate detailed rules for the implementation of wages, and establish wage statements and wage schedules.

17. Formulate regulations on seal management, establish a registration form for opening, scrapping and handing over official seals and an application form for using official seals; Counting all kinds of seals of the company, and uniformly engraving them after approval by the general manager (official seal, management department seal, security department seal, engineering department seal, financial seal, official document circulation seal, approval seal, meal ticket seal and toilet seal).

18. Formulate warehouse management regulations, and establish goods warehousing registration form, goods picking list, goods warehousing acceptance list and inventory 19. Goods account, monthly receipt, delivery and warehousing report, purchase application form.

20. Formulate the Internal Writing Management Regulations, and establish the Document Sign-in Form and the Internal Request for Instructions Report.

2 1. Formulate archives management regulations, and establish archives classification table, archives (level 1, 2 and 3) catalogue table and archives lending registration form.

22. Formulate the department operation manual: staffing, post responsibilities (manager, administrative supervisor, general manager secretary, warehouse keeper, clerk), working procedures and management system.

23. After being approved by the general manager, contact the printing factory to print various forms and envelopes.

24. Make the plan for the use of organization expenses, make statistics, formulate the distribution content and standards of the materials of the early organization expenses, and be responsible for the early procurement; Establish "fixed assets account" and "personal office supplies account".

25. Formulate contract and agreement approval system and contract and agreement management measures, and establish contract and agreement approval forms and internal countersignature forms for contract and agreement payment.

26. Formulate management measures for planned work, and establish annual (monthly and weekly) work plans, summary reports, plans and summary assessment statistics.

4. Coordinate with the developer before moving in and hand over important information.

Determine the recovery time

Determine the start date of property management fee

Solutions to problems left over from previous projects.

Handle the handover and handover of the preliminary work materials, important documents, product descriptions and various certificates of the building;

△. Property right information

Real estate property right information is the basis for the national real estate department to manage all kinds of real estate according to law; It is a necessary document for the real estate management department to confirm property rights, the tax department to collect taxes according to law, and the judicial department to deal with property rights disputes; It is also a necessary certificate for property owners to participate in property lease, transaction and mortgage; The property management company will collect or share relevant expenses according to the property right information, exercise management functions, prevent the occurrence of private demolition, unauthorized reconstruction, illegal construction, damage to the housing structure and public facilities, maintain public facilities, and protect the rights and interests of the majority of owners. The property right information retrieved and submitted during the takeover acceptance mainly includes:

Project approval document

Land use approval document

building permit

Demolition and resettlement data

Real estate plan

Regional surveying and mapping report

List of names, property rights, unit numbers and construction area of small business owners

△. Acceptance data of the municipal government

Construction project completion acceptance certificate

City building fire protection acceptance certificate

Comprehensive acceptance certificate of urban community office

Power license

Power supply agreement

License for satellite ground receiving facilities

Television antenna certificate * * *

Elevator use certificate

△. Engineering technical data

Technical data is the basis of quality inspection during property acceptance. When the property company receives the acceptance, it must carry out the acceptance according to the relevant technical data. The engineering technical data submitted during handover acceptance mainly include:

As-built drawings-including the general plan, buildings, structures, equipment, water supply and drainage, ventilation and air conditioning, strong current, weak current, ancillary works and a complete set of hidden pipeline drawings.

Geological survey report

Project contract and completion report

List of project budget and final accounts

Record of blue prints.the design

Engineering design change notice (including quality accident handling records)

Concealed engineering acceptance visa

Settlement observation record

Completion acceptance certificate

Quality assurance of main materials such as steel and cement.

Certificates of conformity for new materials and components.

Inspection certificate of water, electricity, heating and sanitary appliances.

Pressure test report of mortar and concrete test block

Water supply and heating pressure test report

List of drawings and landscapes

Equipment list, installation and debugging records, instructions for use, warranty and warranty.

Approval of classified projects by relevant government departments

Other important technical decisions and documents related to the project.

△. Information to be handed over to the property management company.

Water application approval form and monthly water supply plan implementation form

Manual, debugging and ordering contract of single mechanical and electrical equipment

Surveying and mapping report on assessed area and building area

Investigate the outsourcing unit and sign the outsourcing contract.

Take over the finished product protection agreement from the developer and manage the existing finished product protection personnel.

Investigate insurance companies, insure property against property all risks, machine damage and public liability insurance, and sign insurance contracts.

Investigate outsourcing cleaning companies (more than three) and sign cleaning contracts.

Investigate outsourcing green plant leasing companies (more than three) and sign green plant leasing agreements.

Investigate pest control companies (more than three) and sign disinfection agreements.

Inspect security companies (more than three) and sign foreign insurance contracts.

Inspect the elevator company and sign the elevator maintenance contract.

According to the specific situation of the property, contact the external contractor of the distribution room and sign the distribution room contract agreement.

According to the specific situation of the property, contact foreign water treatment contractors and sign water treatment contracts.

Depending on the specific situation of the property, contact the septic tank cleaning unit and sign the septic tank cleaning agreement.

Depending on the specific situation of the property, contact the dry and wet garbage removal unit and sign a garbage removal agreement.

Depending on the specific situation of the property, contact the car cleaning and maintenance unit and sign a car washing platform lease agreement.

Depending on the specific situation of the property, contact the building system maintenance unit and sign the building automatic maintenance agreement.

Verb (abbreviation of verb) property handover acceptance, formal takeover.

According to the different construction progress of each project and the occupancy of small owners (or tenants), the developer (or big owner) may require the property management company to take over the building decoration, equipment and systems of some floors of his property as needed, but the final handover of the project will be accepted by the property management company on the basis of the acceptance of relevant government functional departments and developers.

△. Property acceptance conditions

Property acceptance transfer, must meet the following conditions:

Provide the as-built drawing of the accepted property (if the as-built drawing has not been completed, the final construction drawing must provide detailed design modification instructions).

Provide operating instructions, maintenance manuals and other relevant materials for the accepted equipment and systems.

Provide relevant technical terms in the contract (supply) signed with the contractor (or supplier)

Show the acceptance certificate of relevant government departments.

Provide the addresses, contact numbers and contact information of contractors, manufacturers and suppliers.

Provide necessary professional technical introduction and training.

Provide all test, inspection and analysis reports.

Clean the accepted site, equipment and computer room.

△. Refuse to accept

The property management company has the right to refuse to take over and take over the property under the following circumstances:

Serious violation of relevant state laws and regulations

Did not pass the acceptance of relevant government departments.

The site cannot be effectively isolated from the delivered property.

The computer room cannot be completely closed independently.

Other properties that may endanger the normal operation of equipment and occupy personal safety.

△. Defect correction

For all kinds of problems found in the acceptance, including unfinished projects, engineering defects, damage caused by the failure to effectively maintain finished products, etc., the property management company will make detailed defect records for the developer (or big owner) to urge the contractor (or supplier) to rectify and negotiate compensation for the defects that cannot be rectified. If the problem is serious, it is suggested that the developer (or big owner) suspend the acceptance until the rectification is completed.

△. Trial operation

If some equipment or the whole system fails to pass the final acceptance, but some equipment or the system must be put into operation due to the occupancy needs of small owners (or tenants), the property management company generally only carries out physical acceptance and manages and operates in strict accordance with the written instructions of the developer (or big owner). During this period, the contractor (or supplier) still bears the technical responsibility. In case of any problems or accidents, the responsibilities shall be borne by the developer (or the big owner) and its contractors (or suppliers), except for human reasons of the property management company. Important equipment or computer room should sign a temporary trial operation agreement, clearly listing the responsibilities of all parties.

△. Acceptance passed

After the acceptance, the property is in good condition, the equipment and system are running normally, all indicators meet the requirements stipulated in the contract, and the site, equipment and computer room are clean. After the acceptance is confirmed by all parties concerned in writing, the developer (or big owner) should urge the contractor (or supplier) to hand over all keys, spare parts and special tools, and the property will be officially handed over to the property management company.

△. Warranty period

Under normal circumstances, the overall acceptance of the property ends and the warranty period officially enters. However, the acceptance of property is often a long process. During this period, some equipment may have entered the warranty period due to premature operation or other reasons. Therefore, it is necessary for developers (or big owners) to agree with their contractors and suppliers on the start date of the whole project warranty period and notify the property company in writing. If some equipment and systems that have entered the warranty period before this need to sign a renewal contract, the developer (or big owner) shall

△. General operation and maintenance manual submission requirements

Before the handover of the property, the contractor shall submit the operation and maintenance manual of the equipment/system (hereinafter referred to as the "manual") to ensure that the operators of the property company can master the operation and management of the equipment/system as soon as possible. Generally, the following requirements need to be met:

The contractor shall submit the manual one month before the acceptance of the equipment/system, so that the operators of the property management company have time to understand the basic situation of the equipment/system.

Check in with intransitive verbs

Occupancy stage

1. Precautions in check-in preparation stage:

1. 1 The location and decoration of the property office are qualified and can be used.

1.2 Organization expenses and budget

1.3 Determine the check-in place, make emergency plans and arrange on-site personnel.

1.4 Pre-check-in training.

1.5 determine the retention method of the project owner's quality guarantee fund.

1.6 Coordination of related work.

1.7 data preparation: preliminary property service agreement, pet feeding agreement, public security fire control agreement, owner's manual, temporary management agreement, decoration agreement, decoration environmental protection agreement, decoration public security fire control agreement, decoration permit, personnel pass and decoration permit.

Enter the main stage

2. 1 Main work contents in main stages

2. 1. 1 The customer service group is divided into: check-in signing group (including reception), charging group and data key distribution group.

A. Receptionist: responsible for the reception of the owner at the check-in site, guiding the owner to go through relevant formalities in the check-in group, simply answering the owner's relevant property knowledge and copying relevant certificates.

B contracting team: check the identity of the owner, sign various contracts and agreements with the owner, and issue a detailed list of expenses to the owner.

C. Charge group: check whether the owner has gone through the signing formalities; Whether the amount in the charge list is correct. Collect fees receivable, payable, collected and remitted by various properties. (Company assistance)

D. Information key distribution group: check whether the owner has paid the payable fees; Issue owner information and keys; The owner inspected the house in advance, and handed over the key to the house inspector of the engineering department without going through the formalities of signing the contract and paying the fee (the key should be recorded). If there is no problem in the house inspection or the problem has been solved, he will give the key to the data group. If you need to keep the spare key for maintenance, fill in the key storage form, and after both parties sign it, give it to the owner and the next copy for retention.

2. 1.2 Take over the check-in engineering group, which will be managed by the director of the engineering department, some of them will be transferred to the housing group, and the rest will be merged into the engineering rectification group and the daily service engineering group (operation group) according to the actual situation.

A. The house inspection team is responsible for accompanying the owner to inspect the house on site, recording the problems on the house inspection list and reporting them to the rectification team in a unified way.

B before moving in, the personnel of the house inspection team must be trained by the person in charge of the rectification team, and the maintenance scope and standard should be defined, and the maintenance scope of the concealed works in the future decoration stage of the owner should be defined. Answer the owner in a unified way on maintenance issues.

C. Timely summarize the problems reflected by the site owner to the rectification team.

D. assist other departments to complete the work according to the actual situation.

2. 1.3 engineering rectification group: (rectification problems existing at the same time of property acceptance and owner acceptance)

A follow up and implement the problems that need maintenance found by the owner in daily house inspection. Take over and accept individual projects delivered by developers one after another.

B continue to follow up and implement the rectification problems in the process of property acceptance.

C. For the maintenance problems (including concealed works) found by the owner when entering the decoration stage, the owner shall go to the site to confirm and implement the rectification plan, and make detailed records, which shall be filed by the Affairs Department for future reference.

2. 1.4 daily service engineering team (operation team)

A. Owner's secondary installation consultation and application procedure approval

B. routine maintenance and inspection.

C check the facilities and equipment that have been handed over during the maintenance period (there is no rectification problem) and keep effective communication with the maintainer.

2. 1.5 daily service customer service group (operation group)

A. Owner's secondary installation consultation and application procedures.

B. Answer inquiries and telephone calls from visiting owners.

C. be responsible for the comprehensive transactional work at the check-in site;

D, sort out and bind the owner's occupancy files on that day;

E. Enter owner information, maintenance report, etc.

2. 1.6 Order Maintenance Department

A. Be responsible for ensuring the order of the check-in site and preventing accidents and emergencies.

Patrol all gates and public areas of the park to prevent accidents and emergencies.

C. responsible for maintaining the internal order of the property service center.

D. unblock the traffic in the park, and prevent and investigate public security accidents.

E. Check the "four prevention" facilities and strengthen the supervision of the safety measures in the community.

F strengthen the cross management of tailors, decorators, owners, lessors and site personnel.

2. 1.7 Ministry of Environment

A. Be responsible for the clean and pollution-free environment of the occupancy site area and the property office area.

B be responsible for keeping the public areas and corridors in the park clean, tidy and pollution-free.

C. If decoration garbage is found to be dumped at will, report it to the property center in time.

3. Preventive measures

3. 1 The property service center shall set up an emergency command team to handle the on-site emergencies. Make a solution in advance.

3. 1. 1 At the check-in site, if the house with incomplete keys is under maintenance, the owner will go to the door to check in, explain the situation to the owner, and fill in the key storage form after approval. After both parties sign, submit it to the owner and keep it in the next copy. If the owner does not understand, contact the project manager in time to solve it.

3. 1.2 according to the actual situation of the owner's house inspection, the house inspection team can contact the on-site property service center in time to arrange personnel for on-site maintenance.

3. 1.3 The rectification engineering team shall contact the field personnel for maintenance in time according to the actual problems on the house inspection list. If the site can be repaired, the owner shall arrange acceptance after the repair. In case of major maintenance problems, fill in the rectification form in time (according to the relevant agreement with the developer), contact the relevant responsible person to solve them, report to the project manager at the same time, and make corresponding time arrangements for acceptance after maintenance.

3. 1.4 If the owner requires the house to be accepted first, in principle, the project manager will directly handle the check-in formalities or pay the property-related expenses. But with the developer, or relationship requirements. The person in charge of this field can implement the solution.

3. 1.5 There are emergency plans such as fainting at the check-in site, collective confusion of the owners, and sudden public security problems in the park.

3.2 Basic requirements for cleaning

A. check the cleanliness of the hall:

1) Responsible for wiping and placing tables, chairs and filing cabinets in the office area;

2) responsible for indoor and outdoor ground cleaning;

3) Responsible for garbage collection and transportation, and replace garbage bags in time;

B. Cleaning of offices and living quarters:

1) responsible for wiping office desks and chairs, computers and telephones;

2) Wipe the glass and window frames to keep them clean and free from stains;

3) Clean up the garbage in time and replace the garbage bag;

4) Filing cabinets, display cabinets, bookshelves and all printing and copying equipment shall be free of dust and stains.

C. community cleaning:

1) Strictly implement cleaning operation procedures and provide services according to cleaning standards.

2) Responsible for the cleaning of the corridor steps, carport (garage), roads and public areas in the park.

3) Responsible for wiping corridors, handrails, doors and windows, meter boxes, letter boxes, corridor switches and lamps.

4) Responsible for cleaning up the sundries in the corridor.

5) Responsible for the collection, concentration and transfer of garbage.

6) Responsible for cleaning and disinfection of trash cans and garbage collection points.

7) Collect and keep cleaning tools, equipment and materials according to cleaning operation procedures.

8) Provide special cleaning services according to the cleaning service rules.