How to study property engineering

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Early stage of property management

First, the meaning of early property management

Pre-property management refers to the property management from the sale of houses to the establishment of owners' committees.

The necessity of early property management;

(A) the need for the qualification of the subject of civil legal relations

(B) the need for property management can not be interrupted.

The person in charge of early property management is the developer of the property. In the past, the validity period of property management contracts was generally consistent with the warranty period required by the government for real estate development enterprises. When the property management contract signed by the owners' committee and the property management enterprise selected by it comes into effect, the previous property management contract is terminated.

Second, the relationship between the right subjects in the early property management

In the early stage of property management, the legal relationship between the development enterprise, the entrusted property management enterprise and the owner was formed. The preliminary property management entrustment contract reached between the development enterprise and the property management enterprise shall be filed with the competent department of the industry.

Developers and owners: buying and selling relationship

Developers and Property Companies: Contract Employment Relationship

Property company and owner: the relationship between service and service

If the buyer refuses to accept the proposed pre-management contract, it means that the property sale cannot be reached, which is the most effective constraint for development enterprises and property management enterprises. On the contrary, once the owner accepts the provisions of this contract, he must obey the management of the property management enterprise according to law in the early stage of property management.

Third, the difference between early property management and early intervention.

(a) the property management company involved in the early stage may not necessarily determine the entrustment relationship of the management contract with the development enterprise, but the property management in the early stage must have the entrustment relationship, and the manager shall enjoy the right to operate the property management according to law;

(2) The specific management objects, such as the property and the owners, have not been determined in the early intervention, and the early property management must have clear management objects:

(3) In the early intervention, the property management enterprises only played an auxiliary role, while in the early property management, the property management enterprises played a leading role.

Four, the main content of early property management

(A) the establishment of management institutions and personnel training

The establishment of the organization should be determined according to the purpose, area, management depth and management mode of the entrusted property; In addition to the selection of management personnel, we should also consider the recruitment at the operational level (maintenance, security, cleaning, greening and other personnel). Conduct training according to responsibilities.

(2) Formulation of rules and regulations

Necessary rules and regulations: the scope of responsibilities of the management organization; The post responsibility system of all kinds of personnel; Regulations on property management in various regions; User (resident) manual, etc.

(3) Receiving and taking over the property

Property acceptance is to inspect the completed property according to the technical specifications and quality standards of the Ministry of Construction and relevant provinces and cities, which is directly related to the normal development of property management in the future. Property takeover is a process in which real estate development enterprises hand over the property to the entrusted property management company, and the handover shall be handled in writing. The development enterprise should also hand over a complete set of drawings to the management unit to facilitate future property management and maintenance. During the property warranty period, the entrusted property management company shall also sign a warranty implementation contract with the real estate development enterprise to specify the warranty items, contents, progress, principles, responsibilities and methods.

(4) Family management

Household entry refers to the formal entry and use of property by owners and users, commonly known as "occupation". The purchase of commercial housing owners or households household procedures are generally:

1. Occupancy notice

After meeting all the formal conditions for the use of the property, issue a written notice of occupancy to the owner or user.

2. Take the owner or user to inspect the property on the spot, focusing on inspection.

(1) Building quality;

(2) Equipment quality and operation;

(3) Whether the room type, decoration and facilities are in conformity with the contract;

(4) External environment and its influence.

3. Agree with others to decorate, add or replace equipment or facilities for their own use, that is, various agency matters.

4. Sign the property use convention.

The main contents include: determining the rights and obligations of both parties, the code of conduct for the normal use of the property and the corresponding liability for breach of contract on the premise of distinguishing between self-use and public parts, equipment and facilities.

5. Please ask the owner or user to fill in the registration card truthfully.

The contents include: the name of the owner or user, contact information, the number of occupied properties, equipment, facilities and parking space allocation. Non-residential properties also need to register business license, business scope, number of employees, travel, catering and other related information to facilitate property management and services.

6. Issue user manuals to owners or users.

Make them understand the general situation of the property, various management systems, such as vehicle parking management, renovation and relocation management, the scope, standards and duration of property warranty, the ownership of floor rights, and the rational use of public facilities and equipment, so as to correctly grasp their own behavior.

7. Prepaid property management fee or rent

The property management company shall, in accordance with the relevant provisions or the agreement between the two parties, collect property management fees or rents from the owners or users in advance.

8. Provide guidelines for owners or users.

That is to say, the owners and users are fully introduced to the work guides of the relevant departments of the property management area and the community, so as to handle the relevant procedures in time.

9. The owner signs a contract with the user, obtains the key, and completes the household registration procedures.

(v) Renovation and relocation management

In order to do a good job in renovation and relocation management, the following work must be done:

1. Vigorously publicize the decoration regulations.

The provisions mainly include the following aspects:

(1) The decoration shall not damage the bearing structure of the building or the appearance of the external wall of the building;

(2) Do not occupy public places, move or damage public facilities and equipment without authorization;

(3) No toxic and harmful substances and excessive noise shall be discharged;

(4) Do not throw construction waste anywhere;

(five) to comply with the provisions on the administration of fire and electricity, and to perform the duties of fire prevention;

(6) If others or public parts, equipment or facilities are damaged due to decoration, the responsible person shall be responsible for repair or compensation.

2. Strengthen the supervision and management of decoration.

Review the decoration design drawings, send people to inspect the construction site, and dissuade and urge them to change in time if any breach of contract is found.

Positive.

3. Actively participate in interior decoration.

4. Arrange the relocation time reasonably

(6) Establish files

There are two kinds of files: owner's or user's information and property information.

Owner or user information: owner user's name, household information, contact number or address, payment of various fees, house decoration, etc.

Property information: mainly including various design and completion drawings, location and number of the property.

The establishment of archives should mainly focus on four links: collection, arrangement, filing and utilization. The key to collection is to be as complete as possible. The focus of finishing is to get rid of the false and keep the true, leaving useful information for property management. Archiving is the scientific classification and preservation of data according to its inherent laws and relations.

Section 3 Acceptance of Property Takeover

Handover and acceptance is to safeguard the interests of the owner and himself, and to conduct a comprehensive acceptance of the construction quality and management information of the property to be delivered on behalf of the owner before formally accepting the property. It is carried out before the owner moves in (uses), and it is an extremely important preliminary work of property management to ensure the quality of property use and lay a management foundation. Accepting takeover is also one of the prerequisites for property delivery and management. The takeover acceptance can also be carried out at the same time as the completion acceptance of the construction project under the condition that the conditions are met or the property management enterprise fully participates and prepares in the early stage.

Property acceptance is to inspect the completed property according to the technical specifications and quality standards of the Ministry of Construction and relevant provinces and cities, which is directly related to whether the property management work can be carried out normally in the future. The problems found in the acceptance should be recorded clearly and fed back to the real estate development enterprises in time, so that the development enterprises can urge the construction units to repair them. Property takeover is the process of real estate development enterprises handing over to the entrusted property management company, and the handover should be handled in written form. Development enterprises should hand over a complete set of drawings and materials to the management unit to facilitate future property management and maintenance. During the property warranty period, the entrusted property management company shall also sign a warranty implementation contract with the real estate development enterprise to specify the warranty items, contents, progress, principles, responsibilities and methods.

First, the preparatory work before taking over

Real estate development enterprises and property management companies shall establish cooperative relations when property projects are established. But in

In some areas, property management institutions are not perfect, and real estate development enterprises often set up their own institutions to manage property. Generally speaking, professional property management companies participating in the whole process of property development will be more conducive to the sound development of the property management industry. At present, most property management companies choose through negotiation, and a few choose through public bidding. Either way, the property management company will take over the property from the development enterprise or the management committee.

Theoretically speaking, the property management enterprises involved in the early stage are not necessarily the natural managers of the early stage property, especially when the real estate development enterprises decide to invite public tenders. On the contrary, whether the property management enterprises involved in the early stage are willing to undertake the property management also needs to scientifically measure and evaluate the actual operation effect of the property in order to make a wise choice. The specific steps are as follows:

1. The real estate development enterprise and the property management enterprise contact the previous property management entrustment. Mainly to manage the service content, standards and deadlines; Entrustment and implementation of warranty responsibility; Matters such as left-over finishing works, rental or storage of vacant houses, etc. ; Composition and collection of management service fees; Provision, use and income distribution of management and business premises; Accept and take over property and related materials.

2. In the negotiation process, the property management enterprise measures its own human and material resources, takeover operation, profit and loss risks and other conditions, and accordingly formulates takeover plans as the basis for further negotiation or bidding with real estate development enterprises. If an agreement is reached or the bid is won, a preliminary property management entrustment contract may be signed.

3. After the contract is signed, the property management enterprise will implement the acceptance takeover. According to relevant regulations, there are mainly "People's Republic of China (PRC) Housing Acceptance Standards and National Industry Standards" 19 14 and "Administrative Measures for Comprehensive Acceptance of Urban Residential Quarters" formulated by the Ministry of Construction on February 4th. At the same time, we should also do a good job in the transfer of files. The necessary files include: underground pipe network planning map, as-built map and as-built map; List of all kinds of rooms, single building structure, equipment completion drawing and certificate or warranty, list of public facilities, equipment and public * * * venues, relevant information of owners or tenants, etc.

4. The property management enterprise shall formulate a series of management systems and establish a normal management order according to the management responsibilities entrusted by the previous property management contract. These systems mainly include parking lot management methods, elevator use regulations and property maintenance regulations.

5. In order to welcome the owners who are about to move in, the property management enterprise should set up a permanent property management organization with management personnel. In the case of insufficient manpower, it is necessary to start preparations such as social recruitment and on-the-job training.

6. Establish contact with social cooperation units and build a comprehensive service network. The former means that after the property is officially put into operation, it is bound to get in touch with the community authorities and municipal and public utilities units and get their support and cooperation. At the same time, property management companies are not omnipotent enterprises, and some businesses (especially owners' special services) need professional service companies to act as agents. Only in this way can the various needs of the owners be fully met after they move in.

7. The official sale of property is also called "opening", which is also the start date of early property management. Property management companies can participate in real estate marketing together with developers. First of all, you can put forward your own opinions on marketing strategy to promote the smooth progress of sales. Fundamentally speaking, promotion is the common interest of real estate development enterprises and property management enterprises. The investment of slow-moving real estate development enterprises can not get full return, and the vacant property and lack of popularity caused by slow-moving property management bring difficulties to management and service. Property management plays an increasingly important role in increasing the added value of property. In the specific planning, it also has the function of vigorously promoting the management level of the property and reasonable charges to attract more consumers to buy. Secondly, participating in marketing (including pre-sale) is the best opportunity for property management enterprises to meet consumers directly (that is, future owners). Knowing their specific requirements for property management is of great benefit to future business development. Finally, according to the current laws and regulations, when a development enterprise signs a property transfer contract with the owner, it must attach the relevant prophase property management contract, property use convention, household handbook and other annexes, that is, "it should promise the real estate property owner to abide by the provisions of the Measures for the Administration of Residential Areas in the sales contract" (see the Measures for the Administration of Urban Residential Areas of the Ministry of Construction).

Second, the difference between takeover acceptance and completion acceptance

Acceptance of takeover is different from completion acceptance. Handover acceptance refers to the acceptance of the property handed over by the developer by the property management enterprise according to the house handover acceptance standard issued by the Ministry of Construction on July, 2006 199 1. The difference between takeover acceptance and completion acceptance lies in:

(A) the purpose of acceptance is different

Handover acceptance is a re-inspection based on acceptance, with the safety of the main structure and meeting the use function as the main content; Completion acceptance is to check whether the housing project meets the requirements specified in the design documents.

(B) the acceptance conditions are different

The first condition for taking over the acceptance is that the equipment and facilities such as power supply, heating, water supply and drainage, sanitation and roads can be used normally, and the number of buildings and households has been confirmed by the relevant departments; The first condition of completion acceptance is that the project is constructed in full accordance with the design requirements, reaching the specified quality standards and meeting the use requirements.

(3) Different handover objects

Take-over acceptance means that the property management company takes over the property handed over by the developer; Completion acceptance is the property handed over by the developer and the construction party.

Three. Matters needing attention in takeover acceptance

Acceptance of property takeover is an important link directly related to whether property management can be carried out normally in the future. By taking over the acceptance, the property management enterprise is transferred from the prophase management of the property to the entity management of the property. Therefore, in order to ensure the smooth development of property management in the future, property management enterprises should take over the acceptance.

Pay attention to the following aspects:

1. Property management enterprises shall send managers and technicians with good quality, good business skills and serious and responsible work to participate in the acceptance work.

2. The property management company should not only accept the property from the perspective of future property maintenance management, but also strictly accept the property from the standpoint of the owner to safeguard the legitimate rights and interests of the owner.

3. If any problems are found in the process of takeover acceptance, they should be clearly recorded, and the developer should be urged to reinforce and repair the existing problems within the agreed time limit until they are completely qualified.

4. Implement property warranty. According to the relevant provisions of the construction project warranty, the developer is responsible for the warranty and pays the warranty money to the property management company, or the property management company is responsible for the warranty, and the developer pays the warranty fee in one lump sum.

5. The developer shall hand over to the property management enterprise a complete set of drawings including property rights and technical data.

6. The property management company only accepts the management right of the property and the related rights granted by the government.

7. After the takeover acceptance meets the requirements, the property management enterprise shall sign the acceptance certificate and issue the takeover documents.

After the property management enterprise issues the takeover documents and goes through the necessary formalities, the whole property acceptance takeover work is completed.

Four, take over the acceptance of the content

The main contents of the takeover acceptance are:

(a) the main structure. Foundation settlement shall not exceed the specified allowable deformation value, and shall not cause cracking of the superstructure or damage to adjacent buildings. Among them, the deformation and cracks of the main components of the house, whether reinforced concrete, masonry or wood structure, can not exceed the national standard, and the external wall can not penetrate water.

(2) Roof and floor. All kinds of roofs must meet the national architectural design standards, with smooth drainage, no water accumulation and no leakage. The surface and base of the ground must be firmly bonded, free from hollowing, flat as a whole, and free from cracks, peeling and sanding. The relative elevation of toilet, balcony and kitchen should meet the design requirements, and backflow and leakage are not allowed.

(3) decoration. Steel and wooden doors and windows should be installed correctly and firmly, with flexible switches; The entrance door shall not be made of plywood, and the door lock shall be installed firmly; Windows and doors glass should be installed flat, full of putty and firmly pasted; Paint color is consistent, without peeling and brush leakage.

(4) electrical. The line installation shall be straight and firm, the conduit shall pass through the wall, and the aluminum wire shall not be overlapped or knotted. The insulation resistance of the conductor to the ground in each loop should not be lower than the specified requirements. Lighting fixtures and other supports must be firm, with complete parts and good contact. Lightning protection devices must meet national standards, elevators should be able to operate accurately and normally, noise and vibration should not exceed the regulations, and records and drawings should be complete.

(5) Water, sanitation, fire protection and heating. The pipeline should be installed firmly, and the control part should be open and closed flexibly, without dripping and leaking. The drainage pipes in the bathroom and kitchen should be set separately, and the length of the outlet pipe should not exceed 8 meters. Clay pipes and plastic pipes are not allowed to be used: the floor drain, drain pipe joint and inspection port are watertight, and the drainage along the pipeline is smooth. Fire control facilities should meet the national standards and have the inspection certificate of the fire department. Pressure vessels such as boilers, boxes and tanks for heating should be installed upright, with complete fittings and no defects, and have special inspection certificates. All kinds of instruments, meters and auxiliary machines shall be complete, safe, sensitive, flexible and accurate, and the installation shall conform to the regulations, and the operation shall be accurate and normal.

(6) ancillary works and others. For example, the elevation of outdoor drainage system, pit setting, pipeline slope, pipe location and septic tank must meet the specified requirements. Install letter boxes, hooks and hangers as required. In addition, it also includes clearing the site, dismantling temporary facilities and transitional houses, and the corresponding municipal and public supporting projects and service facilities should also meet the quality requirements.

Verb (abbreviation of verb) accepts the function of taking over.

Management and acceptance according to law is the acceptance that the main structure of the property is safe and meets the use function when the property management enterprise receives the newly-built house or the original house entrusted by the development enterprise, the construction unit or the individual. For newly-built houses, the handover acceptance is the re-acceptance of the completion acceptance. After the takeover acceptance is completed, all the properties together with the equipment shall be handed over to the property management enterprise.

Property acceptance and acceptance is an essential link for property management enterprises before receiving property. The handover and acceptance of property includes not only the main building, ancillary equipment and supporting facilities, but also the greening of roads, sites and environment, so special attention should be paid to the acceptance of comprehensive functions. Property takeover acceptance, by the development and construction units and property management companies * * * with the organization of the acceptance team. The role of takeover acceptance is mainly reflected in:

(a) to clarify the relationship between the responsibilities, rights and interests of both parties.

Through the takeover acceptance and the signing of the takeover contract, the transfer of rights and obligations is realized, and their respective obligations and rights are clearly defined in law.

(two) to ensure the normal use of the property, and fully safeguard the interests of the owners.

Through the takeover and acceptance of property management enterprises, we can further urge development enterprises or construction enterprises to design and build according to the standards, and reduce the troubles and expenses in future management. At the same time, it can make up for the lack of professional knowledge of some owners and grasp the quality of the whole property as a whole.

(C) to create conditions for future management

Through the acceptance, on the one hand, the project quality meets the requirements, reducing the maintenance and maintenance workload in the daily management process. On the other hand, according to the documents related to the property in the takeover, we can understand the performance and characteristics of the property, prevent possible problems in management, plan and arrange various management, and give full play to the advantages of socialization, specialization and modernization.