An item of property for a project management plan I. Introduction <> a county located in the East for a project, it will be a new city and county administrative, cultural, sports, economic center and strategic location, property appreciation potential. this good property background, a residential property management standards will become even more important. <> Second, the target <> implement the developers to develop a residential project ideas, the introduction of city property management philosophy, through the good Community management of services to a residential area of Chengdu, the owners in the county to enjoy the atmosphere of urban life. and to maximize the property function, urged increasing the value of a residential property. establish a property management company's brand, ;> property management industry is a low-profit industry, the current majority of property management companies at a loss. Therefore, the organization of property management companies to be more simple, practical, reducing internal friction, and labor costs organizations.
Feedback Mechanism
<> Organization Chart
Figure
four business environment, personnel <> staff to set principles: one more post, not because people Shegang. estimated 16 employees (at the time of delivery area design). <> serial number of the major duties of positions Remarks <> 1 Manager 1, under the leadership of the Board, has overall responsibility for business and so on. <> 2 operations director of a specific business affairs, personnel and so on. <> ; 3 clerk 3 instruments, financial, labor, logistics and so on. accounting to be licensee <> 4 1 specific property management property management, renovation supervision, fees, repair and maintenance services. <> 5 7 security guards security guards , patrol, parking management, public order, within the district. <> 6 1 public areas of water utilities electrician maintenance, water maintenance services. <> 7 2 cleaners cleaning public areas of health, green conservation and so on. < ;> after recruitment by the property management company hired consultants to conduct training, key staff will be sent to city department in charge of training, job training structure. the training rate of 100%. <> V, operating forecast <> a) Operating Income: 191,400 yuan (annual, the following omitted) <> l Property Management Fee: 113,400 yuan <> receivable 126,000 yuan <> 30000 * 12 * 0.35 = 126,000 (RMB) <> ; expected income 113,400 yuan (collection rate 90%) <> l maintenance services: 05,000 yuan <> l special services: 58,000 yuan <> l Other income: 15,000 yuan <> b) Expenditure: 202,500 yuan <> l staff wages and benefits: 14 million <> l office expenses: 2.5 million (office, security guard, green, cleaning, disinfection, etc.) <> l maintenance Maintenance costs: 1.5 million <> l Tax: 10,500 yuan <> l unforeseen costs: 1.2 million <> c) Run Deficit: -1.11 million <> d) property over the period <> initial investment: 10 million (acquisition costs of office facilities, communications equipment, staff clothing configuration fee, security guard products, green, etc.) <> e) constitutes estimated cost of public services: 219,620 yuan / year, 0.61 yuan / month * M2 <> (1) employee wages and required extraction of the welfare <> serial number of wage wage jobs combined <> 1 Manager 112001200 <> 2 Business Department Officer 1 800 800 <> 3 clerks 36001800 <> 4 property management 1 800 800 <> 5 security guards 75003500 <> 6, plumbers 1700700 <> 7 cleaners 2,400,800 < ;> payroll total 9600
<> Total Wages Total: 9600 yuan / month; 115,200 yuan / year <> Welfare: 115200 * 23% = 26 496 (RMB / year) <> Total: 14 .. 17 million / year <M2 = 1.04 ��Ԫ <* person = 01,400 yuan <at 10% of the 1 million <: 8% of revenues calculated according to 13,600 yuan <> However, to reduce the burden on property owners, our company through diversification and special services, and control operating costs and other measures to increase revenue, reduce expenses, thereby reducing public services fee prices, price administration intends to declare the government of the district public services fee price guide price is 0.35 yuan / month * M2. <> VI, early to take over the property <> a) send the property manager, plumbers and electricians engineering and technical personnel involved in project acceptance (non-acceptance of the right to property management from the point of view only make recommendations to the developers). <> b) take over the acceptance of the property <> l the future both from the perspective of property maintenance management for acceptance, should stand in the position of the owners, strict inspection of the property to protect the legitimate interests of the owners. <> l the property after completion and acceptance by, the main structure on the property re-use of functional safety and acceptance; <> ; l water supply and drainage, sanitation, roads and other equipment and facilities to normal use; <> l housing buildings, household number has been confirmed that the relevant departments; <> l the implementation of matters relating to the property's warranty (warranty liability, warranty period, warranty). to ensure the maintenance projects, deadlines, standards, responsibilities, methods of implementation, the project details and drawings of major maintenance check in place; <> l take over the team by property rights, technical data are missing and should be submitted in writing to the developer, the request for assistance to resolve. <> l take over the group by checked and found to take over equipment (facilities) and the transfer of inventory discrepancies or missing, and should be submitted in writing to the developer, the request for assistance to resolve. <> l take over the team on each unit of housing, water, electricity, civil engineering part comprehensive examinations and recorded in the books of the problems found in time to urge the speedy resolution of the relevant units. <> l the warranty period, due to construction, installation, equipment, and other factors have quality problems, companies should identify the reasons promptly reported to the developers, as soon as possible to resolve the request. <> l copy of water, electricity, gas meter base, recording the record. <> l If you discover problems in taking over and acceptance, should be clearly documented, the developer agreed period of supervision urge the problems builders of the reinforcement, repair, until fully qualified. <> l over acceptance are met, the property management enterprise shall sign acceptance certificate, the issue of taking over the file. <> l when the property management business issued over documents and handling the necessary procedures, the whole property inspection and take over the work is completed. <> July, occupation <> 1, the preparatory work <> l law and order: Area around the kind of hedge or installed fence; additional alarm system; unified installation of security networks, security windows, or aluminum alloy window; <> l Vehicle Management: an additional range of road signs; closed area by a number of entrances and exits to the entering and exiting; additional bicycle shed; reinforced overhead floor garage; <> l trash: add La Jichi (housing) or garbage removal station <> l corridor lights: switch to energy-saving lamps (such as: temperature sense, touch-type voice or horn, etc.) < ;> l-step purchase of office, security, cleaning, water, electrical and other equipment and tools are tools and staff uniforms, etc.; <> l the development process to stay; <> l Printing Check form; <> 2 coordination <> l and power supply bureau, water companies, oil and gas companies do well to contact the post office and other units work to ensure that after the arrival of household water, electricity, gas and other supplies. <> l on behalf of the Landlord and telephone company to telephone installation issues for on-site Telephone Number, and owners. <> l with schools, police stations and neighborhood to find out children transfer and migration procedures for account details and the relevant contact telephone number, check announcement. <> 3, the occupation site <> occupation preparation, coordination is in place, to deploy the occupation site, flags, banners, flowers, background music, security guard Li Gang, Patrol, to meet the owner occupation. <> the initiation ceremony: to invite government officials, news media, representatives of the owners cut the ribbon, creating momentum. <> Note: to avoid the post-site dust, noise disharmony. <> 4, the owner, the right to use occupancy program <> <> sent a letter to do intake procedures <> <> sign <> <>
<> 5, intake procedures for payment process has been
Notes intake procedures books, ID cards, the purchase contract is recognized as the owners paid debit the payment of costs, improvement bond <> trash construction, property management fees, stamp <> <> <> ; owners signed
<> to the owners
<> VIII, property renovation and management <> owners in possession of their purchases right after the renovation industry, but the scope of the decoration must be provided carried out. The relevant provisions include: the Ministry of Construction's Fill the application form, including the decoration owners to collect a refundable deposit and the deposit is fitting. <> before the renovation to the property owners in the management of enterprise applications for registration, decoration and construction must fill out the content, and indicate the number of commissioned the construction unit and approach, owners, construction and property management business three teams the application should be signed and sealed. <> IX, the property file to establish <> property file information is pre-established record of building developments, property management is the future implementation of the project when the maintenance, support, transformation essential basis for replacement of property management companies also must be transferred to one of the elements. modern construction with the development and use of science and technology needs to improve, building equipment and facilities as well as within the body buried in the ground and building more pipelines more and more complex, more and more high-tech and professional, so in the event of failure, maintenance of the property file has become an indispensable thing. properties file to establish the main catch data collection, collation, and brought to justice, the use of four link. The key is as complete as possible collection of time speaking to is the completion of the project from planning and design of all engineering and technical maintenance data; speaking from space is composed of all aspects of property, from the ground to the roof, from the principal to support, from the building to the environment, the focus is Quweicunzhen finishing, leaving useful data archive is in accordance with the internal laws itself, contact the scientific classification and security. Gui Mei dipped significantly less than the tomb of the word theft Fu Hua Chen Hsin-coat appearance �� the right to discuss ape Guan lazy. <> X. daily management
<> (a) List of housing management and operation <> check the job content owners track renovation audit inspection visit familiar with the charge of financial supervision visits <> frequency Tianyi days after finishing two times / day, occupation during the 6H / day, the eradication of illegal in the first place three times a week 100% <> standards compliance and accurate, without compromising security, look no change, no change in use of non-cluttered , digging random access, no illegal renovation, housing intact rate of 100% complaint rate of 1 �� or less. No time to listen to owners of illegal renovation advice, to meet the reasonable demands of the owners, owners of more than 99% satisfaction rate on the number of residential buildings, copy number, area, public implementation of the pipeline, switches, blocks the owners number, room number, name, unit, telephone and asked with the family situation, etc. with the answer, the correct rate of 90% collection rate of 90% of Nissin statements, statements of consistent, every six open the accounts to the owners on a <> procedures on duty from 8:00 to 8:30 to understand and deal with the owners of total warranty tracking complaints .8:30 17:00 supervision, inspection, visits, organize files <> ; (b) Landscape Management <> projects irrigate and fertilize the plastic trim cleaning and pest control weeds fill the gaps with seedlings <> job requirements sunny in winter and spring water once every two days pouring, the time is appropriate in recent afternoon; summer and autumn day Second, the time over the past sooner or later fall to Yichun, plus facilities under local growing shrubs and trees in spring and autumn of crude raw many times; winter, spring and autumn trees many times over the winter Qing Yuan, serious focus on prevention over a month, half serious again 8H / day of spring and summer again, with the severe lack of make up with <> the standard uniform, to maintain uniformity of the green growing well, no weight, no leakage cut bunch of tree branches, the twigs, plastic, shrub shape, being Grass 30 ~ 50MM good does not pollute the environment growing more than 90% purity rate of 99% or more cleaning and greening rate of 95% or more <> program from 7:00 to 9:30 watering, fertilizing; 9:30 ~ 11:30 weeds, shaping, cleaning; 13:30 ~ 15:30 In addition to killing, to fill a vacancy, cleaning; 15:30 ~ 17:00 watering, fertilizing
(c) Housing and public facilities maintenance, maintenance operations List <> of work review the content of renovation, supervision visits to eliminate indoor maintenance outdoor repair and maintenance <> road side parking days, staircases and external walls of water and electricity supply underground drain ditch lights <> 8H in the frequency with with the to do, with the once daily progress of the sewage wells, rainwater well again / month, septic tanks once / half a year, sewage pipes two times / quarter-day emergency repair, a small patch 24H, the two days in the repair, overhaul two days, an echo check two times / days, timely maintenance check once a month once every two paintbrushes, ladders lights for over a week check, with a bad check again a week with the repair, that repair bad that monthly check to repair the bad that monthly check to areas of responsibility that is bad or repair, timely reporting of relevant departments outside the area of responsibility over the monthly checks that bad that repair <> standards compliance, without compromising security, appearance, no change of use familiar with the housing utilities, type, location, distribution, security requirements, switch position, utility rate of 90% of intact without blocking, less polluted plot, no defect, good covers 100% of pay and display charges do not ask for tips, benefits, return visit rate of 100%, 90% owner satisfaction rate There was no water above the flat, defect, good rate of 90% or more no water, no clean seamless lack of good insulation, good handrails, ladders lights normal, no signs posted no water flow, no no rat holes without removal without collapse drums, no seepage, no violation, neat uniform operating normally, take random access without chaos, no leakage normal light bulb, lamp shade more than 90% intact rate <> program from 8:00 to 8:30 on duty to understand and deal with the owners of total warranty tracking complaints .8:30 17:00 supervision, maintenance, inspections, visits, organize files <> the contents of posts and check the work flow of checking learning and training <> fire facilities renovated home safety monitoring traffic violations cleaning parked bicycles, motor learning and regulations emergency care training <> frequency of once every 24H 24H, 24H 5 every 20 minutes again arrive at the scene minutes once a week, each 1H <> standards of people and vehicles entering and leaving a procedures, vehicle licensing, registration, and paid more than 90%, no acquisitions, beggars, vendors and other suspicious persons entering and leaving. good rate of 100% of the theft, criminal, fire, public order cases incidence rate of 2 �� 5% illegal no illegal, No whistle Jiaoren 100% illegal to take the correct, appropriate measures to state and local laws, conventions and other law-abiding owners, strict discipline and fitness security guard, queues and other conventional training <times / day once / day two times / month, the owners of dispensing a / year <> standard ground no debris, garbage, roads without sediment, weeds, water, single carport, stairs, no debris and cobwebs, cleaning rate of more than 95% of all non-public areas of debris, garbage, cleaning rate of more than 95% no debris and cobwebs, no post, lumber, handrails clean, clean rate of 95% of Nissan Nissin, clean and pollution-free and tasteless product, garbage removal rate of 100% non flies, less mosquitoes, less than 1% insect rodent density (night clamp method); cockroach density indoor or outdoor pipes 15M2 20M in three the following <> Program 5: 00 ~ 7:00 sweeping the ground; 7:00 to 8:00 Garbage Disposal; 8:00 ~ 10:30 cleaning stairs, cleaning, disinfection, destroy the four victims; 13:30 ~ 15:00 Garbage Disposal; 15 : 00 ~ 16:00 Cleaning of the ground.
<> I. Introduction <> a county located in the East for a project, it will be a new city and county administrative, cultural, sports, economic center, the location , property appreciation potential. this good property background, a residential property management standards will become even more important. <> Second, the target <> implement the developers to develop a residential project ideas, the introduction of city property management concept through excellent service to a residential area of Chengdu area management, to allow owners to enjoy the city life in the county town atmosphere. and to maximize the property function, urged increasing the value of a residential property. establish a property management company's brand, , the organization <> property management industry is a low-profit industry, the current majority of property management companies at a loss. Therefore, the organization of property management companies to be more simple, practical, reducing internal friction and labor costs organizations.
Feedback
Operating Mechanism
<> Organization Chart
Figure
four business environment, personnel <> staff to set principles: one more post, not because people Shegang. estimated 16 employees (at the Design of delivery area). <> serial number of the major duties of positions Remarks <> 1 Manager 1, under the leadership of the Board, has overall responsibility for business and so on. <> 2 operations director of a specific business affairs, personnel and so on. <> 3 3 instruments clerical, financial, labor, logistics and so on. accounting to be licensee <> 4 1 specific property management property management, renovation supervision, fees, repair and maintenance services. <> 5 security guards 7 members of the guard, patrol, parking management, public order, within the district. <> 6 1 public areas of water utilities electrician maintenance, water maintenance services. <> 7 2 cleaners cleaning public areas of health, green conservation and so on. <> after recruitment by the property management company hired consultants to conduct training for key staff will be sent to city department in charge of training, job training structure. the training rate of 100%. <> V, operating forecast <> ; a) operating income: 191,400 yuan (annual, the following omitted) <> l Property Management Fee: 113,400 yuan <> receivable 126,000 yuan <> 30000 * 12 * 0.35 = 126,000 (million) <> expected income 113,400 yuan (collection rate 90%) <> l maintenance services: 05,000 yuan <> l special services: 58,000 yuan <> l Other income: 1.5 million < ;> b) expenditures: 202,500 yuan <> l staff wages and benefits: 14 million <> l office expenses: 2.5 million (office, security guard, green, cleaning, disinfection, etc.) <> ; l maintenance costs: 1.5 million <> l Tax: 10,500 yuan <> l unforeseen costs: 1.2 million <> c) Run Deficit: -1.11 million <> d) property taken over during the <> initial investment: 10 million (acquisition costs of office facilities, communications equipment, staff clothing configuration fee, security guard products, green, etc.) <> e) constitutes estimated cost of public services: 219,620 yuan / year, 0.61 yuan / month * M2 <> (1) employee wages and required extraction of the welfare <> serial number of wage wage jobs combined <> 1 Manager 112001200 <> 2 business director of 1 800 800 <> 3 clerks 36001800 <> 4 property management 1 800 800 <> 5 security guards 75003500 <> 6, plumbers 1700700 <> 7 cleaners 2400800 <> payroll total 9600
<> Total Wages Total: 9600 yuan / month; 115,200 yuan / year <> Welfare: 115200 * 23% = 26 496 (RMB / year) <> ; Total: 14 .. 17 million / year </ year * M2 = 1.04 ��Ԫ <Yuan / year * person = 01,400 yuan <Depreciation: 10% calculated that 1 million <) a reasonable profit: 8% of revenues calculated according to 13,600 yuan <> However, to reduce the burden on property owners, our company through diversification and special services, and control operating costs and other measures to increase revenue, reduce expenses, thereby reducing costs of public services prices, price administration intends to declare the government public nature of the community service fee price guide price is 0.35 yuan / month * M2. <> VI, early to take over the property <> a) send the property administrator, water, electrical and other engineering and technical personnel involved in project acceptance (non-acceptance of the right to property management from the point of view only make recommendations to the developers). <> b) take over the acceptance of the property <> l the future both from the perspective of property maintenance management for acceptance, it should stand in the position of the owners, strict inspection of the property to protect the legitimate interests of the owners. <> l the property after completion and acceptance by, the main structure on the property and use the safety features of the re-acceptance; <> l water supply and drainage, sanitation, roads and other equipment and facilities to normal use; <> l housing buildings, household number has been confirmed that the relevant departments; <> l the implementation of matters relating to the property's warranty (warranty responsibility warranty period, warranty). to ensure the maintenance projects, deadlines, standards, responsibilities, methods of implementation, the project details and drawings of major maintenance check in place; <> l take over the team by checked and found property, missing technical data, shall be submitted in writing to the developer, the request for assistance to resolve. <> l take over the group by etc. were checked and found to take over equipment (facilities) and the transfer of inventory discrepancies or missing, and should be reported in writing to the developer, the request for assistance to resolve. <> l take over the team on each unit of housing, water, electricity, civil engineering part of the comprehensive examinations and recorded in the books of the problems found in time to urge the relevant units should be resolved promptly. <> l the warranty period, due to construction, installation, equipment, and other factors have quality problems, companies should check The reasons for, and timely report developers, as soon as possible to resolve the request. <> l copy of water, electricity, gas meter base, recording the record. <> l If you discover problems in taking over and acceptance, should be clearly documented, agreed period Developers urged to urge the problems builders of the reinforcement, repair, until fully qualified. <> l take over the inspection to meet the requirements, property management companies shall sign acceptance certificate, the issue of taking over the file. <> l when property management company has issued over documents and handling the necessary procedures, the whole property inspection and take over the work is completed. <> July, occupation <> 1, the preparatory work <> l law and order: Area around the kinds of hedgerow or install fences; additional alarm system; unified installation of security network, security windows, or aluminum alloy window; <> l Vehicle Management: an additional range of road signs; closed area by a number of entrances and exits to the entering and exiting; additional bicycle shed ; reinforcement layer overhead garage; <> l trash: add La Jichi (housing) or garbage collection stations, <> l corridor lights: switch to energy-saving lamps (such as: temperature sense, touch-type voice or angle etc.) <> l-step purchase of office, security, cleaning, water, electrical and other equipment and workers and staff uniforms, etc. are tools; <> l the development process to stay; <> l Printing Check form; <> ; 2, the coordination <> l and the power supply bureau, water companies, oil gas companies and liaison offices and other units do a good job to ensure that after the arrival of household water, electricity, gas and other supplies. <> l on behalf of the owners and the telephone company telephone installation issues for on-site Telephone Number, and owners. <> l with schools, police stations and neighborhood to find out children transfer and migration procedures for account details and the relevant contact telephone number, check when the notice. <> 3, the occupation site <> occupation preparation, coordination is in place, to deploy the occupation site, flags, banners, flowers, background music, security guard Li Gang, Patrol, to meet the owner occupation. < ;> the initiation ceremony: to invite government officials, news media, representatives of the owners cut the ribbon, creating momentum. <> Note: to avoid the post-site dust, noise disharmony. <> 4, the owners, the use of owner occupancy program <> <> sent a letter to do intake procedures <> <> sign <> <>
<> 5, intake procedures for program
intake procedures for payment instruments have been books, ID cards, the purchase contract is recognized as the owners paid debit the payment of costs, improvement bond <> trash construction, property management fees, stamp <> <> <> owner sign
<> to the owners
<> VIII, property renovation and management <> owners in possession of their purchases right after the renovation industry, but the decoration must be within the specified scope. Its provisions include: the Ministry of Construction issued the application for registration, including the complete renovation application owners to collect a , after passing the deposit and deposit refund of the decoration. <> before the renovation to the property owners in the management of enterprise applications for registration, decoration and construction must fill in the content, and commissioned the construction unit and indicate the number of entrants, owners, construction and property team Tripartite management of enterprises should be signed and sealed by the application. <> IX, the property file to establish <> property file information is a pre-established record of building developments, is the future management of the implementation of the project property maintenance supporting an essential basis for reform, but also replacement of the transfer of property management companies must be one of the elements. modern construction with the development and use of science and technology needs to improve, building equipment and facilities, and buried in the ground and the interior of the pipeline construction more and more and more complex, more and more high-tech and professional, so in the event of failure, essential for maintenance of the property file to become something. properties file to establish the main catch data collection, collation, justice, use of four links. The key is as complete as possible collection of time speaking to is the completion of the project from planning and design of all engineering and technical maintenance data; speaking from space is composed of all aspects of property, from the ground to the roof, from the principal to complete, from buildings to the environment, the focus is Quweicunzhen finishing, leaving useful data archive is in accordance with the internal laws itself, contact the scientific classification and security. Gui Mei dipped significantly less than the tomb of the word theft Fu Hua Chen Hsin-gown discussion Right Maung �� lazy ape Guan. <> X. daily management
<> (a) List of housing management and operation <> check the job content owners track renovation audit inspection visit to visit familiar with the charge of financial supervision <> ; frequency Tianyi days after finishing two times / day, occupation during the 6H / day, the eradication of illegal in the first place three times a week 100% <> standards compliance and accurate, without compromising security, look no change, no change in use of non-random misplacing the heap, digging random access, no illegal decoration, good housing 100% complaint rate of 1 �� or less. No time to listen to owners of illegal renovation advice, to meet the reasonable demands of the owners, owners of more than 99% satisfaction rate on the number of residential buildings, ploidy , area, public implementation of the pipeline, switches, blocks the owners number, room number, name, unit, telephone and asked with the family situation, etc. with the answer, the correct rate of 90% collection rate of 90% of Nissin statements, statements of consistent open the accounts to the owners every six months, a <> procedures on duty from 8:00 to 8:30 to understand and deal with the owners of total warranty tracking complaints .8:30 17:00 supervision, inspection, visits, filing <fall twice a day and time again in recent autumn morning and evening for the Yichun, plus facilities under local growing shrubs and trees in spring and autumn of crude raw many times; winter, spring and autumn trees many times over the winter Qing Yuan, serious focus on prevention over a month, In severe cases, over half 8H / day of spring and summer again, seriously, with the meeting with the lack of <> the standard uniform, to maintain uniformity of the green growing well, no weight, no leakage cut bunch of tree branches, the twigs, plastic, shrub shape, to Grass 30 ~ 50MM is good does not pollute the environment growing more than 90% purity rate of 99% or more cleaning and greening rate of 95% or more <> program from 7:00 to 9:30 watering, fertilizing; 9:30 to 11:30 except weeds, shaping, cleaning; 13:30 ~ 15:30 In addition to killing, to fill a vacancy, cleaning; 15:30 ~ 17:00 watering, fertilizing
(c) Housing and public facilities maintenance, maintenance operations list < > renovation work content review, monitoring visits to eliminate indoor maintenance outdoor repair and maintenance <> road side parking days, staircases and external walls of water and electricity supply underground drain ditch lights <> As to the frequency with 8H do, once a day with the progress of the sewage wells, rainwater well again / month, septic tanks once / half a year, sewage pipes two times / quarter-day emergency repair, 24H small patch within two days of repair, overhaul two days, an echo check two times / day, timely maintenance check once a month once every two paintbrushes, ladders lights for over a week check, with a bad check again a week with the repair, that is ...
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