精品物业的外文翻译分析解析.docx

精品物业的外文翻译分析解析.docx

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精品物业的外文翻译分析解析

物业管理的外文翻译分析解析

ChoiceofpropertymanagementsystemforresidentialstratadevelopmentsinSingapore

ThissectionpresentsacasestudyoftworesidentialstratadevelopmentsinSingapore–referredtohereas“StrataDevelopmentA”and“StrataDevelopmentB”.Thecasestudyprovidesinsightsintothetwodevelopments’choiceofpropertymanagementsystemanditsimplications.

BasedoninterviewswiththepropertymanagerandManagingAgentofthetwodevelopments,thedifferentpropertymanagementsystemsareexaminedtoestablishhowappropriateandsuitabletheyareforeachstratadevelopment.Theseprovidevaluablelessonsforotherresidentialstratadevelopmentsontheimplicationsofeachpropertymanagementsystem.

Choiceofresidentialstratadevelopmentsforcasestudy

Thetwodevelopmentswereselectedforthecasestudybasedonthefollowingcriteria:

Location:

ThetwostratdevelopmentsarelocatedincloseproximitytoeachotherinaprimeresidentialareainSingapore.Assuchtheysharesimilarlocationalattributeslikedistancetoamenitiesandaccesstopublictransport.

Age:

TheconstructionofthetwostratadevelopmentswerecompletedaroundthesametimeStrataDevelopmentAin1977andStrataDevelopmentBin1979.Theimplicationoftheageofthestratadevelopmentsisthatitprovidesagoodcomparisonwithregardtothephysicaldeteriorationandtheextentofupkeepandmaintenancerequiredforbothofthestratadevelopments.

Tenure:

Thetwostratadevelopmentssharesimilartenures–bothhold999-yearleaseholdtitles.

Differentmanagementsystems:

StrataDevelopmentAhasalwaysemployedanin-housemanagementteamfortheirstratadevelopment,whileStrataDevelopmentBhasalwaysemployedaManagingAgenttomanagetheirstratadevelopment.

Dataavailability:

TheChairsoftheManagementCouncilsaswellasboththepropertymanagerandManagingAgentofbothstratadevelopmentswereresponsiveandforthcomingwithregardstotheinformationrequiredforthisstudy.

StratadevelopmentA

StrataDevelopmentAisaresidentialstratadevelopmentwithinaprimeresidentialarea.Thedevelopmentconsistsof470unitswhichinclude38townhousesandsixshophouseswiththerestoftheunitsbuiltintofivehigh-risetowerblocks.Thetenureofthepropertyis999yearsleasehold.Sincethedevelopmentwascompletedin1977,ithasemployedanin-housemanagementteamtooverseeitspropertyandfacilitymanagementneeds.

Therewasjustonetime–arelativelybriefperiodofaboutsixmonths–whenaManagingAgentwasengagedasaconsultant:

thiswaswhenthestratadevelopmentwasseekinganewpropertymanager.EventhentheManagingAgentwasneverinvolvedinthelineofauthorityoftheManagementCouncilorofthein-housemanagementteam.RathertheroleoftheappointedManagingAgentwasmerelytoactasaconsultantonanyissuestheManagementCouncilorpropertymanagermayhaveencounteredinthemanagementofthestratadevelopmentduringtheinterim.

Thein-housemanagementteamforStrataDevelopmentAcomprisesof28staffmembers.ThepropertymanageracknowledgesthatitisrareforaresidentialstratadevelopmentinSingaporetoemployanin-housemanagementteamofthissize.Thepropertymanagerheadstheteamallofwhomareunderthedirectpayrollofthedevelopment’sManagementCorporationFigure3.

ThepropertymanagerwhoholdsaPolytechnicDiplomainPropertyManagementisassistedbyapropertyofficerachiefsecurityofficeranadministrativeofficerandtwoaccountsofficers.Inadditionthepropertyofficerleadsateamofsixmaintenancestaffthattakecareofthedailyphysicalmaintenanceofthestratadevelopmentincludingtheperiodicservicingofthestratadevelopment’swatertanksandpumpsandreplacementandrepairofanyfaultyelectricaldevices.Thechiefsecurityofficerleadsateamofsixteensecurityguardswhosejobincludesthemanningofthedevelopment’sthreeentry-exitpointsandthepatrollingofthestratadevelopmenttoensurethesafetyoftheresidentsinthestratadevelopment.Theonlyaspectoftherunningofthestratadevelopmentwhichisnothandledbythein-housemanagementteamiscleaningandwastedisposalwhichissub-contractedtoanexternalcleaning2company.

ByhavingtheentireteamunderthedirectemploymentoftheManagementCorporationtheissueofcommandandcontrolismoreefficaciousaswhencomparedtothesituationifthestratadevelopmentwasrunbyaManagingAgent.Byhavingallthestaffreporttohimthepropertymanagerhasabettergraspoftheday-to-dayhappeningsinthestratadevelopment.Withthisoverviewheisabletorespondmorequicklytosituationsoremergenciesthatarise.

Thepropertymanageralsopointedoutthatinhisexperienceatthedevelopmentbeyondthephysicalaspectsofrunninganin-housemanagementteam,hehasfoundthatthestaffintheteamdemonstrateahighdegreeofcommitmentandloyaltytotheiremployer.ThismaybecontrastedwithastratadevelopmentmanagedbyaManagingAgentwherethestaffareemployedbytheManagingAgent’sfirmandtypicallyrotatedbetweendevelopments.InsuchacaseitismorelikelythattheircommitmentisdirectedtowardstheiremployertheManagingAgent’sfirmratherthantotheManagementCouncilsthattheyareassignedtoworkwithwhichmayinturnchangefromtimetotime.

ThestudyofStrataDevelopmentAalsorevealsthattheemploymentofanin-housemanagementteamnotonlyallowsbutrequirestheManagementCounciltoassumegreaterpowerandcontroloverhowthestratadevelopmentisrunthanifitwerehandledbyaManagingAgent.Suchcontrolcantranslateintobettermanagementofboththedailyactivitiesoftherunningofthestratadevelopmentaswellastheformulationandcontinuedimplementationoflong-termgoalsandstrategiesoftheManagementCouncil.HoweveritmustbeemphasizedthatthesuccessofsuchasystemislargelydependantonacommittedandcompetentManagementCouncilholdingoffice.TheCouncilwouldhavetobecomprisedofdedicatedvolunteermemberspreparedtooverseethein-housemanagementteamtogetherwiththeirpropertymanageratthehelm.BasedonthestudyofStrataDevelopmentA’sManagementCouncilitisnotedthatsuchaManagementCouncilmainlycomprisesretireesoftenwithknowledgeandexperienceinrealestatemattersandwhoarewillingtoundertakethesupervisionoftheirin-houseteaminordertomeettheirownexpectations.Itappearsthateventheageprofileeducationalbackgroundandemploymentstatusofthesubsidiaryproprietorsbecomerelevanttotheissue.ThemainobjectiveofsuchaManagementCouncilseemstobetoretain3controloverpracticallyallaspectsoftherunningandoperationsoftheplaceCouncilmembersalsosharetheviewthatthiswillbedilutediftheyemployaManagingAgent.AstheManagementCounciliselectedbytheSubsidiaryProprietorsatGeneralMeetingitisimpliedthatthemajorityofSubsidiaryProprietorsareinfavorofsuchamodeofManagement.

StratadevelopmentB

StrataDevelopmentBisaresidentialstratadevelopmentalsosituatedwithinthesameprimeresidentialarea.LikeStrataDevelopmentAthepropertyhasa999-yearleaseholdtitle.Itcomprises623unitsintwoeight-storey-highblocksofterraces,three14-storeyslabblocksandtwo16-storeypointblock.Sinceitscompletionandoccupationin1979thedevelopmenthascontinuedtoengagethesameManagingAgentfirmforitspropertyandfacilitymanagementneeds.ThisseemstocontradicttheearlierdiscussionaboveonthepossiblelackofcontinuityasoneofthedisadvantageswhenemployingaManagingAgent.

ItwillberecalledthattheinitialdurationofaManagingAgent’sappointmentundersection66oftheBMSMAisonlyamaximumofthreeyears.AchangeofManagingAgentcanleadtodisruptionintherunningofthedevelopment.HoweverthecaseofStrataDevelopmentBprovesthatcontinuityisnotabenefitreservedjustforin-housemanagementteams–thedevelopmenthasretainedtheservicesofthesameManagingAgentfirmsinceitsinceptionin1979.

DespitetheturnoverofmembersofeachnewManagementCounciltheManagingAgentinStrataDevelopmentBhasactedastheconstantandplaysaregulatoryroleintheequation.ThishasprovenbeneficialtothestratadevelopmentastheManagingAgentcanadvisetheincomingManagementCouncilonanypendingissuesaswellascontinuewithitslong-termplanandstrategiesforthedevelopment.

ThevalueofaManagingAgent’sfirm’sresourcesdiscussedearlierwasparticularlyevidentinthecaseofStrataDevelopmentBin2004whenthepropertyofficerofthedevelopmenttenderedhisresignationtotheManagingAgent’sfirm.Withintheshortperiodofamonthareplacementpropertyofficerhadtobeappointedandasmoothhandingoverofdutiesforthenewpropertyofficerfromhispredecessorhadtobeensured.Whilethismighthavebeenamoredifficulttaskifthedevelopmentwasmanagedbyanin-housemanagementteam,theresourcesoftheManagingAgent’sfirmallowedaswiftreplacementthroughtheirexistingpooloftrainedstaff.Thefirm’spolicyofregularlyrecruitingandtrainingnewstaffensuredthatthereplacementofthepropertyofficerforthedevelopmentdidnotescalateintoaseriousproblemandcreatemanagerialandoperationalproblemsforthedevelopmentduringthetransitionstage.

ThemainreasonscitedbyStrataDevelopmentB’sManagementCouncilastowhyithasalwaysengagedaManagingAgentaretheexperienceandprofessionalismoftheirappointedManagingAgent.ThisinturncanbeattributedtothewealthofexperienceacquiredbytheManagingAgentfirmthroughthemanagementandsolvi