1、物业管理制度英语课程物业管理英语课程PropertyManagement物业管理英语第一讲:PropertyManagementPropertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthepropertyowner.Sometimesownersmanagetheirownproperty,particularlysmallpropertiesandparticularlywhentheythemselvesoccupypartofthe
2、space.Butforlargerpropertiesorthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualbuildingsonlong-termleases,wheretenantsmaintainthebuilding,paythetaxesandinsurance,andmailtheowneracheckeachmonth.Butmostresidential,office,retail,andmanyindustrialprope
3、rtiesofferservicesalongwiththespaceovertime.Propertymanagementhaslongbeenanunderratedfunctionintherealestateindustry.Theneedforprofessionalmanagementdidnotbecomeapparentuntilthedepressionofthe1930s,whennumerousforeclosuresrevealedapatternofmanagementdeficiencies.Thisoversightmightseemstrange,sinceru
4、nningalargecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask,callingfortraining,goodjudgment,varietyoftechnicalskills.Traditionally,however,emphasisintherealestateindustryhasbeenonthesopermanentelementsoftheinvestment-goodlocation,construction,andre
5、asonablelong-termfinancing-thanontheday-to-dayoperationoftheproperty.Ithassometimesseemedasifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumedthatthepropertywouldrunitselfwithaminimumamountofsupervision.Thisconceptofpropertymanagementhaschangedsubstantiallyinthepastdecade.
6、Inaneraofrisingcosts,ithasdawnedonownersthatgoodpropertymanagementisthemajorcontrollableinfluenceonresidualcashflow(i.e.,thenumberofdollarsthatendupintheownerspocket).Itistruethatbothrentratesandoperatingexpensesarelargelyshapedbymarketforcesbeyondthecontrolofanyonepropertyowner(witnesstheverysharpr
7、iseinenergycostsinthe1970s).Butitisalsotruethatcomparablepropertieswithinthesamegeographicareaoftenshowsignificantvariancesinrentalincomeandoperatingcosts.Why?Closeinspectionoftenshowsthat“above-average”operatingexpensesandlowerthanaveragerentlevelsresultfrominadequatepropertymanagement.Theclassicmi
8、stakeofthestockandbondinvestormovingintorealestateinvolvesunderestimatingtheimportanceofmanagement.Someinvestorshavethefeelingthatrealestatemanagesitself.Thereisastoryabouttheimportanceofpropertymanagement.ASanFranciscorealestatebrokerrecentlynoticedaprojectthatwasonthemarketfor$1million.Heknewhowth
9、epropertyhadbeenmanagedinthepastandthatthemilliondollarvaluationwasbasedonacapitalizationofhistoricincomefigure.Heborrowedmoneytobuytheproperty,renegotiatedcertainleases,andestablishedmoreefficientoperatingprocedures.Insixmonthshesoldthepropertyfor$1.4millionbasedonthecapitalizedvalueofthenew,higher
10、netincome.Hiscontributionwasmanagementexpertise.UsefulExpressions:atadistance在远处alongwith和,同,与一道;加之callfor需要;要求ratherthan而不是dawnon开始(被人)理解,渐渐(使人)明白endup结束,结尾;停止resultfor由于,是的结果bebasedon基于;以为根据Notes:1.Propertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobject
11、ivesofthepropertyowner.此句中,动词不定式toachievetheobjectivesofthepropertyowner作目的状语。propertymanagement物业管理realproperty房产propertyowner业主2.orthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualoramanagementfirm.此句中,关系代词whose在定语从句中充当定语,该定语从句修饰指示代词those.Eithero
12、r表示选择,可以连接两个并列的词、词组或独立分句。在此句中,eitheror连接的成分是apaidpropertymanager的同位语,作进一步的解释。3.thereareexceptionsbuildings,wheretenantsmaintainthebuildingonalong-termleases,paythetaxes。此句中,关系副词where在定语从句中作地点状语,由它引导的定语从句修饰buildings.onalong-termleases意为“长期租赁”。4.Propertymanagementhaslongbeenanunderratedfunction。Long在此
13、句中是副词,作时间状语,underrated是过去分词,作function的定语。5.notuntil意为“直到才”。例如:Thebabydidnotgotobeduntilhismothercamebackhome.6.sincerunningalargecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask。此句中,关系代词which在定语从句中作状语,由其引导的定语从句修饰project,highly修饰challenging,意为“非常地”。
14、ahighlychallengingtask意为“非常具有挑战性的任务”。7.asifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumed在此句中havingmadeaverylargeinvestmentinthepermanentstructure作后置定语,修饰apropertyowner。该短语是过去分词的完成时形式,表示其动作发生在谓语动词之前。例如:Theidea,havingbeenputforwardbyTim,arousedmuchobjectionamongthestuden
15、ts.8.inthepastdecade在过去的十年里9.themajorcontrollableinfluenceonresidualcashflow剩余现金流量的主要可控制的影响因素10.beyondthecontrolofanyonepropertyowner任何业主都控制不了11.“above-average”operatingexpense超过一般水平的运营开销12.lowerthanaveragerentlevels低于一般租金的租金水准13.Someinvestorshavethefeelingthatrealestatemanagesitself.此句中,that引导的同位语从
16、句修饰feeling,feeling意为“感觉,预感”。14.onthemarket(商品)上市15.insixmonths意为“六个月后”。在有介词in引导的时间状语的句子里,其谓语时诚用将来时,例如:Iwillpaythebillinaweek.一个星期后我付帐。物业管理英语第二讲:PropertiesRequiringManagementThelevelofmanagementapropertyneedsincreaseswiththelevelofservicesandwiththefrequencythattenantsturnover.Someexamplesofddifferen
17、tmanagerialresponsibilitiesandproblemsfollow,organizedbytypeofspace.Totheextentthatpropertymanagementinvolvestenantrelations,residentialpropertiespresentthegreatestchallenge.Thespaceleasedbytheresidentialtenantis“home”,wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandthere
18、ntforwhichmayrepresentthetenantslargestsinglefinancialobligation.Consequently,theresidentialtenantexpectsawell-runproperty,withservicesandutilitiesavailableaspromisedatrentskeptaslowaspossible(amongotherreasons,becauseresidentialrentalsarenottaxdeductibleasarebusinessrentals).Ontheothersideofthecoin
19、,oneortwobadtenantsinaprojectcanbeacontinuingsourceofvexationtothepropertymanagerandtotheothertenants.Therelativelyshorttermofaresidentialleasemeansthatthepropertymanagerisundercontinualpressuretomaintainahighrenewalrateinordertoavoidvacatedunitsthatmustberepainted,repaired,andre-leasedinasshortatim
20、easpossible.Apropertythatistheoreticallyfullyrentedmay,nevertheless,loseasubstantialamountofrentalincomeifturnoverisveryhighandmorethanafewweekselapsebeforeeachnewtenantmovesin.Amongthetypesofresidentialpropertiesare(1)apartments,(2)condominiumsandcooperatives,and(3)single-familyhomes.Thepersonalrel
21、ationshipbetweenmangerandtenantcanbecrucialtomaintaininghighoccupancy.Turnoveroftenantsresultsinhigheroperatingexpensesandlowerrentalscollected.Askingfairrentsandrespondingtotenantsneeds(e.g.,maintenanceandrepairs)areoftenthemostimportantvariablesinsuccessfulapartmentmanagement.Theleastinvolvedhomes
22、.Theownermayhavemovedrentalofsingle-familyhomes.Theownermayhavemovedawayforbusinessorotherreasonswiththeintentionofreturningatalaterdatetooccupythehouseormaybeholdingthepropertyasaninvestments.Ineithercase,theownerretainsalocalagenttocollectrent,payrealestatetaxesanddebtservice,andhandleanyproblemst
23、hatmayarise.Thistypeofmanagementisfrequentlyperformedbyrealestatebrokers,whochargeafeeequaltoapercentageofeachmonthsrent.UsefulExpressionsturnover转变,转换,转作它用tothe(suchan)extentthat到程度,如此以至于movein搬入(住宅);使(某人)搬进respondto回应,反应besimilarto与相似dealwith处理arguefor赞成holddown压低,控制Notes:1.withthelevelofservicesa
24、ndwiththefrequencythattenantsturnover.此句中,两个with引导两个伴随状语意为“随着”。例如:Theairpressurevarieswiththeheight,andthewaterpressure,withthedepth.气压随着高度变化,水压随着深度变化。2.bytypeofspace依据空间种类3.wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandtherentorwhichmayrepresentthetenantslargestsinglef
25、inancialobligation.此句中,关系副词where引导一个非限定性的定语从句,修饰home一词。而且在该从句中还含有一个定语从句,由关系代词which充当介词for的宾语,其先行词是rent,该词由定语从句forwhichmayrepresentthetenantslargestsinglefinancialobligation修饰。4.awell-runproperty经营得好的物业5.withservicesandutilitiesavailable在此短语中available作后置定语,意为“可以得到的服务设施”。6.aslowaspossible尽可能低7.because
26、residentialrentalsarenottaxdeductibleasarebusinessrentals在此句中,as承接前面的句子,意为“像一样”,as引导的从句主谓倒装。例如:Heplaysfootball,asdoeshisuncle.他和他叔叔一样会踢足球。8.ontheothersideofthecoin就另一方面而言9.undercontinualpressure处于不断的压力之下10.highoccupancy指房屋的出租率高。出租率高,意味着物业管理好,它会给业主带来丰厚的回报。物业管理英语第三讲:OfficeBuildingManagementTheproperty
27、managerofanofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialproperties.Forexample,theofficebuildingtenantisverymuchawareofpayingarentratemeasuredbythesquarefoot,andsothemeasurementofspacebecomesanimportantconsideration.Onefrequentlyusedmeasureisrentableareaorrentablespace.Themanagermustunderstandhowtocomputeit.Forexample,arethebathroomsandhallwaysanadded“loadfactor”,withthetenantpayingfor
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