1、物业管理英语第一讲PropertyManagement物业管理英语第一讲:Property ManagementPropertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthepropertyowner.Sometimesownersmanagetheirownproperty,particularlysmallpropertiesandparticularlywhentheythemselvesoccupypartofthespace.Bu
2、tforlargerpropertiesorthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualbuildingsonlong-termleases,wheretenantsmaintainthebuilding,paythetaxesandinsurance,andmailtheowneracheckeachmonth.Butmostresidential,office,retail,andmanyindustrialpropertiesoff
3、erservicesalongwiththespaceovertime. Propertymanagementhaslongbeenanunderratedfunctionintherealestateindustry.Theneedforprofessionalmanagementdidnotbecomeapparentuntilthedepressionofthe1930s,whennumerousforeclosuresrevealedapatternofmanagementdeficiencies.Thisoversightmightseemstrange,sincerunningal
4、argecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask,callingfortraining,goodjudgment,varietyoftechnicalskills.Traditionally,however,emphasisintherealestateindustryhasbeenonthesopermanentelementsoftheinvestment-goodlocation,construction,andreasonabl
5、elong-termfinancing-thanontheday-to-dayoperationoftheproperty.Ithassometimesseemedasifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumedthatthepropertywouldrunitselfwithaminimumamountofsupervision. Thisconceptofpropertymanagementhaschangedsubstantiallyinthepastdecade.Inaner
6、aofrisingcosts,ithasdawnedonownersthatgoodpropertymanagementisthemajorcontrollableinfluenceonresidualcashflow(i.e.,thenumberofdollarsthatendupintheownerspocket).Itistruethatbothrentratesandoperatingexpensesarelargelyshapedbymarketforcesbeyondthecontrolofanyonepropertyowner(witnesstheverysharpriseine
7、nergycostsinthe1970s).Butitisalsotruethatcomparablepropertieswithinthesamegeographicareaoftenshowsignificantvariancesinrentalincomeandoperatingcosts.Why?Closeinspectionoftenshowsthat“above-average”operatingexpensesandlowerthanaveragerentlevelsresultfrominadequatepropertymanagement. Theclassicmistake
8、ofthestockandbondinvestormovingintorealestateinvolvesunderestimatingtheimportanceofmanagement.Someinvestorshavethefeelingthatrealestatemanagesitself. Thereisastoryabouttheimportanceofpropertymanagement.ASanFranciscorealestatebrokerrecentlynoticedaprojectthatwasonthemarketfor$1million.Heknewhowthepro
9、pertyhadbeenmanagedinthepastandthatthemilliondollarvaluationwasbasedonacapitalizationofhistoricincomefigure.Heborrowedmoneytobuytheproperty,renegotiatedcertainleases,andestablishedmoreefficientoperatingprocedures.Insixmonthshesoldthepropertyfor$1.4millionbasedonthecapitalizedvalueofthenew,higherneti
10、ncome.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.Propertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachieveth
11、eobjectivesofthepropertyowner. 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
12、those. Eitheror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.Propertymanagementhaslongbeenanunderra
13、tedfunction。 Long在此句中是副词,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,highl
14、y修饰challenging,意为“非常地”。 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,aroused
15、muchobjectionamongthestudents. 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.Someinvestorshavethefeelingthatreales
16、tatemanagesitself. 此句中,that引导的同位语从句修饰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:Properties Requiring ManagementThelevelofmanagementapropertyneedsincreaseswiththelevelofservicesandwiththefrequencytha
17、ttenantsturnover.Someexamplesofdifferentmanagerialresponsibilitiesandproblemsfollow,organizedbytypeofspace. Totheextentthatpropertymanagementinvolvestenantrelations,residentialpropertiespresentthegreatestchallenge.Thespaceleasedbytheresidentialtenantis“home”,wherethetenantandotherfamilymembersspenda
18、substantialamountoftheirfreetimeandtherentforwhichmayrepresentthetenantslargestsinglefinancialobligation.Consequently,theresidentialtenantexpectsawell-runproperty,withservicesandutilitiesavailableaspromisedatrentskeptaslowaspossible(amongotherreasons,becauseresidentialrentalsarenottaxdeductibleasare
19、businessrentals).Ontheothersideofthecoin,oneortwobadtenantsinaprojectcanbeacontinuingsourceofvexationtothepropertymanagerandtotheothertenants. Therelativelyshorttermofaresidentialleasemeansthatthepropertymanagerisundercontinual pressuretomaintainahighrenewalrateinordertoavoidvacatedunitsthatmustbere
20、painted,repaired,andre-leasedinasshortatimeaspossible.Apropertythatistheoreticallyfullyrentedmay,nevertheless,loseasubstantialamountofrentalincomeifturnoverisveryhighandmorethanafewweekselapsebeforeeachnewtenantmovesin. Amongthetypesofresidentialpropertiesare(1)apartments,(2)condominiumsandcooperati
21、ves,and(3)single-familyhomes.Thepersonalrelationshipbetweenmangerandtenantcanbecrucialtomaintaininghighoccupancy.Turnoveroftenantsresultsinhigheroperatingexpensesandlowerrentalscollected.Askingfairrentsandrespondingtotenantsneeds(e.g.,maintenanceandrepairs)areoftenthemostimportantvariablesinsuccessf
22、ulapartmentmanagement. Theleastinvolvedhomes.Theownermayhavemovedrentalofsingle-familyhomes.Theownermayhavemovedawayforbusinessorotherreasonswiththeintentionofreturningatalaterdatetooccupythehouseormaybeholdingthepropertyasaninvestment.Ineithercase,theownerretainsalocalagenttocollectrent,payrealesta
23、tetaxesanddebtservice,andhandleanyproblemsthatmayarise.Thistypeofmanagementisfrequentlyperformedbyrealestatebrokers,whochargeafeeequaltoapercentageofeachmonthsrent. UsefulExpressions turnover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 arg
24、uefor赞成 holddown压低,控制 Notes: 1.withthelevelofservicesandwiththefrequencythattenantsturnover. 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.wherethetenantandotherfamilymembersspendasubstantialamountoftheirfre
25、etimeandtherentorwhichmayrepresentthetenantslargestsinglefinancialobligation. 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
26、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.becauseresidentialrentalsarenottaxdeductibleasarebusinessrentals 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
27、,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:Office Building ManagementThepropertymanagerofanofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialproperties.Forexample,theofficebuildingtenantisverymuchawareofpayingarentratemeasuredbythesquarefoot,andsothemeasurementofspacebecomesanimportantconsideration.Onefrequentlyusedmeasureisrentableareaorrentablespace.Themanagermustunderstandhowtocomputeit.Forexample,arethebathroomsandhallwaysanadded“loadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas?Doesthemanagermeasurea
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