物业管理英语第一讲PropertyManagement 3.docx

1、物业管理英语第一讲PropertyManagement 3物业管理英语第一讲：Property ManagementPropertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthepropertyowner.Sometimesownersmanagetheirownproperty,particularlysmallpropertiesandparticularlywhentheythemselvesoccupypartofthespace.

2、Butforlargerpropertiesorthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualbuildingsonlong-termleases,wheretenantsmaintainthebuilding,paythetaxesandinsurance,andmailtheowneracheckeachmonth.Butmostresidential,office,retail,andmanyindustrialpropertieso

3、fferservicesalongwiththespaceovertime. Propertymanagementhaslongbeenanunderratedfunctionintherealestateindustry.Theneedforprofessionalmanagementdidnotbecomeapparentuntilthedepressionofthe1930s,whennumerousforeclosuresrevealedapatternofmanagementdeficiencies.Thisoversightmightseemstrange,sincerunning

4、alargecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask,callingfortraining,goodjudgment,varietyoftechnicalskills.Traditionally,however,emphasisintherealestateindustryhasbeenonthesopermanentelementsoftheinvestment-goodlocation,construction,andreasona

5、blelong-termfinancing-thanontheday-to-dayoperationoftheproperty.Ithassometimesseemedasifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumedthatthepropertywouldrunitselfwithaminimumamountofsupervision. Thisconceptofpropertymanagementhaschangedsubstantiallyinthepastdecade.Inan

6、eraofrisingcosts,ithasdawnedonownersthatgoodpropertymanagementisthemajorcontrollableinfluenceonresidualcashflow(i.e.,thenumberofdollarsthatendupintheownerspocket).Itistruethatbothrentratesandoperatingexpensesarelargelyshapedbymarketforcesbeyondthecontrolofanyonepropertyowner(witnesstheverysharprisei

7、nenergycostsinthe1970s).Butitisalsotruethatcomparablepropertieswithinthesamegeographicareaoftenshowsignificantvariancesinrentalincomeandoperatingcosts.Why?Closeinspectionoftenshowsthat“above-average”operatingexpensesandlowerthanaveragerentlevelsresultfrominadequatepropertymanagement. Theclassicmista

8、keofthestockandbondinvestormovingintorealestateinvolvesunderestimatingtheimportanceofmanagement.Someinvestorshavethefeelingthatrealestatemanagesitself. Thereisastoryabouttheimportanceofpropertymanagement.ASanFranciscorealestatebrokerrecentlynoticedaprojectthatwasonthemarketfor$1million.Heknewhowthep

9、ropertyhadbeenmanagedinthepastandthatthemilliondollarvaluationwasbasedonacapitalizationofhistoricincomefigure.Heborrowedmoneytobuytheproperty,renegotiatedcertainleases,andestablishedmoreefficientoperatingprocedures.Insixmonthshesoldthepropertyfor$1.4millionbasedonthecapitalizedvalueofthenew,higherne

10、tincome.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.Propertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachieve

11、theobjectivesofthepropertyowner. 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

12、代词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.Propertymanagementhaslongbeenanunder

13、ratedfunction。 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,hig

14、hly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,arous

15、edmuchobjectionamongthestudents. 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.Someinvestorshavethefeelingthatreal

16、estatemanagesitself. 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 ManagementThelevelofmanagementapropertyneedsincreaseswiththelevelofservicesandwiththefrequencyt

17、hattenantsturnover.Someexamplesofdifferentmanagerialresponsibilitiesandproblemsfollow,organizedbytypeofspace. Totheextentthatpropertymanagementinvolvestenantrelations,residentialpropertiespresentthegreatestchallenge.Thespaceleasedbytheresidentialtenantis“home”,wherethetenantandotherfamilymembersspen

18、dasubstantialamountoftheirfreetimeandtherentforwhichmayrepresentthetenantslargestsinglefinancialobligation.Consequently,theresidentialtenantexpectsawell-runproperty,withservicesandutilitiesavailableaspromisedatrentskeptaslowaspossible(amongotherreasons,becauseresidentialrentalsarenottaxdeductibleasa

19、rebusinessrentals).Ontheothersideofthecoin,oneortwobadtenantsinaprojectcanbeacontinuingsourceofvexationtothepropertymanagerandtotheothertenants. Therelativelyshorttermofaresidentialleasemeansthatthepropertymanagerisundercontinual pressuretomaintainahighrenewalrateinordertoavoidvacatedunitsthatmustbe

20、repainted,repaired,andre-leasedinasshortatimeaspossible.Apropertythatistheoreticallyfullyrentedmay,nevertheless,loseasubstantialamountofrentalincomeifturnoverisveryhighandmorethanafewweekselapsebeforeeachnewtenantmovesin. Amongthetypesofresidentialpropertiesare(1)apartments,(2)condominiumsandcoopera

21、tives,and(3)single-familyhomes.Thepersonalrelationshipbetweenmangerandtenantcanbecrucialtomaintaininghighoccupancy.Turnoveroftenantsresultsinhigheroperatingexpensesandlowerrentalscollected.Askingfairrentsandrespondingtotenantsneeds(e.g.,maintenanceandrepairs)areoftenthemostimportantvariablesinsucces

22、sfulapartmentmanagement. Theleastinvolvedhomes.Theownermayhavemovedrentalofsingle-familyhomes.Theownermayhavemovedawayforbusinessorotherreasonswiththeintentionofreturningatalaterdatetooccupythehouseormaybeholdingthepropertyasaninvestment.Ineithercase,theownerretainsalocalagenttocollectrent,payreales

23、tatetaxesanddebtservice,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 a

24、rguefor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.wherethetenantandotherfamilymembersspendasubstantialamountoftheirf

25、reetimeandtherentorwhichmayrepresentthetenantslargestsinglefinancialobligation. 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

26、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.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

27、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：Office Building ManagementThepropertymanagerofanofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialproperties.Forexample,theofficebuildingtenantisverymuchawareofpayingarentratemeasuredbythesquarefoot,andsothemeasurementofspacebecomesanimportantconsideration.Onefrequentlyusedmeasureisrentableareaorrentablespace.Themanagermustunderstandhowtocomputeit.Forexample,arethebathroomsandhallwaysanadded“loadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas?Doesthemanagermeasure