The three "five" management mode of the operating property project?

1. Five types of management modes: discretionary management, assistance in management, consultant management, investment and participation in management and franchising.

2. Five professional services: pre-preparation, enterprise diagnosis, consulting, staff training, marketing, leasing and sales agents.

3. Five kinds of special services: decoration and decoration design and construction supervision (decoration), public **** order maintenance (security), cleanliness and hygiene (cleaning), landscape and greening maintenance (greening), the daily operation and maintenance of public parts and utilities (engineering).

In the specific work, depending on the situation or based on customer demand, the above three "five" management mode, you can choose a single way, you can also synthesize a variety of ways, mixed interspersed.

Second, five types of management mode introduction

1. Property management enterprises and property project developers (or owners) signed a contract of entrusted management, with the entire establishment of the way out, assigned to the project general manager as the head of the work team, on behalf of the developer (or owners) to fully exercise the project management responsibilities, in accordance with the management mode of the property management enterprises on the entrusted project for professional management, so that it is normal operation, to achieve good economic and social benefits, so that the value of property preservation Value-added. The term of the contract is generally 1 to 5 years.

2. Assistance in management. Property management enterprises and property project developers (or owners) signed a contract to assist in the management, assigning the executive general manager (or executive deputy general manager) and the heads of the relevant departments to form a work team to assist the developer (or owner) to implement the management mode of the property management enterprise, so that the assisted management of the project in accordance with the professional standards of normal operation. The property management enterprise assigns the work team to be responsible for the daily operation and management and service work of the assisted project, which can obtain good economic and social benefits. The contract period is generally 1 to 3 years.

3. Consultant management. Property management companies and property project developers (or owners) signed a consultant management contract, according to the specific requirements of the project, the appointment of professional consultants, consultants on specific issues, such as: property project hardware and facilities renovation, renovation and design, financial management, service specifications, marketing planning and other consultant management. The contract period is generally 1 to 3 years.

4. Investment participation management. For operating property projects with certain investment value, with the help of the property management company's own investment function, through the property right to obtain the right to operate. According to the scale, location, product positioning, business format and other comprehensive conditions of the operation property projects under construction, preparation, and has been built, depending on the circumstances of the investment and participation in cooperation, and send a management team to implement the management. The contract period is generally more than 10 years.

5. Franchising. Property management enterprises to choose the location, scale, facilities and equipment basically in line with the property management enterprise's own requirements of hotels, office buildings and resorts, serviced apartments and other operational property projects, in accordance with the property management enterprise's management mode of training and guidance to meet the quality standards of the property management enterprise, the property management enterprise to authorize the use of its own brand to carry out business activities. According to the franchise agreement, the property management enterprise regularly sends supervisors to inspect the quality of the franchised properties to ensure the quality of the products and brands of the franchised properties. This model should be in the property management enterprise brand formation before you can promote the use of the contract period is generally more than 3 years.

Three, five professional services

1. Property management companies and property project developers (or owners) to sign the pre-preparation (or intervention) management contract, within a certain period of time, according to the property project developers (or owners), the requirements of the assignment of professional management personnel and engineers to undertake the project's site selection, to determine the concept of the design, the concept of the floor plan, the architectural theme, as well as grasp of the architectural and cultural content of the design demonstration, the requirements of the construction, equipment configuration, staff recruitment, training, sales planning, planning and management of the project. Recruitment, training, sales planning, organizing the opening, moving in and taking over the building and the preparation of business plans and operating budgets and other responsibilities. The contract period is generally 1 to 2 years.

2. Enterprise diagnosis. Property management companies according to the needs of customers to undertake external business management diagnostic services, business management diagnostics follow the objectivity, systematic, efficiency, two-way, stage principle, for enterprises in the business management process exposed problems, scientific and systematic analysis and research, market research and customer satisfaction survey, to determine the nature of the problem, the cause and the main and secondary, to help enterprises seek to solve the problem countermeasures, provide detailed diagnostic services. We help enterprises seek countermeasures to solve problems and provide detailed diagnostic reports to improve the work of enterprises in all aspects. The duration of the contract may depend on the customer's needs.

3. Consulting. Property management companies according to the requirements of the project developer (or owner) and its signing of the consultancy contract, the appointment of professional consultants or team, on the property project specific operation, management and other issues and other business, such as property projects in the planning and construction of the feasibility report; property projects in the engineering design, construction and internal decoration of the consulting and technical support; property projects, the opening of the occupancy of the preparatory guidance; We also provide professional consultancy and guidance on marketing and branding of business projects (hotels, office buildings, commercial buildings, clubhouses and serviced apartments, etc.), as well as recruitment, training and team building. The contract period is generally 1 to 3 years.

4. Staff training. Property management companies and property project developers (or owners) signed a training agreement, according to the actual situation of the property project, from the management to the staff level to implement training, phased, step-by-step, targeted to provide a full range of multi-level special training courses. Through the training, the trainees will understand and master the basic knowledge of property operation, management and service, and use new market-oriented management concepts, service standards and professionalism to comprehensively improve the operation and management level of the property project and the level of daily service, and to shape the image of the enterprise. The duration of the contract may depend on the customer's needs.

5. Marketing rental and sales agency. Property management companies with sales qualifications, based on their own or with partners to establish a strategic alliance formed by the marketing network and customer resources, at home and around the world for other customers to provide market research, product planning, housing sales, hotels and resorts, booking, clubs, chain management, office buildings, commercial and apartment leasing and sales agency services.

Four, five kinds of special services

Decoration and decoration design and construction supervision (decoration), public **** order maintenance (security), cleaning and sanitation (janitorial), park landscape and greening maintenance (greening), public parts of the daily operation and maintenance of public facilities (engineering). Some of these five special services need to have the appropriate qualifications, the practice can be based on the needs of customers to choose one or more special services, but also with the relevant management or professional services mode at the same time to provide customers with a choice, similar to the menu model.

Fifth, operating property risk prevention

1. Current property management companies in cooperation with developers (or owners), the basic use of the above three "five" management model, both the choice of a single type, but also will be the five types of management, five professional services and special services in part of the The author is of the view that, from a risk perspective, the five types of management should be considered. From the perspective of risk, the author believes that in general it is not appropriate to take the contractual management and incidental guarantees of the nature of the management mode, the specific circumstances can be negotiated separately.

2. The cooperative enterprise (developer or owner) should have independent legal personality, necessary economic strength and operating resources, reliable credit, no huge debts and non-performing assets.

3. The property relationship of the property project is clear, and the use of land and property is legal.

4. The property project should be located in Beijing or other provinces, downtown cities or famous tourist areas, business districts, residential areas, moderate location, convenient transportation, a certain source of market or potential consumer objects and groups.

5. Operating property projects to form a certain scale, in order to be profitable. The number of hotels, resorts and apartments should be no less than 80 rooms per set, there should be appropriate ancillary service facilities, star standards for a minimum of three-star national star rating standard hotel standards; office buildings should be more than 10,000 square meters of floor space; commercial projects should be more than 10,000 square meters of floor space, and to be in the bustling business district or a large residential community; clubs should be more than 3,000 square meters of floor space projects, functional layout should be reasonable; franchised property projects to form a certain scale to be profitable. or more, and the functional layout should be reasonable; franchised property projects should meet the brand requirements of the property management enterprise.

6. The enterprise voluntarily accepts the management system of the property management enterprise, agrees with the enterprise's culture, business philosophy and management standards, and implements the management mode of the property management enterprise.

Some of Sino-Ocean Property's explorations in the three "five" management modes

1. Expanding professional services and developing the housing brokerage market. The predecessor of Sino-Ocean Land was a real estate brokerage company. After obtaining the qualification of property management in 2000, the company made full use of the gradually expanding property management resources to establish a housing brokerage center independent of the property management business, and through the five-year franchise cooperation with the world's largest real estate intermediary organization, 21st Century Real Estate, it accumulated market experience and cultivated a strong market share. We have accumulated market experience and developed a professional team. We have set up Sino-Ocean Property Housing Brokerage Centers in each residential district, relying on property management resources and professional services, and relying on the trust of our customers, we have won the majority of the market share of housing leasing in the district under our management, and have gradually become an extension of our property services, and have become an important channel to win customer satisfaction.

2. Identify the positioning, the implementation of specialized management mode, the creation of community business service clubs. There are generally four types of clubs: business-type clubs, travel and leisure clubs, professional clubs and community clubs. Sino-Ocean Property Management has positioned the clubhouse in the district under its management as an open clubhouse for community service operation. Clubhouse operation is first to meet the needs of the majority of owners in the community, positioning for customer groups, and advocate the "hotel-style" service concept; second is to expand business channels, the introduction of new business projects to increase the need for owners, to achieve a win-win situation for the operator, customers and merchants; third, pay close attention to the internal management, the leading cost, in particular, to grasp the clubhouse! Third, pay close attention to internal management, cost leadership, especially to grasp the club this "tiger" energy consumption. Anything done well may create a miracle. In the case of the majority of community clubs in Beijing are losing money, Sino-Ocean property is responsible for the operation of several clubs have realized a profit, which can be said to have created a miracle.

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