物业管理英语{dy}讲:Property Management
2010-07-07 20:45:19
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Property management is the process of overseeing the operation and maintenance
of real property to achieve the objectives of the property owner. Sometimes
owners manage their own property, particularly small properties and particularly
when they themselves occupy part of the space. But for larger properties
or those whose owners live at a distance, management is usually performed
by a paid property manager, either an individual buildings on long-term
leases, where tenants maintain the building, pay the taxes and insurance,
and mail the owner a check each month. But most residential, office, retail,
and many industrial properties offer services along with the space over
time.
Property management has long been an underrated function in the real estate
industry. The need for professional management did not become apparent
until the depression of the 1930s, when numerous foreclosures revealed
a pattern of management deficiencies. This oversight might seem strange,
since running a large commercial or residential project in which hundreds
or thousands of people reside or work is a highly challenging task, calling
for training, good judgment, variety of technical skills. Traditionally,
however, emphasis in the real estate industry has been on the so permanent
elements of the investment-good location, construction, and reasonable
long-term financing-than on the day-to-day operation of the property. It
has sometimes seemed as if a property owner, having made a very large investment
in the permanent structure, assumed that the property would run itself
with a minimum amount of supervision.
This concept of property management has changed substantially in the past
decade. In an era of rising costs, it has dawned on owners that good property
management is the major controllable influence on residual cash flow (i.
e., the number of dollars that end up in the owner’s pocket). It is true
that both rent rates and operating expenses are largely shaped by market
forces beyond the control of any one property owner (witness the very sharp
rise in energy costs in the 1970s). But it is also true that comparable
properties within the same geographic area often show significant variances
in rental income and operating costs. Why? Close inspection often shows
that “above-average” operating expenses and lower than average rent levels
result from inadequate property management.
The classic mistake of the stock and bond investor moving into real estate
involves underestimating the importance of management. Some investors have
the feeling that real estate manages itself.
There is a story about the importance of property management. A San Francisco
real estate broker recently noticed a project that was on the market for
$1 million. He knew how the property had been managed in the past and that
the million dollar valuation was based on a capitalization of historic
income figure. He borrowed money to buy the property, renegotiated certain
leases, and established more efficient operating procedures. In six months
he sold the property for $1.4 million based on the capitalized value of
the new, higher net income. His contribution was management expertise.