物业管理英语课程PropertyManagement.doc

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1、物业管理英语课程PropertyManagement物业管理英语课程PropertyManagement 物业管理英语第一讲：PropertyManagement Propertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthepropertyowner.Sometimesownersmanagetheirownproperty,particularlysmallpropertiesandparticularlywhentheythemsel

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

3、manyindustrialpropertiesofferservicesalongwiththespaceovertime. Propertymanagementhaslongbeenanunderratedfunctionintherealestateindustry.Theneedforprofessionalmanagementdidnotbeeapparentuntilthedepressionofthe1930s,whennumerousforeclosuresrevealedapatternofmanagementdeficiencies.Thisoversightmightse

4、emstrange,sincerunningalargemercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask,callingfortraining,goodjudgment,varietyoftechnicalskills.Traditionally,however,emphasisintherealestateindustryhasbeenonthesopermanentelementsoftheinvestment-goodlocation,cons

5、truction,andreasonablelong-termfinancing-thanontheday-to-dayoperationoftheproperty.Ithassometimesseemedasifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumedthatthepropertywouldrunitselfwithaminimumamountofsupervision. Thisconceptofpropertymanagementhaschangedsubstantiallyi

6、nthepastdecade.Inaneraofrisingcosts,ithasdawnedonownersthatgoodpropertymanagementisthemajorcontrollableinfluenceonresidualcashflow(i.e.,thenumberofdollarsthatendupintheownerspocket).Itistruethatbothrentratesandoperatingexpensesarelargelyshapedbymarketforcesbeyondthecontrolofanyonepropertyowner(witne

7、sstheverysharpriseinenergycostsinthe1970s).Butitisalsotruethatparablepropertieswithinthesamegeographicareaoftenshowsignificantvariancesinrentalineandoperatingcosts.Why?Closeinspectionoftenshowsthat“above-average”operatingexpensesandlowerthanaveragerentlevelsresultfrominadequatepropertymanagement. Th

8、eclassicmistakeofthestockandbondinvestormovingintorealestateinvolvesunderestimatingtheimportanceofmanagement.Someinvestorshavethefeelingthatrealestatemanagesitself. Thereisastoryabouttheimportanceofpropertymanagement.ASanFranciscorealestatebrokerrecentlynoticedaprojectthatwasonthemarketfor$1million.

9、Heknewhowthepropertyhadbeenmanagedinthepastandthatthemilliondollarvaluationwasbasedonacapitalizationofhistoricinefigure.Heborrowedmoneytobuytheproperty,renegotiatedcertainleases,andestablishedmoreefficientoperatingprocedures.Insixmonthshesoldthepropertyfor$1.4millionbasedonthecapitalizedvalueofthene

10、w,higherine.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.Propertymanagementistheprocessofoverseeingtheoperationandmaintenance ofrealpropertytoachieve

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,managementisusuallyperformed byapaidpropertymanager,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apaidproperty manager的同位语作进一步的解释。 3.thereareexceptionsbuildingswheretenantsmaintainthebuilding onalong-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.Propertymanagementhaslongbeenanunderratedf

13、unction。 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.sincerunningalargemercialorresidentialprojectinwhichhundreds orthousandsofpeopleresideorworkisahighlychallengingtask。 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challeng

14、ing,意为“非常地”。 ahighlychallengingtask意为“非常具有挑战性的任务”。 7.asifapropertyowner,havingmadeaverylargeinvestmentinthe permanentstructure,assumed 在此句中havingmadeaverylargeinvestmentinthepermanentstructure作后置定语修饰a propertyowner。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,arousedmuchobjecti

15、onamong thestudents. 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.Someinvestorshavethefeelingthatrealestatemanage

16、sitself. 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：PropertiesRequiringManagement Thelevelofmanagementapropertyneedsincreaseswiththelevelofservices andwiththefrequencythattenantsturnov

17、er.Someexlesofddifferent managerialresponsibilitiesandproblemsfollow,organizedbytypeofspace. Totheextentthatpropertymanagementinvolvestenantrelations,residential propertiespresentthegreatestchallenge.Thespaceleasedbytheresidential tenantis“home”,wherethetenantandotherfamilymembersspendasubstantial a

18、mountoftheirfreetimeandtherentforwhichmayrepresentthetenants largestsinglefinancialobligation.Consequently,theresidentialtenant expectsawell-runproperty,withservicesandutilitiesavailableaspromised atrentskeptaslowaspossible(amongotherreasons,becauseresidential rentalsarenottaxdeductibleasarebusiness

19、rentals).Ontheotherside ofthecoin,oneortwobadtenantsinaprojectcanbeacontinuingsource ofvexationtothepropertymanagerandtotheothertenants. Therelativelyshorttermofaresidentialleasemeansthattheproperty managerisundercontinualpressuretomaintainahighrenewalratein ordertoavoidvacatedunitsthatmustberepaint

20、ed,repaired,andre-leased inasshortatimeaspossible.Apropertythatistheoreticallyfully rentedmay,nevertheless,loseasubstantialamountofrentalineif turnoverisveryhighandmorethanafewweekselapsebeforeeachnew tenantmovesin. Amongthetypesofresidentialpropertiesare(1)apartments,(2)condominiums andcooperatives

21、,and(3)single-familyhomes. Thepersonalrelationshipbetweenmangerandtenantcanbecrucialtomaintaining highoccupancy.Turnoveroftenantsresultsinhigheroperatingexpenses andlowerrentalscollected.Askingfairrentsandrespondingtotenants needs(e.g.,maintenanceandrepairs)areoftenthemostimportantvariables insucces

22、sfulapartmentmanagement. Theleastinvolvedhomes.Theownermayhavemovedrentalofsingle-family homes.Theownermayhavemovedawayforbusinessorotherreasonswith theintentionofreturningatalaterdatetooccupythehouseormaybe holdingthepropertyasaninvestments.Ineithercase,theownerretains alocalagenttocollectrent,payr

23、ealestatetaxesanddebtservice, andhandleanyproblemsthatmayarise.Thistypeofmanagementisfrequently performedbyrealestatebrokers,whochargeafeeequaltoapercentage ofeachmonthsrent. 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

24、处理 arguefor赞成 holddown压低控制 Notes: 1.withthelevelofservicesandwiththefrequencythattenantsturn over. 此句中两个with引导两个伴随状语意为“随着”。例如： Theairpressurevarieswiththeheight,andthewaterpressure,with thedepth.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.wherethetenantandotherfamilymembersspendasubstantialamount ofth

25、eirfreetimeandtherentorwhichmayrepresentthetenantslargest singlefinancialobligation. 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

26、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.becauseresidentialrentalsarenottaxdeductibleasarebusiness rentals 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：OfficeBuildingManagement Thepropertymanagerofanofficebuildingmustbefamiliarwithmoreplex leaseprovisionsthanthoseusedforresidentialproperties.Forexle, theofficebuildingtenantisverymuchawareofpayingarentratemeasured bythesquarefoot,andsothemeasurementofspacebeesanimport

28、ant consideration.Onefrequentlyusedmeasureisrentableareaorrentable space.Themanagermustunderstandhowtoputeit.Forexle,are thebathroomsandhallwaysanadded“loadfactor”,withthetenantpaying forherindividualspaceplusher“share”ofthesemonareas?Doesthe managermeasureatenantsspacetotheinsidewall,theoutsidewall

29、, orthecenterofthewall?Inaddition,escalationandcost-of-living-clauses aremoninofficebuildingsandfrequentlyarenegotiatedwitheach individualtenant.Theanswersareintheleases.Thepropertymanager mustbeenoughofalawyertoreadthem,enoughofanengineertobesure theservices(e.g.,elevators)workaspromised,enoughofam

30、arketer toselltothetenantonthequalityoftheservicesheprovides,andenough ofafinancialaccountanttoreportitaltotheowner. Whenleasingspace,thepropertymanagershouldbearinmindthatthevalue ofanofficebuildingisdirectlyrelatedtothreeinterlockingelements: (1)theratepersquarefoot,(2)thequalityothetenancies,and(

31、3) thelengthoftheleases.Thehighertherentalrate,thehigherthegross ine.Themorecreditworthythetenant,themoreassuredtheownermay bethatrentswillbepaid.Finally,thelongertheleaseterm,thelower theriskofvacanciesandturnoverproblemsinthefuture.Withlonger termleases,itismoreimportanttohaveappropriateescalation

32、clauses orexpensepass-throughprovisions,fortheopportunitiestoincreasebase renttocoverincreasedoperatingcostsarelessfrequent. Inofficebuildingmanagement,serviceisparticularlyimportant.Theproperty managerisresponsibleformakingsurethepremisesarekeptcleanand secure,thatelevatorrunreliably,thatutilitiesw

33、ork,andthatthestructure looks(andis)wellmaintained.Tomanyofficetenants,theamountofrent issecondarytotheefficientprovisionoftheseservices. Todayslargerbuildingsaregetting“smarter”.Theyhaveputerized controlstohandleheatingandairconditioningloadstominimizeenergy consumption.Elevatorsareprogrammedtomeet

34、peakloads.Thefiresystem istiedtothepublic-addresswarningsystem,sprinklers,andairpressure. Infraredsensorsmayturnlightsonandoffastheysensepeopleentering andleavingrooms.Telemunicationsusingfiberopticscancreatedata highwaysbetweendistantlocationseitherinconcertwithpublictelephone systemsorindependentl

35、y.Telemunicationsoptionsareexpensiveand canbecost-justifiedonlywhenoperatingmanagementhelpstenantsensure theirfullutilization. UsefulExpressions befamiliarwith熟悉 beawareof知道,了解 bearinmind牢记记住 makesure确信保证 besecondaryto居于其次从属于 turnon开（灯电视收音机等） inconcertwith一致；(与)共同协力 Notes 1.Thepropertymanagerofanoff

36、icebuildingmustbefamiliarwithmore plexleaseprovisionsthanthoseusedforresidentialproperties. 此句中有一个比较结构moreplexleaseprovisionsthanthoseusedforresidential propertiesthose在此代替前文所提到的leaseprovisions,过去分词短语usedforresidential properties修饰those,作它的定语。 2.arentratemeasuredbythesquarefoot. 过去分词短语measuredbythes

37、quarefoot作rate的定语介词by用在表单位的名词之间意为“以计量依据”表单位的名词前通常加定冠词the。例如： Isthisclothsoldbythemeter?这块布是按米计价出售的吗？ 3.anadded“loadfactor”,withthetenantpayingforherindividualspace plusher“share”ofthesemonareas. Anadded“loadfactor”意为“增加的负担因素”。 在此句中“with+名词+分词”是一个固定的结构常常作方式伴随状语。例如： Thesoldierheadedforthevillagewithag

38、roupofchildrenrunningafter him. her“share”ofthesemonareas意为“公共面积均摊”。 4.Thepropertymanagermustbeenoughofalawyertoreadthem,enough ofanengineer,enoughofamarketer。 此句中四次重复enoughof+名词构成平行结构达到强调的效果。Enough在此修饰of+名词其后所跟的不定式短语作lawyer, engineer,marketer,accountant的定语。 5.threeinterlockingelements相互作用的三个因素 6.Th

39、ehighertherentalrate,thehigherthegrossine.租金越高毛收入就越高。 此句是一个比较级结构比较表语但此句中省略了谓语动词is。Thegrossine意为“毛收入”。 此句的句型为“the+比较级the+比较级”即“themorethemore”意为“越越”。例如： Themore,thebetter.越多越好。 Thesmallerthehouseis,thelessitwillcostustoheat.房屋越小花在取暖上的开支就越少。 7.themoreassuredtheownermaybethatrentswillbepaid. 在此句中assure

40、d是形容词正常语序为“theownermaybemoreassured”,其后由that引导的从句是表语从句。此句可译为：业主可能更加确信租金会予以支付。 8.fortheopportunitiestoarelessfrequent. 此句中for作连词意为“因为由于”由for连接的句子放在主句之后。例如： Icaughtacold,forIhadbeenwalkingaroundintherain. 9.thepremisesarekeptcleanandsecure. Cleanandsecure在此句中作主语补足语该句可译为：保持物业区内的整洁和安全。 10.Thepropertyman

41、agerisresponsibleformakingsure,thatelevators runreliably,thatutilitieswork,andthatthestructurelooks(andis) wellmaintained. 在此句中makingsure后归跟四个宾语从句除第一个宾语从句以外其余三个均由连词that引导。 11.tomeetpeakloads满足高峰负荷 12.Telemunicationsusingfiberopticscancreatedatahighwaysbetween distantlocations 分词短语usingfiberoptics作telemunications的定语意为“使用光纤电缆的电信”。Datahighways意为“信息高速公路”。 物业管理英语第四讲：TheManagementofDifferentTypesof Properties Retailplexes Forlargeretailplexesandparticularlyforshoppingcenters,petent prope