(b) Ensure the normal operation of the office building.
(three) the preservation and appreciation of property
(four) should comply with the requirements of the "national property management model building standards and scoring rules".
Content of office building property management
(l) Property management companies sign property service contracts with owners or building owners' committees, clarify the relationship between responsibilities and rights, and formulate owners' conventions or users' conventions.
(2) Formulate the property management plan, and formulate various management systems, service quality standards, property service charging standards, assessment standards for each post, and rewards and punishments measures for office buildings.
(3) According to the owners' or investors' investment intention in this kind of property, a building owners' committee shall be established whether the owners use it for their own use or rent it out for their own use or for their own use, whether one customer or multiple customers occupy an office building, whether it is single use or multi-use.
(4) According to the different standards of the office building and the purposes of each part, write a convention on property management and maintenance, calculate the management share of each part of the building, and let users of all units bear the management fees and expenses of managing special maintenance funds fairly.
(5) According to the characteristics of the office building and the surrounding environment, the property management enterprises make plans and specific implementation plans for striving for a national or provincial, municipal and autonomous region property management demonstration building, and implement them to all departments.
(6) In accordance with relevant regulations, do a good job of taking over and accepting the office building.
(2) leasing and selling marketing services
In order to ensure the high rent and high income of office buildings, property management companies must do a good job in marketing services, such as market research and marketing plan formulation, overall image design, publicity and promotion, guiding leasing customers to inspect properties, contacting customers, negotiating and signing contracts, and helping customers communicate with owners.
(3) Commercial services of office buildings
Office buildings generally have business centers, which are business service organizations established by property management companies to facilitate customers and meet their needs.
1, hardware configuration
The business center of the office building should be equipped with certain modern office equipment, which can be gradually increased according to the increase of service items. The normal use and maintenance of business center equipment is the premise of service guarantee.
2. Service requirements
The customer's evaluation of the service quality of the business center is based on the accurate, thoughtful and fast service. When providing services, business center staff should clearly understand the service items, service hours and service requirements required by customers, explain the charging standards to customers, and complete the service items accurately and quickly.
The service items of the office business center should be set according to the needs of customers, mainly including the following services.
(1) Processing and printing services for all kinds of documents.
(2) Long-distance telephone, fax, telecommunication and Internet services.
(3) Postal services such as mail, parcels and express delivery.
(4) Business consultation and business information inquiry service.
(5) Business talks and meeting arrangement services.
(6) Rental services for computers, televisions, videos, slides and other equipment.
(7) Temporary office rental service.
(8) Translation services.
(9) Newspapers and periodicals serve magazine subscription.
(10) Printing services such as files and business cards.
(1 1) Save and forward faxes, letters, etc. When customers go out.
(12) secretary training.
(d) Office front desk services
In today's office market, whoever can provide better service to customers will have more customers and be invincible in the competition in the office market. The main front desk services of the office building include:
(1) key distribution service.
(2) Information, guidance service and message service.
(3) Goods storage service.
(4) Receiving, sorting and delivering letters and newspapers.
(5) Luggage handling and delivery services.
(6) Taxi reservation service.
(seven) to provide services for arranging tourism activities.
(8) Air ticket booking and confirmation service.
(9) Hotel reservation service in China and around the world.
(10) Booking service for catering and cultural and sports programs.
(1 1) Cultural and recreational activities arrangement and organization services.
(12) foreign currency exchange.
(13) flower purchasing and distribution service.
(14) laundry service.
(15) Purchase of cleaning products.
(16) Other entrusted services.
(five) the maintenance and management of housing construction and ancillary equipment and facilities.
The maintenance of office buildings is basically the same as that of residential, commercial and other types of properties. It is required that the building number and floor have obvious signs to guide the way, and there is no unauthorized construction in violation of the plan. The appearance of the building is in good condition and tidy, ensuring the intact rate, timely maintenance rate and qualified rate of the house, and establishing a return visit system and records.
The property management company should also supervise the second decoration of the office building by the owners and users, inform the owners and users of the prohibited behaviors and precautions in the house decoration, and ensure that the building structure and ancillary facilities and equipment are not damaged.
2 Equipment and facilities use management and maintenance
The office building has advanced equipment, high intelligence and higher requirements for maintenance and management. Therefore, the management and maintenance of equipment and facilities is an important content of office property management. The requirements of National Standards and Scoring Rules for Excellent Buildings in Urban Property Management for construction equipment management are far more than and higher than those of ordinary residential quarters. In order to ensure the normal operation of equipment and prolong the service life of equipment, strict equipment maintenance and overhaul system should be formulated, and daily maintenance and overhaul of equipment should be done well instead of waiting for repair. In addition, equipment managers should implement a 24-hour duty system to deal with sudden operational failures in the shortest possible time.
(six) environmental cleaning and greening services
1. Cleaning service
After reaching the standard, it is necessary to carry out standardized cleaning, formulate perfect cleaning rules, clearly specify the cleaning place, the number and time of cleaning, and have a special person responsible for inspection and supervision. There are garbage bins, garbage bins, garbage transfer stations and other cleaning equipment. Office building cleaning services include the cleaning of public areas, corridors and passages, the regular cleaning of external walls, the cleaning of air-conditioning machine rooms, power distribution rooms and floor power distribution rooms, the cleaning and maintenance of elevators, the cleaning of fire-fighting equipment, the cleaning of water supply, drainage, pump room systems and their equipment, the cleaning of public lighting equipment, the cleaning of public toilets, the cleaning of garbage rooms, and the cleaning of peripheral areas and parking lots of office buildings.
2. Greening and beautifying services
The greening and beautification management inside and outside the office building is also one of the daily work contents of office building property management. Greening and beautifying management is not only the daily work all year round, but also has the characteristics of stages. According to the different varieties, habits, seasons and growth periods of greening, different maintenance priorities should be determined, and different implementation measures should be arranged in time to ensure that green space is not destroyed, trampled or occupied at will.
(7) Safety management services
1, security service
(1) Formulate a comprehensive safety work plan, establish an effective safety system, and eliminate all external factors that endanger or affect the life, property and physical and mental health of the owners and users.
(2) According to the plane layout and total area of the building, the number of buildings, the number of entrances and exits, the number of public facilities, the number of owners and customers, the location and number of fixed security posts and patrol posts shall be provided.
(3) Determine the post and route of public security patrol, combine regular fixed-point and fixed-line patrol with surprise inspection, and pay special attention to entrances and exits, bunkers, warehouses, parking lots (garages), etc.
(4) Establish a 24-hour fixed duty, standing guard and patrol system, and do a good job of succession.
(5) Improve the closed-circuit television monitoring system, install closed-circuit television monitoring in major population areas, elevators, valuables storage areas and accident-prone areas or key parts, and take timely measures in case of abnormality.
2. Fire management
(1) Establish a perfect fire management organization. Establish a three-level fire prevention organization for the general manager, department manager and team leader of the company, and set up corresponding fire prevention responsible persons. Establish a full-time fire brigade mainly composed of security personnel and a voluntary fire brigade composed of personnel from other departments of the property management company, owners and customers.
(2) According to "People's Republic of China (PRC) Fire Protection Regulations", formulate a fire prevention system, clarify the responsibilities of those responsible for fire prevention, and formulate fire prevention measures to prevent fire accidents from happening in the system. Fire prevention responsibilities are divided into owners and customers, and each owner and customer undertakes fire prevention responsibilities within the scope of their property.
(3) Fire prevention publicity. The form of publicity is fire rotation training. Use slogans or signs to publicize and distribute fire prevention instructions (fire prevention manuals). The publicity content includes fire protection working principles, fire protection laws and regulations and fire protection instructions. Organize regular fire drills. Mobilize everyone to eliminate the signs and hidden dangers of fire in time.
(4) Equipped with necessary fire fighting equipment and facilities, and set up fire fighting management files.
(5) Organize regular fire inspection, and issue a fire rectification notice according to the detected fire hazards, and make rectification within a time limit.
(6) Formulate the fire extinguishing scheme and key parts protection scheme, and define the fire emergency evacuation procedures. Prepare for evacuation, giving priority to personnel evacuation, followed by transferring dangerous goods and rescuing valuable property.
3. Vehicle access and parking services
Mainly to do a good job in the management of all aspects of the parking lot (garage), strengthen the guidance service of vehicle access and parking, timely divert traffic, make the vehicles in and out of the office building orderly, and ensure the safety of vehicles and pedestrians.
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Provincial Office Building (District) Property Management Service Content and Charge Reference Standard
Serial number, project and service content, service standard and charging standard
(yuan/month/square meter) Remarks
1. Housing and maintenance management 1. Ensure the integrity and normal use of buildings in the office building (area).
2. Complete all maintenance tasks in time, and the qualified rate of maintenance is 100%, and the general maintenance tasks do not exceed 24 hours, and establish a return visit record. The construction area is 0.30-0.60 yuan, including office buildings and ancillary buildings, the same below.
In order to keep the office building (area) intact, the property management unit completes the relevant maintenance tasks in time and does a good job in housing maintenance and management.
Operation and maintenance of water supply and drainage equipment 1. Establish a normal water supply management system to ensure that the water quality meets the national standards and prevent running, running, dripping and leaking. Daily cleaning and disinfection of pipes and equipment in water supply system.
2. Regularly clean, maintain and remove the dirt in the drainage pipe to ensure the unobstructed indoor and outdoor drainage system.
3, timely find and solve the fault, zero maintenance qualified rate 100%, troubleshooting overnight, do a good job of water saving. 0.30-0.50 yuan
Daily maintenance shall be carried out for the normal operation of indoor and outdoor water supply and drainage systems and facilities such as pumps, water tanks, pneumatic water supply devices, water treatment equipment, fire hydrants, pipes, fittings, valves, water nozzles, sanitary ware, drainage pipes, ventilation pipes, dredging and water sealing equipment, outdoor drainage pipes and their ancillary structures in the office building (area).
The management and maintenance fee for tertiary power supply equipment is 0.40-0.80 yuan.
Daily management and maintenance of high and low voltage electrical equipment, wires and cables, electrical lighting devices and other equipment in the power supply system of office buildings (communities). 1. Conduct regular inspection, maintenance and key inspection of electrical equipment and instruments within the power supply scope, and establish equipment files, account books and maintenance records to ensure safe, reasonable and economical power consumption.
2. Establish strict distribution operation system, electrical maintenance system and distribution room management system, and power supply and maintenance personnel must hold relevant certificates.
3. Establish a 24-hour duty system for operation and maintenance, and troubleshoot in time. Zero maintenance qualification rate 100%.
4, strengthen the daily maintenance, public * * * used lighting, indicating lamps and lanterns lines and switches should be guaranteed in good condition, to ensure the safety of electricity.
5. Manage and maintain the lightning protection facilities and lighting facilities of office buildings (districts).
Elevator operation and maintenance 1. Establish elevator operation management, equipment management and safety management system. The elevator runs according to the specified time, the safety facilities and ancillary facilities are in good condition, and the car and shaft are kept clean.
2, strictly implement the relevant national elevator management regulations and safety regulations, elevator license, annual inspection certificate, maintenance contract is complete, regular maintenance.
3, elevator failure, maintenance personnel should arrive at the scene within 20 minutes after receiving the repair service, troubleshooting in time. Below 8 floors (including 8 floors)
800 yuan/Month/Ladder
Add 10-20 yuan to each floor above 8 floors.
Elevator operation management and daily operation management and maintenance of elevator machine room equipment, shaft system and car equipment.
Operation and maintenance of air conditioning system 1. Establish air-conditioning operation management system and safe operation procedures to ensure the safe operation and normal use of air-conditioning system, and there is no excessive noise and serious leakage during operation.
2, regular maintenance of air conditioning equipment, to ensure that air conditioning equipment and facilities in good condition.
3. After the air conditioning system fails, the maintenance personnel should arrive at the scene in time for maintenance and make records. Zero maintenance qualification rate 100%. Other types of air conditioning equipment maintenance 0.30-0.50 yuan, service content, quality and charging standards are determined through consultation according to the situation of the unit.
Operation management of central air conditioning system and daily maintenance of water chillers, pumps, fan coils, heat exchangers, piping systems, various valves, gas gathering devices, various tuyeres, automatic control systems and other equipment.
Fire control system maintenance 1, strictly enforce fire control laws and regulations, establish fire control safety management system, do a good job in fire control management, and ensure that the whole system is in good condition.
2, regular inspection and maintenance of fire fighting equipment, maintenance quality meet the requirements of fire control, ensure the system opening rate and intact rate.
3. Check the fire-fighting equipment regularly once a month, and increase the number of inspections on major festivals. In case of failure, maintenance personnel should be present in time.
4, often organize volunteer firefighters training and exercises.
5. Ensure that the whole fire protection system has passed the annual fire inspection of the fire department and obtained the annual inspection certificate. 0. 10-0.30 yuan
Automatic fire alarm system; Automatic sprinkler system; Indoor fire hydrant; Smoke exhaust and smoke control system; Safe evacuation and emergency system; Fire door system; Daily management and maintenance of carbon dioxide fire extinguishing system.
Seven environmental sanitation management 1, establish and implement the environmental sanitation management system, with complete sanitation facilities.
2, the implementation of standardized cleaning, the specialist is responsible for the inspection and supervision of stairs, handrails, halls, corridors, elevators, pantries, basements, roofs, internal and external walls, parking lots (garages), roads, etc. , all public * * * areas should be kept clean, no debris piled up, no garbage and stains, and the bathroom should be clean and free of peculiar smell.
Office buildings (residential areas), public places and the surrounding environment are regularly disinfected. Garbage should be removed with fashion bags to ensure the cleanliness of office buildings (areas) and sanitary contracting areas. 0.40-0.60 yuan
Daily cleaning and maintenance of stairs, halls, corridors, roofs, elevator rooms, bathrooms, tea rooms, public venues, external walls of buildings and other public venues, garbage and other waste cleaning and septic tank cleaning, etc.
Eight in addition to the "four pests" management and sanitation and disinfection 1, comprehensive measures should be taken to eliminate rats. The rat density measured by powder trace method should not exceed 5%, the rat trap method should not exceed 1%, and the room with positive rat trace should not exceed 2%.
2. Strictly control the breeding ground of indoor flies. Offices, halls, corridors, restaurants, kitchens, garages and indoor public places should be basically free of flies.
3. Take comprehensive measures to kill cockroaches, the indoor cockroach invasion rate shall not exceed 5%, and the number of indoor adults with cockroaches shall not exceed 5; There are no more than 2% rooms with cockroach eggs and pods, and the average number of eggs and pods is no more than 2.
4, strictly control indoor and outdoor mosquito breeding, and gradually achieve the number of mosquitoes in the mosquito room shall not exceed 3.
5, in chemical prevention and control, pay attention to scientific and rational use of drugs, do not use drugs banned by the state. 0. 10-0.40 yuan/time/square meter, in addition to the "four pests" and sanitation and disinfection work, the service content, requirements and charging standards can be determined through consultation with the epidemic prevention and relevant departments according to the specific conditions of the unit. Disinfection is calculated according to the actual area, and the medicine fee is calculated separately.
Rats, mosquitoes, flies and cockroaches meet the standards set by the National Patriotic Health Association. Disinfect scientifically and effectively.
9. Greening management 1, reasonable plant configuration, sufficient green space and no exposed land.
2, flowers and trees grow normally, pruning in time, no dead branches and pests.
3, the implementation of green space management and maintenance measures, no damage, trampling and random occupation phenomenon. 0.20-0.40 yuan office building (residential area) flower placement and maintenance, holiday decoration and other beautification services, according to the requirements of the competent authorities, service content and charging standards shall be determined by both parties through consultation.
Daily maintenance and management of trees, flowers and green space in the office building (community) and the designated area in front of the door.
10. Communication, security and order management 1. Establish management systems for communication, safety, vehicles, roads and public order of office buildings (districts), and earnestly implement them to ensure normal working environment and the safety of office buildings (districts).
2, strict verification, registration, put an end to other personnel to enter the office building (area), the environment is orderly.
3. Maintain and ensure the normal operation of alarm and monitoring equipment such as anti-theft and fire prevention, monitor the public security situation in the office area for 24 hours, do a good job in safety prevention and daily patrol, find and deal with all kinds of hidden dangers in time, and deal with emergencies quickly and effectively.
4. The roads are clear and all kinds of vehicles are parked in an orderly manner. 0.40-0.70 yuan
Office building (district) declaration, license inspection, registration, etc. ; Operation management of anti-theft alarm monitoring equipment. Road traffic management, such as guarding, guarding and patrolling, maintaining public order, handling emergencies such as public security, and parking management of motor vehicles and non-motor vehicles.
XI conference services 1. Establish conference room management system, formulate conference service regulations and conscientiously implement them.
2. Do a good job in the audio service of the conference room, ensure the supply of boiled water and renew it regularly, and keep the room clean and tidy. 1 yuan/half a day/square meter for VIP reception rooms, multi-function halls, auditoriums and other places. The service content, quality and charging standards shall be determined through consultation according to the unit's situation.
Conference audio security, boiling water supply, cleaning and other services.
12. proxy service 1. According to the requirements entrusted by the authorities, ensure the timely and accurate subscription of newspapers and periodicals, the distribution of newspapers, mails and remittances, and complete the task of collecting and remitting on time.
2. According to the relevant regulations and standards, accurately calculate the fees and payments, and all kinds of charging vouchers are complete. Total amount 1%
Entrusted by the authorities, it is responsible for the collection and payment of public payment services such as newspaper subscription, mail delivery, rent, telephone, water, electricity and gas.
Thirteen other projects
Management, maintenance and special services of alarm monitoring equipment, building automation equipment, communication equipment, satellite receiving equipment and network equipment in office buildings (communities). According to the spirit of "Guiding Opinions on Property Management Service Charges for Office Buildings (Districts) of Jiangsu Province" and the relevant provisions of the state, province and city, it is determined by various departments through consultation.
Fourteen social affairs of managing enterprises.
The office building (residential area) property management service department contracted by social property management enterprises shall be selected and hired through bidding, and the content, quality and price of property management services shall be determined by both parties according to market adjustment.