I. Pre-intervention
1, the property management company in the developer's planning and design of the project should be put forward what advice?
Answer: a real estate project launched not only to consider a variety of external conditions favorable to the sale, but also to consider the corresponding configuration and facilities of the property management of the easy and low maintenance expenditure costs, so the property management aspects of the property design (description) should put forward the following suggestions:
(1) to consider the commercial and property management rooms reserved (including management office, staff dormitory cafeteria, staff owners recreational activities) Dormitory cafeteria, staff owners recreation room, security booths, garbage collection station, material storage, cleaner's tool room, etc.).
(2) Supporting facilities and equipment, piping configuration and wiring should be reasonable, including reserving air-conditioning installation location and air-conditioning drip pipe.
(3) Designed to minimize the convex edge of the outer wall, especially the high altitude position may not be on the platform, bar columns and other unfavorable cleaning.
(4) high-rise buildings and large neighborhoods should be considered a reasonable allocation of clean hallways and green watering must be water pipe connections and sinks.
(5) water, electricity, gas meter set to take into account the need for meter reading to the household, as far as possible to focus on the first floor.
(6) newspaper boxes should also be set up to take into account the need for postal services on the first floor (placed on the first floor above the first floor of the elevated floor, the post and telecommunications department will add a service charge), and the specifications of the newspaper boxes and locks to meet the requirements, but also can be considered at the same time to deliver the milk storage.
(7) The location and number of cell entrances and exits should be configured reasonably, as little as possible to reduce unnecessary expenses.
(8) the configuration of parking spaces in the district should take into account the average vehicle ratio in Shenzhen households as adequate as possible.
(9) the periphery of the district as much as possible to take into account the needs of closed security management, the design of the iron fence should be anti-climbing and anti-drilling, the daughter wall should also be designed to prevent climbing over.
(10) the green area of the district should take into account the needs of the community assessment.
(11) green belt plant varieties (especially high-grade large property communities) do not design too expensive, too many. In addition to give full consideration to the staggered, seasonal flowers and fragrance, the principle of preparation is generous, reasonable choice of shade and sun-loving plants easy to maintain.
(12) small area signage and architectural vignettes design should also take into account the easy low-cost maintenance.
(13) small areas as far as possible not to configure the hidden safety hazards of the pool (including swimming pools), sandboxes, swings, turntables, high and low levers and other facilities and equipment.
(14) sewage pipe, rainwater pipe through the floor should be considered when the casing, in order to facilitate the replacement of the pipe burst.
(15) most families now use the balcony as a place for laundry, mopping the floor of the water supply and drainage, so the balcony design should be considered a unified takeover with two floor drains (one of which is for the water washer drainage) or owners in the second renovation of the pipeline, the construction of irregularities will lead to a series of problems.
(16) low-priced commercial property owners with window air conditioners, so most of the bedrooms reserved window air conditioning port, reserved air conditioning port can be designed to install window split air conditioning outdoor unit, but also can be placed in the window air conditioning unit, but also to facilitate the future maintenance, plus the removal of snow, etc., in order to avoid generating the old air conditioning port of the end of the myriad of problems and legacy problems (leakage).
(17) the building can be on the platform can be designed as a flower bed, green belt; multi-storey roofs are not on the rooftop design into an easy to maintain the green belt, not only can be insulated but also to make up for the lack of ground green area.
(18) modern family telephone, computer, television and other household appliances capacity, so the wiring design should consider the main, secondary bedroom and the hall should be configured to reserve telephone outlets, broadband network or LAN computer connectivity jacks, TV outlets and home theater ring flex sound interface. In addition, you can even consider visual intercom phone, doorbell configuration in addition to the entrance door, in the restroom can also be configured (so as to avoid embarrassment in the shower, toilet when someone calls to visit.)
(19) the side walls of the building should be considered to pave a certain height of ceramic tile (anti-graffiti, anti-staining).
(20) the building meter box and other wire box box do not use a universal lock should be used special locks, building switch switch should be hidden and not exposed (in order to prevent children and other people messing with fiddling).
(21) fire water pipe in the district whether to consider the available (on the ground) paint red pipe or paint pipe not easy to fade (in order to reduce the aerial work).
(22) community street lamps do not have to be more than just to meet a certain degree of illumination can be, street lamps as much as possible to use a large road cargo lamp base to be resistant to rust and corrosion, firm, sun and rain, not afraid of typhoons, the use of energy-saving lamps (to facilitate day-to-day maintenance, reduce expenditure).
(23) the best design of the garbage collection station in the neighborhood near the entrance and exit, and garbage room door facing out to facilitate the garbage truck outside the operation does not affect the peace of the community.
(24) the best use of light-controlled infrared composite switch unit hallway lights (to facilitate the owners of portable things up and down the stairs, and to reduce the building public **** lighting power).
(25) generally approved a unit of hallway light electricity consumption a month only ten degrees of electricity, so the meter preparation to choose the smallest capacity (so as to avoid large-capacity meter charges dozens of degrees of costs and unnecessary expenditure).
(26) fire pumps, secondary water supply and other equipment and facilities with high power but little electricity can be combined with a meter.
(27) commercial water and residential water charges are different, it is recommended that residential water and store water pipelines are separated and each with a meter (to avoid the water company to determine the proportion of commercial water and residential water, generally the proportion of high charges for commercial water set higher, invariably will be a long time to spend more money).
(28) the community's underground sewage pipes should be laid reasonably, well spacing should be appropriate, generally do not exceed the length of the pipeline dredging bamboo pieces or mechanical dredging machine can reach the length.
(29) Where there is an air conditioning unit dripping pipe along the wall around the green belt should be done (both the use of air-conditioning water, but also to beautify the environment, to avoid the past air-conditioning dripping surface caused by the ground moss).
(30) the building's street, under the pedestrian pavement or parking space of the external windows can consider sending screens (to reduce the phenomenon of overhead throwing).
(31) each unit door, parking spaces, periphery, patrol dead ends, store sign parts of the platform, etc. should be designed to add closed-circuit television monitoring.
(32) All units should be designed to enter the door canopy (rain and shower water).
(33) stores before and after the reserved air-conditioning space and drainage is often overlooked by developers, the design should be taken into account.
(34) The building should not have dead ends, i.e., platforms that are not accessible to people (in order to minimize sanitary dead ends and aerial work).
(35) important pipelines and lines to reserve spare pipe or live, (to avoid local damage to change the entire pipeline, labor and money).
(36) the most prone to problems (water seepage) of the sewage pipe, water pipe across the floor, wall due to extrusion and prone to bursting (PV pipe) or rust and rupture (galvanized pipe), so it is best to set up the design of the casing.
(37) community supporting public **** facilities planning and design to one step:
(a) according to the requirements of the management of the configuration of the green rate, property management rooms, commercial rooms, functional rooms and equipment rooms.
(b) Piped gas, intelligent integrated wiring, pipelines and gate valves for secondary pressurization, smoke ducts and grease traps reserved for food and beverage stores should be considered in the design.
(c) balcony design should take into account the flower pots seat frame (the bottom of the inward tilt) to prevent water dripping down to the owners of the following inconvenience, living room, master bedroom split air conditioning through the line reserved for the outside sloping waterproofing measures to be taken into account in the design.
2, the property company in the construction phase of the intervention process should pay attention to what?
Answer: the overall quality of a property is the quality of building materials and equipment itself and the quality of installation and construction of the two major components, so the property management company is mainly on the developer to make the following recommendations:
(1) on the district (building) of the important large-scale equipment, facilities, suppliers, you should try to select the supply, installation, commissioning, after-sales maintenance of an integrated entity! The company, in the price of several similar suppliers, as far as possible to choose a long history, good after-sales technical service, the price is moderate.
(2) community infrastructure projects using a large batch of various building materials, decorative materials, plumbing and electrical equipment and other conventional materials and accessories as much as possible to choose the ordinary specifications of the market standard and common parts, as far as possible to use the national and municipal manufacturers designated by the production of the brand, model and specifications.
(3) involving the structure of the community property, waterproof layer, hidden works, reinforcing steel and pipe materials must be considered durability and corrosion resistance, resistance to extrusion stress, do casing, and participate in the supervision company *** with the relevant process control and acceptance control of the supervision and inspection of the quality of the greenbelt soil thickness to meet the requirements.
(4) all involved in civil engineering, decoration works, equipment and facilities installation works, greening works and related municipal works of the construction unit, suppliers, installation units, and associated intermediary units should be with the development of the production of equipment (or bulk materials, fittings) on the warranty (repair) warranty (repair) period (repair) content, warranty (repair) period, responsibility, cost (maintenance deposit), defaults. Handling, etc. reached a written agreement, and provide effective legal business and qualification certificates, the origin of the product, certificate of conformity, equipment ordering contract, material supply price list, procurement and supply address and unit contact number.
(5) Some important large-scale ancillary equipment (including elevators, central air-conditioning, power distribution facilities, closed-circuit monitoring systems, fire alarm systems, telephone exchange systems, etc.) the supply unit should provide a clear and concise operating instructions, and the management of the relevant technical operators to provide formal training.
(6) community property equipment and instrumentation should be selected by the relevant departments of the calibration license (such as meters, water meters shall be qualified by the water and electricity department calibration before allowing the use of closed-circuit television monitoring system shall be qualified by the public security department of the security technology and prevention test before allowing the use of fire alarm systems, fire extinguishers, elevators, power distribution systems, parking lots, traffic management systems, etc.) It is best by the Equipment or instrumentation supply and installation unit to solve the problem.
(7) for the convenience of future property management, large and important public **** supporting equipment can set up an independent meter or meter (for situation analysis and cost control), high-rise and large office buildings, indoor lighting socket power supply should be separated from the central air-conditioning system with power lines and metering, as far as possible to achieve the sub-meter to the floor, sub-meter to the household, the table's location is best to unify and centralize (for meter reading, tenants). The location of the meter should be unified and centralized (for easy meter reading and temporary cutting off of power supply when the tenants forget to turn off the switch), and the telephone wiring should be marked for identification and reasonable distribution in the stratified household.
(8) the professional engineers and technicians to do a good job of quality follow-up work in-depth on-site, to grasp first-hand information, especially a variety of water supply and drainage, electricity, central air-conditioning, fire alarms, telephone, cable television and other pipeline direction, the location of the important gate valves and inspection ports, as well as the corresponding construction of the change records.
(9) important civil construction to ensure a certain sampling rate, all the hidden works should be quality acceptance, and to have the participation of property management personnel.
(10) the completion of the property acceptance, property management personnel should participate in the project does not meet the requirements of the property management have the right to make its rectification and satisfaction before signing, the property (including equipment and facilities) of the second takeover acceptance shall be a comprehensive gatekeeper handover, especially drawings, information, changes in records.
3, the property management company in the developer's project after the opening of the external sales should pay attention to what matters?
A: Strictly review the sales brochures, media advertisements and real estate sales contracts, the terms and promises unfavorable to the property management should be deleted or modified, so as not to bring about future problems. Such as the purchase of eight floor room to send the top floor balcony, buy a floor to send the garden (public **** site does not belong to the area of the set, misleading consumers); exempted from x years of management fees or only according to the number of yuan / M2 management fees (so that the property company to subsidize the money); neighborhoods to provide xx clubhouse services (clubhouse has always been a money-losing project, who will invest in equipment, who will be the expenditure of the site management fees, water and electricity costs, maintenance costs and labor costs? Who will subsidize the operating losses?) ; promised that the community will have piped gas, intelligent management system, closed-circuit monitoring, secondary pressurization, fountains swimming pools, green courtyards, etc., but the design is not even considered, let alone delivery and use (owners of the occupants found that the promise is not fulfilled when the grudges and the property company), the property management company should be a short-term training of the developer's sales part of the staff to the customers in the property management consulting to be answering the questions and answers, consistency.
Two, take over the acceptance chapter
1, the property management company in the developer property transfer should pay attention to those handover matters?
Answer: the property management company of the property transferred by the developer must be a good acceptance of the customs, or because of the customs is not strict and cause the sequelae and remodeling, additional works will bring a heavy burden to the property company. Generally speaking, the property company to focus on the following keys to take over the acceptance:
(1) in the pre-intervention stage of the project and rectification of the perfect review of the views of the project and not yet perfected matters, the developer is required to put forward the remedial and resolving measures and the record, (including the management of the room, the special fund, the cost of starting up, the external commitment to the community supporting facilities and other sensitive issues).
(2) The developer should make a list of the names of the construction (contracting) units, projects, project managers, contact numbers and warranty periods of all civil works, decoration works, municipal works, equipment installation works and greening works of the main body of the community and ancillary works to the property company.
(3) the developer construction of unused community building materials, including a variety of ceramic tiles, glass windows and accessories, etc. to stay in reserve for future maintenance to reduce costs.
(4) Where the community using non-market common building materials, equipment and facilities should let the developer or construction unit to provide supply and maintenance unit address, telephone and contact person.
(5) acceptance of attention and property management closely related to the facilities and pipelines are good according to the requirements: including kiosks, gates, fences anti-climbing and anti-drilling facilities, cleaning and greening of the water pipeline interface, pouring pools, garbage collection room (including cleaning tool room), community signage system, bicycle sheds, motorcycle sheds, car parking spaces are enough, the facilities are good with or without the neighborhood stalls, community activities, outdoor Processing of electricity reserved power outlets, air conditioning drip, drainage system (including stores), etc..
(6) community public **** equipment, facilities, auxiliary places (kindergartens, etc.), parking spaces, clubs and other property rights shall be defined and issued relevant certificates (to avoid future complaints, disputes caused by owners).
Three, occupation
1, the property company in the phase of occupation should do what preparatory work?
Answer: The property company in the initial stage of occupation is mainly to improve the property management facilities, rationalize the legal contractual relationship between the owners and the property management company on important matters (such as owners' covenant, management fees, the body maintenance fund, parking space use agreement, management fees and utilities bank entrusted to pay the agreement, etc.). All owners (residents) violate the community management regulations of the penalty provisions, such as throwing objects from a height, public **** building burning incense, littering debris garbage, vehicle parking is not in place, private antennae, pulling wires, telephone cables, do not install air conditioning according to the requirements of the management fee and parking space use fees, such as arrears of management fees and parking space use fees, and other property management in the common more tricky violation of the penalties must be specified in the owners of the covenants, the owners to sign the validity of the covenants. Pre-occupancy of the community on the dangers of violations, civic and moral education, penalty provisions and the basis of frequent publicity through the bulletin boards, notice boards at the entrance to the unit widely publicized. Some of the less conscientious tenants to visit the door to increase publicity efforts to educate. Of course, the focus is on prevention, through the above work to the community a good living order and environment.