Nanguan Nanxing Farmers' Market is the product of modern urban construction in Lvliang. The completion of this large-scale retail commercial shopping market not only facilitates the shopping of residents in this city, but also has a distributed radiation effect on the businesses in the surrounding areas and northern Shaanxi. With people's pursuit of commodity quality and shopping environment, it is undoubtedly of great significance to do a good job in property management services in this market. As the only formal property management service enterprise in Lvliang, our company also wants to strive hard in this market, with a view to expanding the benefits and influence of the enterprise. With regard to the property management services in this market, we propose the following service plans:
I. Analysis of market characteristics
Nanguan Market is adjacent to Longfeng Street in the urban area and evolved from the original Nanguan Vegetable Wholesale Market and the original Yongning Road Rongning Farmers Market. This evolution has laid the foundation for the prosperity of the market from the very beginning, which is a treasure house for businessmen to gather wealth and a paradise for residents to live and shop. It is not only a city shopping center, but also a regional trade wholesale and retail market. Its characteristics are as follows:
1. This market has a large building scale, a large area, a large amount of logistics, many shops, and most of them are retail and wholesale. Its logistics is endless, day and night.
It is comprehensive and covers a wide range. The market includes not only food supply and daily necessities, but also household goods, travel goods, restaurants and workshops.
There are many people. According to the analysis of the flow of people in the former Rong Ning Farmers' Market on Yongning East Road and the business scope of the market, the flow of people will be more.
The market is open and difficult to manage. Most shopping malls are rented by merchants and appear in the form of shops.
Second, the organization and implementation of property management services
According to the analysis of market characteristics, the property management service of Nanguan Nanxing Farmers' Market plans to set up Nanxing Market Branch under the leadership of the head office, which consists of environmental sanitation group, equipment and facilities maintenance group, order maintenance group and statistical charging group. The four teams will complete the task of property management services under the leadership of the branch manager.
Environmental Health Group: The main tasks are market cleaning, garbage removal and management of public toilets. Thoroughly clean it twice every morning and evening, and once in the middle, so as to keep the garbage from littering, remove it from the market in time, and keep the market operating environment clean and tidy without sundries and garbage.
Equipment and facilities maintenance group: the main task is to maintain trunk lines, cables and electrical appliances from power supply transformers to business households. Repair water supply pipes, dredge sewage pipes, clean septic tanks, etc. Among them, to carry out indoor maintenance, implement paid service and maintain business, we must ensure the normal operation of pipeline lines.
Order maintenance group: the main task is to maintain market order, that is, to patrol and persuade people who fight and make trouble in the market, drunkards and mental patients. Mediation and mediation of disputes between business households, ease internal contradictions in the market. In the form of order supervision, the phenomenon of disorderly parking, stacking, throwing and setting up stalls will be regulated to maintain the normal order required by the market.
Statistical charging group: the main task is to collect property fees, electricity fees, water fees, etc. The property management fee shall be charged according to the standard agreed in the contract with Party A, and the water and electricity fee shall be charged according to the practical index plus the specified loss ratio, so as to ensure that no additional arbitrary charges will occur and accept the supervision of Party A and the owner.
Third, the service project quality standards
1. Environmental sanitation: the roads around the market that serve the market are cleaned twice a day, before 8: 00 am, after 6: 00 pm and before 9: 00 pm. ..
Sweep from the stairs on the second floor to the market yard before 9: 00 in the morning, and then from 6: 00 to 9: 00 in the evening (appropriately postponed in summer). Mainly to clean up sundries, collect garbage, remove garbage and carry out necessary cleaning.
* * * Toilets shall be cleaned three times a day, before 9: 00 am, around 2: 00 pm and 8: 00 pm respectively, to keep the doors, windows and lighting equipment of public toilets clean and tidy, and to clean the dirt in the bucket.
The roof is cleaned once a season to ensure that debris does not block the pipeline.
2, equipment and facilities maintenance
Power transformer, trunk cable, wire, switchboard, etc. It should be maintained regularly according to national regulations, and it should be maintained at any time in case of problems, so as to ensure normal power supply (providing paid services from user's electricity meter to user's indoor maintenance, and ensuring on-call service).
Water supply pipeline and water supply master table shall be inspected once a day, and fire control facilities shall be put into trial operation once a month. Repair at any time when problems are found (users provide paid services for indoor maintenance to ensure on-call service).
Sewage pipes and septic tanks are dredged and cleaned twice a year before the rainy season and before freezing in winter. Usually check once a week. When problems are found, dredge the maintenance at any time, and replace the rainwater downspout (ensure that users are on call and pay for indoor maintenance).
Heating maintenance is carried out in accordance with the agreement with the heating department, but regardless of responsibility.
It is necessary to ensure the normal heating of the owner (paid service for indoor maintenance and on-call guarantee).
3, order maintenance:
Maintain market public order through market order inspection, maintain normal relations between owners through mediation, and maintain market environmental order through standardizing site and vehicle management.
Order inspection is divided into two shifts, day and night. During the day, the focus of inspection is to stop picking fights, drunkenness, disputes and fights, petty theft, standardize vehicle parking, stop littering and set up stalls. The focus of the inspection at night is to eliminate the hidden dangers of public security, remind the owners to preserve their property, and shout to disperse the thieves.
Order mediation is mainly to solve disputes and contradictions between owners, so that all business households in the market can operate and make money in a harmonious atmosphere.
Order maintenance belongs to general preventive management protection, and generally does not bear the responsibility of property preservation. If you want to protect the owner's life and property, the owner can go through insurance channels or go through special guarding procedures.
Statistical expenses are mainly responsible for reimbursement of expense reports.
4. Calculation of expense income and expenditure:
Charge according to the construction area. Nanxing market is a commercial area, and the charges are based on commercial standards. The surcharge for special discharge of garbage and sewage shall be collected in coordination with the administrative department for industry and commerce, and the residents' fees shall be subject to government-guided prices (the business district is not included in this standard). Water and electricity are charged according to actual loss, only for communication, regardless of income and expenditure.
& lt 1. Total income from property fees
The commercial charge is 0.80 yuan/m2/month upstairs and 0/.0 yuan/m2/month downstairs. All buildings in this market are two floors with an area of 1.54 million square meters. Total monthly fee 10780 yuan, annual fee 123000 yuan. The area of the first floor is 15400 square meters, and the total monthly fee is 12320 yuan, and the annual fee is 147800 yuan. The shops on the second floor of the commercial and residential building are charged according to the standard of the first floor, and the booth fee is not calculated for the time being. Due to the need to coordinate with the market management and city appearance and sanitation departments, the market sanitation fee is 1.0 yuan/m2/month, and the yard 0.5 yuan/m2/day. Most of this fee should be paid to the city appearance and environmental sanitation department, but it is not included in the property management fee.
The total annual income of the above three items is 432,800 yuan.
< second >, expenditure:
(1) Staff salary, welfare and social security is 205,200 yuan.
Branch manager 1: monthly salary 1500 yuan, annual salary 18000 yuan.
Sanitary cleaning includes 6 people in public toilets, with a monthly salary of 800 yuan and an annual salary of 57,600.
Order management: including 6 night patrols, with a monthly salary of 1200 yuan and an annual salary of 86,400 yuan.
Maintenance (including greening management personnel) 2 people, with a monthly salary of 1500 and an annual salary of 36,000.
2 toll collectors, with a monthly salary of 800 yuan and an annual salary of 19200 yuan.
(2) The cleaning and sanitation fee is 38,000 yuan (tentative)
Cleaning tools include brooms, shovels, transport vehicles, brooms, etc. , and sewage pipe dredging, 1 ten thousand yuan.
Cleaning septic tanks and dredging sewage pipes is 8000 yuan.
The second garbage removal is 20,000 yuan (city appearance and environmental sanitation fee), which is not included in this property fee because it has to be handed over to the city appearance and environmental sanitation bureau.
(3) The maintenance cost is 50,000 yuan.
The maintenance fee of power supply transformer and trunk cable line is 30,000 yuan (including street lamps).
The water supply pipeline is 5000 yuan.
Fire fighting facilities are 2000 yuan.
Drainage pipe 3000 yuan (including inspection well and manhole cover).
The heating fee is 5000 yuan.
The yard road maintenance fee is 5000 yuan.
(4) Order maintenance fee 15000 yuan.
Police duty room 10000 yuan (divided into 7 years).
Clothing intercom lighting, etc. Five thousand yuan.
(5) Maintenance fee for greening: including weeding, watering, pruning, fertilization, pesticide application, etc. 3000 yuan.
(6) Office expenses: including personnel clothing, signs, office equipment, communication, transportation, entertainment, etc. 1 ten thousand yuan.
(7) Depreciation expense: 5,000 yuan.
(8) Insurance premium: 5,000 yuan.
(9) Invisible cost: 20,000 yuan.
(10) tax: (the total of the above nine items is 35 1200 yuan× 5.575) =19579.40 yuan.
(1 1) Profit (351200×16%) = 56192 yuan.
The above total is 426,708 yuan, and the balance of payments is 6,092 yuan, which is basically balanced.
5. A brief introduction of our company.
Lvliang Wenxinju Property Management Co., Ltd. was established in August, 2010 with an investment of 500,000 yuan. Its qualification is level 3. Business license, qualification certificate, tax registration certificate, organization code certificate, and property charge license are all complete. Internal and management community rules and regulations are complete. At present, there are 46 employees, and leaders, professionals and technicians all have the qualification certificates required for professional qualifications. Now it manages three communities and modern society. 1.5 million square meters, of which the commercial area is nearly 30,000 square meters, the office area is more than 8,000 square meters, and the rest are residential. Our company operates in good faith, not only manages services according to standards, but also pays more attention to communication with owners, and implements the purpose of owner first and service first. Developed its own brand in the century garden community, which is the most difficult to manage in the city, and was well received by most owners and competent departments in previous qualification examinations.
Lvliang Wenxin ju property management co., ltd
Renovation Scheme of Farmers' Market (2)
In order to further standardize the management of farmers' markets, improve the urban environment, improve the quality of life of citizens and reach the national standard of civilized cities, it is decided to upgrade the existing farmers' markets (***25 farmers' markets) in Chunjiang District through research. The scheme is as follows:
I. Guiding ideology The upgrading and transformation of farmers' market in Chunjiang District was included in the list of "100 projects to promote Shao". Through the transformation of farmers' market, Chunjiang District will promote the implementation of farmers' market management norms and health system, and initially solve the key and difficult problems such as insufficient hardware facilities, road occupation, commodity planning, booth placement, employees' own hygiene, food stall hygiene, pest control, sanitation and cleaning, and fire exits. This transformation should combine the improvement of market environmental sanitation with standardized management, the daily management of the market with meeting the standards, and the short-term improvement of hardware facilities with long-term development goals, so as to better purify and beautify the market environment, enhance the degree of urban civilization, and lay a good foundation for creating a "national civilized city."
Second, the work objectives
At present, there are 25 farmers' markets in our district (including 4 professional wholesale markets), most of which are run by the society. There are widespread problems such as unreasonable booth design, wet and dirty floor, poor infrastructure and dirty, chaotic and poor quality. This transformation is far from meeting the living needs of residents, but to make the farmers' market basically meet the inspection standards of standardized farmers' markets, such as perfect hardware facilities, standardized software management, implementation of health system, neat field capacity, up-to-standard density of four pests, no overflow and illegal occupation of roads, and daily management. The upgraded farmers' market in our region must meet the standard requirements of the national civilized cities for farmers' markets. The specific contents of the upgrade are as follows:
Renovation and decoration of the main building;
4. Adjust the layout of business areas;
3. Water supply, power supply and lighting facilities are up to standard;
4. Renovation of sewage system and configuration of garbage disposal facilities;
5. Decoration and decoration of the booth;
6. Support inspection and testing facilities;
Convenience service facilities;
⒏ Improve management norms and systems;
Pet-name ruby equipped with functional management personnel.
Third, the work steps
(1) In the preparatory stage (from July 10 to July 20th), conduct in-depth mobilization and thorough investigation, conscientiously do a good job in the planning, design and budget of the new farmers' market, determine the transformation projects and objectives of the farmers' market, clarify the division of labor and responsibilities of each member unit, and formulate the rectification work plan.
(2) During the rectification stage (July 2 1 to July 30), the existing farmer's market stalls will be relocated in a classified way, so as not to affect the daily life of residents as much as possible.
(3) In the stage of market hardware transformation (August 1 to August 3 1), the market hardware facilities were transformed according to the standard of standardized market, mainly to solve the projects of safety, water supply and drainage, slaughterhouse, fish pond, garbage collection and transportation facilities and sewage treatment.
(4) The booth has fully entered the operation stage (September 1 to September 10).
All market stalls are operated in the transformed new farmer's market, and the temporary vegetable market is cancelled to provide residents with a hygienic, comfortable and convenient shopping environment.
Fourth, the division of responsibilities
(1) District Urban Management Bureau: responsible for the upgrading and coordination of farmers' markets.
(2) District Economic and Trade Bureau: Do a good job in planning and budgeting the transformation of farmers' markets, and be responsible for communication and coordination with higher authorities.
(3) District Safety Supervision Administration: Do a good job in safety supervision and management.
(4) District Finance Bureau: Do a good job in ensuring funds.
(5) District Urban Management Law Enforcement Branch: Do a good job in the management of the stalls that occupy the roads.
(6) District Administration for Industry and Commerce: Do a good job in the registration and certification of farmers' markets.
(7) District Public Security Bureau: Do a good job in security.
(8) District Fire Brigade: Do a good job in fire control.
Verb (abbreviation for verb) job requirements
(1) Raise awareness and strengthen leadership. The transformation of farmers' market in Chunjiang District is related to the convenience of people's production and life, and even to the image of the whole Chunjiang District, which is very important for Shaoguan to create a national civilized city. Therefore, leaders of all departments should raise awareness and implement relevant measures to ensure the smooth progress of the upgrading and transformation work.
(2) Strengthen cooperation and measures. All relevant departments should earnestly perform their duties, strengthen cooperation, exchange information, strive to do a good job in market transformation and relocation of stalls, and try not to affect people's daily lives.
(3) Pay close attention to implementation and ensure practical results. Establish and improve the long-term market management mechanism, optimize the residents' shopping environment, and make the upgrading and transformation of farmers' markets step into a standardized and institutionalized track.
(4) Financial support and clear rewards and punishments. The upgrading of farmers' markets encourages all kinds of investors to participate, and raises construction funds through cooperation, equity participation and loans. Where the transformation and construction of the farmers' market is started, the district financial reward is 50 thousand yuan as the start-up capital; If the standardization transformation is qualified, the district financial reward is 50 thousand yuan. In order to encourage all responsible units to strengthen the supervision and transformation work, each farmer's market is awarded 6,543.8+0,000 yuan if it passes the inspection. For those who have not started the renovation and construction within the time limit, the District Economic and Information Bureau shall report to the district government and issue a document to informed criticism, and shall be ordered to make rectification within a time limit. Refuse to start the transformation, resulting in poor environmental sanitation of the farmers' market, and the District Administration for Industry and Commerce will impose a fine of 1 0,000 yuan but not more than 50,000 yuan, until the industrial and commercial business license is revoked; For those who fail to complete the renovation and construction of the farmers' market on schedule, the District Economic and Information Bureau will issue a rectification notice to urge the rectification. If the rectification has not been made within 3 months, the start-up capital will be recovered by 50,000 yuan and a certain fine will be imposed.