property management practice (ι) study and homework review

(question and answer between teachers and students)

Dialogue 1: property management practice (1) homework evaluation

Student: property management practice (1) What is the main teaching purpose of homework?

Teacher: Formative assessment is an important and essential job for students to learn this course well. Through the practice of these exercises, we can gradually deepen our understanding of various concepts in the course, get familiar with basic theories, basic procedures, basic methods and basic skills, and achieve the teaching purpose of cultivating students' ability to analyze and solve practical problems in property management.

student: what is the percentage of formative assessment in the total score of this course?

teacher: formative assessment accounts for 21% of the total score.

student: how many times is the formative assessment assignment arranged for this course? Do you want to complete it all?

Teacher: Property Management Practice (I) is divided into four units and four assignments are arranged. It must be completed in full.

student: what is the main content of homework assessment?

teacher: the four assignments are arranged in four units. The main assessment contents are as follows: Unit 1, Chapter 1-3: Including the tasks and contents of property management, the organization of property management enterprises, property management organizations and management regulations. Chapter 4-5 of Unit 2: Including prophase property management services and comprehensive property management services. Chapter 6-9 of Unit 3: Including property management, bidding and tendering of property management, property management funds and financial management, and human resource management of property management enterprises. Unit 4, Chapter 11-12: Including community culture construction, service quality and evaluation of property management, and modernization of property management.

student: how to clarify the teaching function of property management practice (1) formative assessment? So as to complete the physical examination homework.

Teacher: This course is a theoretical course for property management majors. The main learning goal is to enable students to comprehensively and systematically master the basic concepts, principles, methods and main business areas of property management. At the same time, it gives a brief introduction to the related theories of property management. Formative assessment is mainly designed from this angle. This is what we must clearly analyze when doing our homework!

student: what are the main purposes of various questions? What should I pay attention to when doing the problem?

Teacher: Property Management Practice (1) There are five types of formative assessment assignments: noun explanation questions, fill-in-the-blank questions, multiple-choice questions, short-answer questions and essay questions. Noun explanation questions mainly examine students' mastery of the basic concepts of property management. When doing the problem, we should pay attention to the extension understanding of the concept connotation and the hierarchical understanding of the concept meaning, and pay attention to the position of the concept in the theoretical system. Fill-in-the-blank questions mainly assess students' familiarity with the practical knowledge of property management. Pay attention to the common sense memory and mastery of property management when doing the problem. Multiple-choice questions mainly assess students' understanding of the main viewpoints, methods and principles of property management. Pay attention to understanding and mastering important viewpoints, theories and methods when doing problems. Short answer questions mainly assess students' mastery of the concepts, theories, methods and procedures of property management. Pay attention to conciseness when doing the questions, but give a simple explanation while answering the main points. The essay questions mainly assess students' theoretical level and application ability. When doing the problem, we should pay attention to the elaboration of the concepts and principles involved, and at the same time focus on the analysis and discussion of the application of the principles.

dialogue 2: the practice of property management (1) the evaluation of learning contents in each chapter

chapter 1:

students: from which levels should we grasp the concept of property management?

Teacher: The word property management is a combined concept, which consists of two words: property and management. Therefore, we should understand it from three aspects, so as to fully and accurately grasp the concept of property management.

student: in the process of consulting materials, I found that different works have different definitions of the concept of "property". How to grasp it?

Teacher: First of all, we should know that "property" is a foreign word, which is translated from English words and has different meanings in different countries and regions. For example, in Hong Kong, it mainly refers to unit real estate. This situation shows that the concept of "property" still has regional characteristics, and it is difficult to give it a clear and standardized conceptual expression in theory. However, this does not mean that the instructions of the property are unclear. We can define the "property" by the expression of composition, that is, the property mainly includes three parts: first, all kinds of residential and non-residential buildings that have been built and have the function of use; Second, the equipment and facilities supporting these buildings; The third is related venues.

student: how to understand the concept of management?

teacher: to understand the meaning of management, we should first proceed from two aspects: management and management. The connotation of "management" is mainly the relationship between people, that is, the core of management is that people manage people, including themselves. The connotation of "reason" is law, law, criterion, knowledge and knowledge. Therefore, reason is the basis for guiding people's behavior, that is, managing people. Therefore, there are three levels to understand the concept of "management": management is "the principle of management", emphasizing that reason is the basis of management; "Managing by reason" is put in the first place, while "managing by power" is put in the second place; Only those who have the right have the conditions to exercise management, and those who have the right have the qualifications to exercise management; The process of selecting decision-makers and the selected decision-makers themselves must pay attention to reason, science and law.

Student: So, property management means managing property!

teacher: in a simple way, it can be said that property management is people's property management activities. However, in order to understand it deeply, we can do it from two angles: broad sense and narrow sense. In a broad sense, it refers to all the management and services related to real estate development, leasing, sales and post-leasing. In a narrow sense, it refers to the activities of property management enterprises to provide services for owners through professional maintenance, conservation and management of houses and supporting equipment, facilities and related sites, as well as maintaining environmental sanitation and public order in relevant areas.

student: how to understand property management and property services?

Teacher: Property management and property service are two different concepts. Property management is a big concept. From the perspective of government administration, it can be understood as macro-management of property. From the perspective of owners, it is the management of the exclusive rights of property owners and the collective rights of property owners. From the perspective of property service enterprises, it is the property owners who entrust part of the management rights of * * * to property service enterprises and conduct transactions in property service products. There is also management behavior in the process of property service, which is a service product in itself. Therefore, in the process of providing property services, property service enterprises have service products provided by content services and service products provided by management forms. Theoretically speaking, equal management is service, and unequal management is management system, which is a constraint and norm. In the process of property services, there are equal service behaviors and control behaviors to stop violations. Therefore, the theoretical boundary between the two concepts of property management and property service is clear. The concept of property service put forward by the Property Law and the new Property Management Regulations is more from the problem tendency of abuse of control means in the property management industry, so this advocacy has strong pertinence and practical significance.

Chapter II

Student: There are five principles about the institutional setup of property management enterprises in the textbook, among which Article 1 talks about "everyone has something to do" instead of "everyone has something to do". How to understand it?

Teacher: "Everything is done by someone" means that things are taken as the criteria for setting up a position, and positions are set up only when there is something to do, so that people can do it. "Everyone has something to do" means taking people as the standard for setting up positions, and setting up positions is to take care of people regardless of whether they have something to do. This practice violates the basic principles of management.

student: what is the significance of the title of "property service enterprise"?

Teacher: From the practical experience, it is better to mention the property management enterprises and the property service enterprises. First, it points out the service attributes of the property service enterprises. Second, it explains the nature of the industry from the operation, highlighting the characteristics of paid services. Third, it also draws a clear line between the entrusted services in property management, so as not to extend the management authority of the property service enterprises indefinitely.

Student: The economic principle should achieve the management effect with fewer people, fewer levels and less time. So, how to grasp it from the perspective of "degree"?

teacher: this problem should be analyzed in detail. The so-called "fewer people, fewer levels, less time" means to get the maximum benefit with the least consumption. In practice, the manager's grasp is very important.

Chapter III

Student: What is the relationship between the owners' meeting and the owners' committee?

Teacher: The owners' congress is composed of all owners in the property management area, and it is an autonomous organization that represents and safeguards the legitimate rights and interests of all owners in the property management activities in the property management area. When the number of owners is large, the owners' representatives can be elected in proportion to form the owners' congress. The owners' committee is the executive body of the owners' congress, and the owners' congress elects a social group from all the owners to represent the legitimate rights and interests of all the property owners with the approval of the government. < P > Student: What are the responsibilities of the owners' congress?

Teacher: According to the new Property Management Regulations, the responsibilities of the owners' meeting are:

(1) to formulate and revise the rules of procedure of the owners' meeting; (2) Formulating and amending the management regulations; (three) to elect the owners' committee or replace the members of the owners' committee; (four) the selection and dismissal of property services companies; (five) to raise and use special maintenance funds; (six) renovation and reconstruction of buildings and their ancillary facilities; (seven) other major matters related to the management rights of * * * and * * *.

Student: What are the responsibilities of the owners' committee?

Teacher: The owners' committee is the executive body of the owners' congress, which mainly implements the responsibilities of the owners' congress. For details, please refer to the textbook "Rights and Obligations of Owners' Committee". The new "Property Management Regulations" stipulates the responsibilities of the owners' committee as follows: (1) Convene the owners' meeting and report the implementation of property management; (two) on behalf of the owners and the owners of the general assembly to select the realty service enterprise to sign a realty service contract; (three) timely understand the opinions and suggestions of the owners and property users, and supervise and assist the property service enterprises to perform the property service contract; (4) Supervising the implementation of the management regulations; (five) other duties entrusted by the owners' congress.

Chapter IV

Student: There are many explanations for the concept of early property management. How should we grasp it?

Teacher: We should take the definition of "Property Management Regulations" as an authoritative explanation, that is, "Pre-property management refers to the property management implemented by the property management enterprise selected by the construction unit before the property service contract signed by the owners' committee and the property management enterprise takes effect."

student: what are the contents of early property management?

Teacher: Pre-property management is the most complicated, difficult and comprehensive management work, and its contents can be roughly summarized into the following aspects: establishing management institutions; Design management mode and draft management system; Recruit talents and train them for posts; Go deep into the construction site and get familiar with the general situation of the property; Participate in the completion acceptance of the property, and prepare for the takeover acceptance; Focus on the takeover and acceptance of the property, and prepare for the delivery of the building; Gradually carry out daily management work; Set up the owners' committee. The basic content of property management in the early stage will also be different due to the nature of the project and the specific situation of the development and construction unit.

student: what does the text of the previous property management agreement include?

teacher: according to document No.246 issued by the Ministry of construction in 1999: "notice of the Ministry of construction on printing and distributing the preliminary property management service agreement (model text)", its contents include: defining the concept of preliminary property management; Rights and obligations of both parties; Content of property management services; Quality of property management services; Property management service fee; Other issues such as liability for breach of contract.

Chapter V

Student: How to define the management of house maintenance and construction?

teacher: the management of house maintenance and construction refers to the effective and scientific management of all the work in the process of house maintenance and construction by using scientific methods according to certain construction procedures, construction quality standards and technical and economic requirements.

student: what are the characteristics of building maintenance and construction management?

Teacher: The management of building maintenance and construction has the following characteristics: restrictive maintenance conditions; Complexity of maintenance scope.

student: according to the general understanding, there are many kinds of housing maintenance and construction projects. How to classify them?

Teacher: According to the scope and cost standard of maintenance, house maintenance projects can generally be divided into the following types: minor repair projects; Medium repair project; Overhaul project; Renovation works; Comprehensive maintenance project.

Chapter VI

Student: What are the components of house rent?

Teacher: Housing rent can be basically divided into cost rent, commodity rent and market rent. Cost rent consists of five factors: depreciation, maintenance, management, investment interest and tax. Commodity rent, also known as theoretical rent, is composed of five factors of cost rent plus eight factors such as insurance premium, land rent and profit. Market rent is the actual rent, which is formed on the basis of commodity rent and according to the relationship between market supply and demand.

student: how to determine the house rent?

teacher: the specific rent calculation can only be completed through two steps: determining the rent base and rent standard. The rental base of houses is determined on the basis of value, and there are three main methods: grade calculation method is the method of dividing standards according to building structure, equipment and decoration; Project-based score calculation method is to calculate the basic score only according to the relevant projects of the building structure, such as structure, wall, floor, doors and windows, etc., and then score separately according to the specific situation of the building, and finally summarize it. Combined calculation method This method combines the above two methods. If the structure, wall, roof, etc. are used as the main grading basis, they can be scored according to the grade, and the rest can be scored according to the project-based calculation method, and then the rental base of the house can be summarized. The rent standard is the specific implementation criteria for collecting rent from the lessee, and its relationship is as follows: rent standard = rent base plus or minus adjustment factors.

Chapter VII

Student: What are the procedures for property management bidding?

teacher: there are roughly several stages: preparation stage, bidding stage, bidding stage, credit investigation sampling stage, bid opening stage, bid winning stage and contract performance stage.

student: what is the work to be done in the preparation stage?

teacher: set up a bidding organization; Bidding project filing; Determine the objectives, contents, targets and related matters of the property management project to be tendered; Determine the guiding ideology, principles, ways and methods of bidding; Prepare bidding documents: including ① bidding documents; (2) the tender announcement or invitation to bid; (3) the bidding enterprise declaration and review form; (4) the tender instructions; (5) the bidding articles of association or bidding rules and procedures; ⑥ Description of the project subject to tender; ⑦ text of entrusted management contract.

student: what about the bidding stage?

teacher: issue a tender announcement or invitation letter; Pre-qualification, determine the bidding applicant; The tenderer shall provide the bidding documents to the bidders and accept the consultation.

student: what are the precautions for sampling in reputation survey?

Teacher: The investigation and sampling must be led by the tendering agency organized by the tenderee to carry out the work; The investigation and sampling of all bidders should be carried out at the same time to avoid mutual interference; Should be randomly sampled at the scene,