A:
1, the existing building to take over the acceptance criteria: quality testing and hazardous housing identification standards, and according to the inspection of the relevant provisions of the State use of functionality 1); 2) from the overall change in the state of the visual inspection of the building;
Page 3) checking the completeness and construction of the house, renovation and equipment 4) checking the use of housing, assessing the value of the existing house. Establish the extent of data file damage. Dangerous and dealing with damage: 1) Dangerous houses in the case should be deconstructed after handing over to the person in charge of the risk before they take over. (2) In the case of damaged houses, takeover by the transmission unit and negotiated settlement. 3) Court judgment, notification of confiscation of the house taken over, according to the court procedure. Page 2, the natural termination of the contract of entrustment of property management will not be renewed after the expiration of the first employment, generally no more than two years. Early retirement: during the contract period, for some reason, the parties to the execution or unilateral termination of the contract. Early contract expiration is no longer able to reappointment or termination, the owners' committee should hire a new property management company as soon as possible. The original property management company to organize the entire archive, clean up the accounts, ready to do the transfer, continue to do the work done before the transfer of property. 2) the list of completed projects;; 1) completed drawings 3) the list of equipment and technology; 4) equipment technical manuals, manuals and warranty certificates; 5) the installation of recording equipment; 6):
3, construction and acceptance stage information civil construction records; 7) building (structure) monitoring records; inspection records 8) hidden works; 9) engineering accidents and processing records; 10) drawings will be examined by the record. Design change notification; 11) Important technical decisions and documents; 12) Acceptance plan and meeting minutes; 13) Inspection records; 14) Maintenance records; 15) Final report of acceptance.
4, day-to-day management information including: 1) change of owners, tenants, replacement of the situation; 2) various departments, the development of various management systems and norms; 3) the records of various departments; 4) large, medium and small maintenance records; 5) maintenance contracts, contracts, final accounts; 6) security, cleaning, landscaping contracts and other information; 7) user letters, complaints and processing data; 8) the annual work plan. summary report; 9) personnel files; 10) insurance information; 11) legal documents; 12) financial statements, payroll statements, management fees, rental income payroll vouchers and other information.
5, (reason, purpose, significance) on the basis of the text should be notified of suggestive announcements, the main body, the end of the three-part composition. (1) according to the notice to solve any problem you want to send any notice describing the notice; the main part of the page 2) the specific issue of the notice notice; 3) the end of the general request, such as "the above notice, I hope to comply with"
Example: on the implementation of the "Ministry of Labor and Social Security Decree No. 6 "Notice"
Property management units:
According to the spirit of the Ministry of Labor and Social Security Decree No. 6, the property manager department each year in Beijing after the training of pilots, "must obtain from the appropriate professional qualification certificate of the staff employed", the incumbent of the Labor Party and the The Ministry of Social Security has authorized the provinces, municipal labor and social security bureaus (offices) autonomous regions responsible for organizing the training of property managers. Job seekers who have not obtained the appropriate vocational qualification should work in the future; professional positions have been designated in the work, and those who have not obtained the vocational qualification certificate should obtain the certificate within the specified time. Please liaise with the relevant training institutions related to property management units, the organization has not yet registered personnel training.
May 20, 2002
Page 6 of the Vocational Skills Training Center of the City of XXI, informative role notification: ? The notice and tell to convey the subordinate unit, or unit affiliation parallel to the recognition or handling of affairs used.
Home page notification
Mr. (Ms. or) XXO
Hello! We warmly welcome you to stay in the ⅹⅹⅹ cell!
You recognize that there is acceptance of the building structure x x x x floor room and are authorized to stay.
First of all, please follow the notification of home, book take-home procedure, instructions and notification of repossession charges, the place of inspection ⅹⅹ cells ⅹⅹ building entrance ⅹ No.... The site in question will be centralized. Secondly, to ensure a smooth and efficient process of check-in, please come in at the scheduled time (time is slightly handled for each building).
For example, when you can not come to the application, please contact the company to realize the retrospective approach. Phone number xoxo
This is hereby notified
Introduction of xoxo real estate development company, xoxo property management company. 6
Month 10, 2002
7,1) Title. The title usually includes the name of the company, the due date, and the type of program. Page 2) Inside the body, including guidelines, mission requirements, specific goals, and implementation methods to consider. Page 3) Inscription, usually only the date of enactment, written in the lower right corner.
Example: on strengthening the public security work plan of the local administration
Recently, the owners of the district often occurs in the evening theft of bicycles around 6-7 hours, strengthen security management, spell crime-fighting to ensure the safety of the owners, in particular, the development of the plan is as follows: First, to strengthen the preventive educators awareness, come back to the bike in the designated parking lot conscious, put a good lock.
Secondly, two additional security personnel to strengthen the patrol of the nearby parking lot.
Third, do not often leave closed, the doorman did not set a small door.
Fourth, strengthen the duty to check the system of leading cadres, found problems promptly resolved.
Fifth, reduce the theft less than 10%, more than 90% of the security satisfaction rate of the owners of the management.
Management Company of XXI Property, mid-June 1, 2002, 8
Living area in front of: 1) Location and characteristics. 2) Building and appurtenances floor area and area. 3) Resident population, families and their components. 4) Public transportation routes and telecommunications conditions. Master information: 1) Check-in procedures as required. 2) Processing at the Renovation Housing Authority. 3) Clarify the responsibility of house maintenance. 4）Pay the management fee in time. 5) The services of the property management company.
9, the provisions of the property management area: 1) the principle of management; 2) to protect the legitimate interests of tenants; 3) families have the right to reasonable use of some of the public **** facilities, but also have the obligation to maintain; 4) unethical behavior destroys the public **** facilities, such as the property management company has the right to advice, until the pursuit of civil or criminal liability. (5) The need to use electricity, water supply equipment; (6) Requirements for building balconies and installations. (7) exhaust fan, air conditioning installation requirements; (9) the need for public security work;; (8) waste emissions 10) motor vehicle parking management practices; (11) greening, landscaping management; (12) fire protection measures and management; (13), the daily maintenance division class; (14) charges for services, billing practices.
10, the main terms of the contract: 1) the subject (used to take over the property); 2) the quantity and quality; 3) hosting and related costs; 4) the period of performance, place and manner; 5) according to the provisions of the law to specify the rights and obligations of the parties; 6) the requirements of either party will be defined terms; 7) breach of contract.
11, "Contract Law", Article 10 of the contract required to make specific provisions, based on the efficient value of the form, some contracts can be used orally, and based on the security value, some contracts must be in writing. Property lease contract includes the following: 1) the name of the leased property; 2) the number; 3) the use; 4) the term of the lease; 5) the rent and rent payment terms and conditions; 6) the property lease maintenance; 7) default.
12, special provisions for rent: First, the rental property management should be; Second, the landlord will be state-owned allocated land for the construction of rental housing, land rent should be included to the state revenue. Third, the living room space for rent, should be implemented by the government regulations of the rental policy. (1) the sale of rental housing renters should fulfill the obligation to notify. (2) the sale of rental housing renter, the lessee has the right of first refusal. (3) joint living people lease, the lessee can be in accordance with the original lease contract lease the house in the deceased.
13, the cost of residential areas constitute the public **** service charges: 1) management, staff salaries and benefits; 2) public **** facilities, equipment daily operation, repair and maintenance costs; 3) greening management fees; 4) cleaning of medical costs; 5) security fees; 6) management fees; 7) depreciation of fixed assets of the property management unit; 8) statutory taxes.
14, 5% of the first seven general expenses and calculate contingencies. Set up a separate account, the expenditure should be strictly controlled. Statutory taxes and fees include business tax, urban maintenance and construction tax and education surcharge, two taxes and one fee totaling 5.5% of gross business income tax, paid monthly. Project-specific operating expenses: 1) labor costs; 2) public **** facilities and equipment, repair and maintenance costs for day-to-day operations; 3) green management fees; 4) cleaning fees; 5) security fees; 6) management fees; 7) depreciation of fixed assets; 8) unforeseen expenses; 9) statutory tax rates; 10) business management fees and profits; 11) insurance; 12) property taxes.
15, if the owner (user) can not pay the management fee as scheduled, the property management company should make a call. (1) generally recoverable: the last month in arrears, the property management company in the second month to send a reminder notice of the last month's costs, late fees and charges this month to notify the owners. If the first month is still in the first three months in arrears, send a reminder notice again, within the deadline to pay three days. Three days before stopping the service provided for in the property management convention. (2) against large cost recovery, door-to-door personal persuasion, to the "nail households" should be the law enforcement agencies, the "bitter" consider appropriate concessions. (3) Recover to the different circumstances of Dunning's written evidence when the court proceedings to resolve the differences between the different treatments. Labor efficiency meets or exceeds 100% of the full labor quota, material consumption is higher than or material consumption norms are as follows: Dunning by the ruling party
16,1) norms and standards, note that the final notification procedure with the owner of the telephone communication. (2) fund objective: to raise funds through various ways of housing maintenance services. House rental and maintenance requires the withdrawal of two access; minor repairs can only be made by charging fees to improve property management services to save money. (3) service indicators: monthly visits to visit each other round the round rate of more than 50% to reach more than 80% of the monthly rate of the need to protect the program. 4) Safety Indicator: House maintenance is the main indicator of daily service. Ministry of Construction, house collapse prevention of accidental deaths; to put an end to major injuries and deaths, workers were injured in less than three out of 1,000 accident rate.
17, the determination of the quality level of housing, is based on a unified standard, a unified project, a unified methodology, a comprehensive assessment of the fitness level of the entire existing housing. Its basic task is to determine the quality of housing conditions and to find out the quality of housing allocation, the basis for basic information on housing management, maintenance and repair. The basic task of the housing safety inspection is the regular inspection of housing, complete loss of understanding of living conditions, found hidden in timely measures to eliminate the dangers of reinforcement and repair.
18, dangerous house management: 1) develop criteria to identify the danger, according to the size of the range of damage to the members of the dilapidated house, as well as the degree of the surrounding environment, the hazard of the whole house may be the degree of division. Generally can be considered through three situations: the entire hazard, local hazards, hazardous points. (2) the establishment and improvement of hazardous recognized institutions, government agencies in addition to the identification of authoritative dangerous houses, all property management enterprises should establish a housing safety appraisal department or designated professional and technical personnel responsible for this work, in order to confirm the quality of housing construction, safe and reliable degree. (3) Dangerous actions: first, the use of observation. Second, the method in use. Third, stop using. Fourth, the whole relocation.
19, property management companies do not have their own maintenance team. We can carry out bidding for housing maintenance, or contraction of housing repair and maintenance outsourced to a professional maintenance team. In both cases, the basic content of construction management is the same, including construction project management, construction management, construction progress and construction site management, construction quality and construction safety management, construction machinery and equipment and construction materials management, cost accounting management.
20, mastering the home content of the daily maintenance of auxiliary equipment: 1) health and electrical equipment routine maintenance: the property management company is responsible for managing the area's protection program, sporadic repairs and improvements to complement the task. (2) routine maintenance of pumps and water tank equipment: general maintenance once a month or quarterly, and regularly updated containment or overhaul program. (3) routine maintenance of firefighting equipment: water transfer within the specified period, release water to prevent water shortages, traffic congestion, rancid water quality and other issues, fire pumps should be regularly tested pumps. (4) heating equipment and other specialized equipment routine maintenance: before and after the winter heating boiler ignition and cease-fire heating equipment for a comprehensive inspection, repair, maintenance, repair good anti-freezing work, equipment and piping. (5) routine maintenance of elevator equipment; according to the person in charge of the sheet, weekly refueling, maintenance and inspection of elevator equipment. When you run by the professionals responsible for the maintenance unit required for emergency repair of the elevator, overhaul and renewal of elevator equipment, elevator maintenance contract company.
21, sporadic maintenance program: 1) sporadic maintenance refers to the equipment for routine maintenance, repair and removal of operational failures and partial repair. Usually only repair, change some wearing parts, mechanical adjustment and accuracy of a small part. (2) repair project refers to the normal and regular overhaul of the equipment, equipment repair and replacement of wear parts of a small amount of disintegration of a part of the equipment to ensure that the realization of the required standard, the replacement rate is usually 10% -30%. (3) Overhaul project refers to the regular equipment overhaul to replace all the major components of the disintegration of the equipment to return to the original performance, the replacement rate is generally 30% or more. Management
22, water supply system: 1) the establishment of normal water supply, water supply system. (2) water supply facilities for regular maintenance checks. (3) The use of water tank fittings water-saving faucets. (4) fire pumps regularly test pumps every year, at least once. Protection of water supply system: 1) check the water supply pipes; 2) anti-freezing insulation work; cracking events 3). Maintenance of the water supply system: along the pipeline inspection of buried pipeline surface mounted pipeline, observe the ground on the wet method of long, take the water pipe was leaking diagnosis, the original reference to the graphic precisely determine the location of the leak, excavation and repair. Maintenance: 1) folder Hoff plugging method; 2) the method of exchanging pipes.
23, strict acceptance of water supply and drainage equipment to take over the system 1) pipe should be firmly installed, the control part of the opening and closing of the flexible, no dripping. (2) high water tanks and water tanks inlet inspection outlet should be set up to facilitate maintenance. (3) bathroom, kitchen drain should be divided, the length of the family pipe can not exceed 8 meters, we should not use ceramic pipe, plastic pipe. Good four) the quality of sanitary ware, interface can not be penetrated. (5) pump installation is smooth, no big vibration operation. (6) fire protection facilities must meet the requirements of the fire department's qualified inspection visa.
24, pump room management 1) underground storage tanks and pump room, fire protection system is composed of electrical and electromechanical equipment, regular inspection and maintenance is responsible for all professionals. (2) The operation of electromechanical equipment group employees pump room, other personnel shall not operate, allowing unrelated personnel to enter. (3) living pumps, fire pumps, under normal circumstances constant pressure pumps, select the switch position and automatic position, all signs should be simple and clear operation. (4) Living water pumps should be rotated at predetermined times, regular inspection scrubbing. (5) Regular maintenance requirements for fire pumps, every six months to check the automatic and manual operation, and once a year for a comprehensive inspection. (6) pump room should be cleaned once a week health, pumps and pipe cleaning every half month.
25, management and maintenance of the electrical system: electrical equipment should be managed in the existing information: 1) supply of each building, power and content requirements within the scope of the structure. (2) Power supply, voltage, electrical capacity, distribution, wiring methods. 3) All electrical plans, system diagrams and schematics. 4) Acceptance of certificates for all phases of change history. 5) Check the actual number of wires installed in the equipment and is consistent with the requirements of the drawings. (6) After the official use of the law to grasp the number of major electrical equipment, capacity, use and load changes. Should develop the main capital
After the management approach is expected to manage the norms generally include: regular inspection and maintenance checks; create equipment documentation; publicize the safe use of electricity tariffs reasonable knowledge and should comply with the power supply. Power supply equipment maintenance and maintenance: power supply equipment maintenance, can be divided into two aspects of routine maintenance and regular inspection and maintenance visits.
26, management and maintenance of lifts. Basic elements of the main elevator operation, maintenance and repair: 1) the development of elevator safety maintenance regulations. (2) Elevator operators and maintenance personnel business training, adherence to the qualification examination, licensing system of the labor department. (3) The implementation of warranty and safety inspection work. (4) Failure to report elevator repair must be undertaken by the unit and personnel labor department audit. (5) adhere to the work, sound documents and elevator equipment maintenance records, regular inspection and maintenance program. (6) to have a person to lift the key management, stop the ladder must pay attention to. (7) any failure occurs, the elevator operation management, rescue the first ladder passengers. (8) Do electricity metering and charging. (9) to keep the machine room, shaft, car cleaning and air circulation 10) will be on the track of people on a regular basis, to clean the door track, lubrication. Second, the basic system of familiar with the operation of the elevator, maintenance and repair: 1) the work of the elevator system, strict implementation of safety procedures and inspection system, supervision and control of each machine running the daily maintenance and repair work dynamics, timely completion. (2) elevator repair and maintenance procedures: suspension of elevator maintenance, first cut off the power control to ensure safety. When the elevator repair and maintenance must be listed, to ensure that no passengers in the car, before parking. In the car repair and maintenance of the top, in addition to judging the need for faults and debugging, running a clear ban on operations at the bottom is prohibited when the door is closed, check the furniture billboards to lift all rotating parts must be refueled lubrication.
27,1) Security Department to develop a work plan, establish a sound work security system; 2) regular meetings to preside over the department, the organization of all security guards for security work; 3) the organization of investigations and large boxes to deal with; 4) departmental supervision of the investigation of the performance of each post security guards to deal with complaints about security work; 5) by the general manager of the other matters entrusted to him.
28,1) to remove vehicles and people in and out, in front of maintaining traffic order, to ensure the safety of pedestrians and vehicles; 2) prohibit loiterers, vendors, salespeople to enter the district; 3) suspicious people and suspicious things should be timely and timely report to the leadership; 4) conscientiously fulfill the duty registration system, the responsibility for the occurrence of a detailed record of each case; 5) adherence to the large customer and Valuables voucher system is implemented to ensure the safety of customer property; 6) non-effective time registration authority personnel in and out; 7) actively cooperate with other security personnel to do a good job of security, good district closed the door.
29, strictly comply with the requirements of the control room work, subject to the direct leadership of the fire supervisor; 2) on time to and from work, not on duty to sleep can not go AWOL; 3) strictly in accordance with the specified time and scope of concentration in close observation, found suspicious situations to make good records and video; 4) according to the others provided and from the screen to observe the suspicious situation, timing, positioning, recording people in a timely manner and make good Records; 5) telephone reports and found all kinds of cases, fires and accidents, in accordance with the procedures reported to be dealt with promptly; 6) duty is not allowed to do things unrelated to work, adhere to the discipline; 7) control room is strictly prohibited for unrelated personnel to enter, because their work into the control room and other departments should be done to make a good registration; 8) care of the equipment, to extend the service life of the equipment, do not dismantle the device; control room 9) monitoring of the scope of the cameras and Switching time is confidential, non-independent personnel to monitor the situation. ? ^ h
30, theft cases are handled: 1) Public safety department receives a report of a theft, internal security personnel or the manager on duty to the scene. 2) Call out the required supplies. 3) Listen carefully to explain the owner's details and ask about the characteristics of the missing items. 4) Leave the case of missing person concerned. 5）Explicitly request to report to the police or larger economic loss value of the guests should immediately and simultaneously report to the public security organs to protect the scene. (6) does not require reporting to the public security organs of the host, the security department accompanied by rushed to the scene of all. 7) The scene is intact, immediately take pictures. (8) Please pay attention to the back of the project about abandonment or leaving, etc., such as the discovery of criminals, be careful to extract, ready to pass the technical appraisal. 9) Extract the blog post for identification, the guest must obtain consent. 10) Looking for people involved in the conversation, investigation and mapping of people concerned about the focus of the case. 11) Time state scene memory. 12) Contact who entered the scene of leaving and so on. 13) Key personnel to discharge evidence as soon as possible. 14) The facts and reasons involved, weight of evidence, attention to policy. 15), treatment after treatment request approval of the company's leadership before discovering the problem. . VRzgL $I "
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31, various types of fire extinguishers are: 1) carbon dioxide fire extinguishers: suitable for extinguishing electricity, oil, with fire acid: on the one hand, the mouth to the spray canister fire, connecting on the other hand, the fire 0.2) or suitable for extinguishing oil fires, but is not suitable for extinguishing fires to avoid the use of water with electrical substances other foam Fire extinguishers: the first fire extinguisher up and down upside down after shaking well, turn on the switch in extinguishing the fire. 3) dry powder fire extinguishers are suitable for extinguishing fires and using other electrical equipment fire solid materials: pull out the seal, press hard to press the hydrant Usage: hydrants are fixed to be set up in high-rise buildings sprinkler fire fighting equipment, the wall of the key parts of the main components are: cabinets, fire, hose, gun Method of use: open the fireproof cabinets, unfolding the hose, open the water supply switch, take the gun, spray high-pressure water fire OADI [1]? YFE |
GKN O] [1] [32nd, parking guards task: parking lot (library), generally need to set up two guards, a person registration fee, a command vehicle traffic and parking spaces, their duties are: 1) strict handover system; 2) obtain vehicle registration fee and vehicle condition inspection records; connection and parking lot 3) command vehicle; 4) combat illegal vehicle correction; 5) Found water leakage, water leakage, the owners notify; 6) Improve the health of the parking lot (library); 7) fire protection facilities are regularly checked is good and effective, do not allow the use of fire-fighting water washing; 8) loiterers 8T
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33, water pollution prevention and control methods: 1) strengthen the control of sewage discharge; 2) has been sewage treatment; 3) to strengthen the secondary drinking water supply and sanitation management of the property management company in accordance with the provisions of the following duties: 1) responsible for the management of the facilities of the person; 2) to ensure that the use of materials that meet the "standard of sanitation for drinking water for domestic use". Drinking water sanitation standards" materials; 3) at least twice a year to clean the tank; 4) timely replacement of water purification facilities or maintenance; 5) sampling water samples for water quality testing every six months; 6) environmental cleaning cleaning facilities; 7) printed in the tank, lock; 8) directly engaged in the cleaning and disinfection of secondary water supply facilities for staff to carry out a yearly physical examination must be; 9) Prohibit the destruction of facilities, pollution of water ZC xrj liters
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34, 3-seater sewage treatment technology: 1) Sewage treatment: sewage suspended solids physical. The law requires that the initial purification of water. 2) sewage secondary treatment: the principle of deep sewage treatment, using biochemical effects. 3) sewage tertiary treatment: the use of biological denitrification methods, such as deep water treatment and purification, to achieve water recycling VboNve \ r [1]
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35, cleaning supervisor's duties 1). Work preparation schedules; 2) Checks to guide the frequency of preparation; 3) Distribution and control of cleaning supplies and dosage; 4) Contact business, the company's revenue; 5) Regular reports; 6) Patrols and inspections, timely detection to solve. IUG / `*
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36, the green part of the responsibilities of the subcontractor: 1) development of the work plan; 2) revenue-generating work; 3) the evaluation of the deployment? ; 4) organization of training. Green technology: 1) development of technical measures; 2) implementation of training; 3) technical guidance and inspection; 4) foreign technology for enterprises. In % +
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37,1) Announcement of the program of personnel, institution-building, training. 2) Assignment of tasks under the program is implemented. 3) Maintained the work process, coordinating all aspects of the relationship. 4) Properly solve unexpected problems. 5) Timely reports to the leadership to seek support and help. 6) Widely publicize and mobilize the active participation of people in the settlements. Use and management 7) Funds. 8) Summarize the activities. TbTE} 6
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38, the formulation of rules and basic ideas of the regulations: 1) study the relevant laws and regulations. 2) Determine the focus of regulatory constraints and management: analysis of the situation in the settlements; analyze the situation of foreign workers; understand the security situation in the surrounding area. 3）Check the status of the facility and equipment management area. 4) Collection of relevant materials. 5) Drafting of rules and regulations for the ? ? (6) the introduction of | _O "8 $ - large
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39, the main person in charge of the conditions of the activities: 1) ideological and political quality, the quality of ideological awareness, the spirit of dedication, know the law and abide by the law. 2) quality of service, understanding of business management, market concepts and sense of service, the subdividing of knowledge of the business familiar with the project. 3) have a pioneering spirit, social and coordinated. 4) have a good understanding of the business of the project. pioneering spirit, social and coordination. 4) health general staff training main content: 1) ideological and political education, including legal knowledge, professional ethics, service awareness; 2) knowledge management training; 3) service skills training; 4) the use of training equipment and facilities; 5) rules and regulations of the training %$ U /