(b) to ensure the normal function of the office building
(c) to make the property retain its value and increase in value
(d) it should be in line with the requirements of the "National Property Management Demonstration Building Standards and Scoring Rules"
Contents of Property Management in Office Buildings
(l) ) The property management enterprise and the owner or the building owners' committee sign a property service contract, clarify the relationship between responsibilities, rights and benefits, and formulate the owners' convention or the users' convention.
(2) Formulate property management programs, draft various management systems for office buildings, service quality standards, property service charges, assessment standards for various jobs, rewards and punishments.
(3) according to the intention of owners or investors to invest in such properties, is the owner of self-use or rental or part of the self-use part of the rental, is a customer or more than one customer occupying an office building, is a single-use or multi-purpose, and other specific 'situation, the establishment of the building owners' committee.
(4) According to the different standards of office buildings and the use of each part, the preparation of property management and maintenance covenants, calculating the share of the management of each part of the building, so that the users of each unit to equitably bear the burden of the management fee and management of the expenditure of special maintenance funds.
(5) The property management enterprise formulates a plan and specific implementation program for creating a national or provincial, municipal or autonomous region property management model building according to the characteristics of the office building and its surrounding environment and implements it to each department.
(6) In accordance with the relevant provisions, the office building takeover and acceptance work.
(2) lease and sale marketing services
In order to ensure a higher lease and sale of office buildings and higher income, property management companies must do a good job of marketing services, office building marketing market research and marketing plan development, overall image design, publicity and promotion, guiding buyers and renters to visit the property, and customer contact, negotiation, signing, and to help customers and owners of the communication belongs to office building marketing services. The company's marketing and promotional services are all part of the office building program.
(C) office business services
Office buildings are generally equipped with business centers, is the property management company in order to facilitate customers to meet the needs of customers and the establishment of business services.
1, hardware configuration
Business center of the office building should be equipped with certain modern office equipment, business center equipment, according to the increase in service projects and gradually add, the normal use of business center equipment and maintenance, is a prerequisite for the protection of services.
2, service requirements
Customers' evaluation of business center service quality is based on the accuracy, thoughtfulness and speed of service as a starting point. When providing services, the staff of the business center should understand clearly the service items, service time and service requirements required by the customers, explain the charges to the customers, and complete the service items accurately and quickly.
The service items of the business center of the office building should be set up according to the needs of the customers, mainly including the following services
(1) processing and printing services for all kinds of documents.
(2) Long-distance call, fax, telecommunication and Internet services.
(3) Postal services such as mail, parcels, and express delivery.
(4) Business consulting, business information inquiry services.
(5) Business talks, meeting arrangement services.
(6) Rental services for computers, television, video, slides and other equipment.
(7) Temporary office rental services.
(8) Translation services.
(9) Newspaper and magazine subscription services.
(10) Printing services such as documents and business cards.
(11) Custody and forwarding of faxes and letters while customers are away from home.
(12) Secretarial training services.
(4) the front desk service of the office building
In the office building market today, who can provide better service for customers, who can have more customers, who can be invincible in the office building market competition. The main items of the front desk service of the office building are:
(1) key distribution service.
(2) Inquiries, guidance services and message services.
(3) Storage service.
(4) Mail and newspaper collection, sorting and delivery services.
(5) Baggage handling and delivery services.
(6) Taxi reservation service.
(7) Providing services for arranging tourist activities.
(8) Airline ticket ordering and confirmation services.
(9) National and worldwide hotel reservation service.
(10) Booking services for catering, cultural and sports program tickets.
(11) Arrangement and organization of cultural and recreational activities.
(12) Foreign currency exchange.
(13) Flower purchase and delivery services.
(14) Laundry and delivery services.
(15) Cleaning services.
(16) Various other commissioned services.
(E) maintenance and management of buildings and ancillary equipment and facilities
Office building maintenance and other types of residential and commercial buildings and other property practices are basically the same, the requirements of the building building number, the floor has a clear guide sign, no violation of the planning of the private building, building appearance intact, neat and clean, to ensure that the rate of housing and maintenance of the rate of timely maintenance and qualification rate, and the establishment of a return visit system and return visit records.
The property management company shall also supervise the secondary decoration of the office building carried out by the owners and users, and inform the owners and users of the prohibited behaviors and precautions in the decoration of the house, so as to ensure that the structure of the building and the ancillary facilities and equipments are not damaged.
2 Equipment and Facilities Use Management and Maintenance
The equipment of office buildings is advanced and highly intelligent, with high requirements for maintenance and use management, therefore, the equipment and facilities use management and maintenance is a key element of property management of office buildings. The national urban property management excellent building standards and scoring rules "on the building equipment management requirements are far more than and higher than the general residential community management standard push. In order to ensure that the equipment can run well and normally, and prolong the service life of the equipment, a strict equipment maintenance and repair system should be formulated, and efforts should be made to do a good job in the daily maintenance and overhaul of the equipment, rather than waiting for the report to be repaired. In addition, the equipment management personnel should implement 24-hour duty system to deal with sudden operational failure in the shortest possible time.
(F) environmental cleaning and landscaping services
1. Cleaning services
The standardized cleaning should be implemented after the day of the amount of bidding items, the development of a perfect cleaning rules, clear places to be cleaned, the number of times required to clean, the time, and by the person responsible for checking, supervision. There are garbage bins, fruit bins, garbage transfer stations and other cleaning equipment. Cleaning and sanitation services for office buildings include cleaning of public **** areas, corridors and passages in office buildings, regular cleaning of external walls, cleaning of air-conditioning plant rooms, transformer rooms, floor distribution rooms, elevator cleaning and maintenance, cleaning of fire-fighting equipment, cleaning of water supply, drainage, pumping systems and their equipment, cleaning of public **** lighting equipment, cleaning of public **** restrooms, cleaning of garbage rooms, cleaning of the peripheral areas of office buildings
2, greening and landscaping services
The greening and landscaping management inside and outside the office building is also one of the daily work of the office building property management. Greening and landscaping management is a year-round daily work, but also has the characteristics of the stage, must be in accordance with the different varieties of greening, different habits, different seasons, different growth period, timely determination of different maintenance priorities, arrangements for the implementation of different measures, to ensure that no damage, trampling and the phenomenon of occupying the green space at will.
(VII) Security Management Services
1. Security Services
(1) Formulate a comprehensive security plan, establish an effective security system, and eliminate all external factors that jeopardize or affect the life and property of the owners and users, as well as their physical and mental health.
(2) According to the layout and total area of the building, the number of buildings, the number of entrances and exits, the number of public **** facilities, the number of owners and customers, the location and number of fixed security guards and patrol posts.
(3) to determine the security patrol positions and routes, to achieve a combination of regular fixed-point patrols and surprise inspections, with special attention to entrances and exits, hidden places, warehouses, parking lots (libraries) and other places.
(4) the establishment of 24-hour fixed duty, standing guard and patrol system, do a good job of handing over.
(5) Improve the closed-circuit television monitoring system, install closed-circuit television monitors in the main population, elevators, storage of valuables and accident-prone areas or key areas, and take timely measures to detect anomalies.
2. Fire management
(1) Establishment of a perfect fire management organization. The establishment of the company's general manager, department manager, team leader 3 levels of fire prevention organization, and establish the corresponding fire prevention responsibility. Form a full-time fire fighting team mainly composed of the staff of the security department and a voluntary fire fighting team composed of the staff of other departments of the property management company, owners and customers.
(2) In accordance with the provisions of the Regulations of the People's Republic of China on Fire Protection, a fire prevention system is formulated to clarify the duties of the person responsible for fire prevention, and fire prevention measures are formulated to systematically prevent the occurrence of fire accidents. The fire prevention responsibility is decomposed to each owner and customer unit, and each owner and customer is responsible for the fire prevention of the property range to which they belong.
(3) fire publicity. Publicity in the form of fire training rounds. The use of slogans or signs for publicity, the distribution of fire prevention instructions (fire prevention manual). The contents of the publicity are the principles of fire prevention, fire prevention regulations and fire prevention instructions. Regular fire drills are organized. Mobilize people to eliminate fire signs and hidden dangers in a timely manner.
(4) Equipped with necessary fire-fighting equipment and facilities, and set up fire management files.
(5) Regularly organizing and arranging fire inspections, issuing fire rectification notices based on the identified fire hazards and rectifying them on a deadline.
(6) Formulate fire-fighting programs and key areas defense programs, and clarify fire emergency evacuation procedures. Make preparations for evacuation, personnel evacuation is the main priority, transfer of dangerous goods, rescue valuable property in the rear.
3, vehicle access and parking services
Mainly to do a good job in all aspects of the management of the parking lot (library), to strengthen the vehicle access and parking guide services and timely guidance to the vehicles, so that access to the office building of the vehicles in an orderly manner, to ensure that the safety of vehicles and pedestrians.
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Provincial organs office building (district) property management services and charges reference standard
Serial No. Project and service content Service standard Charges Standard
(yuan/month/square meter) Remarks
One Housing and Maintenance Management 1. Ensure the integrity and normal use of the housing of the office building (district).
2, timely completion of all zero repair tasks, zero repair pass rate of 100%, general maintenance tasks not more than 24 hours, and the establishment of return visit records. 0.30-0.60 yuan Building area including office buildings and ancillary buildings, the same below.
Property management units in order to keep the office building (area) intact, timely completion of the relevant maintenance tasks, and do a good job of housing maintenance management.
Two water supply and drainage equipment operation and maintenance 1, the establishment of a normal water supply management system, to ensure that the water quality in line with national standards, to prevent running, risk, drip, leakage, the water supply system pipelines and equipment for daily cleaning and sanitation and regular cleaning and disinfection.
2. Regularly clean and maintain the drainage pipe and remove the dirt to ensure that the indoor and outdoor drainage system is smooth.
3, timely detection and resolution of faults, zero maintenance pass rate of 100%, troubleshooting not overnight, do a good job of water conservation. 0.30-0.50 yuan
On office buildings (district) indoor and outdoor water supply and drainage system equipment, facilities, such as pumps, water tanks, pneumatic water supply devices, water treatment equipment, hydrants, piping, pipe fittings, valves, water nozzles, sanitary fittings, drainpipes, permeable tubes and unclogging, water sealing equipment, outdoor drains and their ancillary structures for the normal operation of the use of day-to-day maintenance and repair.
Three power supply equipment management and maintenance 0.40-0.80 yuan
On the office building (district) power supply system, high and low voltage electrical equipment, wires and cables, electrical lighting fixtures and other equipment for normal operation of the use of routine management and maintenance. 1, power supply within the scope of electrical equipment instrumentation regular inspection and maintenance and key testing, the establishment of equipment files, ledgers, maintenance records, to achieve safety, reasonable and economical use of electricity.
2, the establishment of strict distribution of electricity operation system, electrical maintenance system and power distribution room management system, power supply and maintenance personnel must be licensed.
3, the establishment of 24-hour operation and maintenance duty system, timely troubleshooting, zero maintenance pass rate of 100%.
4, strengthen the daily maintenance and repair, public **** use of lighting, lighting fixtures lines, switches to ensure that intact, to ensure the safety of electricity.
5, management and maintenance of lightning facilities and office buildings (district) lighting and other facilities.
Four elevator operation and maintenance 1, the establishment of elevator operation and management, equipment management, safety management system, the elevator runs in accordance with the specified time, safety facilities and ancillary facilities are intact, the car, the shaft to keep clean.
2, the strict implementation of the relevant national elevator management regulations and safety regulations, elevator permit, annual inspection certificate, repair and maintenance contract is complete, regular repair and maintenance.
3, the elevator failure, after receiving the repair report maintenance personnel should be within 20 minutes to arrive at the scene repair, timely troubleshooting. 8 floors below (including 8 floors)
800 yuan / month / ladder
8 floors above each floor plus 10-20 yuan
Elevator operation and management and junction of the machine room equipment shaft system car equipment carried out by the daily operation of the management and maintenance.
Five air-conditioning system operation and maintenance 1, the establishment of air-conditioning operation and management system and safe operating procedures to ensure the safe operation of air-conditioning system and normal use, operation without excessive noise and serious leakage and dripping phenomenon.
2, regular overhaul and maintenance of air-conditioning equipment to ensure that air-conditioning equipment and facilities in good condition.
3, air-conditioning system after the occurrence of operational faults, maintenance personnel should arrive at the scene in a timely manner to repair, and make records, zero maintenance pass rate of 100%. 0.30-0.50 yuan Other types of air-conditioning equipment maintenance, according to the unit to negotiate the content of services, quality and charges.
Centralized air-conditioning system operation and management and chiller units, pumps, fan coils, heat exchangers, piping systems, a variety of valves, air collection devices and various types of air outlets, automatic control systems and other equipment, daily maintenance and repair.
Six fire system maintenance 1, strict implementation of fire regulations, the establishment of fire safety management system, fire management work, to ensure that the entire system is in good condition.
2, regular inspection and maintenance of firefighting equipment, maintenance quality to meet the fire requirements, to ensure that the system opening rate and intact rate.
3, a regular monthly inspection of fire equipment, major holidays to increase the number of inspections, there are failures, maintenance personnel should be timely to the scene.
4, often organize training and drills for volunteer firefighters.
5, to ensure that the entire fire system through the fire department's annual fire inspection, to obtain the annual inspection certificate. 0.10-0.30 yuan
The automatic fire alarm system; automatic sprinkler system; indoor fire hydrant; smoke exhaust and prevention system; safety evacuation, emergency response system; fire door system; carbon dioxide and other fire extinguishing systems for daily management and maintenance and repair.
Seven environmental health management 1, the establishment and implementation of environmental health management system, sanitation facilities are available.
2, the implementation of standardized cleaning and cleaning, a person is responsible for checking and supervising the stairs, handrails, halls, corridors, elevator rooms, pantries, basements, rooftops, internal and external walls, parking lots (libraries), roads, etc., all the public **** area to keep clean, no piles of debris, no waste, no stains, the bathroom is clean and no odor.
Preventive sanitization and disinfestation of public **** places and the surrounding environment of the office building (district) is carried out regularly. Garbage is bagged and removed in a timely manner to ensure that the office building (area) and the sanitation contracted area are clean and tidy. 0.40-0.60 Yuan
Daily cleaning and maintenance of stairs, halls, corridors, rooftops, elevator rooms, bathrooms, pantries, public **** activities, building facades, and all other public **** sites in the office building (district), cleaning of garbage and other wastes, and emptying of septic tanks.
Eight in addition to the "four pests" management and sanitation disinfection 1, to take comprehensive measures to eliminate rats, rat density shall not exceed 5% measured by the powder trace method, not more than 1% measured by the rat trap method, not more than 2% of the rat sign positive room.
2, strict control of indoor fly breeding grounds, offices, halls, corridors, restaurants, kitchens, garages and indoor public **** part of the basic fly should be achieved.
3, take comprehensive measures to kill cockroaches, the room cockroach infestation rate shall not exceed 5%, the number of adult cockroaches in the room shall not exceed 5; there are cockroaches unhatched egg pods in the room shall not exceed 2%, the average number of egg pods shall not exceed 2.
4, strict control of indoor and outdoor mosquito breeding, and gradually achieve the number of mosquitoes in the room with mosquitoes shall not exceed 3.
5, in chemical control, focusing on scientific and rational use of drugs, do not use the national banned drugs. 0.10-0.40 yuan / times / square meter in addition to the "Four Pests" and sanitation disinfection work can be based on the specific circumstances of the unit and the epidemic prevention and the relevant departments to determine the content of the service, the requirements and charges for both sides of the negotiation. Disinfection is calculated on the basis of the actual area, and the drug fee is charged separately.
The extermination of rats, mosquitoes, flies and cockroaches meets the standards set by the National Sanitation Commission. Scientific and effective sanitation and disinfection.
9 Greening Management 1. Reasonable plant configuration, adequate green space, no bare land.
2, normal growth of plants and trees, cut and repair in time, no dead branches and dead right and pest phenomenon.
3, green space management and maintenance measures are implemented, no destruction, trampling and arbitrary occupation. 0.20-0.40 yuan office building (district) flower arrangement maintenance and holiday decoration and other beautification services, according to the requirements of the authorities by the two sides to determine the content of the services and charges.
Office building (area) trees, flowers, plants, green space and "front" the daily maintenance and management of green space in the prescribed area.
Ten conveyance, security, order management 1, the establishment of the office building (area) conveyance, security, vehicles, roads and their public **** order and other management systems and seriously implement, to ensure a normal working environment and office building (area) safety.
2, strict verification, registration, to prevent the entry of idle people into the office building (area), good environmental order.
3, maintenance and ensure the normal operation of anti-theft, fire and other alarm monitoring equipment, the security situation in the office area to implement 24-hour monitoring, security precautions and daily patrol work, timely detection and treatment of all kinds of accidents and hidden dangers, rapid and effective disposal of emergencies.
4. Roads are smooth and all kinds of vehicles are parked in an orderly manner. 0.40-0.70 yuan
Office building (area) to the notification of people visiting, document inspection, registration, etc.; burglar alarm monitoring equipment operation and management. Door guards, guards and patrols, public **** order maintenance, security and other emergencies, such as the handling of road traffic management, motor vehicles and non-motorized vehicle parking management.
Eleven conference services 1, the establishment of conference room management system, the development of conference services protocols and conscientiously implement.
2, do a good job in the conference room sound services, to ensure that the supply of boiled water and regularly renewed water, to maintain indoor cleanliness. 1 yuan / half a day / square meter VIP reception rooms, multi-function halls, auditoriums and other venues, according to the unit's situation to determine the content of the service, quality and charges.
Sound protection, water supply, cleaning and other services for meetings.
Twelve representative services 1, according to the requirements entrusted by the authorities, to ensure timely and accurate subscription of newspapers and periodicals and distribution of newspapers and periodicals, mails and remittances, and to complete the tasks of collection and payment on behalf of the authorities on time.
2. Charges and payments are made in accordance with the relevant regulations and standards, with accurate counting and complete documentation of various charges. The total amount of 1%
Trusted by the authorities, for the authorities on behalf of the subscription of newspapers and periodicals and mail delivery and receipt, on behalf of the collection and payment of rent, telephone, water, electricity, gas fees and other public **** payment services.
Thirteen other items
Office buildings (district) alarm monitoring equipment, building automation equipment, communications equipment, satellite reception equipment, network equipment, such as management and maintenance of maintenance and special service projects, etc., by the departments in accordance with the "Jiangsu provincial organs of the office building (district) property management service charges in the spirit of the guidance", with reference to the relevant provisions of the country, province, city, according to the unit situation The two sides negotiated to determine the content, quality and charges for services.
Fourteen social property management enterprises to manage
To bidding for the employment of social property management enterprises contracted organs office buildings (district) property management services sector, the two sides according to the market regulation to determine the content of property management services, quality and price.