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1、Choice of property management system for residential strata developments in SingaporeThis section presents a case study of two residential strata developments in Singapore referred to here as “Strata Development A” and “Strata Development B”. The case study provides insights into the two development
2、s choice of property management system and its implications. Based on interviews with the property manager and Managing Agent of the two developments, the different property management systems are examined to establish how appropriate and suitable they are for each strata development. These provide
3、valuable lessons for other residential strata developments on the implications of each property management system.Choice of residential strata developments for case study The two developments were selected for the case study based on the following criteria: Location: The two strat developments are l
4、ocated in close proximity to each other in a prime residential area in Singapore. As such they share similar locational attributes like distance to amenities and access to public transport. Age: The construction of the two strata developments were completed around the same time Strata Development A
5、in 1977 and Strata Development B in 1979. The implication of the age of the strata developments is that it provides a good comparison with regard to the physical deterioration and the extent of up keep and maintenance required for both of the strata developments. Tenure: The two strata developments
6、share similar tenures both hold 999-year lease hold titles. Different management systems: Strata Development A has always employed an in-house management team for their strata development, while Strata Development B has always employed a Managing Agent to manage their strata development. Data availa
7、bility: The Chairs of the Management Councils as well as both the property manager and Managing Agent of both strata developments were responsive and forthcoming with regards to the information required for this study.Strata development A Strata Development A is a residential strata development with
8、in a prime residential area. The development consists of 470 units which include 38 townhouses and six shop houses with the rest of the units built into five high-rise tower blocks. The tenure of the property is 999 years leasehold. Since the development was completed in 1977, it has employed an in-
9、house management team to oversee its property and facility management needs. There was just one time a relatively brief period of about six months when a Managing Agent was engaged as a consultant: this was when the strata development was seeking a new property manager. Even then the Managing Agent
10、was never involved in the line of authority of the Management Council or of the in-house management team. Rather the role of the appointed Managing Agent was merely to act as a consultant on any issues the Management Council or property manager may have encountered in the management of the strata de
11、velopment during the interim. The in-house management team for Strata Development A comprises of 28 staff members. The property manager acknowledges that it is rare for a residential strata development in Singapore to employ an in-house management team of this size. The property manager heads the te
12、am all of whom are under the direct payroll of the developments Management Corporation Figure 3. The property manager who holds a Polytechnic Diploma in Property Management is assisted by a property officer a chief security officer an administrative officer and two accounts officers. In addition the
13、 property officer leads a team of six maintenance staff that take care of the daily physical maintenance of the strata development including the periodic servicing of the strata developments water tanks and pumps and replacement and repair of any faulty electrical devices. The chief security officer
14、 leads a team of sixteen security guards whose job includes the manning of the developments three entry-exit points and the patrolling of the strata development to ensure the safety of the residents in the strata development. The only aspect of the running of the strata development which is not hand
15、led by the in-house management team is cleaning and waste disposal which is sub-contracted to an external cleaning 2company. By having the entire team under the direct employment of the Management Corporation the issue of command and control is more efficacious as when compared to the situation if t
16、he strata development was run by a Managing Agent. By having all the staff report to him the property manager has a better grasp of the day-to-day happenings in the strata development. With this overview he is able to respond more quickly to situations or emergencies that arise. The property manager
17、 also pointed out that in his experience at the development beyond the physical aspects of running an in-house management team , he has found that the staff in the team demonstrate a high degree of commitment and loyalty to their employer. This may be contrasted with a strata development managed by
18、a Managing Agent where the staff are employed by the Managing Agents firm and typically rotated between developments. In such a case it is more likely that their commitment is directed towards their employer the Managing Agents firm rather than to the Management Councils that they are assigned to wo
19、rk with which may in turn change from time to time. The study of Strata Development A also reveals that the employment of an in-house management team not only allows but requires the Management Council to assume greater power and control over how the strata development is run than if it were handled
20、 by a Managing Agent. Such control can translate into better management of both the daily activities of the running of the strata development as well as the formulation and continued implementation of long-term goals and strategies of the Management Council. However it must be emphasized that the su
21、ccess of such a system is largely dependant on a committed and competent Management Council holding office. The Council would have to be comprised of dedicated volunteer members prepared to oversee the in-house management team together with their property manager at the helm. Based on the study of S
22、trata Development As Management Council it is noted that such a Management Council mainly comprises retirees often with knowledge and experience in real estate matters and who are willing to undertake the supervision of their in-house team in order to meet their own expectations. It appears that eve
23、n the age profile educational background and employment status of the subsidiary proprietors become relevant to the issue. The main objective of such a Management Council seems to be to retain 3control over practically all aspects of the running and operations of the place Council members also share
24、 the view that this will be diluted if they employ a Managing Agent. As the Management Council is elected by the Subsidiary Proprietors at General Meeting it is implied that the majority of Subsidiary Proprietors are in favor of such a mode of Management.Strata development B Strata Development B is
25、a residential strata development also situated within the same prime residential area. Like Strata Development A the property has a 999-year lease hold title. It comprises 623 units in two eight-storey-high blocks of terraces , three 14-storey slab blocks and two 16-storey point block. Since its com
26、pletion and occupation in 1979 the development has continued to engage the same Managing Agent firm for its property and facility management needs. This seems to contradict the earlier discussion above on the possible lack of continuity as one of the disadvantages when employing a Managing Agent. It
27、 will be recalled that the initial duration of a Managing Agents appointment under section 66 of the BMSMA is only a maximum of three years. A change of Managing Agent can lead to disruption in the running of the development. However the case of Strata Development B proves that continuity is not a b
28、enefit reserved just for in-house management teams the development has retained the services of the same Managing Agent firm since its inception in 1979. Despite the turn over of members of each new Management Council the Managing Agent in Strata Development B has acted as the constant and plays are
29、 gulatory role in the equation. This has proven beneficial to the strata development as the Managing Agent can advise the incoming Management Council on any pending issues as well as continue with its long-term plan and strategies for the development. The value of a Managing Agents firms resources d
30、iscussed earlier was particularly evident in the case of Strata Development B in 2004 when the property officer of the development tendered his resignation to the Managing Agents firm. Within the short period of a month a replacement property officer had to be appointed and a smooth handing over of
31、duties for the new property officer from his predecessor had to be ensured. While this might have been a more difficult task if the development was managed by an in-house management team, the resources of the Managing Agents firm allowed a swift replacement through their existing pool of trained sta
32、ff. The firms policy of regularly recruiting and training new staff ensured that the replacement of the property officer for the development did not escalate into a serious problem and create managerial and operational problems for the development during the transition stage. The main reasons cited
33、by Strata Development Bs Management Council as to why it has always engaged a Managing Agent are the experience and professionalism of their appointed Managing Agent. This in turn can be attributed to the wealth of experience acquired by the Managing Agent firm through the management and solving of
34、problems in different strata developments under their charge. The case of Strata Development B reveals first that the Managing Agents dedication and competence are essential ingredients for the development to be run efficiently. Second it is imperative that the Management Council and the Managing Ag
35、ent share a harmonious and open relationship based on trust and confidence. In addition this relationship must be viewed as more than merely a professional appointment whereby the Managing Agent simply carries out its duties with due diligence in order to justify its reappointment after each AGM. It
36、 is improbable that without all these ingredients, successive Management Councils in Strata Development B would have continued to retain the same Managing Agent firms services.Summary and conclusion This paper has examined two property management systems available to residential strata developments
37、in Singapore: through a Managing Agent and through employment of an in-house management team. The case study of two residential strata developments in Singapore was also presented. The purpose of the case study was to showcase two residential strata developments that share similar age tenure and loc
38、ational attributes and yet successfully employ different systems of property management. After examining the pros and cons of the two systems it appears that there is no definitively superior system for the management of common property in residential strata developments. Various influence and deter
39、mine the choice of property management system. The findings of the case study are that engaging a Managing Agent to manage a residential strata development can yield several advantages: In general in view of the various industry standards that have been set by government and professional bodies a hi
40、gher level of professionalism can be expected from a Managing Agent but see under drawbacks below Investment in technology by the Managing Agent allows the Management Corporation to enjoy a higher standard of service The Management Corporation can fully enjoy the pool of resources a Managing Agent h
41、as to offer and the Management Corporation may enjoy cost savings brought about through economies of scale. However it is noted that engaging a Managing Agent also has several drawbacks: As there is currently no licensing or even accreditation requirement for Managing Agents in Singapore there is no
42、 legislative assurance of a minimum level of professional standard: so for example currently out of 130 Managing Agent firms only 30 have been accredited under the scheme launched by the professional bodies SPRING 2007 The Management Corporation has to pay a monthly recurring Managing Agents fee cha
43、rged over and above all other costs and fees necessary for the proper maintenance of the strata development. When critical and swift decisions need to be made control and communication are not likely to as efficacious when compared to those of an in-house management team and The diversified interest
44、s of the Managing Agent can be detrimental to the Management Corporation and the strata development. On the other hand, Management Corporations which employ in-house management teams enjoy several benefits: The issue of continuity favors Management Corporations that employ in-house management teams
45、and. The Management Council has better control and communication with the team as they are directly in charge of running the in-house management team. The drawbacks of employing an in-house management team include the following: The Management Corporation may have to expect a comparatively lower lev
46、el of standard and/or performance than if they had engaged a professional Managing Agent. while it is theoretically possible for a Management Corporation to sue the employees they have engaged in contract according to the rule of vicarious liability 6the Management Corporation may have to bear the r
47、esponsibility for the in-house management teams actions and/or omissions for negligent acts in the course of employment. The study reveals that when making a choice between the two different system property management, if the Management Corporations priority is practicality and efficiency, it would
48、be better off engaging a professional and preferably accredited Managing Agent. On the other hand if the Management Council comprises members who are driven and committed knowledgeable enough and prepared to dedicate their time to their development on a voluntary basis it would be better off employi
49、ng an in-house management team. In this way the Management Council may exercise direct control over the daily and long-term functions and operations of the strata development. Source：Alice Christudason: Choice of property management system for residential strata developments in Singapore. Property Management Vol 26 No.22008.P97-111. 7译文：新加坡住宅区物业管理体系的选择这一部分提供了一个关于新加坡两个住宅小区的案例研究在这里称为“住宅小区 A”和“住宅小区 B”。该案例展示了两个小区的物业管理体系选择以及它们各自的影响。从对两个小区物业经理和代管人的采访中可以确定，每个住宅小区不同的物业管理