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1、物业治理英语课程PropertyManagement物业治理英语第一讲：PropertyManagementPropertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthepropertyowner.Sometimesownersmanagetheirownproperty,particularlysmallpropertiesandparticularlywhentheythemselvesoccupypartofthespace.Butf
2、orlargerpropertiesorthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualbuildingsonlong-termleases,wheretenantsmaintainthebuilding,paythetaxesandinsurance,andmailtheowneracheckeachmonth.Butmostresidential,office,retail,andmanyindustrialpropertiesoffer
3、servicesalongwiththespaceovertime.Propertymanagementhaslongbeenanunderratedfunctionintherealestateindustry.Theneedforprofessionalmanagementdidnotbecomeapparentuntilthedepressionofthe1930s,whennumerousforeclosuresrevealedapatternofmanagementdeficiencies.Thisoversightmightseemstrange,sincerunningalarg
4、ecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask,callingfortraining,goodjudgment,varietyoftechnicalskills.Traditionally,however,emphasisintherealestateindustryhasbeenonthesopermanentelementsoftheinvestment-goodlocation,construction,andreasonablelo
5、ng-termfinancing-thanontheday-to-dayoperationoftheproperty.Ithassometimesseemedasifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumedthatthepropertywouldrunitselfwithaminimumamountofsupervision.Thisconceptofpropertymanagementhaschangedsubstantiallyinthepastdecade.Inaneraofr
6、isingcosts,ithasdawnedonownersthatgoodpropertymanagementisthemajorcontrollableinfluenceonresidualcashflow(i.e.,thenumberofdollarsthatendupintheownerspocket).Itistruethatbothrentratesandoperatingexpensesarelargelyshapedbymarketforcesbeyondthecontrolofanyonepropertyowner(witnesstheverysharpriseinenerg
7、ycostsinthe1970s).Butitisalsotruethatcomparablepropertieswithinthesamegeographicareaoftenshowsignificantvariancesinrentalincomeandoperatingcosts.Why?Closeinspectionoftenshowsthat“above-average”operatingexpensesandlowerthanaveragerentlevelsresultfrominadequatepropertymanagement.Theclassicmistakeofthe
8、stockandbondinvestormovingintorealestateinvolvesunderestimatingtheimportanceofmanagement.Someinvestorshavethefeelingthatrealestatemanagesitself.Thereisastoryabouttheimportanceofpropertymanagement.ASanFranciscorealestatebrokerrecentlynoticedaprojectthatwasonthemarketfor$1million.Heknewhowthepropertyh
9、adbeenmanagedinthepastandthatthemilliondollarvaluationwasbasedonacapitalizationofhistoricincomefigure.Heborrowedmoneytobuytheproperty,renegotiatedcertainleases,andestablishedmoreefficientoperatingprocedures.Insixmonthshesoldthepropertyformillionbasedonthecapitalizedvalueofthenew,highernetincome.Hisc
10、ontributionwasmanagementexpertise.UsefulExpressions:atadistance在远处alongwith和，同，与一道；加之callfor需要；要求ratherthan而不是dawnon开始（被人）理解，徐徐（使人）明白endup结束，结尾；停止resultfor由于，是的结果bebasedon基于；以为凭据Notes:1.Propertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesoftheprope
11、rtyowner.此句中，动词不定式toachievetheobjectivesofthepropertyowner作目的状语。propertymanagement物业治理realproperty房产propertyowner业主2.orthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualoramanagementfirm.此句中，干系代词whose在定语从句中充当定语，该定语从句修饰指示代词those.Eitheror表现选择，可以连接两个并列
12、的词、词组或独立分句。在此句中，eitheror连接的身分是apaidpropertymanager的同位语，作进一步的解释。3.thereareexceptionsbuildings，wheretenantsmaintainthebuildingonalong-termleases,paythetaxes。此句中，干系副词where在定语从句中作所在状语，由它引导的定语从句修饰buildings.onalong-termleases意为“恒久租赁”。4.Propertymanagementhaslongbeenanunderratedfunction。Long在此句中是副词，作时间状语，un
13、derrated是已往分词，作function的定语。5.notuntil意为“直到才”。例如：Thebabydidnotgotobeduntilhismothercamebackhome.6.sincerunningalargecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask。此句中，干系代词which在定语从句中作状语，由其引导的定语从句修饰project,highly修饰challenging,意为“非常地”。ahighlychallen
14、gingtask意为“非常具有挑战性的任务”。7.asifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumed在此句中havingmadeaverylargeinvestmentinthepermanentstructure作后置定语，修饰apropertyowner。该短语是已往分词的完成时形式，表现其行动产生在谓语动词之前。例如：Theidea,havingbeenputforwardbyTim,arousedmuchobjectionamongthestudents.8.inthepast
15、decade在已往的十年里9.themajorcontrollableinfluenceonresidualcashflow剩余现金流量的主要可控制的影响因素10.beyondthecontrolofanyonepropertyowner任何业主都控制不了11.“above-average”operatingexpense凌驾一般水平的运营开销12.lowerthanaveragerentlevels低于一般租金的租金水准13.Someinvestorshavethefeelingthatrealestatemanagesitself.此句中，that引导的同位语从句修饰feeling,fee
16、ling意为“感觉，预感”。14.onthemarket(商品)上市15.insixmonths意为“六个月后”。在有介词in引导的时间状语的句子里，其谓语时诚用未来时，例如：Iwillpaythebillinaweek.一个星期后我付帐。物业治理英语第二讲：PropertiesRequiringManagementThelevelofmanagementapropertyneedsincreaseswiththelevelofservicesandwiththefrequencythattenantsturnover.Someexamplesofddifferentmanagerialres
17、ponsibilitiesandproblemsfollow,organizedbytypeofspace.Totheextentthatpropertymanagementinvolvestenantrelations,residentialpropertiespresentthegreatestchallenge.Thespaceleasedbytheresidentialtenantis“home”,wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandtherentforwhichmayr
18、epresentthetenantslargestsinglefinancialobligation.Consequently,theresidentialtenantexpectsawell-runproperty,withservicesandutilitiesavailableaspromisedatrentskeptaslowaspossible(amongotherreasons,becauseresidentialrentalsarenottaxdeductibleasarebusinessrentals).Ontheothersideofthecoin,oneortwobadte
19、nantsinaprojectcanbeacontinuingsourceofvexationtothepropertymanagerandtotheothertenants.Therelativelyshorttermofaresidentialleasemeansthatthepropertymanagerisundercontinualpressuretomaintainahighrenewalrateinordertoavoidvacatedunitsthatmustberepainted,repaired,andre-leasedinasshortatimeaspossible.Ap
20、ropertythatistheoreticallyfullyrentedmay,nevertheless,loseasubstantialamountofrentalincomeifturnoverisveryhighandmorethanafewweekselapsebeforeeachnewtenantmovesin.Amongthetypesofresidentialpropertiesare(1)apartments,(2)condominiumsandcooperatives,and(3)single-familyhomes.Thepersonalrelationshipbetwe
21、enmangerandtenantcanbecrucialtomaintaininghighoccupancy.Turnoveroftenantsresultsinhigheroperatingexpensesandlowerrentalscollected.Askingfairrentsandrespondingtotenantsneeds(e.g.,maintenanceandrepairs)areoftenthemostimportantvariablesinsuccessfulapartmentmanagement.Theleastinvolvedhomes.Theownermayha
22、vemovedrentalofsingle-familyhomes.Theownermayhavemovedawayforbusinessorotherreasonswiththeintentionofreturningatalaterdatetooccupythehouseormaybeholdingthepropertyasaninvestments.Ineithercase,theownerretainsalocalagenttocollectrent,payrealestatetaxesanddebtservice,andhandleanyproblemsthatmayarise.Th
23、istypeofmanagementisfrequentlyperformedbyrealestatebrokers,whochargeafeeequaltoapercentageofeachmonthsrent.UsefulExpressionsturnover转变，转换，转作它用tothe(suchan)extentthat到水平，如此以至于movein搬入（住宅）；使（某人）搬进respondto回应，反响besimilarto与相似dealwith处置惩罚arguefor赞成holddown压低，控制Notes:1.withthelevelofservicesandwiththefre
24、quencythattenantsturnover.此句中，两个with引导两个陪同状语意为“随着”。例如：Theairpressurevarieswiththeheight,andthewaterpressure,withthedepth.气压随着高度变革，水压随着深度变革。2.bytypeofspace依据空间种类3.wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandtherentorwhichmayrepresentthetenantslargestsinglefinancialobli
25、gation.此句中，干系副词where引导一个非限定性的定语从句，修饰home一词。并且在该从句中还含有一个定语从句，由干系代词which充当介词for的宾语，其先行词是rent，该词由定语从句forwhichmayrepresentthetenantslargestsinglefinancialobligation修饰。4.awell-runproperty经营得好的物业5.withservicesandutilitiesavailable在此短语中available作后置定语，意为“可以得到的办事设施”。6.aslowaspossible尽可能低7.becauseresidentialr
26、entalsarenottaxdeductibleasarebusinessrentals在此句中，as承接前面的句子，意为“像一样”，as引导的从句主谓倒装。例如：Heplaysfootball,asdoeshisuncle.他和他叔叔一样会踢足球。8.ontheothersideofthecoin就另一方面而言9.undercontinualpressure处于不绝的压力之下10.highoccupancy指衡宇的出租率高。出租率高，意味着物业治理好，它会给业主带来丰盛的回报。物业治理英语第三讲：OfficeBuildingManagementThepropertymanagerofano
27、fficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialproperties.Forexample,theofficebuildingtenantisverymuchawareofpayingarentratemeasuredbythesquarefoot,andsothemeasurementofspacebecomesanimportantconsideration.Onefrequentlyusedmeasureisrentableareaorrentablespace.The
28、managermustunderstandhowtocomputeit.Forexample,arethebathroomsandhallwaysanadded“loadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas?Doesthemanagermeasureatenantsspacetotheinsidewall,theoutsidewall,orthecenterofthewall?Inaddition,escalationandcost-of-living-clausesar
29、ecommoninofficebuildingsandfrequentlyarenegotiatedwitheachindividualtenant.Theanswersareintheleases.Thepropertymanagermustbeenoughofalawyertoreadthem,enoughofanengineertobesuretheservices(e.g.,elevators)workaspromised,enoughofamarketertoselltothetenantonthequalityoftheservicesheprovides,andenoughofa
30、financialaccountanttoreportitaltotheowner.Whenleasingspace,thepropertymanagershouldbearinmindthatthevalueofanofficebuildingisdirectlyrelatedtothreeinterlockingelements:(1)theratepersquarefoot,(2)thequalityothetenancies,and(3)thelengthoftheleases.Thehighertherentalrate,thehigherthegrossincome.Themore
31、creditworthythetenant,themoreassuredtheownermaybethatrentswillbepaid.Finally,thelongertheleaseterm,thelowertheriskofvacanciesandturnoverproblemsinthefuture.Withlongertermleases,itismoreimportanttohaveappropriateescalationclausesorexpensepass-throughprovisions,fortheopportunitiestoincreasebaserenttoc
32、overincreasedoperatingcostsarelessfrequent.Inofficebuildingmanagement,serviceisparticularlyimportant.Thepropertymanagerisresponsibleformakingsurethepremisesarekeptcleanandsecure,thatelevatorrunreliably,thatutilitieswork,andthatthestructurelooks(andis)wellmaintained.Tomanyofficetenants,theamountofren
33、tissecondarytotheefficientprovisionoftheseservices.Todayslargerbuildingsaregetting“smarter”.Theyhavecomputerizedcontrolstohandleheatingandairconditioningloadstominimizeenergyconsumption.Elevatorsareprogrammedtomeetpeakloads.Thefiresystemistiedtothepublic-addresswarningsystem,sprinklers,andairpressur
34、e.Infraredsensorsmayturnlightsonandoffastheysensepeopleenteringandleavingrooms.Telecommunicationsusingfiberopticscancreatedatahighwaysbetweendistantlocationseitherinconcertwithpublictelephonesystemsorindependently.Telecommunicationsoptionsareexpensiveandcanbecost-justifiedonlywhenoperatingmanagement
35、helpstenantsensuretheirfullutilization.UsefulExpressionsbefamiliarwith熟悉beawareof知道,了解bearinmind牢记，记着makesure确信，包管besecondaryto居于其次，隶属于turnon开（灯，电视，收音机等）inconcertwith一致；(与)配合，协力Notes1.Thepropertymanagerofanofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialpropertie
36、s.此句中有一个比力结构morecomplexleaseprovisionsthanthoseusedforresidentialproperties，those在此取代前文所提到的leaseprovisions,已往分词短语usedforresidentialproperties修饰those,作它的定语。2.arentratemeasuredbythesquarefoot.已往分词短语measuredbythesquarefoot作rate的定语，介词by用在表单位的名词之间，意为“以计量，依据”，表单位的名词前通常加定冠词the。例如：Isthisclothsoldbythemeter?
37、这块布是按米计价出售的吗？3.anadded“loadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas.Anadded“loadfactor”意为“增加的包袱因素”。在此句中，“with+名词+分词”是一个牢固的结构，经常作方法陪同状语。例如：Thesoldierheadedforthevillagewithagroupofchildrenrunningafterhim.her“share”ofthesecommonareas意为“大众面积均摊”。4.Thepropertymanag
38、ermustbeenoughofalawyertoreadthem,enoughofanengineer,enoughofamarketer。此句中四次重复enoughof+名词，组成平行结构，到达强调的效果。Enough在此修饰of+名词，其后所跟的不定式短语作lawyer,engineer,marketer,accountant的定语。5.threeinterlockingelements相互作用的三个因素6.Thehighertherentalrate,thehigherthegrossincome.租金越高，毛收入就越高。此句是一个比力级结构，比力表语，但此句中省略了谓语动词is。Th
39、egrossincome意为“毛收入”。此句的句型为“the+比力级，the+比力级”，即“themore，themore”，意为“越，越”。例如：Themore,thebetter.越多越好。Thesmallerthehouseis,thelessitwillcostustoheat.衡宇越小，花在取暖上的开支就越少。7.themoreassuredtheownermaybethatrentswillbepaid.在此句中，assured是形容词，正常语序为“theownermaybemoreassured”,其后由that引导的从句是表语从句。此句可译为：业主可能越发确信租金会予以支付。8
40、.fortheopportunitiestoarelessfrequent.此句中，for作连词，意为“因为，由于”，由for连接的句子放在主句之后。例如：Icaughtacold,forIhadbeenwalkingaroundintherain.9.thepremisesarekeptcleanandsecure.Cleanandsecure在此句中作主语补足语，该句可译为：保持物业区内的整洁和宁静。10.Thepropertymanagerisresponsibleformakingsure,thatelevatorsrunreliably,thatutilitieswork,andth
41、atthestructurelooks(andis)wellmaintained.在此句中，makingsure后归跟四个宾语从句，除第一个宾语从句以外，其余三个均由连词that引导。11.tomeetpeakloads满足岑岭负荷12.Telecommunicationsusingfiberopticscancreatedatahighwaysbetweendistantlocations分词短语usingfiberoptics作telecommunications的定语，意为“使用光纤电缆的电信”。Datahighways意为“信息高速公路”。物业治理英语第四讲：TheManagemento