物业管理英语第一讲PropertyManagement.docx
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物业管理英语第一讲PropertyManagement
物业管理英语第一讲：
PropertyManagement
Property management is the process of overseeing the operation and maintenance of real property to achieve the objectives of the property owner. Sometimes owners manage their own property, particularly small properties and particularly when they themselves occupy part of the space. But for larger properties or those whose owners live at a distance, management is usually performed by a paid property manager, either an individual buildings on long-term leases, where tenants maintain the building, pay the taxes and insurance, and mail the owner a check each month. But most residential, office, retail, and many industrial properties offer services along with the space over time.Property management has long been an underrated function in the real estate industry. The need for professional management did not become apparent until the depression of the 1930s, when numerous foreclosures revealed a pattern of management deficiencies. This oversight might seem strange, since running a large commercial or residential project in which hundreds or thousands of people reside or work is a highly challenging task, calling for training, good judgment, variety of technical skills. Traditionally, however, emphasis in the real estate industry has been on the so permanent elements of the investment-good location, construction, and reasonable long-term financing-than on the day-to-day operation of the property. It has sometimes seemed as if a property owner, having made a very large investment in the permanent structure, assumed that the property would run itself with a minimum amount of supervision.This concept of property management has changed substantially in the past decade. In an era of rising costs, it has dawned on owners that good property management is the major controllable influence on residual cash flow （i. e., the number of dollars that end up in the owner’s pocket）. It is true that both rent rates and operating expenses are largely shaped by market forces beyond the control of any one property owner （witness the very sharp rise in energy costs in the 1970s）. But it is also true that comparable properties within the same geographic area often show significant variances in rental income and operating costs. Why?
Close inspection often shows that “above-average” operating expenses and lower than average rent levels result from inadequate property management.The classic mistake of the stock and bond investor moving into real estate involves underestimating the importance of management. Some investors have the feeling that real estate manages itself.There is a story about the importance of property management. A San Francisco real estate broker recently noticed a project that was on the market for $1 million. He knew how the property had been managed in the past and that the million dollar valuation was based on a capitalization of historic income figure. He borrowed money to buy the property, renegotiated certain leases, and established more efficient operating procedures. In six months he sold the property for $1.4 million based on the capitalized value of the new, higher net income. His contribution was management expertise.
Useful Expressions:
at a distance 在远处
along with 和，同，与……一道；加之
call for 需要；要求
rather than 而不是
dawn on 开始（被人）理解，渐渐（使人）明白
end up 结束，结尾；停止
result for 由于，是……的结果
be based on 基于；以……为根据
Notes:
1. Property management is the process of overseeing the operation and maintenance
of real property to achieve the objectives of the property owner.
此句中，动词不定式to achieve the objectives of the property owner作目的状语。
property management物业管理
real property 房产
property owner 业主
2. …or those whose owners live at a distance, management is usually performed
by a paid property manager, either an individual or a management firm.
此句中，关系代词whose在定语从句中充当定语，该定语从句修饰指示代词those.
Either…or表示选择，可以连接两个并列的词、词组或独立分句。
在此句中，either…or连接的成分是a paid property
manager 的同位语，作进一步的解释。
3. there are exceptions…buildings…，where tenants maintain the building
on a long-term leases, pay the taxes…。
此句中，关系副词where在定语从句中作地点状语，由它引导的定语从句修饰buildings.
on a long-term leases意为“长期租赁”。
4. Property management has long been an underrated function…。
Long在此句中是副词，作时间状语，underrated是过去分词，作function的定语。
5. not…until意为 “直到……才”。
例如：
The baby did not go to bed until his mother came back home.
6. …since running a large commercial or residential project in which hundreds
or thousands of people reside or work is a highly challenging task…。
此句中，关系代词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”。
a highly challenging task 意为“非常具有挑战性的任务”。
7. …as if a property owner, having made a very large investment in the
permanent structure, assumed…
在此句中having made a very large investment in the permanent structure作后置定语，修饰a
property owner。
该短语是过去分词的完成时形式，表示其动作发生在谓语动词之前。
例如：
The idea, having been put forward by Tim, aroused much objection among
the students.
8. in the past decade在过去的十年里
9. the major controllable influence on residual cash flow剩余现金流量的主要可控制的影响因素
10. beyond the control of any one property owner任何业主都控制不了
11. “above-average” operating expense超过一般水平的运营开销
12. lower than average rent levels 低于一般租金的租金水准
13. Some investors have the feeling that real estate manages itself.
此句中，that引导的同位语从句修饰feeling, feeling意为 “感觉，预感”。
14. on the market （商品）上市
15. in six months 意为 “六个月后”。
在有介词in引导的时间状语的句子里，其谓语时诚用将来时，例如：
I will pay the bill in a week. 一个星期后我付帐。
物业管理英语第二讲：
PropertiesRequiringManagement
The level of management a property needs increases with the level of services and with the frequency that tenants turn over. Some examples of different managerial responsibilities and problems follow, organized by type of space.To the extent that property management involves tenant relations, residential properties present the greatest challenge. The space leased by the residential tenant is “home”, where the tenant and other family members spend a substantial amount of their free time and the rent for which may represent the tenant’s largest single financial obligation. Consequently, the residential tenant expects a well-run property, with services and utilities available as promised at rents kept as low as possible （among other reasons, because residential rentals are not tax deductible as are business rentals）. On the other side of the coin, one or two bad tenants in a project can be a continuing source of vexation to the property manager and to the other tenants.The relatively short term of a residential lease means that the property manager is under continualpressure to maintain a high renewal rate in order to avoid vacated units that must be repainted, repaired, and re-leased in as short a time as possible. A property that is theoretically fully rented may, nevertheless, lose a substantial amount of rental income if turnover is very high and more than a few weeks elapse before each new tenant moves in.Among the types of residential properties are
（1） apartments,
（2） condominiums and cooperatives, and （3） single-family homes.The personal relationship between manger and tenant can be crucial to maintaining high occupancy. Turnover of tenants results in higher operating expenses and lower rentals collected. Asking fair rents and responding to tenants’ needs （e. g., maintenance and repairs） are often the most important variables in successful apartment management.The least involved homes. The owner may have moved rental of single-family homes. The owner may have moved away for business or other reasons with the intention of returning at a later date to occupy the house or may be holding the property as an investment. In either case, the owner retains a local agent to collect rent, pay real estate taxes and debt service, and handle any problems that may arise. This type of management is frequently performed by real estate brokers, who charge a fee equal to a percentage of each month’s rent.
Useful Expressions
turn over 转变，转换，转作它用
to the （such an ） extent that到……程度，如此……以至于
move in 搬入（住宅）；使（某人）搬进
respond to 回应，反应
be similar to 与……相似
deal with 处理
argue for 赞成
hold down 压低，控制
Notes:
1. ……with the level of services and with the frequency that tenants turn
over.
此句中，两个with引导两个伴随状语意为“随着”。
例如：
The air pressure varies with the height, and the water pressure, with
the depth.气压随着高度变化，水压随着深度变化。
2. by type of space 依据空间种类
3. …where the tenant and other family members spend a substantial amount
of their free time and the rent or which may represent the tenant’s largest
single financial obligation.
此句中，关系副词where引导一个非限定性的定语从句，修饰home一词。
而且在该从句中还含有一个定语从句，由关系代词which充当介词for的宾语，其先行词是rent，
该词由定语从句for which may represent the tenant’s largest single financial obligation修饰。
4. a well-run property 经营得好的物业
5. … with services and utilities available…在此短语中available作后置定语，意为“可以得到的服务设施”。
6. as low as possible 尽可能低
7. …because residential rentals are not tax deductible as are business
rentals…
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：
He plays football, as does his uncle. 他和他叔叔一样会踢足球。
8. on the other side of the coin 就另一方面而言
9. under continual pressure 处于不断的压力之下
10. high occupancy 指房屋的出租率高。
出租率高，意味着物业管理好，它会给业主带来丰厚的回报
物业管理英语第三讲：
OfficeBuildingManagement
The property manager of an office building must be familiar with more complex lease provisions than those used for residential properties. For example, the office building tenant is very much aware of paying a rent rate measured by the square foot, and so the measurement of space becomes an important consideration. One frequently used measure is rentable area or rentable space. The manager must understand how to compute it. For example, are the bathrooms and hallways an added “load factor”, with the tenant paying for her individual space plus her “share” of these common areas?
Does the manager measure a
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