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1、物業(yè)管理英語課程PropertyManagement物業(yè)管理英語第一講：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.Insixmonthshesoldthepropertyfor$1.4millionbasedonthecapitalizedvalueofthenew,highernetincome.

10、Hiscontributionwasmanagementexpertise.UsefulExpressions:atadistance在遠(yuǎn)處alongwith和，同，與一道；加之callfor需要；要求ratherthan而不是dawnon開始（被人）理解，漸漸（使人）明白endup結(jié)束，結(jié)尾；停止resultfor由于，是的結(jié)果bebasedon基于；以為根據(jù)Notes:1.Propertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthep

11、ropertyowner.此句中，動(dòng)詞不定式toachievetheobjectivesofthepropertyowner作目的狀語。propertymanagement物業(yè)管理realproperty房產(chǎn)propertyowner業(yè)主2.orthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualoramanagementfirm.此句中，關(guān)系代詞whose在定語從句中充當(dāng)定語，該定語從句修飾指示代詞those.Eitheror表示選擇，可以連接

12、兩個(gè)并列的詞、詞組或獨(dú)立分句。在此句中，eitheror連接的成分是apaidpropertymanager的同位語，作進(jìn)一步的解釋。3.thereareexceptionsbuildings，wheretenantsmaintainthebuildingonalong-termleases,paythetaxes。此句中，關(guān)系副詞where在定語從句中作地點(diǎn)狀語，由它引導(dǎo)的定語從句修飾buildings.onalong-termleases意為“長期租賃”。4.Propertymanagementhaslongbeenanunderratedfunction。Long在此句中是副詞，作時(shí)間狀

13、語，underrated是過去分詞，作function的定語。5.notuntil意為“直到才”。例如：Thebabydidnotgotobeduntilhismothercamebackhome.6.sincerunningalargecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask。此句中，關(guān)系代詞which在定語從句中作狀語，由其引導(dǎo)的定語從句修飾project,highly修飾challenging,意為“非常地”。ahighlycha

14、llengingtask意為“非常具有挑戰(zhàn)性的任務(wù)”。7.asifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumed在此句中havingmadeaverylargeinvestmentinthepermanentstructure作后置定語，修飾apropertyowner。該短語是過去分詞的完成時(shí)形式，表示其動(dòng)作發(fā)生在謂語動(dòng)詞之前。例如：Theidea,havingbeenputforwardbyTim,arousedmuchobjectionamongthestudents.8.inthe

15、pastdecade在過去的十年里9.themajorcontrollableinfluenceonresidualcashflow剩余現(xiàn)金流量的主要可控制的影響因素10.beyondthecontrolofanyonepropertyowner任何業(yè)主都控制不了11.“above-average”operatingexpense超過一般水平的運(yùn)營開銷12.lowerthanaveragerentlevels低于一般租金的租金水準(zhǔn)13.Someinvestorshavethefeelingthatrealestatemanagesitself.此句中，that引導(dǎo)的同位語從句修飾feeling

16、,feeling意為“感覺，預(yù)感”。14.onthemarket(商品)上市15.insixmonths意為“六個(gè)月后”。在有介詞in引導(dǎo)的時(shí)間狀語的句子里，其謂語時(shí)誠用將來時(shí)，例如：Iwillpaythebillinaweek.一個(gè)星期后我付帳。物業(yè)管理英語第二講：PropertiesRequiringManagementThelevelofmanagementapropertyneedsincreaseswiththelevelofservicesandwiththefrequencythattenantsturnover.Someexamplesofddifferentmanageria

17、lresponsibilitiesandproblemsfollow,organizedbytypeofspace.Totheextentthatpropertymanagementinvolvestenantrelations,residentialpropertiespresentthegreatestchallenge.Thespaceleasedbytheresidentialtenantis“home”,wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandtherentforwhich

18、mayrepresentthetenantslargestsinglefinancialobligation.Consequently,theresidentialtenantexpectsawell-runproperty,withservicesandutilitiesavailableaspromisedatrentskeptaslowaspossible(amongotherreasons,becauseresidentialrentalsarenottaxdeductibleasarebusinessrentals).Ontheothersideofthecoin,oneortwob

19、adtenantsinaprojectcanbeacontinuingsourceofvexationtothepropertymanagerandtotheothertenants.Therelativelyshorttermofaresidentialleasemeansthatthepropertymanagerisundercontinualpressuretomaintainahighrenewalrateinordertoavoidvacatedunitsthatmustberepainted,repaired,andre-leasedinasshortatimeaspossibl

20、e.Apropertythatistheoreticallyfullyrentedmay,nevertheless,loseasubstantialamountofrentalincomeifturnoverisveryhighandmorethanafewweekselapsebeforeeachnewtenantmovesin.Amongthetypesofresidentialpropertiesare(1)apartments,(2)condominiumsandcooperatives,and(3)single-familyhomes.Thepersonalrelationshipb

21、etweenmangerandtenantcanbecrucialtomaintaininghighoccupancy.Turnoveroftenantsresultsinhigheroperatingexpensesandlowerrentalscollected.Askingfairrentsandrespondingtotenantsneeds(e.g.,maintenanceandrepairs)areoftenthemostimportantvariablesinsuccessfulapartmentmanagement.Theleastinvolvedhomes.Theownerm

22、ayhavemovedrentalofsingle-familyhomes.Theownermayhavemovedawayforbusinessorotherreasonswiththeintentionofreturningatalaterdatetooccupythehouseormaybeholdingthepropertyasaninvestments.Ineithercase,theownerretainsalocalagenttocollectrent,payrealestatetaxesanddebtservice,andhandleanyproblemsthatmayaris

23、e.Thistypeofmanagementisfrequentlyperformedbyrealestatebrokers,whochargeafeeequaltoapercentageofeachmonthsrent.UsefulExpressionsturnover轉(zhuǎn)變，轉(zhuǎn)換，轉(zhuǎn)作它用tothe(suchan)extentthat到程度，如此以至于movein搬入（住宅）；使（某人）搬進(jìn)respondto回應(yīng)，反應(yīng)besimilarto與相似dealwith處理arguefor贊成holddown壓低，控制Notes:1.withthelevelofservicesandwiththef

24、requencythattenantsturnover.此句中，兩個(gè)with引導(dǎo)兩個(gè)伴隨狀語意為“隨著”。例如：Theairpressurevarieswiththeheight,andthewaterpressure,withthedepth.氣壓隨著高度變化，水壓隨著深度變化。2.bytypeofspace依據(jù)空間種類3.wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandtherentorwhichmayrepresentthetenantslargestsinglefinancialob

25、ligation.此句中，關(guān)系副詞where引導(dǎo)一個(gè)非限定性的定語從句，修飾home一詞。而且在該從句中還含有一個(gè)定語從句，由關(guān)系代詞which充當(dāng)介詞for的賓語，其先行詞是rent，該詞由定語從句forwhichmayrepresentthetenantslargestsinglefinancialobligation修飾。4.awell-runproperty經(jīng)營得好的物業(yè)5.withservicesandutilitiesavailable在此短語中available作后置定語，意為“可以得到的服務(wù)設(shè)施”。6.aslowaspossible盡可能低7.becauseresidentia

26、lrentalsarenottaxdeductibleasarebusinessrentals在此句中，as承接前面的句子，意為“像一樣”，as引導(dǎo)的從句主謂倒裝。例如：Heplaysfootball,asdoeshisuncle.他和他叔叔一樣會(huì)踢足球。8.ontheothersideofthecoin就另一方面而言9.undercontinualpressure處于不斷的壓力之下10.highoccupancy指房屋的出租率高。出租率高，意味著物業(yè)管理好，它會(huì)給業(yè)主帶來豐厚的回報(bào)。物業(yè)管理英語第三講：OfficeBuildingManagementThepropertymanagerofa

27、nofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialproperties.Forexample,theofficebuildingtenantisverymuchawareofpayingarentratemeasuredbythesquarefoot,andsothemeasurementofspacebecomesanimportantconsideration.Onefrequentlyusedmeasureisrentableareaorrentablespace.T

28、hemanagermustunderstandhowtocomputeit.Forexample,arethebathroomsandhallwaysanadded“l(fā)oadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas?Doesthemanagermeasureatenantsspacetotheinsidewall,theoutsidewall,orthecenterofthewall?Inaddition,escalationandcost-of-living-clauses

29、arecommoninofficebuildingsandfrequentlyarenegotiatedwitheachindividualtenant.Theanswersareintheleases.Thepropertymanagermustbeenoughofalawyertoreadthem,enoughofanengineertobesuretheservices(e.g.,elevators)workaspromised,enoughofamarketertoselltothetenantonthequalityoftheservicesheprovides,andenougho

30、fafinancialaccountanttoreportitaltotheowner.Whenleasingspace,thepropertymanagershouldbearinmindthatthevalueofanofficebuildingisdirectlyrelatedtothreeinterlockingelements:(1)theratepersquarefoot,(2)thequalityothetenancies,and(3)thelengthoftheleases.Thehighertherentalrate,thehigherthegrossincome.Themo

31、recreditworthythetenant,themoreassuredtheownermaybethatrentswillbepaid.Finally,thelongertheleaseterm,thelowertheriskofvacanciesandturnoverproblemsinthefuture.Withlongertermleases,itismoreimportanttohaveappropriateescalationclausesorexpensepass-throughprovisions,fortheopportunitiestoincreasebaserentt

32、ocoverincreasedoperatingcostsarelessfrequent.Inofficebuildingmanagement,serviceisparticularlyimportant.Thepropertymanagerisresponsibleformakingsurethepremisesarekeptcleanandsecure,thatelevatorrunreliably,thatutilitieswork,andthatthestructurelooks(andis)wellmaintained.Tomanyofficetenants,theamountofr

33、entissecondarytotheefficientprovisionoftheseservices.Todayslargerbuildingsaregetting“smarter”.Theyhavecomputerizedcontrolstohandleheatingandairconditioningloadstominimizeenergyconsumption.Elevatorsareprogrammedtomeetpeakloads.Thefiresystemistiedtothepublic-addresswarningsystem,sprinklers,andairpress

34、ure.Infraredsensorsmayturnlightsonandoffastheysensepeopleenteringandleavingrooms.Telecommunicationsusingfiberopticscancreatedatahighwaysbetweendistantlocationseitherinconcertwithpublictelephonesystemsorindependently.Telecommunicationsoptionsareexpensiveandcanbecost-justifiedonlywhenoperatingmanageme

35、nthelpstenantsensuretheirfullutilization.UsefulExpressionsbefamiliarwith熟悉beawareof知道,了解bearinmind牢記，記住makesure確信，保證besecondaryto居于其次，從屬于turnon開（燈，電視，收音機(jī)等）inconcertwith一致；(與)共同，協(xié)力Notes1.Thepropertymanagerofanofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialpropert

36、ies.此句中有一個(gè)比較結(jié)構(gòu)morecomplexleaseprovisionsthanthoseusedforresidentialproperties，those在此代替前文所提到的leaseprovisions,過去分詞短語usedforresidentialproperties修飾those,作它的定語。2.arentratemeasuredbythesquarefoot.過去分詞短語measuredbythesquarefoot作rate的定語，介詞by用在表單位的名詞之間，意為“以計(jì)量，依據(jù)”，表單位的名詞前通常加定冠詞the。例如：Isthisclothsoldbythemete

37、r?這塊布是按米計(jì)價(jià)出售的嗎？3.anadded“l(fā)oadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas.Anadded“l(fā)oadfactor”意為“增加的負(fù)擔(dān)因素”。在此句中，“with+名詞+分詞”是一個(gè)固定的結(jié)構(gòu)，常常作方式伴隨狀語。例如：Thesoldierheadedforthevillagewithagroupofchildrenrunningafterhim.her“share”ofthesecommonareas意為“公共面積均攤”。4.Thepropertyman

38、agermustbeenoughofalawyertoreadthem,enoughofanengineer,enoughofamarketer。此句中四次重復(fù)enoughof+名詞，構(gòu)成平行結(jié)構(gòu)，達(dá)到強(qiáng)調(diào)的效果。Enough在此修飾of+名詞，其后所跟的不定式短語作lawyer,engineer,marketer,accountant的定語。5.threeinterlockingelements相互作用的三個(gè)因素6.Thehighertherentalrate,thehigherthegrossincome.租金越高，毛收入就越高。此句是一個(gè)比較級(jí)結(jié)構(gòu)，比較表語，但此句中省略了謂語動(dòng)詞is。

39、Thegrossincome意為“毛收入”。此句的句型為“the+比較級(jí)，the+比較級(jí)”，即“themore，themore”，意為“越，越”。例如：Themore,thebetter.越多越好。Thesmallerthehouseis,thelessitwillcostustoheat.房屋越小，花在取暖上的開支就越少。7.themoreassuredtheownermaybethatrentswillbepaid.在此句中，assured是形容詞，正常語序?yàn)椤皌heownermaybemoreassured”,其后由that引導(dǎo)的從句是表語從句。此句可譯為：業(yè)主可能更加確信租金會(huì)予以支付

40、。8.fortheopportunitiestoarelessfrequent.此句中，for作連詞，意為“因?yàn)?，由于”，由for連接的句子放在主句之后。例如：Icaughtacold,forIhadbeenwalkingaroundintherain.9.thepremisesarekeptcleanandsecure.Cleanandsecure在此句中作主語補(bǔ)足語，該句可譯為：保持物業(yè)區(qū)內(nèi)的整潔和安全。10.Thepropertymanagerisresponsibleformakingsure,thatelevatorsrunreliably,thatutilitieswork,and

41、thatthestructurelooks(andis)wellmaintained.在此句中，makingsure后歸跟四個(gè)賓語從句，除第一個(gè)賓語從句以外，其余三個(gè)均由連詞that引導(dǎo)。11.tomeetpeakloads滿足高峰負(fù)荷12.Telecommunicationsusingfiberopticscancreatedatahighwaysbetweendistantlocations分詞短語usingfiberoptics作telecommunications的定語，意為“使用光纖電纜的電信”。Datahighways意為“信息高速公路”。物業(yè)管理英語第四講：TheManageme

42、ntofDifferentTypesofPropertiesRetailcomplexesForlargeretailcomplexesandparticularlyforshoppingcenters,competentpropertymanagementisextremelyimportant.First,maintenanceofthepropertyitselfrequiressubstantialwork.Eachdaylargenumbersofshoppersvisitthepremises,generatingagreatdealofrubbishandinflictingwe

43、arandtearontheimprovements.Besidesmaintenance,dailysecurityisanessentialservice.Second,thepropertymanagermustkeepalerttopossibilitiesofmakingthepremisesmoreattractiveandtotheneedtorenovateandmodernizesellingareas.Fiercecompetitionforretailbusinessmeansconstanteffortsmustbemadetohavecustomersreturnas

44、oftenaspossible.Inaddition,whenevernewtenantsleasespace,renovationisrequiredtosuitthepremisestothenewuser.Third,thepropertymanagerperformsanimportantfunctioninobtainingapropertenantmixfortheretailcomplex.Toomuchcompetitionamongsimilarusesmaymeanbusinessfailuresforthetenantsandanegativecashflowforthe

45、landlord.Ideally,thevarioustenantsshouldcomplementeachothersothatashoppercomingtoonestorewillfindrelatedproductsorservicesinadjacentstores.Finally,retailleasesfrequentlycontainpercentagerentprovisionsbywhichthelandlordisentitledtoadditionalrentbasedonapercentageofgrosssalesoveraspecifiedminimum.Thep

46、ropertyownermustbepreparedtonegotiatethemostfavorabletermsfortheownerandalsotoensurethatpercentagerentsarecorrectlycomputedandpaidastheycomedue.Estimatedrentalincomeisderivedasfromthehistoricalexperienceofthebuildingaswellasfrommarkettrendsdiscernedbythepropertymanagerinlargeretailcomplexesandshoppi

47、ngcenters.Forexample,ifthecurrentmarketrentforcomparablespacehasrisenabovethecontractrentcurrentlybeingchargedunderexistingleases,thepropertymanagerwillprojectanincreaseinrentalincomeasleasesexpire,thepropertymanagerisexpectedtokeepcurrentonrentlevelschargedforcomparablespace.(Notethatthepropertyman

48、ager,byvirtueofhisorherexpertise,isanexcellentsourceofinformationforaprospectivepurchaserestablishinganinvestmentproforma.)UsefulExpressionsagreatdeal許多inflicton施加（打擊，損害等）bealertto警覺的，留心的makeefforts努力beentitledto把（的）權(quán)利（資格）給（某人）baseon以為基礎(chǔ)derivefrom由得到；起源AaswellasB不但B而且Abyvirtueof憑，由于Notes1.Eachdaylar

49、genumbersofshoppersvisitthepremises,generatingagreatdealofrubbishandinflictingwearandtearontheimprovements.此句中分詞短語generatingagreatdealof作伴隨狀語。Wearandtear此處是名詞，意為“磨損和裂縫”。2.Second,thepropertymanagermustkeepalerttopossibilitiesofmakingthepremisesmoreattractiveandtotheneedtorenovateandmodernizesellingar

50、eas.Keepalertto后接兩個(gè)賓語possibilities和theneed,to此處為介詞。“make+名詞+形容詞”是英語中常用句型，形容詞在此結(jié)構(gòu)作賓語補(bǔ)足語。例如：Thisnewsmademesohappy.3.Fiercecompetitionforretailbusinessmeansconstanteffortsmustbemadetohavecustomersreturnasoftenaspossible.在此句中，mean后有一個(gè)賓語從句，在此從句中主語effort是動(dòng)作的接受者，因此謂語動(dòng)詞用被動(dòng)語態(tài)。由make作謂語構(gòu)成的復(fù)合結(jié)構(gòu)，其句型為：make+名/代詞+d

51、o，但當(dāng)該結(jié)構(gòu)謂語是被動(dòng)語態(tài)時(shí)，其句型為：bemade+todo。例如：Hismothersdeathmadehimquithisresearchwork.他母親的去世使他中斷了他的研究工作。該句可改為：Hewasmadetoquithisresearchworkbyhismothersdeath.Havecustomersreturn也是一個(gè)復(fù)合結(jié)構(gòu)，其句型為“have+名詞+do”。例如：HisfriendhadhimpickupSallyonhiswaytoschool.asoftenaspossible盡可能經(jīng)常4.apropertenantmix此處指承租戶能經(jīng)營的范圍、種類應(yīng)多樣化

52、，便于競爭。該短語可譯為“合適的租戶組合”。5.anegativecashflow負(fù)的現(xiàn)金流量6.sothatashoppercomingtoonestorewillfindrelatedproducts。sothat引導(dǎo)目的狀語從句。例如：Shestudieshardsothatshewillnotfailtoliveuptohermothersexpectation.她努力學(xué)習(xí)不辜負(fù)*期望。7.retailleasesfrequentlycontainpercentagerentprovisionsbywhichthelandlordisentitledto.在此句中，關(guān)系代詞which充

53、當(dāng)介詞by的賓語，其先行詞是provisions,該詞由定語從句bywhichthelandlordisentitledto修飾。by意為“依據(jù)”，percentagerentprovisions按百分比分成的租金條款。grosssales總銷售額8.astheycomedue.they指percentagerents,as作連詞，引導(dǎo)時(shí)間狀語從句，意為“當(dāng)時(shí)候”。例如：Asshewasrunning,amanstoppedherandaskedhertodohimafavor.她正在跑步時(shí)，一位男士拉住她請她幫忙。comedue意為“到期”，該句型為：come+形容詞。例如：Yourdrea

54、mwillcometruesomeday.你的夢想總有一天會(huì)實(shí)現(xiàn)。9.Estimatedrentalincomeisderivedfromaswellasfrommarkettrends.aswellas是連詞，意為“不但而且”，連接的是對等成分。例如：PatrickspeaksSpanishaswellasEnglishandFrench.帕翠克不但會(huì)講英語和法語，也會(huì)講西班牙語。10.marketrent市場租金，指租金價(jià)格隨行情變化而變化11.abovethecontractrent高于合同價(jià)格above意為“較為上，超過”。例如：Thetemperatureisaboveaveragethiswinter.今年冬天的氣溫超過平均溫度。12.Asnotedearlier,thepropertymanagerisexpectedtokeepcurrentonrentlevels.as作關(guān)系代詞，引導(dǎo)定語從句。在此句中as引導(dǎo)的是非限定性定語從句，而