物业管理英语第一讲：Property Management
Property management is the process of overseeing the operation and maintenance of real prope rty to achieve the objectives of the property owner. Sometimes owners manage their own property, par ticularly small properties and particularly when they themselves occupy part of the space. But for larg er properties or those whose owners live at a distance, management is usually performed by a paid pro perty 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, ret ail, 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 pr ofessional management did not become apparent until the depression of the 1930s, when numerous for eclosures revealed a pattern of management deficiencies. This oversight might seem strange, since run ning a large commercial or residential project in which hundreds or thousands of people reside or wor k is a highly challenging task, calling for training, good judgment, variety of technical skills. Tradition ally, however, emphasis in the real estate industry has been on the so permanent elements of the invest ment-good location, construction, and reasonable long-term financing-than on the day-to-day operatio n of the property. It has sometimes seemed as if a property owner, having made a very large investmen t in the permanent structure, assumed that the property would run itself with a minimum amount of su pervision.
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 re nt rates and operating expenses are largely shaped by market forces beyond the control of any one pro perty owner (witness the very sharp rise in energy costs in the 1970s). But it is also true that comparab le properties within the same geographic area often show significant variances in rental income and op erating 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 th e 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 rece ntly noticed a project that was on the market for $1 million. He knew how the property had been mana ged in the past and that the million dollar valuation was based on a capitalization of historic income fi gure. He borrowed money to buy the property, renegotiated certain leases, and established more effici ent 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 ta sk…。
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：Properties Requiring Management
The level of management a property needs increases with the level of services and with the frequ ency that tenants turn over. Some examples of different managerial responsibilities and problems follo w, organized by type of space.
To the extent that property management involves tenant relations, residential properties present the gre atest challenge. The space leased by the residential tenant is “home”, where the tenant and other famil y members spend a substantial amount of their free time and the rent for which may represent the tena nt?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 coi n, one or two bad tenants in a project can be a continuing source of vexation to the property manager a nd to the other tenants.
The relatively short term of a residential lease means that the property manager is under continual pressure to maintain a high renewal rate in order to avoid vacated units that must be repainted, repaire d, and re-leased in as short a time as possible. A property that is theoretically fully rented may, neverth eless, lose a substantial amount of rental income if turnover is very high and more than a few weeks el apse 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 maint aining high occupancy. Turnover of tenants results in higher operating expenses and lower rentals coll ected. 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 occup y the house or may be holding the property as an investment. In either case, the owner retains a local a gent to collect rent, pay real estate taxes and debt service, and handle any problems that may arise. Thi s type of management is frequently performed by real estate brokers, who charge a fee equal to a perc entage 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：Office Building Management
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 impor tant 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 f actor”, w ith the tenant paying for her individual space plus her “share” of these common areas? Does the mana ger measure a tenant?s space to the inside wall, the outside wall, or the center of the wall? In addition, escalation and cost-of-living-clauses are common in office buildings and frequently are negotiated wit h each individual tenant. The answers are in the leases. The property manager must be enough of a la wyer to read them, enough of an engineer to be sure the services (e. g., elevators) work as promised, e nough of a marketer to sell to the tenant on the quality of the services he provides, and enough of a fin ancial accountant to report it al to the owner.When leasing space, the property manager should bear in mind that the value of an office building is directly related to three interlocking elements: (1) the rate per square foot, (2) the quality o the tenancies, and (3) the length of the leases. The higher the rental ra te, the higher the gross income. The more creditworthy the tenant, the more assured the owner may be that rents will be paid. Finally, the longer the lease term, the lower the risk of vacancies and turnover problems in the future. With longer term leases, it is more important to have appropriate escalation cla uses or expense pass-through provisions, for the opportunities to increase base rent to cover increased operating costs are less frequent.
In office building management, service is particularly important. The property manager is responsible for making sure the premises are kept clean and secure, that elevator run reliably, that utilities work, a nd that the structure looks (and is) well maintained. To many office tenants, the amount of rent is seco ndary to the efficient provision of these services.
T oday?s larger buildings are getting “smarter”. They have computerized controls to handle heating and air conditioning loads to minimize energy consumption. Elevators are programmed to meet peak load s. The fire system is tied to the public-address warning system, sprinklers, and air pressure. Infrared se nsors may turn lights on and off as they sense people entering and leaving rooms. Telecommunication s using fiber optics can create data highways between distant locations either in concert with public tel
ephone systems or independently. Telecommunications options are expensive and can be cost-justified only when operating management helps tenants ensure their full utilization.
Useful Expressions
be familiar with 熟悉
be aware of 知道,了解
bear…in mind 牢记，记住
make sure 确信，保证
be secondary to 居于其次，从属于
turn on 开（灯，电视，收音机等）
in concert with 一致；(与……)共同，协力
Notes
1. The property manager of an office building must be familiar with more
complex lease provisions than those used for residential properties.
此句中有一个比较结构more complex lease provisions than those used for residential properties，those在此代替前文所提到的lease provisions, 过去分词短语used for residential properties修饰those, 作它的定语。
2. …a rent rate measured by the square foot.
过去分词短语measured by the square foot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：
Is this cloth sold by the meter? 这块布是按米计价出售的吗？
3. …an added “load factor”, with the tenant paying for her individual space
plus her “share” of these common areas.
An added “load factor”意为“增加的…负担因素?”。
在此句中，“with+名词+分词”是一个固定的结构，常常作方式伴随状语。例如：
The soldier headed for the village with a group of children running after
him.
her “share” of these common areas意为“公共面积均摊”。
4. The property manager must be enough of a lawyer to read them, enough
of an engineer…, enough of a marketer…。
此句中四次重复enough of +名词……，构成平行结构，达到强调的效果。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. three interlocking elements相互作用的三个因素
6. The higher the rental rate, the higher the gross income.租金越高，毛收入就越高。
此句是一个比较级结构，比较表语，但此句中省略了谓语动词is。The gross income意为“毛收入”。
此句的句型为“the +比较级，the + 比较级”，即“the more…，the more…”，意为“越……，越……”。例如：
The more, the better.越多越好。
The smaller the house is, the less it will cost us to heat.房屋越小，花在取暖上的开支就越少。
7. …the more assured the owner may be that rents will be paid.
在此句中，assured是形容词，正常语序为“the owner may be more assured”,其后由that引导的从句是表语从句。此句可译为：业主可能更加确信租金会予以支付。
8. …for the opportunities to …are less frequent.
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：
I caught a cold, for I had been walking around in the rain.
9. …the premises are kept clean and secure.
Clean and secure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安全。
10. The property manager is responsible for making sure…, that elevators
run reliably, that utilities work, and that the structure looks( and is)
well maintained.
在此句中，making sure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. to meet peak loads满足高峰负荷
12. Telecommunications using fiber optics can create data highways between
distant locations…
分词短语using fiber optics作telecommunications的定语，意为“使用光纤电缆的电信”。Data highways意为“信息高速公路”。
物业管理英语第四讲：The Management of Different Types of Properties
Retail complexes
For large retail complexes and particularly for shopping centers, competent property management is e xtremely important.
First, maintenance of the property itself requires substantial work. Each day large numbers of shopper s visit the premises, generating a great deal of rubbish and inflicting wear and tear on the improvemen ts. Besides maintenance, daily security is an essential service.
Second, the property manager must keep alert to possibilities of making the premises more attractive a nd to the need to renovate and modernize selling areas. Fierce competition for retail business means c onstant efforts must be made to have customers return as often as possible. In addition, whenever new tenants lease space, renovation is required to suit the premises to the new user.Third, the property man ager performs an important function in obtaining a proper tenant mix for the retail complex. Too much competition among similar uses may mean business failures for the tenants and a negative cash flow f or the landlord. Ideally, the various tenants should complement each other so that a shopper coming to one store will find related products or services in adjacent stores.
Finally, retail leases frequently contain percentage rent provisions by which the landlord is entitled to additional rent based on a percentage of gross sales over a specified minimum. The property owner m ust be prepared to negotiate the most favorable terms for the owner and also to ensure that percentage rents are correctly computed and paid as they come due.
Estimated rental income is derived as from the historical experience of the building as well as from m arket trends discerned by the property manager in large retail complexes and shopping centers. For ex ample, if the current market rent for comparable space has risen above the contract rent currently bein g charged under existing leases, the property manager will project an increase in rental income as leas es expire, the property manager is expected to keep current on rent levels charged for comparable spac e.( Note that the property manager, by virtue of his or her expertise, is an excellent source of informati on for a prospective purchaser establishing an investment pro forma.)
Useful Expressions
a great deal 许多
inflict … on 施加（打击，损害等）
be alert to 警觉的，留心的
make efforts 努力
be entitled to 把（……的）权利（资格）给（某人）
base…on以……为基础
derive from 由……得到；起源
A as well as
B 不但B而且A
by virtue of 凭……，由于……
Notes
1. Each day large numbers of shoppers visit the premises, generating a
great deal of rubbish and inflicting wear and tear on the improvements.
此句中分词短语generating a great deal of …作伴随状语。
Wear and tear此处是名词，意为“磨损和裂缝”。
2. Second, the property manager must keep alert to possibilities of making
the premises more attractive and to the need to renovate and modernize
selling areas.
Keep alert to 后接两个宾语possibilities 和the need, to 此处为介词。
“make+名词+形容词”是英语中常用句型，形容词在此结构作宾语补足语。例如：
This news made me so happy.
3. Fierce competition for retail business means constant efforts must be
made to have customers return as often as possible.
在此句中，mean后有一个宾语从句，在此从句中主语effort是动作的接受者，因此谓语动词用被动语态。由make作谓语构成的复合结构，其句型为：make
+ 名/代词+do，但当该结构谓语是被动语态时，其句型为：be made + to do。例如：
His mother?s death made him quit his research work.他母亲的去世使他中断了他的研究工作。
该句可改为：He was made to quit his research work by his mother?s death.
Have customers return也是一个复合结构，其句型为“have+名词+do”。例如：
His friend had him pick up Sally on his way to school.
as often as possible尽可能经常
4. a proper tenant mix 此处指承租户能经营的范围、种类应多样化，便于竞争。该短语可译为“合适的租户组合”。
5. a negative cash flow负的现金流量
6. …so that a shopper coming to one store will find related products…。
so that 引导目的状语从句。例如：
She studies hard so that she will not fail to live up to her mother?s
expectation.她努力学习不辜负妈妈的期望。
7. …retail leases frequently contain percentage rent provisions by which
the landlord is entitled to….
在此句中，关系代词which充当介词by的宾语，其先行词是provisions, 该词由定语从句by which the landlord
is entitled to …修饰。by 意为“依据”，percentage rent provisions按百分比分成的租金条款。
gross sales 总销售额
8. …as they come due.
they 指percentage rents, as作连词，引导时间状语从句，意为“当……时候”。例如：
As she was running, a man stopped her and asked her to do him a favor.她正在跑步时，一位男士拉住她请她帮忙。
come due意为“到期”，该句型为：come+形容词。例如：
Your dream will come true some day. 你的梦想总有一天会实现。
9. Estimated rental income is derived from…as well as from market trends….
as well as 是连词，意为“不但……而且”，连接的是对等成分。例如：
Patrick speaks Spanish as well as English and French. 帕翠克不但会讲英语和法语，也会讲西班牙语。
10. market rent市场租金，指租金价格随行情变化而变化
11. above the contract rent 高于合同价格
above意为“较……为上，超过”。例如：
The temperature is above average this winter.今年冬天的气温超过平均温度。
12. As noted earlier, the property manager is expected to keep current
on rent levels.
as作关系代词，引导定语从句。在此句中as引导的是非限定性定语从句，而且谓语is 省略了，as所指的是主句的整个句子manager is
expected…。例如：
As has been announced, we must hand in our term papers before the tenth
of June. 据通知，我们务必在六月十日前交学期论文。
物业管理英语第五讲：Industrial and Hotels
A more specialized type of management is involved with industrial property-that is, buildings tha t are used primarily for manufacturing or warehousing, and that may also include a limited amount of office space. Much industrial property is either built or altered to meet the specific needs of a tenant w ho normally will sign a long-term lease (e. g., 10 to 20 years), enabling the landlord to recover the spe cial costs involved. Such special-purpose buildings usually require only a minimal amount of manage ment by the landlord since they are frequently leased on a net basis, with the tenant responsible for op erating expenses, including real estate taxes and insurance.On the other hand, some types of warehous e space are let on relatively short terms to more than one tenant. In this type of situation, the landlord may be responsible for maintenance and repair and must also anticipate the need to market the space a t frequent intervals. One of the most important cash flow items of the late 1980s was the increasing co st of tenant alterations necessitated by tenant rollovers. In the 1990s, a critical property management f unction will be to service existing tenants and find the right new tenants with an eye to keeping down t he cost of tenant improvements. In the increasingly competitive space markets -apartments, office, ret ail, and industrial -new leases usually provide for significant tenant improvements. Even on industrial properties, traditionally the type requiring the lowest tenant improvement, tenant improvements on a r ollover can equal one ye ar?s gross rent. Consequently, keeping down rollovers (and therefore the cost of tenant improvements) is a primary objective of the cash flow-oriented owner.
In the hospitality industry, service is crucial. This and the frequent turn-over of guests (often daily) me an that hotels and motels require more constant management than any other category of space we have considered. In many cases, convention business is major source of revenue. As a result, hotel and mot el management includes food service and entertainment as well as the typical property management fu nctions. Marketing is first in importance. The lease period is so short-one night-that management must find tenants for space vacated daily. Management skill creates value as much as does the physical pro perty.For the hospitality industry, maintaining security is an all
encompassing endeavor, not limited to property managers. Matters relating to the physical plant, staff, and operation in general affect the protection of the property?s assets and its guests and employees. A nything less than a property-wide view of security and the resolution and disposition of security probl ems leads to inefficiency, needless expense, and great potential for harm to employer and guests.
Notes:
1. A more specialized type of management is involved with industrial property-that
is, buildings that are used primarily…, and that may also include…。
破折号后是插入语，对industrial property作进一步解释，两个that引导的定语从句修饰先行词buildings, that
is等于that is to say，意为“也就是，换句话说”。例如：
Our foreign teacher will leave for New York next Monday, that is, July
7th.我们的外教下星期一，也就是七月七日启程去纽约。
2. Much industrial property is either built or altered to meet the specific
needs…, enabling the landlord to recover the special costs involved.
此句中，either…or是连词，用来连接语法结构相同的单词与单词、短语与短语、从句与从句等。例如：
You may stay either in a hotel or in a private house.你可住在旅馆里或者私人家里。
enable+名词+动词不定式是一个固定句型。例如：
His salary enabled him to support his family.他的薪水可供养家糊口。
3. Such special-purpose buildings usually require… since they are frequently
leased on a net basis…。
since 作连词，引导状语从句，意为“由于，因为”。例如：
Since you are unable to answer, perhaps we should ask someone else.由于你不能够回答，我们可能应找其他人。
on a net basis 此处指业主与租户关系单纯，可译为“以净租为基础”。
4. On the other hand, some types of warehouse space are let on relatively
short terms to more than one tenant.
在此句中，are let to sb谓语用了被动语态形式，let 的句型为let +名词+to+名词，意为“出租给”。例如：
The landlord wanted to let this apartment to a young couple.房东想把这套公寓租给一对年轻夫妇。
5. …and must also anticipate the need to market the space at frequent intervals.
动词不定式短语to market the space…作need的定语，market是动词，意为“出售，（把……）推出市场”。need的定语，如果是动词，一般用动词不定式。例如：
Is there any need to explain further? 有没有必要作进一步的解释？
at frequent intervals经常，常常
at…interval其间可换一些形容词，如short, regular等。
6. In the 1990s, a critical property, management function will be to service
existing tenants and find…。
此句中，两个动词不定式短语作该句的表语，其中find前省略了不定式符号to, service在此作动词，意为“提供……服务”。existing
tenants 意为“现有的租户”。
7. In the increasingly competitive space markets-apartments, office, retail,
and industrial-new leases usually provide for significant tenant improvements.
在此句中，increasingly修饰形容词competitive,破折号后的apartments, office等是插入语，作进一步的解释。
8. Even on industrial properties, traditionally the type requiring the
lowest tenant improvement, tenant improvements on a rollover can….
在此句中，type作properties的同位语，分词短语requiring the lowest tenant improvement作type 的定语。
9. Anything less than a property-wide view of security and the resolution
and disposition of security problems leads to ….
在此句中，less than与其后的知识构成定语，修饰anything，其中security, resolution, disposition
作介词of
的宾语。
less than意为“低于，较少的”。
物业管理英语第六讲：Property Management Functions (Ⅰ)
Having looked at how requirements for management vary by property type, we will now examine a manager?s day-to-day duties in more detail. Like many working people, a property manager wakes up in the morning, dresses for work, eats breakfast, and drives to an office (either on or off the manage d premises). Once there, what does he or she do? We will first list all of the functions and then cover t he most important ones in greater detail.
MAKING A MANAGEMENT PLAN
As the agent of the property owner, the property manager is bound to carry out the owner?s obj ectives. Making explicit those objectives is the first step in creating a management plan.As we have se en, properties under paid management may be very small, or they may be multimillion-dollar complex es. A management plan can be equally simple or elaborate, as suits the scope of management and the market area of a property. Regardless on size, it is important to make a plan (which could range from a handwritten half page to 50 pages typed and bound, depending on the project…). Here we should not e that a management plan for any size property contains three points: (1) an analysis of the competitiv e environment; (2) an analysis of the property itself, and (3) enumeration of the owner?s objectives an d recommendations for achieving them.
MAKING A BUDGET
A manager collects money, pays the bills, and sends what is left to the owner-in millions or hu ndreds. A budget is essential for two reasons: (1) to regulate cash flow-that is , to make sure sufficient cash is on hand to meet obligations like taxes, mortgage payments, operating expenses, and special ca pital improvements (e. g., new roof) when needed; and (2) to measure performance -to act as a standar d for measuring the manager?s success in meeting objectives.
PAYING EXPENSES; KEEPING BOOKS AND RECORDS
The property manager must see to it that operating expenses, real estate taxes, insurance premiu ms, and mortgage payments are paid when due. Depending on the arrangement, a manager may be aut horized to sign checks or may only prepare a list of payments for the owner?s attention. The manager a lso keeps records of income and outlays and works with the owner?s accountant in preparing annual fi nancial statements and tax returns. The manager may also be responsible for reports required by gover nment authorities.
Useful Expressions
in detail 详细
wake up 醒
is bound to 有责任（义务）的……
carry out 贯彻，执行
regardless of 不管，不顾
range from…to在某个幅度或范围内变动
depend on 依靠
make sure 确信；务必
on hand 现有；在手头，在手边
act as 充当
see to 要注意使……；务必使，保证使
Notes
1. Having looked at how requirements for management vary by property type,
we will now examine a manager?s day-to-day duties in more detail.
此句中，分词短语having looked at…使用了完成形式，表示其动作发生在主句谓语动词之前，该分词短语在此句中作状语；由关系副词how引导的名词从句作look
at 的宾语。例如：
No one tells m how I should solve such kind of problems in school.
2. either on or off the managed premises
或者在或者不在所管理的物业内。
3. Once there, what does he or she do?
在此句中，once there是一个省略句，once作连词，引导时间状语从句，正常语句应为Once he or she is there.
例如：
Once you arrive in Los Angeles, please call me as soon as possible.
4. As the agent of the property owner, the property manager is bound to
carry out the owner?s objectives.
as 在此作介词，意为“作为”，其后接名词。例如：
As parents we are concernal for our children?s future.
be bound to 是固定搭配，意为“负有……义务（责任）”，通常句式为“be bound to + do…”。例如：
You are bound to obey the law if you are a good citizen.
5. Making explicit those objectives is the first step in creating a management
plan.
该句是宾语补足语提前，正常语序为The first step in creating a management plan making those objectives explicit.
6. A s we have seen, properties under paid management may be very small….
as 引导从句，承接前示或持续从句的内容，该从句可译为：正如我们所看到的。例如：
7. A management plan can be equally simple or elaborate, as suits the scope
of management and the market area of a property.
在此句中as 作关系代词，意为“这一情况”，承接前面句子的内容。例如：
The man was a teacher, as was evident from his way of speaking. 由那男人说话的样子可明显看出，他是个老师。
8. from a handwritten half page to 50 pages typed and bound此句意为“从手写体的半页到打印并装订好的50页”，bound是动词bind的过去分词。
9. …and sends what is left to the owner-in millions or hundreds.
此句中what引导的名词从句作动词send的宾语，what是从句的主语，动作的承受者，故谓语用被动语态，to the owner作send的宾语，该部分可译为：把剩下的送给业主。
10. The property manager must see to it that operating expenses, …and mortgage
payments are paid when due.
此句中，see to it中it作形式宾语，真正的宾语为that引导的从句。See to it that还可以直接用see that 表示，省略to
it.例如：
See (to it) that you always carry your passport.
when due 是一个省略句，完整的语句应为：when they are due. they指前面提到的几种支付费用。
11. The manager also keeps records of income and outlays and works with
the owner?s accountant in preparing annual…and tax returns.
此句中，keep record of 后接两个宾语income 和 outlay, work和keep是平行谓语。
tax returns 意为“退税”。
物业管理英语第七讲：Property Management Functions(Ⅱ)
SHOWING AND RENTING PLACES
Although marketing real estate is a function distinct from managing it, the two are often combine d in the hands of the property manager or management firm. In the case of apartment buildings, the m anager actually on the site (the resident manager) usually shows vacant apartments and may handle lea se negotiations as well. In the case of commercial or office space, leasing is often performed by specia lists within a property management firm or may be handled by a separate brokerage firm.Because of t he importance of leasing and the expertise and special effort required to do it well, a property manager who handles the lease function often receives a commission over and above his regular management f ee. The leasing function can be classified into three steps, all or some of which may be performed by t he property manager or management firm.
SETTING RENTAL LEVELS.
A rent schedule should be established with the objective of maximizing future rental income fro m the property. Setting rents is far from an exact science: it calls for the exercise of good judgment bas ed on a knowledge of rent rates and available space in comparable buildings as well as the features, fu nctions, and benefits of both the subject property and competing space. A technique used by many pro fessional property managers is the base-unit-rate approach. This involves choosing a standard unit in a n apartment building (e.g., a two-bedroom apartment on the sixth floor) or a specified number of squar e feet in an office or derived from a study of the market with adjustments for differences between the particular property and its competition. (For example, a newer building normally commands higher re nt for space than an older building, all other things being equal.) Within the particular building, rent r ates will vary depending on the relative merits and deficiencies of each unit. For example, space on hi gher floors usually floors offer the amenities of less street noise and a better view.
SOLICITING PROSPECTS.
The second step in the leasing process is to advertise space in appropriate media (whether billb oards, newspapers, radio, or television) and show in a perfunctory way, this task should properly be re garded as the time for intensive personal selling on the part of the leasing agent. To sell space effective ly, the leasing agent must not only be familiar with every detail of the property being shown, but also s hould ascertain the precise needs and desires of the prospect.
NEGOTIATING AND EXECUTING LEASES.
Finally, the property manager will be involved, to a greater or lesser extent, in the negotiation an d execution of the lease. In the case of an apartment project, where standard form leases are used and l ittle negotiation normally occurs, the manager may perform the entire process. On the other hand, a lo ng-term lease of several floors in a major office building will require the efforts of both legal counsel and the owner. Even here, however, the property manager plays an important preliminary role because of his initial contacts with the tenant.
Useful Expressions
distinct from 性质不同的，与其他不同的
in the case of 在……的情况下
on the site现场
because of 因为
far from完全不；远远不；远离
call for 要求
derive from 从……得到
regard as 认为，看作
be familiar with 熟悉
play an important role 发挥重要作用
Notes
1. Although marketing real estate is a function distinct from managing
it, the two are often combined in the hands of the property manager or
management firm.
此句中，形容词短语distinct from managing it 作function的定语，the two此处指marketing real estate和managing real estate.
2. In the case of apartment buildings, the manager actually on the site
(the resident manager) usually shows vacant…and may handle lease negotiation
as well.
in the case of 意为“就……来说，至于……”，其后跟名词。
例如：
In the case of a physical change no new substance is found.
就物理变化来说，不会发现新物质。
as well 意为“同样，也”，作副词。例如：
Larry sent me a coat and some chocolates as well. 拉利送给我一件大衣和一些巧克力。
3. Because of the importance of leasing and the expertise and special effort
required to do it well, a property manager who…over and above his regular
management fee.
because of 后接名词或名词短语。在此句中，because of 后接三个宾语-the importance of leasing, the expertise和special effort.分词短语required to do it well作effort的定语。
over and above his regular management fee超过或高于他的正常管理酬金。
4. The leasing function can be classified into three steps, all or some
of which may be performed by the property manager or management firm.
all of which…和some of which是英语中常见的句子结构，此句中all or some of which 由which 引导一个定语从句may
be performed by the property manager or management firm ,修饰three steps.例如：
The houses, all of which had been damaged by the flood, were rebuilt by
the Red Cross.洪水中毁坏的所的有房屋由红十字会重建。
5. Setting rents is far from an exact science….
far from是一个含有否定意义的词组，意为“完全不，远远不”。例如：
What he has done is far from my expectation. 他所做的与我的期望相差甚远。
6. …it calls for the exercise of good judgment based on a knowledge of
rent rates and available space in comparable buildings as well as the features,
functions, and benefits of both the subject property and competing space.
exercise of good judgement意为“做出好的判断”，由过去分词短语
based on a knowledge…in comparable
building修饰，作其定语。
both…and是等立连词，连接二个短语the subject property(所属物业)和competing space，意为“……和……都；既……又……”。例如：
The little girl can speak both English and Chinese.
The book is both interesting and instructive.这本书既有趣又有教育意义。
7. a standard unit标准单位
8. The base unit is assigned a rental figure derived from a study of the
market with adjustments for differences….
在此句中，动词assign接双宾语the base unit和a rental figure, assign的间接宾语在此句中作了主语，作为谓语动词的接受者，所以该句中用了被动语态。过去分词短语derived
from…修饰figure.
9. …a newer building normally commands higher rent for space than an older
building, all other things being equal.
all other things being equal是独立主格结构，作让步状语从句，可译为：尽管所有其他的条件都相同。其结构为“主语+非谓语动词+其他”。例如：
The storm having destroyed their hut, they had to live in a cave.雷雨把房子毁坏，他们只好住在一个洞里。
10. …space on higher floors usually commands a premium over that on lower
floors…
that 在此指space，该句可译为：高楼层比低楼层的租金要高。
物业管理英语第八讲Property Management Funcitons (Ⅲ)
The property manager is responsible for the prompt collection of rent and other payments due f rom tenants. When the rent is a fixed sum for the term of the lease, the task is simple. However, in ma ny commercial buildings, a tenant?s rent obligation may be made up of different items. For example, t he tenant may pay a minimum rent that steps up at periodic intervals during the lease term, sometimes with some form of escalation rent (like increases tied to the Consumer Price Index) or with a percenta ge rent in the case of retail tenants. Tenants may also be liable for garage rentals or fees for specified s ervices provided by the landlord. If additional rents and fees must be calculated by the landlord, they a re not payable until bills have been prepared and rendered to tenants. Consequently, rent calculation a nd collection in a large income property can be complex and time consuming.
Providing security
The increase in crime both against persons and property has made security a top demand by tena nts of all types, whether residential, office, retail, or industrial. In addition, legislation and court decisi ons in many states have expanded the liability of a landlord for injury or property loss suffered by a te nant resulting from inadequate safety precautions or from the landlor d?s failure to repair doors, windo ws, or other points of access into the building or into individual rental units. The property manager has the difficult task of seeking to minimize the risk of crime while at the same time keeping operating co st increases to a minimum.
Supervising personnel
Depending on size, a property may require none, one, or many employees for cleaning, mainten ance, security, and other jobs. The property manager normally determines the personnel requirements of the property and hires workers (within a budget approved by the owner). Depending on the terms of
the management contract, wages and salaries are either paid by the property management firm (that th en passes these costs along to the property owner) or are paid by the owner directly. A management fir m handling a number of buildings around town normally finds it more economical to have its own staf f service the buildings.
Maintaining property insurance
Adequately insuring a property - and doing so at the minimum cost - is important. Doing so requi res a manager to keep up to date on the many types of insurance coverage available and to recommend appropriate insurers for the property. (This latter function is often performed by an insurance broker, who deals with the property manager or directly with the owner.) Finally, the property manager must i nvestigate all accidents or claims for damages and see to it that reports are filed promptly with the ins urer.
Useful Expressions
be made up 由……构成，组成
tie to 依靠，依赖
be liable for 负有（法律）责任的
step up 增加，加快，加强
result from 是……的结果，由于，起因于
at the same time同时，但还是，虽然是
keep…to a minimum 使……保持在最低限度
depend on 依靠
up to date符合最新发展的，包括最新事实（统计）的
claim for要求（赔偿）
Notes
1. The property manager is responsible for the prompt collection of rent
and other payments due from tenants.
该句中介词of后接两个宾语-rent和payments. Due是形容词，修饰payment.
the prompt collection of rent意为“及时收取租金”。
other payments due意为“到期的其他应付款”。
2. a fixed sum固定数目
3. …the tenant may pay a minimum rent that steps up at periodic intervals
during the lease term, sometimes with some form of escalation rent….
此句中，定语从句 that steps up…修饰rent，该定语从句可译为：在租赁期间可定期增加的最低租金。
sometimes with some form of escalation rent (like increase tied to the
Consumer Price Index)可译为：常常可以逐步上升的形式（就像与消费价格指档相关的涨价）。
4. garage rentals车库租金
5. fees for specified services provided by the landlord为业主提供特别服务而支付的费用。
6. If additional rents and fees must be calculated…, they are not payable
until bills have been prepared and rendered to tenants.
该句是一个复合句，if引导一个条件状语从句，但在主句中又有由not…unt il引导一个时间状语从句，意为“直到……才”，they代替additional
rents and fees，意为“追加的租金和费用”。
7. The increase in crime both against persons and property has made security
a top demand by tenants of all types, whether residential, office, retail,
or industrial.
both against persons and property 修饰crime，意为“对人身和财产的犯罪”。
Make security a top demand可译为“使安全成为首要要求”。
Whether…or引导名词性从句，作tenants of all type的同位语。
8. In addition, legislation and court decisions in many states have expanded
the liability of a landlord for injury or property loss suffered by a tenant
resulting from inadequate safety precautions or from the landlord?s failure
to repair doors, …or other points of access into the building or into….
此句是一个简单句，但其中有分词作定语，句中过去分词suffered by a tenant修饰loss, 意为“租户遭受的伤害或财产损失”。
现在分词短语resulting from…作状语，其中or后所接的from前省略了resulting，该分词短语可译为：是由于安全防范不足或者是由于业主没有修缮门、窗或其它进入建筑物或单个租赁单元的通道所致。
9. The property manager has the difficult task of seeking to minimize the
risk or crime while at the same time keeping operating cost increases to
a minimum.
while引导一个状语从句，意为“（但）另一方，却”此句中省略了主语the property manager，这是因为在主从句中，主语部分完全相同，while引导一个与主句相对照的句子。例如：
I earn only 50 dollars a week, while she earns 100 dollars.
我每周挣50美元，而她挣一百美元。
10. A management firm handling a number of buildings around town normally
finds it more economical to have its own staff service the buildings.
此句中，分词短语handling…修饰firm, a number of 意为“一些”，其后接可数名词，如a number of students。
it作形式宾语，真正的宾语为不定式to have its own staff service the buildings, 其中have
sb do sth 是固定句型，意为“使某人干某事”，service在此句中是动词。例如：
The director will have Hudson show you around the factory.经理将派哈德逊带你参观工厂。
11. Doing so require a manager to keep up to date on the many types of
insurance coverage available and to recommend appropriate insurers for
the property.
available修饰coverage，同意“所能得到的保险项目”，该词常放在它所修饰的名词之后。例如： There is an increase in the number of jobs available to women.
keep up to date on the many types of insurance coverage available可译为：了解可得到的关于保险项目的许多种类的最新资料。
物业管理英语第九讲Property Management Functions (Ⅳ)
Operating real estate is similar to every other business in one important respect: keeping the cust omer satisfied. It is true that a tenant signed to a fixed term cannot walk away from the property if he/s he is poorly served, as can the customer in a department store. But every lease eventually comes up fo r renewal, and a high turnover can be a major operation expense. Furthermore, a building with a reput ation for dissatisfied tenants will suffer in the marketplace.
In dealing with complaints from tenants; the property manager should be quick to cure deficiencies in services to which tenants are entitled. At the same time, one tenant should not be given favored treatm ent; other tenant will inevitably demand the same. The property manager must also use good judgment in enforcing the rules and regulations of the building (which often are incorporated into each lease). T hese rules and regulations can be quite detailed, particularly in the case of an interrelated operation lik
e a shopping center. For example, the rules may specify whether a tenant is permitted to distribute han dbills to shoppers, how loud music can be played by a record store, and how late stores must be open at certain times o
f the year like Christmas. Rules exist to minimize disputes amon
g tenants as well as t o maximize total shopping center sales for all tenants (and so increase percentage rents payable to the landlord). Deciding how strictly to enforce the rules is one of the most difficult jobs of the property m anager. Authority, fairness, and diplomacy are all demanded by the work.
Establishing maintenance schedules
Maintenance schedules specify the timing and amount of custodial services like cleaning commo n areas (as well as leased space when called for by the lease agreement), picking up garbage, removin g snow and ice, and keeping up the parking area. Maintenance also includes making sure the building?s operating systems are always functional. Tenants take for granted (rightly) their heating, ventilating and air conditioning, plumbing, and electrical service. The building manager is paid to take responsibi lity for keeping these systems running. In a larger property, one or more engineers may be permanentl y on the premises to look after mechanical equipment. In many buildings maintenance contracts are se t up for heating and air conditioning equipment. Besides maintenance, the property manager is also res ponsible for inventory control, to ensure that cleaning supplies and other necessary items are on hand when needed. (In some establishments like hotels, inventory control is a highly specialized function th at includes food and liquor.)
Useful Expressions
be similar to 与……相似
walk away from 从……处离开
come up 提出，发生
pick up 捡起，拿起
keep up 继续下去，不停止
make sure 确保
take…for granted 认为……理当如此，想当然
take responsibility for负责，承担责任
look after 照料，看护
set up 安排，组织，建立
on hand 现有，在手头，在手边
Notes
1. Operating real estate is similar to every other business in one important
respect: keeping the customer satisfied.
keeping the customer satisfied作in one important respect的同位语。
2. It is true that a tenant signed to a fixed term cannot walk away from
the property if he/she is poorly served. As can the customer in a department
store.
过去分词短语signed to a fixed term修饰tenant, 意为“签约了一个固定租期的租户”。
as 作连词，意为“像……一样”，as引导的从句承接前示从句，且主谓倒装了。例如：
Paul plays violin, as does her mother.
3. In dealing with complaints from tenants, the property manager should
be quick to cure deficiencies in services to which tenants are entitled.
Which作介词to的宾语，先行词是services, 该词由定语从句to which tenants are entitled修饰。
4. At the same time, one tenant should not be given favored treatment;
other tenants will inevitably demand the same.
favored treatment 意为“优待”。the same 代替 favored treatment.
5. …the rules may specify whether a tenant is permitted…, how loud music
can be played…and how late stores must be…
在此句中，由连词whether和疑问副词how引导的三个名词从句作specify的宾语，该结构在英语中使用较为普遍，它们可充当句子的主语、宾语、补误和同位语。例如：
What he did is not yet known. (主语)他作了什么无人知晓。
I don?t know whether he aggress with you. (宾语)我不知道他是否同意你的观点。
He has made the company what it is today. (补语)他把公司发展成了今天的样子。
at certain times of the year like Christmas 一年里的某些时候如圣诞节。
6. Rules exist to minimize disputes among tenants as well as to maximize
total shopping center sales for all tenants…
此句中两个并列的不定式短语to minimize…和as well as to maximize 作目的状语，可译为：不仅使整个购物中心的所有企业销售额最大程度地增加，而且使租户间的纠纷减低到最低限度。
7. Deciding how strictly to enforce the rules is one of the most difficult
jobs of the property manager.
在此句中，deciding后面由疑问副词引导一个不定式短语作decide的宾语，这是一个常用的句型：疑问代词+动词不定式，称作不定式的复合结构，它在句中可作主语、表语及宾语。
The secretary will tell you how to fill in the form. (宾语)秘书将告诉你怎样填表。
The problem is where to go for the outing. (表语)问题是去哪儿游玩。
How to do it depends on you. (主语)如何做取决于你自己。
8. Tenants take for granted (rightly) their heating, ventilating and air
conditioning, plumbing, and electrical service.
该句中，granted 后面所跟的词，如：heating, ventilating, …service应放在granted之前，它们作宾语，因为这个宾语列举的词过多，所以后置。
take fro granted常用take it for granted that的结构，it作形式宾语，真正的宾语为that引导的从句。例如：
we take it for granted that they would consent.我们想当然地认为他们会同意。
9. Besides maintenance, the property manager is also responsible for inventory
control, to ensure that cleaning supplies and other necessary items are
on hand when needed.
Inventory control用品控制
动词不定式to ensure…作目的状语，其中when needed中省略主语cleaning supplies and other necessary
items和助动词are.
物业管理英语第十讲The Work of the Engineering Division
The engineering division performs work in several areas: electrical; plumbing; heating, ventilatio n, air conditioning; general maintenance and repair; preventive maintenance; renovation; and water m anagement. The property?s own engineering staff concerns itself primarily with maintenance in each o f these areas. Local building codes and/or lack of time or personnel in the engineering division may di ctate that outside contractors must handle large installations, changeovers, or new construction. The us e of contractors is often dictated by applicable codes and by the fact that the engineering staff frequent ly has insufficient time and personnel to handle such work while attending to regular repair and maint enance.
Electrical Systems
Property operations use a tremendous amount of electrical equipment, and electrical repair takes t he engineering division to every corner of the building. An elaborate electrical system with its many ci rcuits requires hundreds of fuses, and every blown fuse must be replaced. Should a fuse continue to bu rn out, the short circuit must be located and repaired. All electrical fixtures, outlets, and switches must be kept in good working order. Maintaining and servicing a modern electrical system is very complica ted, but consider the woes of an engineer whose property may be 50 to 100 years old who must conten d with obsolete equipment and wiring.Today, most properties buy electrical power from public utilitie s. However, many properties have an emergency generator ready in case the regular source fails. A fe w communities still generate their own power, but this requires added staff and equipment and usually costs more than power from a public utility.
Job description for a chief engineer
Job Title Chief Engineer Date Basic Function:
Performs, manages, or supervises maintenance operations for exterior and interior facilities inclu ding electrical, plumbing, heating, cooling, structural, ground
care, parking areas, and other maintenance work necessary to maintain the proportion in an optimum a nd efficient condition. Also, ensures the safety and comfort of the tenants.
Responsibilities:
1. Maintain all distribution systems for electricity, water, gas, etc.
2. Maintain and operate air conditioning, heating, and ventilation systems.
3. Maintain buildings and grounds.
4. Monitor and coordinate the services performed by outside contractors in accordance to all cont racts, leases, service agreements, and warranties.
5. Keep all records pertaining to heat, light and power and costs of the facility.
6. Ensure timely response to requests for services by tenants and management to include repair or replacement of all interior fixtures and furnishings.
7. Schedule all work to be done on a daily basis at a minimum of inconvenience to tenants.
8. Plan, implement, and administer an effective preventive maintenance program in accordance w ith good engineering practices.
9. Plan, implement, and administer an energy management program.
Maintain appropriate equipment operating logs.
Maintain utility consumption records.
Educate other operating departments in energy management.
Establish annual energy reduction objectives.
Analyze and modify operation of the physical plant to conserve energy
10. Assist in the preparation of capital expenditures and maintenance budgets.
Select vendors and contractors that meet quality standards and pricing specifications
Initiate purchase orders
Maintain adequate inventory of parts, tools, and supplies
Maintain purchasing records
11. Train and supervise subordinates and assist in safety and emergency training for other employees.
12. Conduct continuing inspection of buildings and grounds to ensure compliance with fire and safety laws.
13. Recommend and/or take action to ensure compliance.
14. Maintain a clean and orderly work area free of hazards.
15. Perform other duties as assigned.
Supervision Exercised:
Assistant chief engineer, carpenters, electricians, grounds maintenance,
lock and key maintenance, painters, and plumbers.
Supervision Received:
Supervisor: General Manager
Minimum Requirements:
Education: high school or equivalent.
Mechanical or equivalent training in the following: boilers, plumbing, air conditioning, power or build ing construction. Higher education or experience of such kind and amount as to provide a comparable background required.
Experience:
Five years in any combination of mechanical trades with hotels/motels, hospitals, high-rise apartments or similar duties with the armed services. Must have license where required or qualifications to beco me licensed. Knowledge of carpentry and painting required.
Other:
1. Applicant should possess the following traits:
Effective communication skills
Administrative abilities
Good personal relations skills
Self - motivation
Mechanical aptitude
2. Applicant must be willing to relocate when and where directed.
Useful Expressions
concern with 关心，挂念；从事
attend to 照料
burn out 烧毁，熄灭
keep in good order 维持好的状态，完好
contend with 与……作战，与……战斗
in case 万一……的话，在……的情况下
pertain to 有关；附属
in accordance with/to 与……一致，与……协调
take action 采取行动
free of 无……的；免费的
Notes
1. Local building codes and/or lack of time or personnel in engineering
division may dictate……
当地的建筑规范和/或者工程部缺少时间和人手也许要求……
2. The use of contractors is often dictated by applicable codes and by
the fact that the engineering staff frequently has insufficient time and
personnel to handle such work while attending to regular repair and maintenance.
由that引导的从句作fact的同位语，对其作进一步的解释。例如：
We all know the fact that they have landed on the moon.
公共管理学专业英语词汇 目标 mission/ objective 内部环境 internal environment 外部环境 external environment 集体目标 group objective 计划 planning 组织 organizing 人事 staffing 领导 leading 控制 controlling 步骤 process 原理 principle 方法 technique 经理 manager 总经理 general manager 行政人员 administrator 主管人员 supervisor 企业 enterprise 商业 business 产业 industry 公司 company 效果 effectiveness 效率efficiency 企业家 entrepreneur 权利 power 职权 authority 职责 responsibility 科学管理 scientific management 现代经营管理 modern operational management 行为科学 behavior science 生产率 productivity 激励 motivate 动机 motive 法律 law 法规 regulation 经济体系 economic system 管理职能 managerial function 产品 product 服务 service 利润 profit 满意 satisfaction 归属 affiliation 尊敬 esteem 自我实现 self-actualization 人力投入 human input 盈余 surplus 收入 income 成本 cost 资本货物 capital goods 机器 machinery 设备 equipment 建筑 building 存货 inventory 经验法the empirical approach 人际行为法the interpersonal behavior approach 集体行为法 the group behavior approach 协作社会系统法 the cooperative social systems approach
物业管理的行业特点及工作要求 物业管理是我国改革开放后，伴随着经济体制的转轨和住房制度改革深化而出现的一种新型房屋管理模式，全面、正确地理解和认识物业管理的实质和行业特点，是规范发展物业管理的前提。 一、物业管理不仅是劳务密集型行业，也是管理密集型行业 首先，物业管理的服务对象包括全社会各行各业、各个阶层的人。党政军民学、工农兵学商、男女老少幼，谁都离不开物业管理。然而，各类人员之间需求的不同、素质的差异等等都会给物业管理工作的实施带来影响。加之业主相互之间的一些问题也需要物业管理公司来处理和协调。这就需要物业管理公司在具体工作上具有很高的管理服务水平和多方面的沟通、协调能力。 其次，物业管理的具体工作内容繁杂，从日常的保安、保洁、绿化、设施设备的养护和维护到共用部位的使用管理、各类突发事件的处理等等，都是物业管理公司要面对并努力做好的工作。 二、物业管理是全天候、不间断的管理服务工作 物业管理一旦开始，就不能停顿，在时间上是不能有间断点的。可以说，物业管理是全天候、不间断的管理服务工作，但在物业管理的实施过程中，有两个时间点容易产生间断。 1 ．双方进入法律诉讼时期。 无论什么原因，无论哪一方提起法律诉讼，在法院未裁定之前，物业管理公司要注意不能以任何理由停止提供物业管理服务或降低管理服务水平。这是物业管理的行业要求和职业道德。建议双方在签订物业服务合同时，应尽可能约定如有纠纷，在协商不成、调节无效的情况下，走仲裁解决的方式，少用诉讼的形式。因为起诉一般用时较长，不利于尽快解决问题。 2 ．物业服务合同到期到再次选聘之间。 物业服务合同即将到期，无论哪方原因无法续聘，在业主尚未选定新的物业管理公司之前，原物业管理公司不能撤离。在法律上，这叫后合同义务。因为，物业管理公司一旦撤离，在无人实施管理服务的情况下，极易发生问题，大到影响社会稳定，小到影响人们正常的生活、工作秩序。同时，因原物业管理公司履行了超过合同约定期限的责任，业主方应当按原合同支付相应的费用，这也是业主方的后合同义务。
物业管理情境英语一-------空调维修 夏季到来．持续的高温天气让大家都酷暑难耐。又是一个炎热的下午，张小姐打电话到客服中心，客服小王接听了电话。 Summer?has?come,?Sustained?high?temperature?makes?people?intolerable.This?afte rnoonMiss?Zhang?called?to?service?center,Wang,an?assistant?of?the Center?answered?the?call. 小王：您好，客服中心，请问有什么能帮你吗? Wang:?Good?afternoon，what?can?I?do?for?you? 张小姐:你好，我是12楼XXX公司的行政主管。我们办公室的空调好像出问题了，你们能帮忙看一看吗？??? Miss?Zhang:Hello,?this?is?the?Admin?Supervisor?from?XXX?Company?on?12thflo or.The?air?conditioner?of?our?office?doesn't?work.?Could?you?come?tocheck? 小王：好的，我们马上就到。 Wang：No?problem,?we'll?come?soon． 小王和维修人员立刻赶到了12楼，对该区域的中央空调系统进行了检测。发现是空调过滤网堵塞，维修人员迅速对过滤网进行了清洗疏通。空调很快就运行正常了。 Wang?and?a?maintenance?worker?went?to?Miss?Zhang’s?office．They?check?the air?conditioner?system?of?this?area?and?then?found?out?that?the?filter?has been?blocked．They?cleaned?the?filter?and?the?air?conditioner?could?work soon． 小王：张小姐，进入夏季空调经常运行，长期的工作导致过滤网集聚大量的灰尘，我们会定期给空调进行过滤网清洗，有需要的话可以联系我们。 Wang:Miss?Zhang,?there?are?a?lot?of?dust?after?long?time?work．We?can?helpto? do?the?regular?cleaning,?so?just?let?us?know?if?you?need?the?help． 张小姐：好的，非常感谢你们！ Miss?Zhang：It?sounds?great．Thank?you?so?much?for?your?help． 小王：不客气! Wang：You?are?welcome! 物业管理情境英语二——休闲区东侧路灯照明设施问题 吴先生来到服务中心，客服助理小陈接待了他。 Mr．Wu?came?to?the?Service?Center．Chen，a?customer?service?assistant received?him． 小陈：早上好，吴先生，很高兴见到您! Chen：Good?morning．Mr．Wu．Glad?to?see?you． 吴先生：早上好，小陈。 Mr．Wu：Good?morning，Chen． 小陈：请问有什么能帮你的吗? Chen：What?Can?I?do?for?you? 吴先生：最近和邻居聊天时，大家都提到休闲区东侧路灯照明设施的问题。休闲区是大家平时放松休闲的地方，大家都喜欢下班之后在这里放松一下，如果能安装一定的照明设施，这将为住户带来很大的方便。
Unit 1 【Ex1、】根据课文内容,回答以下问题。 1.In human terms and in the broadest sense, information is anything that you are capable of perceiving、 2.It includes written communications, spoken communications, photographs, art, music, and nearly anything that is perceptible、 3.If we consider information in the sense of all stimuli as information, then we can’t really find organization in all cases、 4.No、 5.Traditionally, in libraries, information was contained in books, periodicals, newspapers, and other types of recorded media、People access it through a library’s catalog and with the assistance of indexes, in the case of periodical and newspaper articles、 https://www.doczj.com/doc/bf18848480.html,puterized “information systems”、 7.The problem for most researchers is that they have yet to discover the organizing principles that are designed to help them find the information they need、 8.For library materials, the organizing principle is a detailed subject classification system available for searching in an online “catalog”、 9.The one thing common to all of these access systems is organization、 10.No, it isn’t、 【Ex2、】根据给出的汉语词义与规定的词类写出相应的英语单词。每词的首字母已给出。 n.取回,恢复,修补;检索retrieval n.机械装置,机构,机制mechanism adj.特有的,表示特性的,典型的characteristic n.分类,分级classification n.风格,方式,样式,习惯manner n.文件,公文document vt.解释,说明Interpret vt.使自动化,自动操作automate n.分类assortment n.法则,原则,原理principle n.排列,安排arrangement n.&vt.访问,存取access n.浏览器;浏览书本的人browser n.目录catalog n.索引index n.材料,原料,物资,素材material
1.管理与组织导论 管理者:(manager) 基层管理者:(first-line managers) 中层管理者:(middle managers) 高层管理者:(top managers) 管理:(management) 效率:(efficiency) 效果:(effectiveness) 计划:(planning) 组织:(organizing) 领导:(leading) 控制:(controlling) 管理角色:(management roles) 人际关系角色:(interpersonal roles) 信息传递角色:(informational roles) 决策制定角色:(descisional roles) 技术技能:(technical skills) 人际技能:(human skills) 概念技能:(conceptual skills) 管理得普遍性:(universality of management)
2.管理得历史 劳动分工:(division of labor) 工作专业化:(job specialization) 工业革命:(industrific revolution) 科学管理:(scientific management) 一般行政管理理论:(general administrative theory)管理原则:(principles of management) 官僚行政组织:(bureaucracy) 定量方法:(quantitative approach) 组织行为:(organizational behavior) 霍桑研究系统:(Hawthorne studies systems) 封闭系统:(closed systems) 开放系统:(open systems) 权变理论:(contingency approach) 劳动力多元化:(workforce diversity) 电子企业:(e-business) 电子商务:(e-merce) 内部网:(intranet) 学习型组织:(learning organization) 知识管理:(knowledge management)
Lesson 2 The Managerial Approach to Public Administration 公共管理涉及一系列复杂的关系和函数。毫不奇怪，因此，作为一个学科或身体或理论，公共管理缺乏连贯性。公共管理包含三个比较明显的方法生长出不同的角度对其功能。有些人认为这是一个管理的努力，类似的做法在私人部门。其他人，强调“公共性”的公共管理，强调其政治方面。还有人指出，主权的重要性，宪法，并规定在公共管理，把它视为一个明显的法律问题。每个这些办法往往强调不同的价值，程序和结构安排的公共行政活动，每一个意见，市民在一个非常不同的方式，和各采用不同的角度对如何发展知识。进一步复杂的是，管理方法有2个亚群：传统（或传统）公共管理与当代改革故宫*。记住，这些做法是嵌入在我们的政治文化。它们反映了宪法权力分立和分配职能的不同分支。管理方法与行政机构的利益，忠实执行或执行法律。政治态度与立法决策问题。法律方法侧重于政府的审判职能，致力于维护宪法权利和法治。 一旦我们已经提出的依据这三个广泛的办法，广泛的管理，我们将完成我们的定义的讨论。我们可以把一个如何解释每个人提出的各种活动的当代公共管理。 公共行政的管理办法 那些定义公共行政管理方面，以高效率的方法它往往以尽量减少之间的公共和私人管理的区别。在他们看来，公共管理基本上是一样的大企业，应当是按照同样的管理原则和价值观。这一观点根深蒂固的某些部分的美国社会，是经常发现在选修的政治领袖，往往对政治的影响行使公务员*这是不寻常的总统选举的候选人不强调所谓的能力，“管理”的联邦官僚机构并使其更有效和经济。州长和市长候选人经常吹嘘他们的管理技能以及*。 今天，那些谁看公共行政管理分为2组。传统主义者所取代正在改革者呼吁“重塑政府“发展”。故宫是取代传统的方法在几个联邦机构，国家和地方政府。它也很强，在其他一些国家，包括英国，澳大利亚，新西兰，和斯堪的纳维亚国家。然而，今天的公共管理学生应该熟悉。每一个在一些组织和司法管辖区。 传统的管理办法，公共管理 根的传统管理方式回到19世纪公务员改革者谁首先促进方法为手段的公共服务组织。改革者的主诉，政治任命的公共服务在各级政府领导的腐败，效率低下，并出现一类政治家——“spoilsmen *，“因为他们经常被称为——谁是根本不适合领导这个国家。一个著名的历史学家1850坚持联邦服
物业管理服务现场中英文对照 1 目的 规范物业管理服务现场的英文翻译。 2 范围 集团下属各一线物业公司。 3 职责 3.1 集团物业管理部负责组织本规范的编制、修订，以及监督执行。 3.2 各一线物业公司结合自身情况对本规范提出修订建议，并落实执行。 4 应用说明 4.1 自本规范下发之日起，需要使用英文的标识、公文及日常用语等内容，需严格遵照本规范要求执行。本规范未含括的标识、公文、对话等物业管理用语，各一线公司可自行聘请当地权威翻译机构或专业人员进行翻译，以确保翻译的准确性，并报集团物业管理部备案。 4.2 非涉外项目，服务现场应注意避免在不必要的场合过多使用中、英双语标识。 5 物业管理常用语中英文对照 5.1 标识类 5.1.1 普通标识 5.1.1.1 小区平面图、小区交通导向示意图 Residential Quarter Chart / Residential Quarter Route Map 5.1.1.2 出口、入口、安全出口、无障碍通道、消防通道 Exit/ Entrance / Safety Exit / Barrier-free Access / Fire Exit 5.1.1.3 磁卡感应器（读卡器）、推（门）、拉（门） Card Reader / Push / Pull 5.1.1.4 请访客按键“房号+#”，与业主联系开门。 Press “Rm. No. + #” to speak to the resident. 5.1.1.5 消防疏散示意图 Fire Exit Route Map 5.1.1.6 电梯维修，暂停使用 Out of Service, Elevator Undergoing Essential Maintenance 5.1.1.7 消防栓、消防报警按钮（发生火警请按下该按钮） Fire Hydrant / Fire Alarm Button (press this button in case of fire) 5.1.1.8 私家车位、自行车（摩托车）停放点 Private Car Parking / Bicycle & Motorcycle Parking 5.1.1.9 顾客意见箱、访客登记处 Suggestion Box / Visitor Registration 5.1.1.10 请您出示有效身份证件进行登记 Please show valid ID card for registration 5.1.1.11 泳池开放时间、喷泉开启时间、深水区、浅水区、水深1.2米Swimming Pool Opening Hours / Fountain Opening Hours / Deep-Water Area / Shallow Water Area / Water depth 1.2m 5.1.1.12 男洗手间、女洗手间、更衣室、女/男更衣室
PART ONE 1hotel lobby 宾馆大厅 2. check in 登记入住 3. check out 退房；结账 4. standard room 标准房 5. superior room 高级房 6. deluxe room 豪华房 7. registration card 登记卡 8. credit card 信用卡 9. receipt 收据 10. luggage 行李 11. starred hotels 星级酒店 12. business scope 业务范围 13. real estate agency 房地产代理 14. commercial trade 商业贸易 15. management personnel 管理人才 16. top 16 十六强 17. image 形象 18. customer priority 顾客第一 20 property management 物业管理 21 close friend 密友 22 hit subject 热门话题 23. trade 行业 24 commercial building 商业大厦 25 residential building 住宅楼 26 sports and recreation centre 康乐中心27first-class hotel 一流宾馆 28irst-class ticket 头等票 29. efficient 高效的 30. bonds and stocks 债券和股票 31. personal property 动产 32 multi-functional facility 多功能设施 33. cash 现金 34 term 术语；话 35. shopping center 购物中心 36. residential estate 住宅小区 37 carpark 停车场 38. covered stadium 室内体育馆 39 body-building 健身 40. private houses 私人住房 41 water tower 水塔 42. gas company 煤气公司 43swimming pool 游泳池 44. badminton field 羽毛球场
专业英语 一、专业术语 RFID射频识别IOT物联网Cloud Computing云计算ANN神经网络BI商业智能E-business /Web-business / e-commerce电子商务KM知识管理GIS地理信息系统PDA掌上电脑Bluetooth蓝牙技术CAD计算机辅助设计CMD计算机辅助制作branch manager部门经理binary format二进制格式USB（Universal Serial Bus）通用串行总线computer case计算机机箱 temporary storage of information临时存储信息floppy disk软盘CD-ROM只读光盘textual源代码video card视频卡，显卡sound card音频卡，声卡 DVD数字化视频光盘SISP战略信息系统计划Project Management项目管理Human Resources人力资源End-User Systems Development最终用户系统开发rolling business plans流动业务计划MIS(management information system)管理信息系统DB（database）数据库DBMS（database Management system）数据库管理系统DSS（decision support system）决策支持系统operational manager运营经理Senior manager 高级经理semi-structured decision半结构化决策 ANS（Advanced Network&Service）高级网络及服务公司 TPS（Transaction Processing systems）事务管理系统 KWS（Knowledge Work Systems）只是工作系统GRASP绘制机器人技术应用软件包OAS（Office Automation Systems）办公自动化系统 ESS（Executive Support Systems）经理支持系统 EIS（Executive Information Systems）经理信息系统 OLAP（on-line analytical processing）联机分析处理 GIS（Group Information Systems）集群信息系统 GDSS（Group Decision Support Systems）集群决策支持系统 MIT（Management Information technology）管理信息技术 RAD（rapid application development）快速应用开发 Two-way communications 双工通讯client-server environment 客户服务环境Data warehouse 数据仓库logistics information systems 物流信息系统 ERP（Enterprise resource planning）企业资源规划 CRM（customer relationship Management）客户关系管理 OOD（Object-Oriented design）面向对象设计 OOP（Object0Oriented Programming）面向对象编程 HLLs（High Level Languages）高级语言ADTs（Abstract Data Types）抽象数据类型Software Ics软件的组成单元machine code机器码op-code输出码 EDI（Electronic Data interchange）电子数据交换 SMEs（small and medium sized enterprises）中小企业 B2B企业对企业电子商务B2C企业对用户电子商务 CERT(Character Error Rate Tester)字符出错率测试器 CIAS（Communication Link Analyzer System）通信链路分析系统 IMS（Information Management System）管理信息系统 NDMS（Netware Data Management System）网络数据管理系统
公共管理学专业英语词汇 目标mission/ objective 内部环境internal environment 外部环境external environment 集体目标group objective 计划planning 组织organizing 人事staffing 领导leading 控制controlling 步骤process 原理principle 方法technique 经理manager 总经理general manager 行政人员administrator 主管人员supervisor 企业enterprise 商业business 产业industry 公司company 效果effectiveness 效率efficiency 企业家entrepreneur 权利power 职权authority 职责responsibility 科学管理scientific management 现代经营管理modern operational management 行为科学behavior science 生产率productivity 激励motivate 动机motive 法律law 法规regulation 经济体系economic system 管理职能managerial function 产品product 服务service 利润profit 满意satisfaction 归属affiliation 尊敬esteem 自我实现self-actualization 人力投入human input 盈余surplus 收入income 成本cost 资本货物capital goods 机器machinery 设备equipment 建筑building 存货inventory 经验法the empirical approach 人际行为法the interpersonal behavior approach 集体行为法the group behavior approach 协作社会系统法the cooperative social systems approach 社会技术系统法the social-technical systems approach 决策理论法the decision theory
第二部分专业词汇中英文对照
A Absenteeism 缺勤，旷工Acceptance of authority 权威的认可Accommodation 顺应（对待冲突的策略） Achievement-oriented leader 成就导向型领导者 Acid test ratios 速动比率Acquisition 并购，收购Active listening 积极倾听Activities 活动 Adjective rating scales 描述性评分表 Affective component of an attitude 态度的情感成分Affirmative action programs 确认行动计划，积极行动方案 Age Discrimination in Employment Act 反就业年龄歧视法案 Agreeableness 随和Agriculture wave 农业化阶段，农业时代 Americans with Disabilities Act 美国人对待残疾法案Analytic decision-making style 分析型决策制定风格Answering questions 回答问题 Anthropology 人类学Assaults 袭击，攻击Assertiveness 专断，肯
定，强制取向（划分解决冲突风格的维度） Assumed similarity 假定相似性 Attentional processes 注意过程 Attitudes 态度Attribution theory 归因理论Authority 职权，权威Autocratic style of leadership 专制式领导，独裁式领导 Autonomy 自主，自主权Availability heuristic 只利用现有信息决策的取巧途径，以易代难倾向 Avoidance 回避，规避B Baby boomers 婴儿潮Bargaining strategies 争价策略，谈判策略 Barriers to communication 沟通障碍 Basic corrective action 彻底纠错行动 Behavioral component of an attitude 态度的行为成分 Behavioral science theorists 行为科学理论家Behavioral style of decision making 行为型决策制定风格 Behavioral theories of leadership 行为领导理论
主要工作内容： 项目管理前期： 1、筹备物业管理公司，确立物业管理公司组织架构、人员岗位和薪酬架构； 2、根据项目进展状况并按照人员组织架构招聘相关人员； 3、与发展商确定写字楼、公寓及商业的管理方案及管理标准，安排收集项目相 关设备资料，根据服务、管理标准和设备资料，测算物业管理费收费标准； 4、编制项目财务预算； 5、根据各个业态编制写字楼、公寓及商业的管理运作手册，各部门及岗位作业 指导书，确定项目及部门工作目标，确定工作流程、工作标准及要求； 6、与发展商确定接管验收流程和标准，安排相关工程技术人员开始介入现场施 工、装修工作并定期参加监理例会，了解施工进度，并提出有关施工质量问题，对后期管理造成影响的事项与相关单位进行协商，调整设计或施工方案； 7、组织相关文件：客户服务手册、二次装修手册等相关文件的编写、审定工作； 8、租赁合同的审定及完善工作，跟进前期意向租赁客户的谈判工作，解答客户 有关后期服务、管理及二次装修的相关问题，对于已经签订租赁意向书的客户提供前期管理服务； 9、与发展商工程部共同对项目进行接管验收，并要求施工单位对验收中发现的 问题进行整改并再度验收。 10、物业管理工作所需供应商、服务商的招投标文件准备、前期考察、合同及 价格审定工作； 11、针对项目的特点开始组织各部门人员的培训工作。 项目运作期： 1、制定年度工作计划及年度财务预算，并要求各部门严格规范执行； 2、召集、组织工作例会和专题会议，完善、调整工作进度、要求并协调工作中 出现的具体问题； 3、实施工作月报，了解当月工作进度、工作完成情况、人员流动情况、预算完 成情况； 4、负责所有招投标表述和经济合同的审批工作，负责所有各类费用收支的审批 工作； 5、不定期参与客户二次装修协调会议，协调、解决二次装修中的难点问题； 6、每月组织项目预算会议，按月对实际发生收支费用与年度预算进行比较并分 析、总结，调整工作目标及工作方向，达到控制费用开支、节能降耗、降低物料损耗和各项成本的目的； 7、指导、管理、协调各部门的工作，定期及不定期检查项目整体及各部门运作
Why Public Management Reform? 为什么要进行公共管理改革？ Public management reform is usually thought of as a means to an end, not an end in itself. 公共管理改革通常被认为是一种达到目的的手段，而并非目的本身。To be more precise we should perhaps say that it potentially a means to multiple ends. 更准确说，我们可以认为它是一种潜在地达到多种目的的手段。These include making saving (economies) in public expenditure, improving the quality of public services, making the operation of government more efficient, and increasing the chances that the policies which are chosen and implemented will be effective. 这些目的包括：节约公共开支（经济），提高公共服务的质量，使政府的运作更加有效，增加被选用的和实施的政策变得有效的机会。On the way to achieving these important objectives, public management reform may also serve a number of intermediate ends, including those of strengthening the control of politicians over the bureaucracy, freeing public officials1from bureaucratic constrains which inhibit their opportunities to manage and enhance the government’s accountability to the legislature and the citizenry for its policies and programs. 在实现这些重要目标的同时，公共管理改革还可能为一系列中间目标提供服务，包括强化政治家对官僚的控制和把公务员从官僚 1公务员、国家公职人员、政府官员
物业管理英语课程PropertyManagement 物业管理英语第一讲：Property Management Property management is the process of overseeing the operation and maintenance of real property to achi eve the objectives of the property owner. Sometimes owners manage their own property, particularly smal l properties and particularly when they themselves o ccupy part of the space. But for larger properties or those whose owners live at a distance, manag ement is usually performed by a paid property manag er, either an individual buildings on long-term leas es, where tenants maintain the building, pay the ta xes and insurance, and mail the owner a check each month. But most r esidential, office, retail, and many industrial prope rties offer services along with the space over time . Property management has long been an underrated func
管理学常用词汇 A 11 access discrimination ['?ks?s] [d?,skr?m?'ne??n]进入歧视 action research ['?k??n] ['ris?t?] 动作研究；行为研究 adjourning [?'d??n??] 解散期；解散阶段；中止阶段 adhocracy [?d'h?kr?si] 无固定结构的管理方式或组织；临时委员会组织；administrative principle [?d'm?n?stret?v] ['pr?ns?pl] 管理原则advanced negotiation[?d'v?nst] [n?,ɡo??'e??n]高级谈判 alignment[?'la?nm?nt] 结盟 artifacts ['a:rtif?kts]人工环境 artificial intelligence [,ɑrt?'f??l] [?n't?l?d??ns] 人工智能、巧匠avoiding learning [?'v??d??] ['l??n??]规避性学习 ambidextrous approach [,?mb?'dekstr?s] [?'pr?t?]双管齐下策略 B 9 balance sheet ['b?l?ns] [?it]资产负债表 bias['ba??s] 偏见 BCG matrix（ BCG:Boston Consulting Group['b?st?n] [k?n's?lt??] [gru ?p]） ['metr?ks] 波士顿矩阵，波士顿咨询集团矩阵 bona fide occupation qualifications [,b?un?'faidi] [,ɑkju'pe??n] [,kw ɑl?f?'ke??n] 善意职业资格审查 bounded rationality ['ba?nd?d] [,r???n'?l?ti]有限理性 bounded rationality perspective ['ba?nd?d] [,r???n'?l?ti] [p?'spekt ?v]有限理性方法
Lesson IThe Practice and Discipline of Public Administration Some Definitions 公共行政，像许多人的努力，是很难界定的。然而，我们有一种感觉它是什么,应该如何进行，虽然我们可能不同意深刻。在某种程度上，这是因为公共管理涵盖了大量的活动。公共管理工作的探索外层空间清扫街道。一些政府公务人员是受过良好教育的专业人士，他们可能会在他们的专业领域的前沿，其他拥有不同的技能，他们从海量的风向标。一些公共管理政策，在全国范围内的影响，并可能惠及亿万人，其他人几乎没有任何决策和责任进行世俗政府的任务，如文字处理，存档，并保持记录。公共管理是医生，律师，科学家，工程师，会计师，budgeted, 政策分析家，人事人员，管理人员，义员，keyboarders,体力劳动者和个人从事其他职业的主机和功能。但我们知道公共管理做什么不能解决的问题，界定什么是公共管理。 乍一看，人们可能会倾向于公共管理的定义忽视的问题。有人指出，前一段时间，任何一个段落或一个句子的公共管理的定义，必然要证明暂时的思维瘫痪知这是因为，公共管理作为一类是抽象的，多样的，它只能说是含糊，笼统，无定形的，有些竞争*。然而，一些关注的定义是很重要的。首先，有必要建立一般的界限，传达的纪律性和公共管理实践的主要问题。第二，公共管理的定义可以放置在更广泛的政治，经济和社会背景*领域。第三，考虑到公共管理的定义表明，有三个不同的领域的基本方法。多年来学者和从业者强调，这些方法中的一种或另一种的趋势，促进了混乱，因为每个方法往往会强调不同的价值观，不同的组织安排，不同的方法发展信息，并从根本上截然不同的意见的公民个人。 人们可以找到各种各样的公共管理的定义，但下面是其中最严重和最有影响力的努力定义字段。 lo “公共行政是政府行动的一部分，政府的宗旨和目标实现的手段，札” 2。“公共行政领域作为主要的手段实现政治价值观有关。” 3。“公共管理得到最好的识别与政府的行政部门。” 4。“公共管理的过程，包括参与影响政府的意图或愿望的行动。因此，这是政府持续有效，’生意’的一部分, 有关法律，由立法机构（或其他权威代理）及由法庭解释，通过组织与管理*的过程。“ 5。公共管理：（一）在公共场所是一个合作的集体努力；（B）涵盖所有三个部门-行政，立法和司法-以及它们之间的相互关系；（三）具有重要的作用，在制定公共政策，因而是政治进程的一部分；（d）是山私人管理的重要方式不同；及（e）是密切相关的许多民间团体和个人。 各种公共行政和他们的无数细微之处的定义，可以得出什么样的结论？其一是公共管理的定义是心态瘫痪。另一个结论是，并没有真正的主题为“公共管理"，但相当，公共管理，是指不同的事情，不同的观察者，并没有一个显着的共同的理论或应用意义。然而，这种观点的吸引力有限，因为这个问题是肯定不会，有没有公共管理-我们不仅要知道它的存在，但也往往是敏锐地察觉到自己的贡献或缺点。，我们不能巧妙地界定公共管理的实质和进程很难说是一个借口，得出结论认为，这种现象是不存在的，尤其是在的时候，几乎每一个社会正在寻求改善公共部门业务。 .具有讽刺意味的是，从多个定义，可以得出另一个结论是，相反，公共管理是无处不在。有些人认为，有没有公共管理领域或学科的本身，因为这项研究的公共管理重叠的其他学科，包括政治学，社会学，经济学，心理学, 工商管理。虽然这种方法在实践中包含了大量的事实，它是不理想的，因为它使我们不连贯的能力，分析当代公共生活的一个重要方面-事实上，这显然是一个中央政治发展的20世纪，即，崛起的大国和强国的政府机构 本文的结论是，所有以前的定义是有帮助的。不涉及公共管理活动，它关注的是政治和政策的制定，往往集中在政府行政部门，它有别于私人管理，它关注的是执行法律。但是我们可以更具体的提供我们自己的定义：公共管理是政府监管和服务功能提供使用管理，政治和法律的理论和程序履行立法，行政和司法的任务。这里有儿点需要进一步阐述。 Emphasizing the Public in Public Administration 正如你所知道的，公共管理与私人管理微不足道的方式。公共部门和私营部门之间的界限往往模糊不清，并且是通用的，这两个部门的管理和元素法的几个方面。然而，在平衡，公共管理仍然是一个独立的企业。在下面的网页列出的原因。 Constitutions 在美国，联邦和州宪法确定的公共行政环境和地点的限制它。首先，宪法片段的权力和控制的公共管理。权力分立