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
tion in the real estate industry. The need for p rofessional management did not become apparent until the depression of the 1930s, when numerous foreclo sures 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, g ood judgment, variety of technical skills. Traditiona lly, however, emphasis in the real estate industry has been on the so permanent elements of the inves tment-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 pr operty owner, having made a very large investment i n the permanent structure, assumed that the property would run itself with a minimum amount of supervi sion.
This concept of property management has changed subs tantially 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 t hat end up in the owner’s pocket). It is true that both rent rates and op erating expenses are largely shaped by market forces beyond the control of any one property owner (wit ness the very sharp rise in energy costs in the 1 970s). But it is also true that comparable properti es within the same geographic area often show signi ficant variances in rental income and operating cost s. Why? Close inspection often shows that “above-av erage”operating expenses and lower than average re nt 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 recen
tly 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 valuat ion was based on a capitalization of historic inc ome figure. He borrowed money to buy the property, renegotiated certain leases, and established more e fficient operating procedures. In six months he sold the property for $1.4 million based on the capita lized value of the new, higher net income. His con tribution 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, managemen t 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 proj ect 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 permanen t 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 estat
e 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 frequency that tenants turn over. Some examples of ddifferent
managerial responsibilities and problems follow, organ ized by type of space.
To the extent that property management involves tena nt relations, residential
properties present the greatest challenge. The space leased by the residential
tenant is “home”, where the tenant and other fami ly 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 utili ties available as promised
at rents kept as low as possible (among other reas ons, because residential
rentals are not tax deductible as are business rent als). 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 oth er tenants.
The relatively short term of a residential lease me ans that the property
manager is under continual pressure to maintain a h igh 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 i s theoretically fully
rented may, nevertheless, lose a substantial amount of rental income if
turnover is very high and more than a few weeks e lapse before each new
tenant moves in.
Among the types of residential properties are (1) a partments, (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 highe r operating expenses
and lower rentals collected. Asking fair rents and responding to tenants’
needs (e. g., maintenance and repairs) are often th e 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 occu py the house or may be
holding the property as an investments. In either c ase, the owner retains
a local agent to collect rent, pay real estate tax
es 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 th e 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 repr esent 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 a s 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 pro perties. For example,
the office building tenant is very much aware of p aying a rent rate measured
by the square foot, and so the measurement of spac e becomes an important
consideration. One frequently used measure is rentabl
e area or rentable
space. The manager must understand how to compute i t. For example, are
the bathrooms and hallways an added “load factor”, with the tenant paying
for her individual space plus her “share”of thes e common areas? Does the
manager 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 n egotiated with each
individual tenant. The answers are in the leases. T he property manager
must be enough of a lawyer to read them, enough o f 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 servi ces he provides, and enough
of a financial 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 t he 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 th e lease term, the lower
the risk of vacancies and turnover problems in the future. With longer
term leases, it is more important to have appropria te escalation clauses
or expense pass-through provisions, for the opportuni ties to increase base
rent to cover increased operating costs are less fr equent.
In office building management, service is particularl
y important. The property
manager is responsible for making sure the premises are kept clean and
secure, that elevator run reliably, that utilities w ork, and that the structure
looks (and is) well maintained. To many office tena nts, the amount of rent
is secondary to the efficient provision of these se rvices.
Today’s larger buildings are getting “smarter”. They hav e computerized
controls to handle heating and air conditioning load s to minimize energy
consumption. Elevators are programmed to meet peak l oads. The fire system
is tied to the public-address warning system, sprink lers, and air pressure.
Infrared sensors may turn lights on and off as the y sense people entering
and leaving rooms. Telecommunications using fiber opt ics can create data
highways between distant locations either in concert with public telephone
systems or independently. Telecommunications options a re 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 residen tial properties.
此句中有一个比较结构more complex lease provisions than those used for r esidential
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 fo r 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 gros s 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 cos t 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 str ucture 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