Investigation Report on the Management of High-rise Buildings in the United States

Investigation Report on the Management of High-rise Buildings in the United States

At the invitation of CB Richards Property Management Company of the United States, the China Property Management Association, headed by Vice President Tian Zaiyu, led a delegation of 10 high-rise building equipment management delegations to the United States on December 11-23, 2005. The status quo of equipment management in high-rise buildings has been carefully investigated. The report on the situation will be as follows:
I. Current Status of Property Management in the United States The United States is the most developed country in the world. Its comprehensive national strength far exceeds that of other countries, and it is also the country with the most complete market economy system. Under the premise of this social background, the property management market operation system with high professional division of labor in the United States has been formed.
1. In the United States, property management, as a social management matter, is mainly undertaken by the owners and enterprises and industry associations, and the government basically does not interfere. Small governments, big societies, and those that can be done by the market or rely on the people's self-discipline can solve problems. The government does not ask too much. The so-called "people, people, and people" is also. Although US property management effectively assumes and performs the functions of serving the society, this is not the credit of the US government. There is no management department for property management in the administrative branch of the US government. The role of the government is legislation and justice. The daily industry management is mainly handled by an agency called the Property Management Research Institute. Headquartered in Chicago, the American Institute of Property Management was established in 1934 as a subsidiary of the American Association of Realtors. It is a non-government organization and a non-profit organization whose main responsibilities are: to cultivate a professional team in property management, including training and accreditation. Qualification of employees, issue of registered property manager, registered housing manager certificate; formulate and implement property management industry standards, ethics, promote new technologies, new processes, and maintain the social value of the industry; assist government departments to draft laws and regulations; promote and lead Members open up markets overseas.
The American Property Management Institute has an organizational structure that integrates management, research, training, and management. It has branches in major regions and its headquarters.

Council

Executive Committee Standing Committee:
Responsibilities: audit, budget, planning regulations, regulations,
Code of Ethics and Discipline Ethics, Hearing and Discipline Leadership Council Executive Committee Public Housing Ethics and Executive Committee


Local Division Activities:
Responsibilities: Divisional activities

ARM department:

Responsibilities: ARM Service


Legal Affairs Department:

Responsibilities: National Federal Housing Liaison
Federal housing unions
Fair housing and equal opportunities
Federal legislation
State and municipal affairs

Service Department:

Responsibilities: National Property Manager Consulting
Property Manager Computer and Technology
Receiving/branch
Risk management


Liaison Department:

Responsibilities: Property Management Magazine
Marketing/public relations
publishing


Member registration department

Responsibilities: AMO
AMO Qualification Assessment Branch
AMO Insurance Branch
CPM membership standard
Advanced CPM Membership Standard
Management plan
Member development, ethnic minorities

Education and Training Department:

Duties: Adult Education
CPM membership training
education policy
Teacher
Course content committee

2. A highly professional property management team is one of the important features of US property management. In the United States, anyone who wants to engage in property management must obtain appropriate professional qualifications. This kind of qualification management is not mainly for enterprises, but for managers and individuals, which is different from the current enterprise qualification management in China. There are three types of property management qualifications in the United States: CPM, Registered Property Manager; ARM, Registered Housing Manager; AMO, Registered Property Company. There is also an over-exertion called CPM Candidate, which is a professional qualification before becoming a registered property manager. The US Property Management Institute, which is responsible for qualification management, strictly enforces industry qualification standards and industry ethics, making it difficult to get the above qualifications, especially the qualification of registered property managers, thereby ensuring the quality of the registered property manager team. A profession has become a popular choice with high social value.
3. Become a CPM professional. Applicants are required to apply to IREM to obtain a CPM qualification. Applicants must complete the application form, pay the application fee, have a high school education or above, meet the legal working age and are currently engaged in property management. The preparatory period is generally five years, the shortest one, and the longest ten years. If the applicant has been engaged in property management or real estate related work, other experience points may be less than five years.
After the applicant has obtained the preliminary qualifications, it is required to obtain 260 points according to the set of assessment system designed by IREM, of which 160 is compulsory and 100 is optional.
IREM course: 30 points compulsory points, up to 100 points for training points. IREM organizes training courses at headquarters and local branches each year. At the beginning of each year, IREM sends a beautiful brochure to each student. The course content mainly includes property maintenance management, human resource management, promotion and leasing of multi-purpose properties, real estate finance and strategy, property management effectiveness assessment, property investment environmental assessment and writing a property management plan for a property.
CPM certificate exam: 30 points compulsory points, 0 points for repair points. The exam covers maintenance, human resource management, promotion and leasing, financial operations, day-to-day management, legal and risk management.
Management planning: 20 points must be repaired, 0 optional points. IREM provides a management planning manual. The trainees write a management plan for a real property, which fully reflects the students' practical experience and theoretical knowledge.
Ethics: 20 points must be repaired, 0 is optional. Each applicant must take this course and keep in mind and strictly abide by the CPM Code of Ethics.
Experience: 60 points must be repaired, up to 100 points for training points. Property management is counted every month, so 60 points means a five-year preparatory period. However, if the applicant has been engaged in property management under the direction of a CPM before applying, or is already ARM, then these experiences can also be counted. For the experience, IREM has specific provisions: if you manage housing, there is no less than 300 units, or 2 units of not less than 200 units, or 5 units of no less than 100 units; for management office buildings, there is a lot of At 120,000 baht, or 2 at least 80,000 baht; for managing industrial buildings, one or more at least 200,000 baht.
Regular college education: 0 compulsory points, up to 90 points for training points. Bachelor's degree in real estate, economics, law, finance or business management is 70 points, and other majors are 60 points.
Other adult education: 0 compulsory points, up to 100 points for training points. IREM recognizes courses offered by 15 other real estate associations. IREM is listed in the training manual.
Other requirements: Approved by the IREM local branch; pay the clearing of the branch and headquarters; strictly adhere to the CPM ethics; approved by the IREM Board of Directors.
4. The basic situation of the US property management team There are only CPM9500 and AMO363 in the United States, which are responsible for managing various properties worth US$8795 million. Under the long-term development of IREM, the US property management team has developed in a balanced manner, maintaining stability and high quality, reflecting the following characteristics:
High status: There are only CMP9500 people in the country, and AMO363 families have strict regulations from application to membership. Therefore, only those with higher education and persistence can become registered property managers, and 94.1% of those with higher education. Once you become a registered property manager, you will enter the high-income class, prompting CPM to cherish the profession and cherish the honor. In 1998, the average annual income of registered property managers reached $86,362, while the average annual household income of MONTEREY PARK in the Los Angeles area was $32,605!
Professional division of labor: The company mostly takes CPM as the core, and other people work around CPM, so the scale is generally small. A property management company has AMO qualifications, manages more than 380 houses, more than 20 “comforts” and some apartments, but the whole The company has only 4 people. The chairman and president are CPM. They also have the qualifications of agency, development and construction. They are mainly responsible for external development, formulation of development plans and management decisions. The vice president and finance are mainly responsible for the company's financial revenue and expenditure, statements, accounts and internal management; The clerk works according to the instructions, and is busy with telephone, fax, and email all day long. The lunch is staggered to eat. They are like the scheduling of large companies. They are responsible for contacting and arranging maintenance companies, cleaning companies, and greening companies for daily and special management matters according to the requirements of the owners.
Integrated management services: First, CPM's time allocation and income structure, mainly based on property management, agency, consulting, valuation and development are also important content; second, management of property, both residential and non-residential; third is the organization In terms of type, CPM is mainly distributed in real estate development, construction, investment trust, banking and other industries, except for property management companies.
5. The primary task of US property management is property management. The primary task of US property management is to manage the property well. Therefore, in the training of IREM, the promotion and lease of the property are always placed in an important position. CPM has 22.1% of its time spent on operations, and 40% of its revenue comes from operations outside of property management. Property management personnel are paying more attention to the changes in the real estate market, how to maintain the competitiveness of the property they manage, and maintain a high sales rate/rental rate. Timely collection of property management income, take decisive measures to reduce the loss of the owner when the tenant may evade rent; reduce operating costs, obtain all possible benefits through bulk purchase, fixed service channels, timely payment, etc., and reduce customer costs.
Daily maintenance - relying on professional companies. For the daily maintenance of the property, the property management company plays a role in organization, scheduling and ultimate responsibility. Due to the development of social division of labor, most property management companies do not have maintenance personnel and equipment. The houses and their facilities are undertaken by professional companies. All kinds of facilities are also undertaken by the corresponding professional companies; the sanitation is undertaken by the sanitary cleaning professional company, and the garbage is generally cleaned and cleared twice a week; the greening has a professional greening company, and the general greening Personnel come to pruning, killing insects or fertilizing once a week. The basic irrigation of green sprinkler irrigation, automatic water spray at regular intervals.
The security service is not a statutory content of property management, and each property is different according to the provisions of the owners' convention. General property management does not include law and order, especially residential, and there is basically no preservation. There are three basic reasons: first, it is expensive to protect labor costs; second, it is safe to give people the feeling of being unsafe, others will think that it is unsafe to be safe, and the property is inevitably depreciated; third, the popularity of technical defense, technical defense companies can provide Perfect, fast and inexpensive service. Another reason is the quick response of the police and the fire brigade.
Property management generally does not have a 24-hour duty. Emergency matters outside the working hours are handled by the government's 911 office, and property management costs are greatly reduced. The explanation of IREM is to reduce the consumption of social resources. There is no need to wait for every property to wait for something that is unlikely to happen. A government team can cope with a large piece.
Second, the characteristics of high-rise building equipment management in the United States
1. Adopt high-end technology to maintain the advanced nature of building management. The United States is the most developed country in the world, and this is reflected in their configuration requirements for high-rise building equipment. We visited the 6500Wilshire Boulevard building in the smart building managed by CB Richard Ellis Property Company in Los Angeles. The 23-storey building, with a total area of ​​435,039 square feet, is located in the bustling area of ​​Los Angeles and is a landmark in the Los Angeles business community, designed by IM Pei. From the building you can look out over the Pacific Coast, Century City, Hollywood Hills and downtown Los Angeles. The building has been awarded the title of Best Building of the Year by the International Association of Building Owners and Managers for three consecutive years and has become the most desirable office building in Los Angeles. The building features an advanced security monitoring system that eliminates manpower inspections. The building air-conditioning system uses the ultra-terminal computer control software system of Auto-Matrix Enterprise of the United States for energy management. The temperature control of the building can be adjusted by the engineer using a portable computer to enter the super terminal system to adjust the operation of the air conditioning system anytime and anywhere.
2. Focus on energy conservation and reduce energy expenditures with high technology. Visiting the 6500 Wilshire Boulevard building, what impressed us the most is that the building owners and managers attach great importance to energy conservation, and they are willing to invest heavily in upgrading building equipment and reducing energy through technical means. The building has been awarded the US Environmental Protection Agency's Energy Star Award for three consecutive years. Through investment transformation, the building energy management system, including automatic temperature control in the air conditioning system, automatic switching of the freezer, all air handling units, cooling tower fans and garages are equipped with speed-regulating motors. The building is fully equipped with a lighting detection control system and a water saving valve. The use of variable frequency motors for garage exhaust fans alone saves the building nearly $100,000 in energy expenditure per year.
3. Pay attention to the equipment management environment and improve the service life of the equipment. The building manager attaches great importance to the management and maintenance of the equipment environment. During the visit, we found that the environment between each equipment was neat, the items were placed in order, the interior and the equipment itself were clean and dust-free, and the paint was new, and the cleanliness made us marvel. At the same time, the manager has strict equipment management procedures, strict specifications, and equipment testing has clear cycle regulations and on-site inspection records.
Third, the enlightenment of this visit to the United States on the development of property management in China
1. Property management in the United States focuses on property management services, and property management has a broader connotation. In addition to property management, it involves many areas of real estate industry such as intermediary agency, consulting and evaluation, rental sale, development and sales. This is in stark contrast to the fact that most of China's property management companies are simply engaged in simple property management basic business content. Focus on property management, on the one hand, expand the field of property management, expand profit margins through diversified operations, and avoid industry risks. 40% of the income management companies in the United States come from business activities other than property management. This is not an important revelation for China's current low level of profit management, but difficult to manage. On the other hand, it is involved in higher-end real estate. The business content of the industry can effectively improve the overall quality of the property management team and transform the external image of property management to engage in simple labor. During the visit to the United States, I felt that the property management staff of the US had a high level of enthusiasm, high enthusiasm, and high satisfaction with duties. 94% of property management personnel had higher education qualifications. To improve the quality and standard of the property management practitioners in China, it is necessary to increase the attractiveness of the industry, expand the profit space and business space of the industry, and get involved in the high-end business content of the real estate, self-planting the phoenix tree, and introducing the golden phoenix.
2. The highly professional property management team in the United States ensures that property management in the United States can be maintained at a high level. During the visit, we were deeply impressed by the fact that American professional property management personnel cherish their registration qualifications that are difficult to obtain and have high social and economic value. They have a strong long-term and even lifelong desire to engage in property management. . They have devoted their life's energy and talents to the social service of property management, which guarantees their own higher social status and economic income, and also guarantees the world-class level of US property management. From the property management industry, highly professional, strict registration screening procedures, restrictions on the number of registered, all ensure the overall quality and quality of registered property managers and other qualifications, improve the US Property Management Institute in the US property management industry Status and credibility make the qualification management industry enter the benign circle. We believe that the experience of building a professional professional management team in the United States deserves our study and borrowing.
3. Paying attention to environmental protection and energy conservation is an important feature felt during this visit to the United States. During the visit to the 6500 Wilshire Boulevard building, the owners and managers of the building have clear goals and plans for environmental protection and energy conservation. The owners will work hard and spend a lot of money on building energy-saving renovations from 1994 to 2004. Annually investing funds to carry out various transformations to improve energy efficiency by 10% and increase by up to 75%, effectively achieving the goal of energy saving and consumption reduction. The US Environmental Protection Agency promotes energy conservation activities in property management, and annually evaluates the Energy Star program to recognize energy-conserving people. China has proposed to build a conservation-oriented society, and activities of building conservation-oriented enterprises, institutions, and units in all walks of life across the country are also underway. The conservation-oriented construction is mainly the reduction of energy. The property management industry should also carry out the activities of building conservation-oriented communities and buildings, and include environmental protection and energy conservation as an important part of property management assessment.
Members of the delegation: Tian Zaiyu, Xu Xinmin, Zhao Chunkai, Lei Zhichao, Yang Bolin, Cao Xuechang, Huangfu Guangrong, Cai Renzhong, Cao Yang, Yan Yongping, Pen: Cao Xuechang