物业管理英语培训课程（英文版）

物业管理英语课程PropertyManagement物业管理英语第一讲：PropertyManagementPropertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthepropertyowner.Sometimesownersmanagetheirownproperty,particularlysmallpropertiesandparticularlywhentheythemselvesoccupypartofthespace.Butforlargerpropertiesorthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualbuildingsonlong-termleases,wheretenantsmaintainthebuilding,paythetaxesandinsurance,andmailtheowneracheckeachmonth.Butmostresidential,office,retail,andmanyindustrialpropertiesofferservicesalongwiththespaceovertime.Propertymanagementhaslongbeenanunderratedfunctionintherealestateindustry.Theneedforprofessionalmanagementdidnotbecomeapparentuntilthedepressionofthe1930s,whennumerousforeclosuresrevealedapatternofmanagementdeficiencies.Thisoversightmightseemstrange,sincerunningalargecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask,callingfortraining,goodjudgment,varietyoftechnicalskills.Traditionally,however,emphasisintherealestateindustryhasbeenonthesopermanentelementsoftheinvestment-goodlocation,construction,andreasonablelong-termfinancing-thanontheday-to-dayoperationoftheproperty.Ithassometimesseemedasifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumedthatthepropertywouldrunitselfwithaminimumamountofsupervision.Thisconceptofpropertymanagementhaschangedsubstantiallyinthepastdecade.Inaneraofrisingcosts,ithasdawnedonownersthatgoodpropertymanagementisthemajorcontrollableinfluenceonresidualcashflow(i.e.,thenumberofdollarsthatendupintheownerspocket).Itistruethatbothrentratesandoperatingexpensesarelargelyshapedbymarketforcesbeyondthecontrolofanyonepropertyowner(witnesstheverysharpriseinenergycostsinthe1970s).Butitisalsotruethatcomparablepropertieswithinthesamegeographicareaoftenshowsignificantvariancesinrentalincomeandoperatingcosts.Why?Closeinspectionoftenshowsthat“above-average”operatingexpensesandlowerthanaveragerentlevelsresultfrominadequatepropertymanagement.Theclassicmistakeofthestockandbondinvestormovingintorealestateinvolvesunderestimatingtheimportanceofmanagement.Someinvestorshavethefeelingthatrealestatemanagesitself.Thereisastoryabouttheimportanceofpropertymanagement.ASanFranciscorealestatebrokerrecentlynoticedaprojectthatwasonthemarketfor$1million.Heknewhowthepropertyhadbeenmanagedinthepastandthatthemilliondollarvaluationwasbasedonacapitalizationofhistoricincomefigure.Heborrowedmoneytobuytheproperty,renegotiatedcertainleases,andestablishedmoreefficientoperatingprocedures.Insixmonthshesoldthepropertyfor$1.4millionbasedonthecapitalizedvalueofthenew,highernetincome.Hiscontributionwasmanagementexpertise.UsefulExpressions:atadistance在远处alongwith和，同，与一道；加之callfor需要；要求ratherthan而不是dawnon开始（被人）理解，渐渐（使人）明白endup结束，结尾；停止resultfor由于，是的结果bebasedon基于；以为根据Notes:1.Propertymanagementistheprocessofoverseeingtheoperationandmaintenanceofrealpropertytoachievetheobjectivesofthepropertyowner.此句中，动词不定式toachievetheobjectivesofthepropertyowner作目的状语。propertymanagement物业管理realproperty房产propertyowner业主2.orthosewhoseownersliveatadistance,managementisusuallyperformedbyapaidpropertymanager,eitheranindividualoramanagementfirm.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.Eitheror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，eitheror连接的成分是apaidpropertymanager的同位语，作进一步的解释。3.thereareexceptionsbuildings，wheretenantsmaintainthebuildingonalong-termleases,paythetaxes。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.onalong-termleases意为“长期租赁”。4.Propertymanagementhaslongbeenanunderratedfunction。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.notuntil意为“直到才”。例如：Thebabydidnotgotobeduntilhismothercamebackhome.6.sincerunningalargecommercialorresidentialprojectinwhichhundredsorthousandsofpeopleresideorworkisahighlychallengingtask。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”。ahighlychallengingtask意为“非常具有挑战性的任务”。7.asifapropertyowner,havingmadeaverylargeinvestmentinthepermanentstructure,assumed在此句中havingmadeaverylargeinvestmentinthepermanentstructure作后置定语，修饰apropertyowner。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：Theidea,havingbeenputforwardbyTim,hepastdecade在过去的十年里9.themajorcontrollableinfluenceonresidualcashflow剩余现金流量的主要可控制的影响因素10.beyondthecontrolofanyonepropertyowner任何业主都控制不了11.“above-average”operatingexpense超过一般水平的运营开销12.lowerthanaveragerentlevels低于一般租金的租金水准13.Someinvestorshavethefeelingthatrealestatemanagesitself.此句中，that引导的同位语从句修饰feeling,feeling意为“感觉，预感”。14.onthemarket(商品)上市15.insixmonths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：Iwillpaythebillinaweek.一个星期后我付帐。物业管理英语第二讲：PropertiesRequiringManagementThelevelofmanagementapropertyneedsincreaseswiththelevelofservicesandwiththefrequencythattenantsturnover.Someexamplesofddifferentmanagerialresponsibilitiesandproblemsfollow,organizedbytypeofspace.Totheextentthatpropertymanagementinvolvestenantrelations,residentialpropertiespresentthegreatestchallenge.Thespaceleasedbytheresidentialtenantis“home”,wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandtherentforwhichmayrepresentthetenantslargestsinglefinancialobligation.Consequently,theresidentialtenantexpectsawell-runproperty,withservicesandutilitiesavailableaspromisedatrentskeptaslowaspossible(amongotherreasons,becauseresidentialrentalsarenottaxdeductibleasarebusinessrentals).Ontheothersideofthecoin,oneortwobadtenantsinaprojectcanbeacontinuingsourceofvexationtothepropertymanagerandtotheothertenants.Therelativelyshorttermofaresidentialleasemeansthatthepropertymanagerisundercontinualpressuretomaintainahighrenewalrateinordertoavoidvacatedunitsthatmustberepainted,repaired,andre-leasedinasshortatimeaspossible.Apropertythatistheoreticallyfullyrentedmay,nevertheless,loseasubstantialamountofrentalincomeifturnoverisveryhighandmorethanafewweekselapsebeforeeachnewtenantmovesin.Amongthetypesofresidentialpropertiesare(1)apartments,(2)condominiumsandcooperatives,and(3)single-familyhomes.Thepersonalrelationshipbetweenmangerandtenantcanbecrucialtomaintaininghighoccupancy.Turnoveroftenantsresultsinhigheroperatingexpensesandlowerrentalscollected.Askingfairrentsandrespondingtotenantsneeds(e.g.,maintenanceandrepairs)areoftenthemostimportantvariablesinsuccessfulapartmentmanagement.Theleastinvolvedhomes.Theownermayhavemovedrentalofsingle-familyhomes.Theownermayhavemovedawayforbusinessorotherreasonswiththeintentionofreturningatalaterdatetooccupythehouseormaybeholdingthepropertyasaninvestments.Ineithercase,theownerretainsalocalagenttocollectrent,payrealestatetaxesanddebtservice,andhandleanyproblemsthatmayarise.Thistypeofmanagementisfrequentlyperformedbyrealestatebrokers,whochargeafeeequaltoapercentageofeachmonthsrent.UsefulExpressionsturnover转变，转换，转作它用tothe(suchan)extentthat到程度，如此以至于movein搬入（住宅）；使（某人）搬进respondto回应，反应besimilarto与相似dealwith处理arguefor赞成holddown压低，控制Notes:1.withthelevelofservicesandwiththefrequencythattenantsturnover.此句中，两个with引导两个伴随状语意为“随着”。例如：Theairpressurevarieswiththeheight,andthewaterpressure,withthedepth.气压随着高度变化，水压随着深度变化。2.bytypeofspace依据空间种类3.wherethetenantandotherfamilymembersspendasubstantialamountoftheirfreetimeandtherentorwhichmayrepresentthetenantslargestsinglefinancialobligation.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forwhichmayrepresentthetenantslargestsinglefinancialobligation修饰。4.awell-runproperty经营得好的物业5.withservicesandutilitiesavailable在此短语中available作后置定语，意为“可以得到的服务设施”。6.aslowaspossible尽可能低7.becauseresidentialrentalsarenottaxdeductibleasarebusinessrentals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：Heplaysfootball,asdoeshisuncle.他和他叔叔一样会踢足球。8.ontheothersideofthecoin就另一方面而言9.undercontinualpressure处于不断的压力之下10.highoccupancy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：OfficeBuildingManagementThepropertymanagerofanofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialproperties.Forexample,theofficebuildingtenantisverymuchawareofpayingarentratemeasuredbythesquarefoot,andsothemeasurementofspacebecomesanimportantconsideration.Onefrequentlyusedmeasureisrentableareaorrentablespace.Themanagermustunderstandhowtocomputeit.Forexample,arethebathroomsandhallwaysanadded“loadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas?Doesthemanagermeasureatenantsspacetotheinsidewall,theoutsidewall,orthecenterofthewall?Inaddition,escalationandcost-of-living-clausesarecommoninofficebuildingsandfrequentlyarenegotiatedwitheachindividualtenant.Theanswersareintheleases.Thepropertymanagermustbeenoughofalawyertoreadthem,enoughofanengineertobesuretheservices(e.g.,elevators)workaspromised,enoughofamarketertoselltothetenantonthequalityoftheservicesheprovides,andenoughofafinancialaccountanttoreportitaltotheowner.Whenleasingspace,thepropertymanagershouldbearinmindthatthevalueofanofficebuildingisdirectlyrelatedtothreeinterlockingelements:(1)theratepersquarefoot,(2)thequalityothetenancies,and(3)thelengthoftheleases.Thehighertherentalrate,thehigherthegrossincome.Themorecreditworthythetenant,themoreassuredtheownermaybethatrentswillbepaid.Finally,thelongertheleaseterm,thelowertheriskofvacanciesandturnoverproblemsinthefuture.Withlongertermleases,itismoreimportanttohaveappropriateescalationclausesorexpensepass-throughprovisions,fortheopportunitiestoincreasebaserenttocoverincreasedoperatingcostsarelessfrequent.Inofficebuildingmanagement,serviceisparticularlyimportant.Thepropertymanagerisresponsibleformakingsurethepremisesarekeptcleanandsecure,thatelevatorrunreliably,thatutilitieswork,andthatthestructurelooks(andis)wellmaintained.Tomanyofficetenants,theamountofrentissecondarytotheefficientprovisionoftheseservices.Todayslargerbuildingsaregetting“smarter”.Theyhavecomputerizedcontrolstohandleheatingandairconditioningloadstominimizeenergyconsumption.Elevatorsareprogrammedtomeetpeakloads.Thefiresystemistiedtothepublic-addresswarningsystem,sprinklers,andairpressure.Infraredsensorsmayturnlightsonandoffastheysensepeopleenteringandleavingrooms.Telecommunicationsusingfiberopticscancreatedatahighwaysbetweendistantlocationseitherinconcertwithpublictelephonesystemsorindependently.Telecommunicationsoptionsareexpensiveandcanbecost-justifiedonlywhenoperatingmanagementhelpstenantsensuretheirfullutilization.UsefulExpressionsbefamiliarwith熟悉beawareof知道,了解bearinmind牢记，记住makesure确信，保证besecondaryto居于其次，从属于turnon开（灯，电视，收音机等）inconcertwith一致；(与)共同，协力Notes1.Thepropertymanagerofanofficebuildingmustbefamiliarwithmorecomplexleaseprovisionsthanthoseusedforresidentialproperties.此句中有一个比较结构morecomplexleaseprovisionsthanthoseusedforresidentialproperties，those在此代替前文所提到的leaseprovisions,过去分词短语usedforresidentialproperties修饰those,作它的定语。2.arentratemeasuredbythesquarefoot.过去分词短语measuredbythesquarefoot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：Isthisclothsoldbythemeter?这块布是按米计价出售的吗？3.anadded“loadfactor”,withthetenantpayingforherindividualspaceplusher“share”ofthesecommonareas.Anadded“loadfactor”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：Thesoldierheadedforthevillagewithagroupofchildrenrunningafterhim.her“share”ofthesecommonareas意为“公共面积均摊”。4.Thepropertymanagermustbeenoughofalawyertoreadthem,enoughofanengineer,enoughofamarketer。此句中四次重复enoughof+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.threeinterlockingelements相互作用的三个因素6.Thehighertherentalrate,thehigherthegrossincome.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。Thegrossincome意为“毛收入”。此句的句型为“the+比较级，the+比较级”，即“themore，themore”，意为“越，越”。例如：Themore,thebetter.越多越好。Thesmallerthehouseis,thelessitwillcostustoheat.房屋越小，花在取暖上的开支就越少。7.themoreassuredtheownermaybethatrentswillbepaid.在此句中，assured是形容词，正常语序为“theownermaybemoreassured”,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.fortheopportunitiestoarelessfrequent.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：Icaughtacold,forIhadbeenwalkingaroundintherain.9.thepremisesarekeptcleanandsecure.Cleanandsecure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.Thepropertymanagerisresponsibleformakingsure,thatelevatorsrunreliably,thatutilitieswork,andthatthestructurelooks(andis)wellmaintained.在此句中，makingsure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.tomeetpeakloads满足高峰负荷12.Telecommunicationsusingfiberopticscancreatedatahighwaysbetweendistantlocations分词短语usingfiberoptics作telecommunications的定语，意为“使用光纤电缆的电信”。Datahighways意为“信息高速公路”。物业管理英语第四讲：TheManagementofDifferentTypesofPropertiesRetailcomplexesForlargeretailcomplexesandparticularlyforshoppingcenters,competentpropertymanagementisextremelyimportant.First,maintenanceofthepropertyitselfrequiressubstantialwork.Eachdaylargenumbersofshoppersvisitthepremises,generatingagreatdealofrubbishandinflictingwearandtearontheimprovements.Besidesmaintenance,dailysecurityisanessentialservice.Second,thepropertymanagermustkeepalerttopossibilitiesofmakingthepremisesmoreattractiveandtotheneedtorenovateandmodernizesellingareas.Fiercecompetitionforretailbusinessmeansconstanteffortsmustbemadetohavecustomersreturnasoftenaspossible.Inaddition,whenevernewtenantsleasespace,renovationisrequiredtosuitthepremisestothenewuser.Third,thepropertymanagerperformsanimportantfunctioninobtainingapropertenantmixfortheretailcomplex.Toomuchcompetitionamongsimilarusesmaymeanbusinessfailuresforthetenantsandanegativecashflowforthelandlord.Ideally,thevarioustenantsshouldcomplementeachothersothatashoppercomingtoonestorewillfindrelatedproductsorservicesinadjacentstores.Finally,retailleasesfrequentlycontainpercentagerentprovisionsbywhichthelandlordisentitledtoadditionalrentbasedonapercentageofgrosssalesoveraspecifiedminimum.Thepropertyownermustbepreparedtonegotiatethemostfavorabletermsfortheownerandalsotoensurethatpercentagerentsarecorrectlycomputedandpaidastheycomedue.Estimatedrentalincomeisderivedasfromthehistoricalexperienceofthebuildingaswellasfrommarkettrendsdiscernedbythepropertymanagerinlargeretailcomplexesandshoppingcenters.Forexample,ifthecurrentmarketrentforcomparablespacehasrisenabovethecontractrentcurrentlybeingchargedunderexistingleases,thepropertymanagerwillprojectanincreaseinrentalincomeasleasesexpire,thepropertymanagerisexpectedtokeepcurrentonrentlevelschargedforcomparablespace.(Notethatthepropertymanager,byvirtueofhisorherexpertise,isanexcellentsourceofinformationforaprospectivepurchaserestablishinganinvestmentproforma.)UsefulExpressionsagreatdeal许多inflicton施加（打击，损害等）bealertto警觉的，留心的makeefforts努力beentitledto把（的）权利（资格）给（某人）baseon以为基础derivefrom由得到；起源AaswellasB不但B而且Abyvirtueof凭，由于Notes1.Eachdaylargenumbersofshoppersvisitthepremises,generatingagreatdealofrubbishandinflictingwearandtearontheimprovements.此句中分词短语generatingagreatdealof作伴随状语。Wearandtear此处是名词，意为“磨损和裂缝”。2.Second,thepropertymanagermustkeepalerttopossibilitiesofmakingthepremisesmoreattractiveandtotheneedtorenovateandmodernizesellinga