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物业管理英语第七讲:Property Management Functions(Ⅱ)

2006-07-29 09:53

  Showing and renting space

  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. In the case of apartment buildings, the manager actually on the site(the resident manager) usually shows vacant apartments and may handle lease negotiations as well. In the case of commercial or office space, leasing is often performed by specialists within a property management firm or may be handled by a separate brokerage firm.

  Because of the 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 fee. The leasing function can be classified into three steps, all or some of which may be performed by the property manager or management firm.

  SETTING RENTAL LEVELS.

  A rent schedule should be established with the objective of maximizing future rental income from the property. Setting rents is far from an exact science: 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. A technique used by many professional property managers is the base-unit-rate approach. This involves choosing a standard unit in an apartment building (e.g., a two-bedroom apartment on the sixth floor)

  or a specified number of square 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 rent for space than an older building, all other things being equal.) Within the particular building, rent rates will vary depending on the relative merits and deficiencies of each unit. For example, space on higher 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 billboards, newspapers, radio, or television)

  and show in a perfunctory way, this task should properly be regarded as the time for intensive personal selling on the part of the leasing agent. To sell space effectively, the leasing agent must not only be familiar with every detail of the property being shown, but also should 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 and execution of the lease. In the case of an apartment project, where standard form leases are used and little negotiation normally occurs, the manager may perform the entire process. On the other hand, a long-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。

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