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物业管理英语第四讲:The Management of Different Types of Properties

2006-07-29 09:47

  Retail complexes

  For large retail complexes and particularly for shopping centers, competent property management is extremely important.

  First, maintenance of the property itself requires substantial work. Each day large numbers of shoppers visit the premises, generating a great deal of rubbish and inflicting wear and tear on the improvements. Besides maintenance,daily security is an essential service.

  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. Fierce competition for retail business means constant 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 manager 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 for 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 must 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 market trends discerned by the property manager in large retail complexes and shopping centers. For example, if the current market rent for comparable space has risen above the contract rent currently being charged under existing leases, the property manager will project an increase in rental income as leases expire, the property manager is expected to keep current on rent levels charged for comparable space.(Note that the property manager, by virtue of his or her expertise, is an excellent source of information 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。

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