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物业管理英语第三讲:Office Building Management

2006-07-29 09:44

  The property manager of an office building must be familiar with more complex lease provisions than those used for residential properties. For example,the office building tenant is very much aware of paying a rent rate measured by the square foot, and so the measurement of space becomes an important consideration. One frequently used measure is rentable area or rentable space. The manager must understand how to compute it. For example, are the bathrooms and hallways an added “load factor”, with the tenant paying for her individual space plus her “share” of these 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 negotiated with each individual tenant. The answers are in the leases. The property manager must be enough of a lawyer to read them, enough of an engineer to be sure the services (e. g., elevators) work as promised, enough of a marketer to sell to the tenant on the quality of the services 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 the tenancies, and (3)the length of the leases. The higher the rental rate, 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 the lease term, the lower the risk of vacancies and turnover problems in the future. With longer term leases, it is more important to have appropriate escalation clauses or expense pass-through provisions, for the opportunities to increase base rent to cover increased operating costs are less frequent.

  In office building management, service is particularly important. The property manager is responsible for making sure the premises are kept clean and secure, that elevator run reliably, that utilities work, and that the structure looks (and is) well maintained. To many office tenants, the amount of rent is secondary to the efficient provision of these services.

  Today's larger buildings are getting “smarter”。 They have computerized controls to handle heating and air conditioning loads to minimize energy consumption. Elevators are programmed to meet peak loads. The fire system is tied to the public-address warning system, sprinklers, and air pressure. Infrared sensors may turn lights on and off as they sense people entering and leaving rooms. Telecommunications using fiber optics can create data highways between distant locations either in concert with public telephone systems or independently. Telecommunications options are 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 residential properties.

  此句中有一个比较结构more complex lease provisions than those used for residential 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 for 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 gross 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 cost 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 structure 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 distant locations…

  分词短语using fiber optics作telecommunications的定语,意为“使用光纤电缆的电信”。Data highways意为“信息高速公路”。

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