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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.,thenumberofdollarsthatendupintheowner’spocket).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.Either…or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，either…or连接的成分是apaidpropertymanager的同位语，作进一步的解释。3.thereareexceptions…buildings…，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.not…until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,arousedmuchobjectionamongthestudents.8.inthepastdecade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.Someexamplesofdifferentmanagerialresponsibilitiesandproblemsfollow,organizedbytypeofspace.Totheextentthatpropertymanagementinvolvestenantrelations,residentialpropertiespresentthegreatestchallenge.Thespaceleasedbytheresidentialtenantis“hom