2022年-2023年建筑工程管理行业文档 齐鲁斌创作物业管理英语课程PropertyManagement物业管理英语第一讲：Property ManagementProperty management is the process of overseeing the operation and maintenance of real property to achieve the objectives of the property owner. Sometimes owners manage their own property, particularly small properties and particularly when they themselves occupy part of the space. But for larger properties or those whose owners live at a distance, management is usually performed by a paid property manager, either an individual buildings on long-term leases, where tenants maintain the building, pay the taxes and insurance, and mail the owner a check each month. But most residential, office, retail, and many industrial properties offer services along with the space over time. Property management has long been an underrated function in the real estate industry. The need for professional management did not become apparent until the depression of the 1930s, when numerous foreclosures revealed a pattern of management deficiencies. This oversight might seem strange, since running a large commercial or residential project in which hundreds or thousands of people reside or work is a highly challenging task, calling for training, good judgment, variety of technical skills. Traditionally, however, emphasis in the real estate industry has been on the so permanent elements of the investment-good location, construction, and reasonable long-term financing-than on the day-to-day operation of the property. It has sometimes seemed as if a property owner, having made a very large investment in the permanent structure, assumed that the property would run itself with a minimum amount of supervision. This concept of property management has changed substantially in the past decade. In an era of rising costs, it has dawned on owners that good property management is the major controllable influence on residual cash flow (i. e., the number of dollars that end up in the owner’s pocket). It is true that both rent rates and operating expenses are largely shaped by market forces beyond the control of any one property owner (witness the very sharp rise in energy costs in the 1970s). But it is also true that comparable properties within the same geographic area often show significant variances in rental income and operating costs. Why? Close inspection often shows that “above-average” operating expenses and lower than average rent levels result from inadequate property management. The classic mistake of the stock and bond investor moving into real estate involves underestimating the importance of management. Some investors have the feeling that real estate manages itself. There is a story about the importance of property management. A San Francisco real estate broker recently noticed a project that was on the market for $1 million. He knew how the property had been managed in the past and that the million dollar valuation was based on a capitalization of historic income figure. He borrowed money to buy the property, renegotiated certain leases, and established more efficient operating procedures. In six months he sold the property for $1.4 million based on the capitalized value of the new, higher net income. His contribution was management expertise. Useful Expressions: at a distance 在远处 along with 和，同，与……一道；加之 call for 需要；要求 rather than 而不是 dawn on 开始（被人）理解，渐渐（使人）明白 end up 结束，结尾；停止 result for 由于，是……的结果 be based on 基于；以……为根据 Notes: 1. Property management is the process of overseeing the operation and maintenance of real property to achieve the objectives of the property owner. 此句中，动词不定式to achieve the objectives of the property owner作目的状语。
property management物业管理 real property 房产 property owner 业主 2. …or those whose owners live at a distance, management is usually performed by a paid property manager, either an individual or a management firm. 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a paid property manager 的同位语，作进一步的解释 3. there are exceptions…buildings…，where tenants maintain the building on a long-term leases, pay the taxes… 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. on a long-term leases意为“长期租赁”。
4. Property management has long been an underrated function… 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： The baby did not go to bed until his mother came back home. 6. …since running a large commercial or residential project in which hundreds or thousands of people reside or work is a highly challenging task… 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” a highly challenging task 意为“非常具有挑战性的任务” 7. …as if a property owner, having made a very large investment in the permanent structure, assumed… 在此句中having made a very large investment in the permanent structure作后置定语，修饰a property owner。
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： The idea, having been put forward by Tim, aroused much objection among the students. 8. in the past decade在过去的十年里 9. the major controllable influence on residual cash flow剩余现金流量的主要可控制的影响因素 10. beyond the control of any one property owner任何业主都控制不了 11. “above-average” operating expense超过一般水平的运营开销 12. lower than average rent levels 低于一般租金的租金水准 13. Some investors have the feeling that real estate manages itself. 此句中，that引导的同位语从句修饰feeling, feeling意为 “感觉，预感” 14. on the market (商品)上市 15. in six months 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： I will pay the bill in a week. 一个星期后我付帐物业管理英语第二讲：Properties Requiring ManagementThe level of management a property needs increases with the level of services and with the frequency that tenants turn over. Some examples of ddifferent managerial responsibilities and problems follow, organized by type of space. To the extent that property management involves tenant relations, residential properties present the greatest challenge. The space leased by the residential tenant is “home”, where the tenant and other family members spend a substantial amount of their free time and the rent for which may represent the tenant’s largest single financial obligation. Consequently, the residential tenant expects a well-run property, with services and utilities available as promised at rents kept as low as possible (among other reasons, because residential rentals are not tax deductible as are business rentals). On the other side of the coin, one or two bad tenants in a project can be a continuing source of vexation to the property manager and to the other tenants. The relatively short term of a residential lease means that the property manager is under continual pressure to maintain a high renewal rate in order to avoid vacated units that must be repainted, repaired, and re-leased in as short a time as possible. A property that is theoretically fully rented may, nevertheless, lose a substantial amount of rental income if turnover is very high and more than a few weeks elapse before each new tenant moves in. Among the types of residential properties are (1) apartments, (2) condominiums and cooperatives, and (3) single-family homes. The personal relationship between manger and tenant can be crucial to maintaining high occupancy. Turnover of tenants results in higher operating expenses and lower rentals collected. Asking fair rents and responding to tenants’ needs (e. g., maintenance and repairs) are often the most important variables in successful apartment management. The least involved homes. The owner may have moved rental of single-family homes. The owner may have moved away for business or other reasons with the intention of returning at a later date to occupy the house or may be holding the property as an investments. In either case, the owner retains a local agent to collect rent, pay real estate taxes and debt service, and handle any problems that may arise. This type of management is frequently performed by real estate brokers, who charge a fee equal to a percentage of each month’s rent. Useful Expressions turn over 转变，转换，转作它用 to the (such an ) extent that到……程度，如此……以至于 move in 搬入（住宅）；使（某人）搬进 respond to 回应，反应 be similar to 与……相似 deal with 处理 argue for 赞成 hold down 压低，控制 Notes: 1. ……with the level of services and with the frequency that tenants turn over. 此句中，两个with引导两个伴随状语意为“随着”。
例如： The air pressure varies with the height, and the water pressure, with the depth.气压随着高度变化，水压随着深度变化 2. by type of space 依据空间种类 3. …where the tenant and other family members spend a substantial amount of their free time and the rent or which may represent the tenant’s largest single financial obligation. 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for which may represent the tenant’s largest single financial obligation修饰 4. a well-run property 经营得好的物业 5. … with services and utilities available…在此短语中available作后置定语，意为“可以得到的服务设施”。
6. as low as possible 尽可能低 7. …because residential rentals are not tax deductible as are business rentals… 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： He plays football, as does his uncle. 他和他叔叔一样会踢足球 8. on the other side of the coin 就另一方面而言 9. under continual pressure 处于不断的压力之下 10. high occupancy 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：Office Building ManagementThe 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isThe 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” 物业管理英语第四讲：The Management of Different Types of PropertiesRetail 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***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，。