物業(yè)管理英語培訓(xùn)教材(英文版)

104/104物業(yè)治理英語課程PropertyManagement物業(yè)治理英語第一講：Property

Management

Property

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

在遠處

along

with

和，同，與……一道；加之

call

for

需要；要求

rather

than

而不是

dawn

on

開始（被人）理解，慢慢（使人）明白

end

up

結(jié)束，結(jié)尾；停止

result

for

由于，是……的結(jié)果

be

based

on

基于；以……為依照

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，動詞不定式to

achieve

the

objectives

of

the

property

owner作目的狀語。

property

management物業(yè)治理

real

property

房產(chǎn)

property

owner

業(yè)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，關(guān)系代詞whose在定語從句中充當(dāng)定語，該定語從句修飾指示代詞those.

Either…or表示選擇，能夠連接兩個并列的詞、詞組或獨立分句。在此句中，either…or連接的成分是a

paid

property

manager

的同位語，作進一步的解釋。

3.

there

are

exceptions…buildings…，where

tenants

maintain

the

building

on

a

long-term

leases,

pay

the

taxes…。

此句中，關(guān)系副詞where在定語從句中作地點狀語，由它引導(dǎo)的定語從句修飾buildings.

on

a

long-term

leases意為“長期租賃”。

4.

Property

management

has

long

been

an

underrated

function…。

Long在此句中是副詞，作時刻狀語，underrated是過去分詞，作function的定語。

5.

not…until意為

“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，關(guān)系代詞which在定語從句中作狀語，由其引導(dǎo)的定語從句修飾project,

highly修飾challenging,意為“特不地”。

a

highly

challenging

task

意為“特不具有挑戰(zhàn)性的任務(wù)”。

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作后置定語，修飾a

property

owner。該短語是過去分詞的完成時形式，表示其動作發(fā)生在謂語動詞之前。例如：

The

idea,

having

been

put

forward

by

Tim,

aroused

much

objection

among

the

students.

8.

in

the

past

decade在過去的十年里

9.

the

major

controllable

influence

on

residual

cash

flow剩余現(xiàn)金流量的要緊可操縱的阻礙因素

10.

beyond

the

control

of

any

one

property

owner任何業(yè)主都操縱不了

11.

“above-average”

operating

expense超過一般水平的運營開銷

12.

lower

than

average

rent

levels

低于一般租金的租金水準(zhǔn)

13.

Some

investors

have

the

feeling

that

real

estate

manages

itself.

此句中，that引導(dǎo)的同位語從句修飾feeling,

feeling意為

“感受，預(yù)感”。

14.

on

the

market

(商品)上市

15.

in

six

months

意為

“六個月后”。在有介詞in引導(dǎo)的時刻狀語的句子里，其謂語時誠用今后時，例如：

I

will

pay

the

bill

in

a

week.

一個星期后我付帳。物業(yè)治理英語第二講：Properties

Requiring

Management

The

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

轉(zhuǎn)變，轉(zhuǎn)換，轉(zhuǎn)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）搬進

respond

to

回應(yīng)，反應(yīng)

be

similar

to

與……相似

deal

with

處理

argue

for

贊成

hold

down

壓低，操縱

Notes:

1.

……with

the

level

of

services

and

with

the

frequency

that

tenants

turn

over.

此句中，兩個with引導(dǎo)兩個伴隨狀語意為“隨著”。例如：

The

air

pressure

varies

with

the

height,

and

the

water

pressure,

with

the

depth.氣壓隨著高度變化，水壓隨著深度變化。

2.

by

type

of

space

依據(jù)空間種類

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，關(guān)系副詞where引導(dǎo)一個非限定性的定語從句，修飾home一詞。而且在該從句中還含有一個定語從句，由關(guān)系代詞which充當(dāng)介詞for的賓語，其先行詞是rent，

該詞由定語從句for

which

may

represent

the

tenant’s

largest

single

financial

obligation修飾。

4.

a

well-run

property

經(jīng)營得好的物業(yè)

5.

…

with

services

and

utilities

available…在此短語中available作后置定語，意為“能夠得到的服務(wù)設(shè)施”。

6.

as

low

as

possible

盡可能低

7.

…because

residential

rentals

are

not

tax

deductible

as

are

business

rentals…

在此句中，as

承接前面的句子，意為“像……一樣”，as引導(dǎo)的從句主謂倒裝。例如：

He

plays

football,

as

does

his

uncle.

他和他叔叔一樣會踢足球。

8.

on

the

other

side

of

the

coin

就另一方面而言

9.

under

continual

pressure

處于不斷的壓力之下

10.

high

occupancy

指房屋的出租率高。出租率高，意味著物業(yè)治理好，它會給業(yè)主帶來豐厚的回報。物業(yè)治理英語第三講：Office

Building

Management

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

“l(fā)oad

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

明白,了解

bear…in

mind

牢記，記住

make

sure

確信，保證

be

secondary

to

居于其次，從屬于

turn

on

開（燈，電視，收音機等）

in

concert

with

一致；(與……)共同，協(xié)力

Notes

1.

The

property

manager

of

an

office

building

must

be

familiar

with

more

complex

lease

provisions

than

those

used

for

residential

properties.

此句中有一個比較結(jié)構(gòu)more

complex

lease

provisions

than

those

used

for

residential

properties，those在此代替前文所提到的lease

provisions,

過去分詞短語used

for

residential

properties修飾those,

作它的定語。

2.

…a

rent

rate

measured

by

the

square

foot.

過去分詞短語measured

by

the

square

foot作rate的定語，介詞by用在表單位的名詞之間，意為“以……計量，依據(jù)”，表單位的名詞前通常加定冠詞the。例如：

Is

this

cloth

sold

by

the

meter?

這塊布是按米計價出售的嗎？

3.

…an

added

“l(fā)oad

factor”,

with

the

tenant

paying

for

her

individual

space

plus

her

“share”

of

these

common

areas.

An

added

“l(fā)oad

factor”

意為“增加的‘負擔(dān)因素’”。

在此句中，“with+名詞+分詞”是一個固定的結(jié)構(gòu)，常常作方式伴隨狀語。例如：

The

soldier

headed

for

the

village

with

a

group

of

children

running

after

him.

her

“share”

of

these

common

areas意為“公共面積均攤”。

4.

The

property

manager

must

be

enough

of

a

lawyer

to

read

them,

enough

of

an

engineer…,

enough

of

a

marketer…。

此句中四次重復(fù)enough

of

+名詞……，構(gòu)成平行結(jié)構(gòu)，達到強調(diào)的效果。Enough在此修飾of

+名詞，其后所跟的不定式短語作lawyer,

engineer,

marketer,

accountant的定語。

5.

three

interlocking

elements相互作用的三個因素

6.

The

higher

the

rental

rate,

the

higher

the

gross

income.租金越高，毛收入就越高。

此句是一個比較級結(jié)構(gòu)，比較表語，但此句中省略了謂語動詞is。The

gross

income意為“毛收入”。

此句的句型為

“the

+比較級，the

+

比較級”，即

“the

more…，the

more…”，意為“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，花在取暖上的開支就越少。

7.

…the

more

assured

the

owner

may

be

that

rents

will

be

paid.

在此句中，assured是形容詞，正常語序為

“the

owner

may

be

more

assured”,其后由that引導(dǎo)的從句是表語從句。此句可譯為：業(yè)主可能更加確信租金會予以支付。

8.

…for

the

opportunities

to

…are

less

frequent.

此句中，for

作連詞，意為“因為，由于”，由for連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在此句中作主語補足語，該句可譯為：保持物業(yè)區(qū)內(nèi)的整潔和安全。

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后歸跟四個賓語從句，除第一個賓語從句以外，其余三個均由連詞that引導(dǎo)。

11.

to

meet

peak

loads滿足高峰負荷

12.

Telecommunications

using

fiber

optics

can

create

data

highways

between

distant

locations…

分詞短語using

fiber

optics作telecommunications的定語，意為“使用光纖電纜的電信”。Data

highways意為“信息高速公路”。

物業(yè)治理英語第四講：The

Management

of

Different

Types

of

Properties

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

許多

inflict

…

on

施加（打擊，損害等）

be

alert

to

警覺的，留心的

make

efforts

努力

be

entitled

to

把（……的）權(quán)利（資格）給（某人）

base…on

以……為基礎(chǔ)

derive

from

由……得到；起源

A

as

well

as

B

不但B而且A

by

virtue

of

憑……，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.

此句中分詞短語generating

a

great

deal

of

…作伴隨狀語。

Wear

and

tear此處是名詞，意為

“磨損和裂縫”。

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

后接兩個賓語possibilities

和the

need,

to

此處為介詞。

“make+名詞+形容詞”是英語中常用句型，形容詞在此結(jié)構(gòu)作賓語補足語。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后有一個賓語從句，在此從句中主語effort是動作的同意者，因此謂語動詞用被動語態(tài)。由make作謂語構(gòu)成的復(fù)合結(jié)構(gòu)，其句型為：make

+

名/代詞+do，但當(dāng)該結(jié)構(gòu)謂語是被動語態(tài)時，其句型為：be

made

+

to

do。例如：

His

mother’s

death

made

him

quit

his

research

work.他母親的去世使他中斷了他的研究工作。

該句可改為：He

was

made

to

quit

his

research

work

by

his

mother’s

death.

Have

customers

return也是一個復(fù)合結(jié)構(gòu)，其句型為

“have+名詞+do”。例如：

His

friend

had

him

pick

up

Sally

on

his

way

to

school.

as

often

as

possible盡可能經(jīng)常

4.

a

proper

tenant

mix

此處指承租戶能經(jīng)營的范圍、種類應(yīng)多樣化，便于競爭。該短語可譯為“合適的租戶組合”。

5.

a

negative

cash

flow負的現(xiàn)金流量

6.

…so

that

a

shopper

coming

to

one

store

will

find

related

products…。

so

that

引導(dǎo)目的狀語從句。例如：

She

studies

hard

so

that

she

will

not

fail

to

live

up

to

her

mother’s

expectation.她努力學(xué)習(xí)不辜負***期望。

7.

…retail

leases

frequently

contain

percentage

rent

provisions

by

which

the

landlord

is

entitled

to….

在此句中，關(guān)系代詞which充當(dāng)介詞by的賓語，其先行詞是provisions,

該詞由定語從句by

which

the

landlord

is

entitled

to

…修飾。by

意為“依據(jù)”，percentage

rent

provisions按百分比分成的租金條款。

gross

sales

總銷售額

8.

…as

they

come

due.

they

指percentage

rents,

as作連詞，引導(dǎo)時刻狀語從句，意為“當(dāng)……時候”。例如：

As

she

was

running,

a

man

stopped

her

and

asked

her

to

do

him

a

favor.她正在跑步時，一位男士拉住她請她幫忙。

come

due意為“到期”，該句型為：come+形容詞。例如：

Your

dream

will

come

true

some

day.

你的夢想總有一天會實現(xiàn)。

9.

Estimated

rental

income

is

derived

from…as

well

as

from

market

trends….

as

well

as

是連詞，意為“不但……而且”，連接的是對等成分。例如：

Patrick

speaks

Spanish

as

well

as

English

and

French.

帕翠克不但會講英語和法語，也會講西班牙語。

10.

market

rent市場租金，指租金價格隨行情變化而變化

11.

above

the

contract

rent

高于合同價格

above意為“較……為上，超過”。例如：

The

temperature

is

above

average

this

winter.今年冬天的氣溫超過平均溫度。

12.

As

noted

earlier,

the

property

manager

is

expected

to

keep

current

on

rent

levels.

as作關(guān)系代詞，引導(dǎo)定語從句。在此句中as引導(dǎo)的是非限定性定語從句，而且謂語is

省略了，as所指的是主句的整個句子manager

is

expected…。例如：

As

has

been

announced,

we

must

hand

in

our

term

papers

before

the

tenth

of

June.

據(jù)通知，我們務(wù)必在六月十日前交學(xué)期論文。物業(yè)治理英語第五講：Industrial

and

Hotels

A

more

specialized

type

of

management

is

involved

with

industrial

property-that

is,

buildings

that

are

used

primarily

for

manufacturing

or

warehousing,

and

that

may

also

include

a

limited

amount

of

office

space.

Much

industrial

property

is

either

built

or

altered

to

meet

the

specific

needs

of

a

tenant

who

normally

will

sign

a

long-term

lease

(e.

g.,

10

to

20

years),

enabling

the

landlord

to

recover

the

special

costs

involved.

Such

special-purpose

buildings

usually

require

only

a

minimal

amount

of

management

by

the

landlord

since

they

are

frequently

leased

on

a

net

basis,

with

the

tenant

responsible

for

operating

expenses,

including

real

estate

taxes

and

insurance.

On

the

other

hand,

some

types

of

warehouse

space

are

let

on

relatively

short

terms

to

more

than

one

tenant.

In

this

type

of

situation,

the

landlord

may

be

responsible

for

maintenance

and

repair

and

must

also

anticipate

the

need

to

market

the

space

at

frequent

intervals.

One

of

the

most

important

cash

flow

items

of

the

late

1980s

was

the

increasing

cost

of

tenant

alterations

necessitated

by

tenant

rollovers.

In

the

1990s,

a

critical

property

management

function

will

be

to

service

existing

tenants

and

find

the

right

new

tenants

with

an

eye

to

keeping

down

the

cost

of

tenant

improvements.

In

the

increasingly

competitive

space

markets

-apartments,

office,

retail,

and

industrial

-new

leases

usually

provide

for

significant

tenant

improvements.

Even

on

industrial

properties,

traditionally

the

type

requiring

the

lowest

tenant

improvement,

tenant

improvements

on

a

rollover

can

equal

one

year’s

gross

rent.

Consequently,

keeping

down

rollovers

(and

therefore

the

cost

of

tenant

improvements)

is

a

primary

objective

of

the

cash

floworiented

owner.

In

the

hospitality

industry,

service

is

crucial.

This

and

the

frequent

turn-over

of

guests

(often

daily)

mean

that

hotels

and

motels

require

more

constant

management

than

any

other

category

of

space

we

have

considered.

In

many

cases,

convention

business

is

major

source

of

revenue.

As

a

result,

hotel

and

motel

management

includes

food

service

and

entertainment

as

well

as

the

typical

property

management

functions.

Marketing

is

first

in

importance.

The

lease

period

is

so

short-one

night-that

management

must

find

tenants

for

space

vacated

daily.

Management

skill

creates

value

as

much

as

does

the

physical

property.

For

the

hospitality

industry,

maintaining

security

is

an

allencompassing

endeavor,

not

limited

to

property

managers.

Matters

relating

to

the

physical

plant,

staff,

and

operation

in

general

affect

the

protection

of

the

property\'s

assets

and

its

guests

and

employees.

Anything

less

than

a

property-wide

view

of

security

and

the

resolution

and

disposition

of

security

problems

leads

to

inefficiency,

needless

expense,

and

great

potential

for

harm

to

employer

and

guests.

Notes:

1.

A

more

specialized

type

of

management

is

involved

with

industrial

property-that

is,

buildings

that

are

used

primarily…,

and

that

may

also

include…。

破折號后是插入語，對industrial

property作進一步解釋，兩個that引導(dǎo)的定語從句修飾先行詞buildings,

that

is等于that

is

to

say，意為“也確實是，換句話講”。例如：

Our

foreign

teacher

will

leave

for

New

York

next

Monday,

that

is,

July

7th.我們的外教下星期一，也確實是七月七日啟程去紐約。

2.

Much

industrial

property

is

either

built

or

altered

to

meet

the

specific

needs…,

enabling

the

landlord

to

recover

the

special

costs

involved.

此句中，either…or是連詞，用來連接語法結(jié)構(gòu)相同的單詞與單詞、短語與短語、從句與從句等。例如：

You

may

stay

either

in

a

hotel

or

in

a

private

house.你可住在旅館里或者私人家里。

enable+名詞+動詞不定式是一個固定句型。例如：

His

salary

enabled

him

to

support

his

family.他的薪水可供養(yǎng)家糊口。

3.

Such

special-purpose

buildings

usually

require…

since

they

are

frequently

leased

on

a

net

basis…。

since

作連詞，引導(dǎo)狀語從句，

意為“由于，因為”。例如：

Since

you

are

unable

to

answer,

perhaps

we

should

ask

someone

else.由于你不能夠回答，我們可能應(yīng)找其他人。

on

a

net

basis

此處指業(yè)主與租戶關(guān)系單純，可譯為“以凈租為基礎(chǔ)”。

4.

On

the

other

hand,

some

types

of

warehouse

space

are

let

on

relatively

short

terms

to

more

than

one

tenant.

在此句中，are

let

to

sb謂語用了被動語態(tài)形式，let

的句型為let

+名詞+to+名詞，意為“出租給”。例如：

The

landlord

wanted

to

let

this

apartment

to

a

young

couple.房東想把這套公寓租給一對年輕夫婦。

5.

…and

must

also

anticipate

the

need

to

market

the

space

at

frequent

intervals.

動詞不定式短語to

market

the

space…作need的定語，market是動詞，意為“出售，（把……）推出市場”。need的定語，假如是動詞，一般用動詞不定式。例如：

Is

there

any

need

to

explain

further?

有沒有必要作進一步的解釋？

at

frequent

intervals經(jīng)常，常常

at…interval其間可換一些形容詞，如short,

regular等。

6.

In

the

1990s,

a

critical

property,

management

function

will

be

to

service

existing

tenants

and

find…。

此句中，兩個動詞不定式短語作該句的表語，其中find前省略了不定式符號to,

service在此作動詞，意為“提供……服務(wù)”。existing

tenants

意為“現(xiàn)有的租戶”。

7.

In

the

increasingly

competitive

space

markets-apartments,

office,

retail,

and

industrial-new

leases

usually

provide

for

significant

tenant

improvements.

在此句中，increasingly修飾形容詞competitive,破折號后的apartments,

office等是插入語，作進一步的解釋。

8.

Even

on

industrial

properties,

traditionally

the

type

requiring

the

lowest

tenant

improvement,

tenant

improvements

on

a

rollover

can….

在此句中，type作properties的同位語，分詞短語requiring

the

lowest

tenant

improvement作type的定語。

9.

Anything

less

than

a

property-wide

view

of

security

and

the

resolution

and

disposition

of

security

problems

leads

to

….

在此句中，less

than與其后的知識構(gòu)成定語，修飾anything，其中security,

resolution,

disposition作介詞of

的賓語。

less

than意為“低于，較少的”。物業(yè)治理英語第六講：PropertyManagementFunctions物業(yè)治理英語第六講：Property

Management

Functions

(Ⅰ)

Having

looked

at

how

requirements

for

management

vary

by

property

type,

we

will

now

examine

a

manager’s

day-to-day

duties

in

more

detail.

Like

many

working

people,

a

property

manager

wakes

up

in

the

morning,

dresses

for

work,

eats

breakfast,

and

drives

to

an

office

(either

on

or

off

the

managed

premises).

Once

there,

what

does

he

or

she

do?

We

will

first

list

all

of

the

functions

and

then

cover

the

most

important

ones

in

greater

detail.

MAKING

A

MANAGEMENT

PLAN

As

the

agent

of

the

property

owner,

the

property

manager

is

bound

to

carry

out

the

owner’s

objectives.

Making

explicit

those

objectives

is

the

first

step

in

creating

a

management

plan.

As

we

have

seen,

properties

under

paid

management

may

be

very

small,

or

they

may

be

multimillion-dollar

complexes.

A

management

plan

can

be

equally

simple

or

elaborate,

as

suits

the

scope

of

management

and

the

market

area

of

a

property.

Regardless

on

size,

it

is

important

to

make

a

plan

(which

could

range

from

a

handwritten

half

page

to

50

pages

typed

and

bound,

depending

on

the

project…).

Here

we

should

note

that

a

management

plan

for

any

size

property

contains

three

points:

(1)

an

analysis

of

the

competitive

environment;

(2)

an

analysis

of

the

property

itself,

and

(3)

enumeration

of

the

owner’s

objectives

and

recommendations

for

achieving

them.

MAKING

A

BUDGET

A

manager

collects

money,

pays

the

bills,

and

sends

what

is

left

to

the

owner-in

millions

or

hundreds.

A

budget

is

essential

for

two

reasons:

(1)

to

regulate

cash

flow-that

is

,

to

make

sure

sufficient

cash

is

on

hand

to

meet

obligations

like

taxes,

mortgage

payments,

operating

expenses,

and

special

capital

improvements

(e.

g.,

new

roof)

when

needed;

and

(2)

to

measure

performance

-to

act

as

a

standard