1. operating conditions: the property completed an operating income of 2 160000 yuan in June 2007, and is expected to complete it in February 1 165438, and the operating income is expected to be 233 yuan in 2007.
2. Expenditure: In 2007, the expenditure was 2,696,500 yuan in/kloc-0 1- 10/0, and the estimated expenditure in 2007 was 3,367,700 yuan.
3. Taxes and surcharges: 2007 1- 1 tax expenditure in the current month 1.2 million yuan, and the estimated expenditure in the current month 1.2 million yuan;
4. Amendments:
The above three items are the book and its expected completion. According to the operating index and cost plan, it is considered that the actual cost needs to be revised: ① the repair cost is increased by 654.38+10,000 yuan; ② Increase the rent of Alin Abalone House by 22,600 yuan; (3) The sale of vehicles increased the loss by 66,200 yuan; (4) The transfer of vehicles to the company increased the profit by 66,000 yuan; ⑤ The fuel consumption was revised to 32,600 yuan, with a revision rate of 5% (revised to 49.54 times according to the enterprise management department).
3. 1 = 153500 yuan, which the property management company thinks is inappropriate and will not increase the incentive cost).
Total of the above four items:
Planned profit of the head office: 250-391=-141ten thousand yuan.
The actual book profit of the month of 1- 10: -65 14000 yuan.
It is estimated that the profit in February is 65438+:-505600 yuan.
Estimated annual profit:-65,438+065,438+066,000 yuan.
Revised estimated annual profit:-6,543.8+0,066,000 yuan.
124.40% plan has been completed, and it is estimated that the loss will be reduced by 344,000 yuan, with a loss reduction ratio of 24.4%.
The past year of 2007 was the first half of the year when the industrial structure adjustment of the joint-stock company achieved initial results, and it was also the key half year to create good opportunities for the company to take off the PT hat and resume listing. Over the past six months, with the strong concern and support of organizations at all levels of the joint-stock company and the understanding and support of all brothers, the management team and all employees of the property management company have made unremitting efforts to achieve the goals set at the beginning of the year. Here, on behalf of all my colleagues in the property management company, I would like to express my deep gratitude to the board of directors, party committees, leaders at all levels and subsidiaries (branches) that we have helped and cooperated with!
Now, the work done by the property management company in the process of completing the predetermined goal is as follows:
First, improve various rules and regulations and establish internal mechanisms.
Through the previous work, the management team of the property management company has reached an understanding that improving the level of property services, expanding the scope of property services, and gradually moving from internal services to external services, and striving for benefits from them, are the only way for the future sustainable development of the property management company. To achieve this goal, effectively improving the level of property management is the fundamental foundation. Therefore, it is necessary to establish and improve various rules and regulations and internal management mechanisms, clarify the responsibilities, rights and interests in management work, manage what can be managed well, manage what can be done well, proceed from actual needs in all work, and do a solid job in all basic work with the aim of solving problems. Therefore, based on the principle of seeking truth from facts, we have established a series of work quality standards, performance system, employee reward and punishment regulations, duty manager system, merchant return visit system, complaint reception and handling system, office fund management system, salary management system, attendance system, system and document execution to meet the needs of market development and property management companies. "Staff System" and other more than a dozen rules and regulations, and on this basis, strengthen the inspection and implementation of various rules and regulations, so that the work of property management companies is planned, orderly, well-founded and purposefully carried out; At the same time, in order to establish and improve the internal management mechanism, we should "go out and bring in" and "learn from powerful and high-level property management companies". On the basis of learning from the internal management of property management companies, combined with our actual situation, we have clearly and specifically divided the functions, roles and work scope of the management team and the administrative office, in order to refine the work and promote the enthusiasm, initiative and creativity of each functional position.
Second, the company is pragmatic and its service awareness has improved significantly.
As a property management company, we should constantly improve service awareness, service level and service quality, meet the needs of merchants and owners to the maximum extent, and steadily increase property income on this basis, so as to improve the economic benefits of enterprises and establish good enterprises.
Image. Therefore, property management companies should start with political work, give full play to the bastion role of the Party organization and the exemplary leading role of the Party between the Party and the masses, lead all employees to change their service concepts, carry out theoretical study, and strengthen business training, so as to continuously improve their service awareness and their own quality from the leading group to the ordinary employees. Moreover, company leaders and managers at all levels often go deep into the grassroots to answer questions, thus forming a United and pragmatic working atmosphere throughout the company. Secondly, in order to improve the quality of property service and property qualification evaluation in the future, property companies have strengthened various inspection, collection and filing, and classified and filed reasonably according to different departments, forms and nature, which greatly facilitates timely inspection and utilization; Third, attach importance to participating in and carrying out various trainings. While actively participating in various trainings organized by joint-stock companies, we will regularly or irregularly carry out business trainings such as flag-raising ceremony, production, fire protection knowledge, gfd, etiquette, equipment principle and property standards according to the working characteristics and nature of various departments (rooms) within the company, so as to continuously improve the service awareness and professional quality of all employees; Fourth, pay close attention to the implementation of various rules and regulations and promote the rapid and effective development of all work. In particular, we have made great efforts to effectively implement the recent performance appraisal system. At the same time, managers have to accept the performance appraisal and inspection system, which plays a role in mutual supervision. Since it was implemented for one month, the awareness, level and effective complaint handling rate of all employees in the company have been significantly improved. For example, after the implementation of the "morning meeting system", the problems in the early stage and the work arranged for the day are specifically implemented to the relevant people at the daily morning meeting. It is required that what can be completed on the same day must be completed on the same day. If it cannot be completed, it is necessary to find out the reasons, make plans and complete the work within the specified time limit, which obviously speeds up the work efficiency of all departments and offices, changes the lazy, scattered and slow bad work, and plays a vital role in rapidly improving service awareness, minimizing complaints and effectively carrying out work.
Third, save energy and reduce consumption, streamline personnel and significantly improve management efficiency.
The leaders of the property company clearly realize that it is necessary to strengthen the cost consciousness of all employees, strengthen internal management, intensify monitoring and streamline redundant staff, so as to reduce enterprise losses and improve enterprise benefits. In practical work, we have done concrete work mainly from three aspects: First, the property management company has implemented a strict monitoring system for procurement, which is the key link of energy saving and consumption reduction. In the process of purchasing consumables, establish detailed information of suppliers and establish long-term supply relationship with suppliers. At the same time, we often do marketing with office staff and try to find suppliers as much as possible. It is also amended as that the original purchaser must purchase more than two items in 300 yuan, and at any amount, it must be purchased by more than two people. At the same time, in order to improve the service, buyers are required to negotiate with service providers to determine whether to buy materials themselves or property companies to buy or assist in purchasing. Through this series, the purpose of effective monitoring is achieved; Secondly, by reducing the number of employees, the labor cost of enterprises is reduced. Since the beginning of 2007, we * * * terminated the relationship with 3 1 employee, which can reduce the salary and additional expenses by more than 20,000 yuan per month, effectively reducing the burden for the enterprise. Third, by paying attention to internal management to reduce costs, all managers of the property management company stopped eating in staff meals from June, and the managers on duty and night shift staff canceled fast food meals and provided them by staff meals, which only reduced costs. In addition, in line with the principle of considering merchants, those who can be repaired in the maintenance process can work without two people, and those who can be repaired in one hour definitely don't need two hours, which has achieved good benefits; Fourth, carry out activities to repair the old and use the waste. The office will set an example and strictly control the collection of office supplies. When the front side of the paper is used up, use the back side, so that it can be saved. The cleaning department will disassemble two or three old mops and synthesize them into 1 for reuse. The engineering department will disassemble, clean and reuse the usable parts of the scrapped equipment. The personnel on duty will control in different areas without affecting the operation, and the lights that don't need to be turned on and those that can be turned on less will be done in the responsibility area.
I. Existing problems
At present, the internal management of property companies, that is, "soft" management, such as timeliness, quality, attitude and standardized management, has been greatly improved. However, due to the lack of hardware facilities in property services, (cold) hot air conditioning services can not meet the demand. The property management company has pointed out the problems existing in this work: thousands of fan coils of 1 have not been overhauled and cleaned after six years of use, and the surface of the surface cooler is blocked by grease and dirt, and the air volume is very small, and some even have no wind, which makes the generated cold and hot air lose seriously, and the effect of the third floor has been greatly improved after cleaning, so the fan coils need to be thoroughly cleaned; 2. The lithium bromide equipment has never been overhauled for six years, which has many hidden dangers and reduces the refrigeration effect. Once a fault occurs, it will directly affect the cold and warm supply of the building and must be thoroughly overhauled; 3. Some areas have installed large-capacity fan coil units. 4. The fresh air system has serious air loss. 5. heat insulation.
Chapter II: Guidelines for Diversified Management of Property P 1? Discussion on various business guidance platforms
After communicating with property enterprises and combining with property diversification, we have formulated the following scheme to let everyone know and understand property diversification and develop the operating profit of property enterprises;
1, which is the need to open up new profit channels and get rid of excessive dependence on property fees.
2. Property members have resource advantages such as community publicity, property management, community facilities and community owners' needs.
3. The development of the property industry depends not on the government and developers, but on itself;
P 1.3 How much can diversification gain?
1, integrating resources, making profit at the initial stage of operation, and making profit close to the semi-property fee in one year;
2. Improve the business model suitable for the property itself and get rid of the dependence on property fees within two years;
3. Build a comprehensive property service provider and start to expand;
P 1.4 member management
■ The platform has experienced four years of practice and research on various business models.
■ The platform has a mature business model, a guiding team, a mature operation process and a master plan.
■ 24-hour service consultation, answering questions and solving specific problems.
■ Organize other properties and enterprises to discuss business experiences and lessons.
■ Turn the platform model into a member's own business model.
P 1.5 membership fee method
■ Members of residential property enterprises per household per year 1 yuan.
■ Members of office buildings and office property enterprises in 5 yuan per household every year.
■ Every member of the merchant property enterprise is in 5 yuan every year.
P 1.6 platform service steps
1. Strengthen business awareness training, and at the same time, member units conduct research in the form of platform research; (three days)
2. Analyze the survey results and recommend diversified businesses to carry out projects; (five working days)
3. Multi-party demonstration of the operability and return balance point of diversified business projects; (five working days)
5. Recommend mature service items, and modify and improve them according to the characteristics of members; (Synchronized with 2 and 3)
6. Implementation, revision and improvement of service items; (First and second months)
7. Improve the functions of community resources integration, call, publicity, distribution and management system;
8. Realize the profit of members, build their own business model, and initially form a comprehensive property service operator.
As a fast-growing service platform, the service features of P 1.7 platform are fully prepared before each service is launched, which ensures the comprehensive and thoughtful service of the platform. From platform team to member team, from platform mode to member mode, platform service can achieve "optimal service guidance" and has the following service characteristics.
Consulting and guidance service: change the traditional service mode, establish a consulting service system by training business awareness, and strive to bring the most perfect technical means and management concepts to members.
One-stop full service: a strong business model system to meet the individual needs of all kinds of members and realize one-stop service.
Interactive e-service: guide the interaction with members before, during and after, and realize real-time communication through the platform customer service center and website interactive position.
Diversified service: recommendation service saves a lot of energy for members, and template-based operation tools are provided for members.
Service guarantee.
Localized time-limited service: Through the platform service system, members can achieve "intimate" service, reduce learning costs, and increase the speed and efficiency of members' diversified operations.
Enjoy the high-quality featured services of the platform, starting from the day you become an associate member of the platform!
P2？ Three misunderstandings of diversification
P2. 1？ Misunderstanding of consciousness
★ Conflict between basic services and diversified management-
High-quality "four guarantees" service is beneficial to the development of diversified economy, but it is not necessary, because diversified economy is the most basic service; Only by doing a variety of business services can we have the strength to do a good job of "four guarantees" unless it is particularly bad.
The "four guarantees" service is well done, but diversification may not be well done; However, if diversification is done well, the "four guarantees" service will certainly be done well.
★ Diversified property management, joint venture or outsourcing-
The specialty of property management is to communicate with the owners, without centralized self-management, joint venture and outsourcing. The existence of community platform has created conditions for property enterprises and suppliers to adopt joint ventures.
★ Diversification of property management department or all employees-
There are many ways to develop community resources. From the perspective of property, we are optimistic about the human resources of property. Without all-staff marketing, the advantages of property will be weakened or even ignored. So the real diversification must be full-time operation.
★ Is it necessary to diversify the management of the integrated property community-
Unless the developer always supports the property. ...
★ ? Collecting entrance fees, management fees and advertising fees from merchants is a diversified business-
Real diversification is based on the real needs of the owners, and all business practices that do not meet the needs and interests of the owners are unsustainable, and unsustainable practices do not meet the real interests of property companies;
Diversification must be based on meeting the real needs of the owners, otherwise it will be abandoned by the owners; The business behavior of quenching thirst by drinking poison is a taboo for property diversification;
P2.2？ Specific operational misunderstanding
★ How much can diversified businesses benefit, especially small property rights communities-
Property with strong profitability is the main force to integrate the property industry, and diversification is the best way to make profits, especially small-sized properties;
★ Can real estate be diversified?
Diversification of property management is the best way to develop community resources. Of course, we should make full use of our own advantages and avoid ourselves.
Disadvantages, make full use of advantages, take advantage of the situation to create momentum and realize the core profit of enterprise development;
★ ? What if the property has no funds to diversify-
Diversification of property management is actually to provide value-added services to owners and be stable. Before the model was made, it mainly used development, such as merchants and platforms, and the financial pressure was basically transferred to other aspects;
★ ? If no one diversified in real estate-
Property is not that no one does diversified business, but that no one arranges diversified business. The development of property human resources needs intensive management and diversified management to promote each other;
★ ? Where are the risks of property diversification-
The owner's satisfaction comes from the service control of the property. Only by providing services based on the owner's needs all the time can the owner's satisfaction be guaranteed. Every enterprise has risks. Under the guidance of the platform, monitor the service quality and control the risk to a minimum.
★ ? Property has no resources and cannot be diversified-
The resources mentioned here are mainly the consumption demand resources of the owners, which is the unique advantage of the property industry. Whoever is closest to consumers has the advantage of developing consumer resources; Popularity is the greatest resource;
P2.3？ The misunderstanding of passive waiting
★ ? The difference between real estate diversification and community e-commerce-
Different ways of publicity and communication are suitable for different car owners in need, and sales are about probability. For the effectiveness and efficiency of probability, choose different promotion methods. Community e-commerce is a way of property diversification.
★ ? Why do you want to join the community platform-
The platform can organize members to learn from each other, recommend business services, avoid risks, and achieve the goal of minimum cost management and maximum income; Escort the diversified operation of property;
★ ? The conflict between diversification and the interests of the owners is not-
The diversification of real estate is based on the real needs of owners; Meeting the needs of the owners will not conflict with the interests of the owners, but also promote the relationship with the owners and cultivate their loyalty; Of course, under the guidance of the platform, property companies will do their best to balance the interests of owners, themselves and businesses.
★ ? Property fees have gone up, so there is no need to diversify-
Property "four guarantees" services, three of which belong to national public utilities, public utilities belong to the category of national overall pricing, and do not rely entirely on spontaneous market regulation, so the rise of property fees will deviate from the business objectives of property enterprises; Property enterprises can only rely on their own advantages-the consumer demand closest to the owners, to develop and profit from this advantage, that is, to diversify.
★ ? The supporting construction of the community can't keep up, and diversification is not easy to do-
The country's grass-roots community administrative construction can't keep up with the speed of community development, resulting in the blank of community management service, which automatically tends to market-oriented development. This is an excellent development opportunity for property enterprises. Lack means opportunity, and opportunity means challenge. Property enterprises will rely on diversified management to develop into a real sunrise industry.
Chapter III: Provisions on Diversified Management of Property.
Provisions on diversified management of property
1. Purpose: standardize diversified commercial services and ensure timely, convenient and satisfactory services for owners/users.
2. Scope of application: It is applicable to the paid services provided by the management offices and relevant departments of the property management company to the owners/users (paid services for convenience other than those included in the management service fee).
3. Responsibility
3. 1 The marketing department is responsible for planning and implementing various business service projects together with relevant departments and formulating relevant charging standards.
3.2 The Marketing Department is responsible for drafting diversified business service contracts/agreements, while the Management Office and relevant departments are responsible for organizing the implementation of diversified business services, supervising service quality and coordinating the handling of related problems in the process of diversified business services.
3.3 Employees of relevant departments are responsible for carrying out their diversified business services in accordance with these regulations.
3.4 The Marketing Department shall cooperate with the Finance Department and the toll collectors of various management offices to collect various business service fees.
4. Commercial services include but are not limited to the following contents.
4. 1 paid commercial services
4. 1. 1 special security service project
4. 1.2 renting, greening and maintenance of flowers and trees
4. 1.3 Maintenance of hydropower project
4. 1.4 Real estate agents and agents
4. 1.5 Typing, photocopying, lettering, fax and plastic packaging services
4. 1.6 housekeeping and cleaning services
4. 1.7 venue and advertising space lease
4.2 Free convenience service project
4.2. 1 convenience box
umbrella
4.2.3 Call a taxi for others.
shoe polisher
5. Carry out the preliminary work of diversified business services.
5. 1 the marketing department and relevant departments are responsible for planning and developing various commercial service projects in combination with the actual needs of property users under the jurisdiction of the company.
5.2 Discuss with relevant departments and management offices the feasibility of developing diversified business service projects within the business scope and how to expand new projects on the basis of existing business projects.
5.3 The Marketing Department shall summarize the feasible business items, formulate the charging standards for related service items, and organize the implementation of business work.
5.4 Marketing Department shall cooperate with relevant departments and management offices to announce business items and charging standards to users in an appropriate way.
6. The announcement of business services can be made in the following ways.
6. 1 announce to the destination in the form of light box or signboard advertisement at the entrance of management office or building (residential area, factory building).
6.2 Post it on the bulletin board and bulletin board of management office or building (residential area, factory building).
6.3 Publicity in free brochures or online.
7. Specific implementation procedures
7. 1 After contacting the relevant departments/management offices when users need it, the relevant departments/management offices will implement the operation according to the specific conditions when the business project is feasible.
7. 1. 1 short-term temporary service related departments/management offices will register the names, addresses and service items of users who need services in detail, and arrange relevant departments/management offices to provide users with related project services or service personnel to provide services at home according to users' needs.
7. 1.2 For long-term service projects, the relevant departments/management offices will inform the marketing department of the customer's requirements, and the marketing department will conduct specific business negotiations. After the agreement is signed, the marketing department will feed back the information to the relevant departments/management offices, which shall provide services according to the agreement and establish relevant user service files.
7. 1.3 Other paid business services shall be operated according to 7. 1.2 if the relevant departments/management offices allow the business feasibility.
8, a variety of business service charges
8. 1 Settlement method when providing services to owners/users.
8. 1. 1 billing method. According to the service requirements of the owner, the service personnel of relevant departments/management offices will register the services provided by the owner one by one, and ask the owner to sign for confirmation and report to the owner manager of relevant departments/management offices.
After taking office, the department manager/director will classify and summarize and report to the finance department in the form of monthly statement, and all relevant departments/management offices will be responsible for collecting related service fees at one time before the end of the month.
8. 1.2 Cash (check) payment. After collection by relevant departments/management offices, it shall be submitted to the Finance Department in time.
8. 1.3 When providing services to users/tenants, users/tenants should pay a certain service fee or deposit to the toll collectors of relevant departments/management offices, and then the service personnel of relevant departments/management offices will provide services to users/tenants as required. After the service is completed, they should register each service in detail, and ask users/tenants to sign for confirmation and settle related fees. The fees collected shall be reviewed by the relevant department manager/management director and submitted to the finance department.
8. 1.4 If a long-term service contract agreement is concluded, it shall be charged according to the payment method agreed in the contract/agreement.
9. Basic working principle of operation/convenience service
9. 1 Quality service principle
9.2 Principle of prescription
9.3 Principles of providing commercial/convenient services to customers of other households
9.4 Maintain the principle of meager profit
9.5 the principle of comprehensive evaluation of social and economic benefits
9.6 It is forbidden for service personnel to settle accounts with households privately, and the principle of rewarding households is not accepted.
10, operation/convenience service return visit and quality evaluation
10. 1 The marketing department pays a return visit to the business/convenience service projects on a regular basis, and the specific operation shall be carried out according to the Operating Procedures for Return Visit Management.
10.2 In case of residents' complaints during the return visit, it shall be handled according to the Operating Procedures for Handling Residents' Complaints.
10.3 the manager/management director of the relevant department shall evaluate the quality of the business/convenience service items according to the service records of business convenience service return visits and complaints, which will serve as the basis for the performance appraisal of various departments and related service personnel.
1 1, record
1 1. 1 paid operation/convenience service record form
1 1.2 Monthly statistics of paid operation/convenience service
12, relevant supporting documents
Return visit management operating procedures, complaint handling operating procedures, management office staff service management operating procedures.