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    工业厂房的物业管理体会(2)  
     
 

工业厂房的物业管理体会(2)
物业管理制度的制定主要分两部分,一是物业管理公司内部规章制度的制定和物业公司对外的规章制度的制定。对内部,我们制定了《物业管理的纪律》、《物业管理的岗位职责和工作程序》、《水泵房、配电房管理规定》等。同时,加强内部人员的学习,使每个员工之间加深了解,加强相互之间的配合。对外,我们制定了《电梯等公用设施使用规定》、《停车管理规定》、《消防卫生、公共绿化等管理规定》、《装修管理规定》等。这些制度的制定,非常有利于租户进入后有序地开展生产经营活动。

三、做好对租户的服务工作


由于我们的厂房大多租赁给外商投资企业,这些外商投资企业在来中国投资之前,基本上都在所在国的工业园区进行生产经营。外商投资企业的到来,带来了外国成熟的工业厂房物业管理的做法,同时也对物业管理提出了较高的要求,比如对各项费用的分摊要求公平、物业管理事项要求承诺解决问题的时间、重大物业管理事项要求集体协商等。


为避免被动局面,我们抓住外商比较重视《物业管理合同》谈判及《物业管理合同》的履行等做法、要求,在《物业管理合同》的谈判阶段,我们就根据我们园区的具体情况,详细分析外商要求的合理性及实现操作的可能性,并制订相应的处理方案。特别强调:我们对外商投资企业承诺的事项,必须千方百计地去完成;对外商投资企业投诉合理的地方,我们必须虚心接受。在《物业管理合同》的履行上,对能够马上解决的问题,立即采取措施进行处理,对不能够马上解决的问题,做好耐心地解释工作,并告知解决问题的方案。比如,公用设施电梯、水泵、公共照明等公用设施所发生的公共费用分摊是一件令物业公司头痛的事情,任何分摊方式都不可能做到绝对公平。开始的时候,我们采用按租赁面积的大小进行分摊,但有些大客户认为,我的面积很大,但用水用电较少,大部分分摊给我们不公平,经调查发现,也的确存在这个问题。为此,我们按照“外商比较喜欢对物业管理事项由集体协商方式来解决问题”的做法,召集了全体外商投资企业,经集体协商,大家都认为采取按各自的用电及用水量进行分摊公共费用比较合理。用水多,证明水泵为你工作的时间较长,因此,水泵的公共电费就分摊多些。为显示公平,每月公开公用电费、水费的分摊。外商投资企业对我们这种做法非常满意,也保证了我们物业公司水电费的回收,一个比较头疼的问题就这样解决了。


当前,我们工业园区运作正常,出租率达到100%。由于我们对即将发生的物业管理事项准备比较充分,且服务态度良好,使我们赢得了广大租户的尊重和理解,双方也建立了良好的合作关系。
 

 
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