管理權出售

管理權出售

管理權出售

 

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物業管理權

所以您想購買管理權?

 

「物業管理權

是行業內對於分契式產權物業(建築內的單位分屬於不同業主)的駐場經理和物業開發商或業主組成的法人團體之間特別生意協議的術語。

 

擁有物業管理權的關鍵是以下兩項協議:

 

1. 一份照看協議,其允許經理(或多名經理,通常是一對夫妻)住在現場的一間公寓,並管理物業內的公共區域,如游泳池、網球場、樓梯、停車場等。

業主法人團體簽署的該協定中包含了基本薪資和責任清單。

 

2.  業主法人團體簽訂的“代租協議,其賦予駐場經理獨家權利,允許其出租物業內的公寓並收取佣金。佣金的數額常常需要與每一位單位業主協商。

 

根據協議的性質,物業管理權所有者一般要居住在現場,其住所性質也根據物業形式不同而變化。

 

每一份物業管理權協議都與其物業一樣具有獨特性。

 

的物業管理權將持續多久?

 

在整個行業內,各州之間存在一定差異。在新南威爾斯州,除2003年之前簽署的協議外,管理權最大期限往往為10年。在昆士蘭州,期限的長短則取決於管理模組:Standard Modules 標準模組最大期限為10年,而Accommodation Modules住宿模組最大期限為25年。

 

會把公寓租賃給誰?

 

這取決於該物業是長租型物業、短租型物業還是混合型物業。

 

長租型物業只租給那些租賃期限至少為6個月的人。
 

短租型物業則租賃給度假者或商務旅行者,其經營方式很像酒店或汽車旅館,而混合型物業對上述兩者都可租賃。

 

購買“預售房”管理權時的注意事項

 

相對於短租型租賃物業,長租型租賃物業的經理更不側重於將重心放在辦公室或櫃台區域上,在決定購買任何管理權之前都必須要考慮這個因素:住宅和商業成分的差異可能很大,但它們卻是至關重要的。任何房地產估價師都必須同時考慮這兩個因素,因此會需要物業管理權方面的特別估價師來負責。

 

購買「現房

或「預售房

則是另外一個需要考慮的關鍵問題。購買「預售房

本質上是指購買尚未投入使用的物業。通常,購買「預售房

管理權意味著從開發商那裡購買物業管理權;由於該房產沒有經營歷史等方面的資訊,可供參考的資訊較少,因此買家必須更加謹慎,並降低更大的風險。

 

「預售房

的一個賣點在於其管理權生意往往比較便宜,但購買時的談判更則加艱難。合同需要制定得非常具體,注明買家購買的是什麼,物業管理權是什麼樣子的以及物業管理權是如何運作的。不要急於相信代理或開發商所說的一切;儘管他們提供的資訊和建議至關重要,但關於未來入住情況的假設不能盡信。您還需要看看當地及該地區的統計資料。

 

讓您的會計師或律師核實所有的財務預測,並以自己的財務預測進行比較。特別是當您想要算出潛在利潤預測時,慷慨地留出費用空間是非常必要的。如果您是一個相對缺乏經驗的經理,您將更有可能無法預見或忽略一些費用。業委會的照看者酬勞、出租佣金收入、各種費用和收入來源都應被包含。

 

購買預售房的一個明智做法是去調查開發商。他們是否開發了其它物業?那些物業的管理權生意現在做得如何?如果可能的話,找些物業經理談談,找出已有物業與您感興趣的物業之間有何不同之處,在物業地點、租賃期限(短期或長期)以及物業風格方面你們都可以交換意見。

 

您以前有過做短期住宿經理的經驗嗎?如果沒有的話,這一點也是需要考慮的因素。相對於長租物業而言,極其複雜的渡假物業需要承擔更多的承諾和責任。眾所周知,開發商會提前與經驗豐富的物業經理取得聯繫,因此,管理權的爭奪如果不是很激烈,那麼您就需要瞭解一下其原因所在了。

 

除那些常見的考慮因素,如物業內公寓數量以外,重要的因素是找到行銷管道和廣告支持。您能從開發商那裡得到這方面幫助嗎?經理們花費時間和金錢來佈置前臺是很正常的;通常,這包括建立一個行銷處、物業管理系統等等。如果您正在與一位經驗豐富的開發商打交道,而他能夠幫助您安排這些事,那就再好不過了。否則,您就需要做一些研究,找出您需要在哪些地方做哪些事。

 

物業中安裝的軟體將決定大部分的日常操作,因此這是一項需要考慮的重要因素。市場行銷、庫存和會計、員工排程、客房預訂、房間管理和維護都將嚴重依賴於所選擇和安裝的系統。更換系統也可能是個令人頭痛的問題,所以首先搞清楚所有技術問題是很重要的。

 

這又牽扯到該房產是用於短期租賃還是長期租賃的問題。根據物業類型的不同,行銷策略會有很大的不同,因此,開發商那兒應該有這方面的材料供您瞭解。您需要索取的另一資料則是公寓銷售合同和/或披露聲明書的副本。

 

這些副本將是非常有用的,特別是當其包含了測量平面圖、住戶公約規章、照看者協議和代租協議等時。它們是任何初始盡職調查的重要組成部分,這對於購買預售房管理權是十分重要的。

 

在談判過程中,應密切注意合同中所列的每一項內容。從窗戶清潔和消防安全等物業維護規定,到垃圾清理、停車、無線網路、花園和辦公空間;這些都將對物業經理的日常生活產生巨大影響,所以應仔細研究。作為一

物業經理,首先要弄清楚您需要做什麼,想要得到什麼的結果,這樣您就知道在什麼地方您可以讓步,在什麼地方不能讓步。

 

行業培訓是必不可少的

 

如果此時您仍然對購買物業管理權感興趣,那麼請調查並參加各種專門的培訓課程,這些課程是為支持駐場物業經理而設立的。這些短期課程涵蓋了管理權角色和責任的不同方面,通常情況下,其為異常艱難的前六個月實踐提供了重要的資訊和説明。

 

 

 

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