物业管理英语课程(整理:罗百辉) |
| 时间：2009-02-19 来源：中国英语网 |
物业管理英语第一讲：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。
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物业管理英语第二讲：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 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。
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物业管理英语第三讲：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 “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is。The 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”。
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物业管理英语第四讲：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 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.她努力学习不辜负妈妈的期望。
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，引导定语从句。在此句中as引导的是非限定性定语从句，而且谓语is 省略了，as所指的是主句的整个句子manager is
expected…。例如：
As has been announced, we must hand in our term papers before the tenth
of June. 据通知，我们务必在六月十日前交学期论文。
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物业管理英语第五讲：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…。
破折号后是插入语，对industrial property作进一步解释，两个that引导的定语从句修饰先行词buildings, that
is等于that is to say，意为“也就是，换句话说”。例如：
Our foreign teacher will leave for New York next Monday, that is, July
7th.我们的外教下星期一，也就是七月七日启程去纽约。
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是连词，用来连接语法结构相同的单词与单词、短语与短语、从句与从句等。例如：
You may stay either in a hotel or in a private house.你可住在旅馆里或者私人家里。
enable+名词+动词不定式是一个固定句型。例如：
His salary enabled him to support his family.他的薪水可供养家糊口。
3. Such special-purpose buildings usually require… since they are frequently
leased on a net basis…。
since 作连词，引导状语从句， 意为“由于，因为”。例如：
Since you are unable to answer, perhaps we should ask someone else.由于你不能够回答，我们可能应找其他人。
on a net basis 此处指业主与租户关系单纯，可译为“以净租为基础”。
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谓语用了被动语态形式，let 的句型为let +名词+to+名词，意为“出租给”。例如：
The landlord wanted to let this apartment to a young couple.房东想把这套公寓租给一对年轻夫妇。
5. …and must also anticipate the need to market the space at frequent intervals.
动词不定式短语to market the space…作need的定语，market是动词，意为“出售，（把……）推出市场”。need的定语，如果是动词，一般用动词不定式。例如：
Is there any need to explain further? 有没有必要作进一步的解释？
at frequent intervals经常，常常
at…interval其间可换一些形容词，如short, regular等。
6. In the 1990s, a critical property, management function will be to service
existing tenants and find…。
此句中，两个动词不定式短语作该句的表语，其中find前省略了不定式符号to, service在此作动词，意为“提供……服务”。existing
tenants 意为“现有的租户”。
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修饰形容词competitive,破折号后的apartments, office等是插入语，作进一步的解释。
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的同位语，分词短语requiring the lowest tenant improvement作type的定语。
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与其后的知识构成定语，修饰anything，其中security, resolution, disposition作介词of
的宾语。
less than意为“低于，较少的”。
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物业管理英语第六讲：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 for measuring the manager’s
success in meeting objectives.
PAYING EXPENSES; KEEPING BOOKS AND RECORDS
The property manager must see to it that operating expenses, real estate
taxes, insurance premiums, and mortgage payments are paid when due. Depending
on the arrangement, a manager may be authorized to sign checks or may only
prepare a list of payments for the owner’s attention. The manager also
keeps records of income and outlays and works with the owner’s accountant
in preparing annual financial statements and tax returns. The manager may
also be responsible for reports required by government authorities.
Useful Expressions
in detail详细
wake up 醒
is bound to 有责任（义务）的……
carry out 贯彻，执行
regardless of 不管，不顾
range from…to 在某个幅度或范围内变动
depend on 依靠
make sure 确信；务必
on hand 现有；在手头，在手边
act as 充当
see to 要注意使……；务必使，保证使
Notes
1. 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.
此句中，分词短语having looked at…使用了完成形式，表示其动作发生在主句谓语动词之前，该分词短语在此句中作状语；由关系副词how引导的名词从句作look
at 的宾语。例如：
No one tells m how I should solve such kind of problems in school.
2. either on or off the managed premises
或者在或者不在所管理的物业内。
3. Once there, what does he or she do?
在此句中，once there是一个省略句，once作连词，引导时间状语从句，正常语句应为Once he or she is there.
例如：
Once you arrive in Los Angeles, please call me as soon as possible.
4. As the agent of the property owner, the property manager is bound to
carry out the owner’s objectives.
as 在此作介词，意为“作为”，其后接名词。例如：
As parents we are concernal for our children’s future.
be bound to 是固定搭配，意为“负有……义务（责任）”，通常句式为 “be bound to + do…”。 例如：
You are bound to obey the law if you are a good citizen.
5. Making explicit those objectives is the first step in creating a management
plan.
该句是宾语补足语提前，正常语序为The first step in creating a management plan making those
objectives explicit.
6. A s we have seen, properties under paid management may be very small….
as 引导从句，承接前示或持续从句的内容，该从句可译为：正如我们所看到的。例如：
7. A management plan can be equally simple or elaborate, as suits the scope
of management and the market area of a property.
在此句中as 作关系代词，意为“这一情况”，承接前面句子的内容。例如：
The man was a teacher, as was evident from his way of speaking. 由那男人说话的样子可明显看出，他是个老师。
8. from a handwritten half page to 50 pages typed and bound此句意为“从手写体的半页到打印并装订好的50页”，bound是动词bind的过去分词。
9. …and sends what is left to the owner-in millions or hundreds.
此句中what引导的名词从句作动词send的宾语，what是从句的主语，动作的承受者，故谓语用被动语态，to the owner作send的宾语，该部分可译为：把剩下的送给业主。
10. The property manager must see to it that operating expenses, …and mortgage
payments are paid when due.
此句中，see to it中it作形式宾语，真正的宾语为that引导的从句。See to it that还可以直接用see that 表示，省略to
it.例如：
See (to it) that you always carry your passport.
when due 是一个省略句，完整的语句应为：when they are due. they指前面提到的几种支付费用。
11. The manager also keeps records of income and outlays and works with
the owner’s accountant in preparing annual…and tax returns.
此句中，keep record of 后接两个宾语income 和 outlay, work和keep是平行谓语。
tax returns 意为“退税”。
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物业管理英语第七讲：Property Management Functions(Ⅱ)
Showing and renting space
Although marketing real estate is a function distinct from managing it,
the two are often combined in the hands of the property manager or management
firm. In the case of apartment buildings, the manager actually on the site
(the resident manager) usually shows vacant apartments and may handle lease
negotiations as well. In the case of commercial or office space, leasing
is often performed by specialists within a property management firm or
may be handled by a separate brokerage firm.
Because of the importance of leasing and the expertise and special effort
required to do it well, a property manager who handles the lease function
often receives a commission over and above his regular management fee.
The leasing function can be classified into three steps, all or some of
which may be performed by the property manager or management firm.
SETTING RENTAL LEVELS. A rent schedule should be established with the objective
of maximizing future rental income from the property. Setting rents is
far from an exact science: it calls for the exercise of good judgment based
on a knowledge of rent rates and available space in comparable buildings
as well as the features, functions, and benefits of both the subject property
and competing space. A technique used by many professional property managers
is the base-unit-rate approach. This involves choosing a standard unit
in an apartment building (e.g., a two-bedroom apartment on the sixth floor)
or a specified number of square feet in an office or derived from a study
of the market with adjustments for differences between the particular property
and its competition. (For example, a newer building normally commands higher
rent for space than an older building, all other things being equal.) Within
the particular building, rent rates will vary depending on the relative
merits and deficiencies of each unit. For example, space on higher floors
usually floors offer the amenities of less street noise and a better view.
SOLICITING PROSPECTS. The second step in the leasing process is to advertise
space in appropriate media (whether billboards, newspapers, radio, or television)
and show in a perfunctory way, this task should properly be regarded as
the time for intensive personal selling on the part of the leasing agent.
To sell space effectively, the leasing agent must not only be familiar
with every detail of the property being shown, but also should ascertain
the precise needs and desires of the prospect.
NEGOTIATING AND EXECUTING LEASES. Finally, the property manager will be
involved, to a greater or lesser extent, in the negotiation and execution
of the lease. In the case of an apartment project, where standard form
leases are used and little negotiation normally occurs, the manager may
perform the entire process. On the other hand, a long-term lease of several
floors in a major office building will require the efforts of both legal
counsel and the owner. Even here, however, the property manager plays an
important preliminary role because of his initial contacts with the tenant.
Useful Expressions
distinct from性质不同的，与其他不同的
in the case of 在……的情况下
on the site现场
because of 因为
far from完全不；远远不；远离
call for 要求
derive from 从……得到
regard as 认为，看作
be familiar with 熟悉
play an important role 发挥重要作用
Notes
1. Although marketing real estate is a function distinct from managing
it, the two are often combined in the hands of the property manager or
management firm.
此句中，形容词短语distinct from managing it 作function的定语，the two此处指marketing real
estate和managing real estate.
2. In the case of apartment buildings, the manager actually on the site
(the resident manager) usually shows vacant…and may handle lease negotiation
as well.
in the case of 意为 “就……来说，至于……”，其后跟名词。
例如：
In the case of a physical change no new substance is found.
就物理变化来说，不会发现新物质。
as well 意为“同样，也”，作副词。例如：
Larry sent me a coat and some chocolates as well. 拉利送给我一件大衣和一些巧克力。
3. Because of the importance of leasing and the expertise and special effort
required to do it well, a property manager who…over and above his regular
management fee.
because of 后接名词或名词短语。在此句中，because of 后接三个宾语-the importance of leasing,
the expertise和special effort.分词短语required to do it well作effort的定语。
over and above his regular management fee超过或高于他的正常管理酬金。
4. The leasing function can be classified into three steps, all or some
of which may be performed by the property manager or management firm.
all of which…和some of which是英语中常见的句子结构，此句中all or some of which 由which引导一个定语从句may
be performed by the property manager or management firm ,修饰three steps.例如：
The houses, all of which had been damaged by the flood, were rebuilt by
the Red Cross.洪水中毁坏的所的有房屋由红十字会重建。
5. Setting rents is far from an exact science….
far from是一个含有否定意义的词组，意为“完全不，远远不”。例如：
What he has done is far from my expectation. 他所做的与我的期望相差甚远。
6. …it calls for the exercise of good judgment based on a knowledge of
rent rates and available space in comparable buildings as well as the features,
functions, and benefits of both the subject property and competing space.
exercise of good judgement意为“做出好的判断”，由过去分词短语based on a knowledge…in comparable
building修饰，作其定语。
both…and是等立连词，连接二个短语the subject property(所属物业)和competing space，意为“……和……都；既……又……”。例如：
The little girl can speak both English and Chinese.
The book is both interesting and instructive.这本书既有趣又有教育意义。
7. a standard unit标准单位
8. The base unit is assigned a rental figure derived from a study of the
market with adjustments for differences….
在此句中，动词assign接双宾语the base unit和a rental figure, assign的间接宾语在此句中作了主语，作为谓语动词的接受者，所以该句中用了被动语态。过去分词短语derived
from…修饰figure.
9. …a newer building normally commands higher rent for space than an older
building, all other things being equal.
all other things being equal是独立主格结构，作让步状语从句，可译为：尽管所有其他的条件都相同。其结构为“主语+非谓语动词+其他”。例如：
The storm having destroyed their hut, they had to live in a cave.雷雨把房子毁坏，他们只好住在一个洞里。
10. …space on higher floors usually commands a premium over that on lower
floors…
that 在此指space，该句可译为：高楼层比低楼层的租金要高。
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物业管理英语第八讲Property Management Funcitons (Ⅲ)
The property manager is responsible for the prompt collection of rent and
other payments due from tenants. When the rent is a fixed sum for the term
of the lease, the task is simple. However, in many commercial buildings,
a tenant’s rent obligation may be made up of different items. For example,
the tenant may pay a minimum rent that steps up at periodic intervals during
the lease term, sometimes with some form of escalation rent (like increases
tied to the Consumer Price Index) or with a percentage rent in the case
of retail tenants. Tenants may also be liable for garage rentals or fees
for specified services provided by the landlord. If additional rents and
fees must be calculated by the landlord, they are not payable until bills
have been prepared and rendered to tenants. Consequently, rent calculation
and collection in a large income property can be complex and time consuming.
Providing security
The increase in crime both against persons and property has made security
a top demand by tenants of all types, whether residential, office, retail,
or industrial. In addition, legislation and court decisions in many states
have expanded the liability of a landlord for injury or property loss suffered
by a tenant resulting from inadequate safety precautions or from the landlord’s
failure to repair doors, windows, or other points of access into the building
or into individual rental units. The property manager has the difficult
task of seeking to minimize the risk of crime while at the same time keeping
operating cost increases to a minimum.
Supervising personnel
Depending on size, a property may require none, one, or many employees
for cleaning, maintenance, security, and other jobs. The property manager
normally determines the personnel requirements of the property and hires
workers (within a budget approved by the owner). Depending on the terms
of the management contract, wages and salaries are either paid by the property
management firm (that then passes these costs along to the property owner)
or are paid by the owner directly. A management firm handling a number
of buildings around town normally finds it more economical to have its
own staff service the buildings.
Maintaining property insurance
Adequately insuring a property - and doing so at the minimum cost - is
important. Doing so requires a manager to keep up to date on the many types
of insurance coverage available and to recommend appropriate insurers for
the property. (This latter function is often performed by an insurance
broker, who deals with the property manager or directly with the owner.)
Finally, the property manager must investigate all accidents or claims
for damages and see to it that reports are filed promptly with the insurer.
Useful Expressions
be made up 由……构成，组成
tie to 依靠，依赖
be liable for 负有（法律）责任的
step up 增加，加快，加强
result from 是……的结果，由于，起因于
at the same time同时，但还是，虽然是
keep…to a minimum 使……保持在最低限度
depend on 依靠
up to date符合最新发展的，包括最新事实（统计）的
claim for要求（赔偿）
Notes
1. The property manager is responsible for the prompt collection of rent
and other payments due from tenants.
该句中介词of后接两个宾语-rent和payments. Due是形容词，修饰payment.
the prompt collection of rent意为“及时收取租金”。
other payments due意为“到期的其他应付款”。
2. a fixed sum固定数目
3. …the tenant may pay a minimum rent that steps up at periodic intervals
during the lease term, sometimes with some form of escalation rent….
此句中，定语从句 that steps up…修饰rent，该定语从句可译为：在租赁期间可定期增加的最低租金。
sometimes with some form of escalation rent (like increase tied to the
Consumer Price Index)可译为：常常可以逐步上升的形式（就像与消费价格指档相关的涨价）。
4. garage rentals车库租金
5. fees for specified services provided by the landlord为业主提供特别服务而支付的费用。
6. If additional rents and fees must be calculated…, they are not payable
until bills have been prepared and rendered to tenants.
该句是一个复合句，if引导一个条件状语从句，但在主句中又有由not…until引导一个时间状语从句，意为“直到……才”，they代替additional
rents and fees，意为“追加的租金和费用”。
7. The increase in crime both against persons and property has made security
a top demand by tenants of all types, whether residential, office, retail,
or industrial.
both against persons and property 修饰crime，意为“对人身和财产的犯罪”。
Make security a top demand可译为“使安全成为首要要求”。
Whether…or 引导名词性从句，作tenants of all type的同位语。
8. In addition, legislation and court decisions in many states have expanded
the liability of a landlord for injury or property loss suffered by a tenant
resulting from inadequate safety precautions or from the landlord’s failure
to repair doors, …or other points of access into the building or into….
此句是一个简单句，但其中有分词作定语，句中过去分词suffered by a tenant修饰loss, 意为“租户遭受的伤害或财产损失”。
现在分词短语resulting from…作状语，其中or后所接的from前省略了resulting，该分词短语可译为：是由于安全防范不足或者是由于业主没有修缮门、窗或其它进入建筑物或单个租赁单元的通道所致。
9. The property manager has the difficult task of seeking to minimize the
risk or crime while at the same time keeping operating cost increases to
a minimum.
while引导一个状语从句，意为“（但）另一方，却”此句中省略了主语the property manager，这是因为在主从句中，主语部分完全相同，while引导一个与主句相对照的句子。例如：
I earn only 50 dollars a week, while she earns 100 dollars.
我每周挣50美元，而她挣一百美元。
10. A management firm handling a number of buildings around town normally
finds it more economical to have its own staff service the buildings.
此句中，分词短语handling…修饰firm, a number of 意为“一些”，其后接可数名词，如a number of students。
it作形式宾语，真正的宾语为不定式to have its own staff service the buildings, 其中have
sb do sth 是固定句型，意为“使某人干某事”，service在此句中是动词。例如：
The director will have Hudson show you around the factory.经理将派哈德逊带你参观工厂。
11. Doing so require a manager to keep up to date on the many types of
insurance coverage available and to recommend appropriate insurers for
the property.
available修饰coverage，同意“所能得到的保险项目”，该词常放在它所修饰的名词之后。例如：
There is an increase in the number of jobs available to women.
keep up to date on the many types of insurance coverage available可译为：了解可得到的关于保险项目的许多种类的最新资料。
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物业管理英语第九讲Property Management Functions (Ⅳ)
Operating real estate is similar to every other business in one important
respect: keeping the customer satisfied. It is true that a tenant signed
to a fixed term cannot walk away from the property if he/she is poorly
served, as can the customer in a department store. But every lease eventually
comes up for renewal, and a high turnover can be a major operation expense.
Furthermore, a building with a reputation for dissatisfied tenants will
suffer in the marketplace.
In dealing with complaints from tenants, the property manager should be
quick to cure deficiencies in services to which tenants are entitled. At
the same time, one tenant should not be given favored treatment; other
tenant will inevitably demand the same. The property manager must also
use good judgment in enforcing the rules and regulations of the building
(which often are incorporated into each lease). These rules and regulations
can be quite detailed, particularly in the case of an interrelated operation
like a shopping center. For example, the rules may specify whether a tenant
is permitted to distribute handbills to shoppers, how loud music can be
played by a record store, and how late stores must be open at certain times
of the year like Christmas. Rules exist to minimize disputes among tenants
as well as to maximize total shopping center sales for all tenants (and
so increase percentage rents payable to the landlord). Deciding how strictly
to enforce the rules is one of the most difficult jobs of the property
manager. Authority, fairness, and diplomacy are all demanded by the work.
Establishing maintenance schedules
Maintenance schedules specify the timing and amount of custodial services
like cleaning common areas (as well as leased space when called for by
the lease agreement), picking up garbage, removing snow and ice, and keeping
up the parking area. Maintenance also includes making sure the building’s
operating systems are always functional. Tenants take for granted (rightly)
their heating, ventilating and air conditioning, plumbing, and electrical
service. The building manager is paid to take responsibility for keeping
these systems running. In a larger property, one or more engineers may
be permanently on the premises to look after mechanical equipment. In many
buildings maintenance contracts are set up for heating and air conditioning
equipment. Besides maintenance, the property manager is also responsible
for inventory control, to ensure that cleaning supplies and other necessary
items are on hand when needed. (In some establishments like hotels, inventory
control is a highly specialized function that includes food and liquor.)
Useful Expressions
be similar to 与……相似
walk away from 从……处离开
come up 提出，发生
pick up 捡起，拿起
keep up 继续下去，不停止
make sure 确保
take…for granted 认为……理当如此，想当然
take responsibility for负责，承担责任
look after 照料，看护
set up 安排，组织，建立
on hand 现有，在手头，在手边
Notes
1. Operating real estate is similar to every other business in one important
respect: keeping the customer satisfied.
keeping the customer satisfied作in one important respect的同位语。
2. It is true that a tenant signed to a fixed term cannot walk away from
the property if he/she is poorly served. As can the customer in a department
store.
过去分词短语signed to a fixed term修饰tenant, 意为“签约了一个固定租期的租户”。
as 作连词，意为“像……一样”，as引导的从句承接前示从句，且主谓倒装了。例如：
Paul plays violin, as does her mother.
3. In dealing with complaints from tenants, the property manager should
be quick to cure deficiencies in services to which tenants are entitled.
Which作介词to的宾语，先行词是services, 该词由定语从句to which tenants are entitled修饰。
4. At the same time, one tenant should not be given favored treatment;
other tenants will inevitably demand the same.
favored treatment 意为“优待”。the same 代替 favored treatment.
5. …the rules may specify whether a tenant is permitted…, how loud music
can be played…and how late stores must be…
在此句中，由连词whether和疑问副词how引导的三个名词从句作specify的宾语，该结构在英语中使用较为普遍，它们可充当句子的主语、宾语、补误和同位语。例如：
What he did is not yet known. (主语)他作了什么无人知晓。
I don’t know whether he aggress with you. (宾语)我不知道他是否同意你的观点。
He has made the company what it is today. (补语)他把公司发展成了今天的样子。
at certain times of the year like Christmas 一年里的某些时候如圣诞节。
6. Rules exist to minimize disputes among tenants as well as to maximize
total shopping center sales for all tenants…
此句中两个并列的不定式短语to minimize…和as well as to maximize 作目的状语，可译为：不仅使整个购物中心的所有企业销售额最大程度地增加，而且使租户间的纠纷减低到最低限度。
7. Deciding how strictly to enforce the rules is one of the most difficult
jobs of the property manager.
在此句中，deciding后面由疑问副词引导一个不定式短语作decide的宾语，这是一个常用的句型：疑问代词+动词不定式，称作不定式的复合结构，它在句中可作主语、表语及宾语。
The secretary will tell you how to fill in the form. (宾语)秘书将告诉你怎样填表。
The problem is where to go for the outing. (表语)问题是去哪儿游玩。
How to do it depends on you. (主语)如何做取决于你自己。
8. Tenants take for granted (rightly) their heating, ventilating and air
conditioning, plumbing, and electrical service.
该句中，granted 后面所跟的词，如：heating, ventilating, …service应放在granted之前，它们作宾语，因为这个宾语列举的词过多，所以后置。
take fro granted常用take it for granted that的结构，it作形式宾语，真正的宾语为that引导的从句。例如：
we take it for granted that they would consent.我们想当然地认为他们会同意。
9. Besides maintenance, the property manager is also responsible for inventory
control, to ensure that cleaning supplies and other necessary items are
on hand when needed.
Inventory control用品控制
动词不定式to ensure…作目的状语，其中when needed中省略主语cleaning supplies and other necessary
items和助动词are.
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物业管理英语第十讲The Work of the Engineering Division
The engineering division performs work in several areas: electrical; plumbing;
heating, ventilation, air conditioning; general maintenance and repair;
preventive maintenance; renovation; and water management. The property’s
own engineering staff concerns itself primarily with maintenance in each
of these areas. Local building codes and/or lack of time or personnel in
the engineering division may dictate that outside contractors must handle
large installations, changeovers, or new construction. The use of contractors
is often dictated by applicable codes and by the fact that the engineering
staff frequently has insufficient time and personnel to handle such work
while attending to regular repair and maintenance.
Electrical Systems
Property operations use a tremendous amount of electrical equipment, and
electrical repair takes the engineering division to every corner of the
building. An elaborate electrical system with its many circuits requires
hundreds of fuses, and every blown fuse must be replaced. Should a fuse
continue to burn out, the short circuit must be located and repaired. All
electrical fixtures, outlets, andtches must be kept in good working
order. Maintaining and servicing a modern electrical system is very complicated,
but consider the woes of an engineer whose property may be 50 to 100 years
old who must contend with obsolete equipment and wiring.
Today, most properties buy electrical power from public utilities. However,
many properties have an emergency generator ready in case the regular source
fails. A few communities still generate their own power, but this requires
added staff and equipment and usually costs more than power from a public
utility.
Job description for a chief engineer
Job Title Chief EngineerDate
Basic Function:
Performs, manages, or supervises maintenance operations for exterior and
interior facilities including electrical, plumbing, heating, cooling, structural,
groundcare, parking areas, and other maintenance work necessary to maintain
the proportion in an optimum and efficient condition. Also, ensures the
safety and comfort of the tenants.
Responsibilities:
1. Maintain all distribution systems for electricity, water, gas, etc.
2. Maintain and operate air conditioning, heating, and ventilation systems.
3. Maintain buildings and grounds.
4. Monitor and coordinate the services performed by outside contractors
in accordance to all contracts, leases, service agreements, and warranties.
5. Keep all records pertaining to heat, light and power and costs of the
facility.
6. Ensure timely response to requests for services by tenants and management
to include repair or replacement of all interior fixtures and furnishings.
7. Schedule all work to be done on a daily basis at a minimum of inconvenience
to tenants.
8. Plan, implement, and administer an effective preventive maintenance
program in accordance with good engineering practices.
9. Plan, implement, and administer an energy management program.
・Maintain appropriate equipment operating logs
・Maintain utility consumption records
・Educate other operating departments in energy management
・Establish annual energy reduction objectives
・Analyze and modify operation of the physical plant to conserve energy
10. Assist in the preparation of capital expenditures and maintenance budgets.
・Select vendors and contractors that meet quality standards and pricing
specifications
・Initiate purchase orders
・Maintain adequate inventory of parts, tools, and supplies
・Maintain purchasing records
11. Train and supervise subordinates and assist in safety and emergency
training for other employees.
12. Conduct continuing inspection of buildings and grounds to ensure compliance
with fire and safety laws.
13. Recommend and/or take action to ensure compliance.
14. Maintain a clean and orderly work area free of hazards.
15. Perform other duties as assigned.
Supervision Exercised:
Assistant chief engineer, carpenters, electricians, grounds maintenance,
lock and key maintenance, painters, and plumbers.
Supervision Received:
・Supervisor:
・General Manager
Minimum Requirements:
・Education: high school or equivalent.
・Mechanical or equivalent training in the following: boilers, plumbing,
air conditioning, power or building construction. Higher education or experience
of such kind and amount as to provide a comparable background required.
Experience:
Five years in any combination of mechanical trades with hotels/motels,
hospitals, high-rise apartments or similar duties with the armed services.
Must have license where required or qualifications to become licensed.
Knowledge of carpentry and painting required.
Other:
1. Applicant should possess the following traits:
・Effective communication skills
・Administrative abilities
・Good personal relations skills
・Self - motivation
・Mechanical aptitude
2. Applicant must be willing to relocate when and where directed.
Useful Expressions
concern with 关心，挂念；从事
attend to 照料
burn out 烧毁，熄灭
keep in good order 维持好的状态，完好
contend with 与……作战，与……战斗
in case 万一……的话，在……的情况下
pertain to 有关；附属
in accordance with/to 与……一致，与……协调
take action 采取行动
free of 无……的；免费的
Notes
1. Local building codes and/or lack of time or personnel in engineering
division may dictate……
当地的建筑规范和/或者工程部缺少时间和人手也许要求……
2. The use of contractors is often dictated by applicable codes and by
the fact that the engineering staff frequently has insufficient time and
personnel to handle such work while attending to regular repair and maintenance.
由that引导的从句作fact的同位语，对其作进一步的解释。例如：
We all know the fact that they have landed on the moon.
While 引导的时间状语，该句省略了主语the engineering staff.例如：
He was so tired that he fell asleep while reading the newspaper.
3. a tremendous amount of electrical equipment 大量的电气设备
4. every blown fuse 每根烧坏的保险丝
5. Should a fuse continue to burn out, the short circuit must be located
and repaired.
should a fuse…是一个倒装句，should置于句首，此句型实际上省略了连词if，该从句可译为：如果保险丝不断烧坏。
例如：
Should anyone phone, tell them I’m in conference.
6. …but consider the woes of an engineer whose property may be 50 to 100
years old who must contend with obsolete equipment wiring.
此句中有两个定语从句，一个是由关系代词whose引导的从句，whose在定语从句中充当定语，相当于the property of whom,
表示所属关系。例如：
This is a book whose content (the content of which) have caused a great
deal of discussion.
另一个定语从句由关系代词who引导，who在定语从句中作主语，其先行词为engineer.
7. However, many properties have an emergency generator ready in case the
regular source fails.
Have an emergency generator ready 有一台救急的发电机备用
in case 作连词，引导状语从句，意为“万一……的话，在……的情况下”。例如：
In case anything important happens, please call me up. 如果有要事发生，请给我打电话。
8. …and usually costs more than power from a public utility.
通常比从公用机构送来的电要贵得多。
9. exterior and interior facilities 户内与户外的设施
10.…including electrical, plumbing, heating…and other maintenance work
necessary to maintain the property….
Necessary to maintain…作work的定语，该短语可译为：有必要使物业保持完好与高效的其他维修工作……。
11. Schedule all work to be done on a daily basis at a minimum of inconvenience
to tenants.要尽量减少租户的不便，安排好每日要做的工作。
to be done…动词不定式作定语，表示将要做的事，因为修饰的名词是动作接受者，所以不定式用被动语态形式。例如：
That will be the only things to be done by the children.这是孩子们目前可做的唯一的事情。
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物业管理英语第十一讲Heating, Ventilation, Air Conditioning
In many parts of the U.S. and the world, the engineering staff must keep
the property heated for a good part of the year. In the winter, this means
simply maintaining a comfortable, even temperature. During spring and fall,
however, it is desirable to take off the chill without overheating the
building - no small task if the heat is manually controlled.
Hot water heating systems are still used in some properties, but steam
systems are more common. While many properties purchase their steam from
public utilities, others operate their own boilers. Coal-stoked boilers
are dirty. Gas or oil burners are clean, but they require additional employees.
Buying steam reduces the number of employees needed to maintain the boilers.
So the engineering crew must have the technical knowledge and skill to
handle them.
Maintaining a heating plant may appear to be simple routine work, but,
in reality, it requires highly technical knowledge. Burners must be maintained
and repaired, thermostats must be kept in good working order, radiators
and valves need attention. New types of controls are being developed that
will bring heating closer to an automatic operation, but the automated
repair and maintenance engineer just does not exist and probably never
will.
Another responsibility of the engineering division is the ventilation and
air conditioning system. Regular changes of air are required, and it takes
machinery to provide this. The public today demands air conditioning in
all first-class properties. A central system provides a central point for
maintenance and repair.
Computer and other electronic devices called energy management system (EMS)
have been developed to control peak power demand; regulate the heating,
ventilating, and air conditioning throughout the building as needed; and
control every aspect of energy usage in the operation .
These systems are all technically very complex and require a knowledgeable
and experienced staff to operate and maintain underscores the need for
better training and education of the engineering staff.
Useful Expressions
take off 拿走，取消
in reality 实际上，事实上
close to 接近于，几乎
Notes
1. …the engineering staff must keep the property heated for a good part
of the year.
过去分词heated在句子中作宾语补足语，因为是人物业供暖，有被动的意思，故用过去分词。例如：
They have made rules to keep the property cleaned.
for a good part of the year可译为：一年的大部分时间
good意为“颇，相当的”。例如：
It will take me a good five hours to write such an article.写这样一篇文章足足要花五个小时。
2. …it is desirable to take off the chill without overheating the building
- no small task if the heat is manually controlled. no small task对前句中的to
take off the chill…作进一步解释。意为“这可不是小任务”。No置于名词或形容词之前，意为“一点也不是，绝不是”。例如：
He is no gentleman.他根本不是个绅士。
She left her niece no small fortune.她留给侄女一笔庞大的遗产。
3. coal-stoked boiler燃煤锅炉
4. New types of controls are being developed that will bring heating closer
to an automatic operation…
此句中含有一个定语从句that will bring heating…，修饰new types of controls，由于修辞的需要，将定语从句后置，可避免头重脚轻。例如：
New houses will be built that can be used to settle refuges.
5. but the automated repair and maintenance engineer just does not exist
and probably never will.
and后的并列成份maintenance与前面的repair修饰的是同一个主语engineer, will后省略了谓语动词exist，由于该部分是省略形式，其副词never就放在了助动词will的前面。
6. control peak power demand控制高峰时期的用电需求
7. regulate the heating, ventilating, and air conditioning throughout the
building as needed….
在必要时调节整栋建筑的供暖，通风以及空调的使用。as作连词，引导状语从句，此处省略了主语和系动词。
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物业管理英语第十二讲General Maintenance and Repair
When it becomes necessary to break through walls in order to make plumbing
or electrical repairs, engineers make the subsequent repairs. The engineers
also handle small welding jobs and maintain door hinges and locks. Engineering
staff may also be involved in a wide rang of miscellaneous tasks such as
window replacement, painting, carpet installation and so forth. An outside
firm is usually contracted for the maintenance, repair, and inspection
of major equipment such as elevators.
Maintaining a plumbing system is no small job. Many American communities
often have a large plumbing system. In addition to the circulating hot
water system, properties have a separate and complete cold water system.
A property owner without either hot or cold water wastes no time making
this fact known, and engineers must remedy the situation immediately. Faucet
are bound to wear out, and many hours are spent replacing them. Drains
can become stopped in the course of everyday use, or property owners may
discard objects that plug up sinks or bathtubs. On upper floors, plugged
rains may cause flooding. Even minor flooding can cause extensive damage.
The engineering division also frequently receives calls about toilets.
Basic tools can generally be used to resolve problems, but, in serious
cases, the toilet may have to be removed to let the plumber locate the
source of difficulty. Water - closet valves must be frequently checked
and kept in good working order to avoid noises.
Some plumbing work can be rather messy. One example is cleaning the kitchen
grease traps and the basement grease line. Chemicals can help keep these
lines open, but, occasionally, cleaning must still be done manually. An
additional problem for engineers is the fact that the original plumbing
in most properties probably was not intended for all the use it now gets.
Properties canmodernize systems gradually, but few proferties can undertake
such a job in a short period of time.
A Sample Informing Tenants of Electricity Supply Cut-off
Dear tenants:
Please note that owing to the carrying out of repair work to the electricity
supply system, lift service and public lighting of Block Two and Four will
be suspended from 9 to 20, Nov. 15th.
However, emergency electricity supply will be provided to staircases and
corridors. Should you have any queries, please contact the Manager Office
on 87675274 (telephone number).
We apologize for any inconvenience that may be caused.
Yours sincerely
Useful Expression
break through 冲破、突破、冲垮
be involved in 卷入、涉及
such as 比如
so forth 等等
in addition to除了……之外（还有）
be bound to 一定，注定
wear out用坏；耗损，磨损
in the course of在……期间
plug up堵塞
owing to 由于，因为
Notes
1. When it becomes necessary to break through walls in order to make plumbing
or electrical repairs….
此句中，动词不定式to break through walls 是真正主语，it 是形式主语。该句可译为：为了进行管道和电力的维修，必要时要穿墙破壁。
2. Engineering staff may also be involved in a wide range of miscellaneous
tasks such as window replacement…, and so forth.
a wide range of 意为“大范围的”。例如：
The student has a very wide range of interest.
那个学生的兴趣非常广泛。
such as 意为“比如，例如”，在as后接名词。例如：
Sara has read many English novels such as Oliver Twist, Pride and Prejudice,
and Jane Eyre.莎拉读过许多英语小说，例如：《雾都孤儿》、《傲慢与偏见》、《简・爱》。
3. An outside firm is usually contracted for the maintenance, repair, and
inspection of major equipment such as elevators.
该句的谓语为被动语态，contract作动词，意为“与……订（……的）合同”。该句可译为：与外面的公司订立合同负责维护、修理和检查主要的设备，如电梯。
4. A property owner without either hot or cold water wastes no time making
this fact known.
介词短语without either…or…作owner的定语，可译为：没有冷水或热水的业主。
Waste no time意为“不要浪费一点时间，赶快”，making this fact known是一个复合结构，known作宾语fact的补足语，意为“告诉别人”。
5. Drains can become stopped in the course of everyday use.
下水道在每日的使用中有可能堵塞。
6. On upper floors, plugged drains may cause flooding.
楼上堵塞的下水道也许会引起淹水。
7. Chemicals can help keep these lines open….
help keep 是help + (to) do句型，意为“有助于（某事）”。
例如：
The new policy helped (to) brake the inflation.
那项新政策有助于掏通货膨胀。
该句可译为：化学药品有助于保持管道线畅通。
8. An additional problem for engineers is the fact that the original plumbing
in most properties probably was not intended for all the use it now gets.
此句中fact后紧跟一个同位语从句that the original plumbing…the use.定语从句it now gets修饰use。
9. electricity suppily cut-off 停电
10.…owing to the carrying out of repair work to the electricity supply
system….由于 对供电系统进行维修……
Owing to the shower, the football game was put off.
由于阵雨，那场足球比赛推迟了。
11. emergency electricity supply备用电
12. Should you have any queries, please….
该句省略了if的条件状语从句，正常语句为：If you should have any queries, please…。这种句式的谓语动词用虚拟语气，表示对将来某种情况的假设。例如：
Should I have enough money, I should sail around the world singlehanded.
要是我将来有了足够的钱，我就会独自一人乘船周游世界。
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