Job hunting dogs in mind

 Job hunting dogs in mind
the early years, dog food, get a Free.
So, job hunting for prey has become the biggest heart of each, because the dog's society that the prey can not find the dog is not a good dog. Thus, based on access to prey, the group were engaged in a fierce dog fight.
First, the dog went to job fairs.
then, is to participate in group phase of the dogs face. the so-called base surface, is a group of dogs biting each other, have not been killed in the entry side, they lost under the Chen become Sang Jiaquan.
into the side, a dog bite is a pack of wolves, of course, not be killed without reason. So, to left only fawning toady, or relationship with the wolf hybrid has Adultery dogs, also known as Shepherd's. However, there are a number of Tibetan Mastiff fear wolves.
Finally, when the dogs were excited, respectful part of the entry is selected and found that the competition is just a bunch of stool.
dogs are angry and helpless.

[Reserved] card on the cow said fruit Salmonella brother ah! Painstaking pursuit of your past

 Permit the sacred fruit of the Salmonella, once again to the place where his brother, tried to persuade him Fengchi Buddhism, then told his brother: the five precepts, ten good deeds is the fundamental raw day; giving, Bible study is the basis for road sector. brother more angry at hearing these words to refute the salmonella, said: I do. Ming Zhong, fall into bulls, grow fat and strong. businessman bought it after they sold it contains salt everywhere. so after a few years, cattle getting weak, strength as before.

one day, the younger brother of the elder brother said: regardless, followed by Salmonella hear it all day Buddhist. Does this mean that Salmonella can treasure for your clothes? We did not expand to increase positive family property, I am afraid we have to laugh to others abandoned the family business, the extinction of the house. they said, and his children, which should be inherited the legacy of industry, parents, and carry them, so is the dutiful son ah! broad-line degrees, meditation revisions to the degree of birth Road Act to parents, this is really big filial piety. Road has always been very popular is the opposite of natural. cultivator like secular people find offensive; and Secular cherished, for the cultivators of the despised. Zhiyu way different like the difference between light and dark in general, therefore, wise people to the dark to clear, the last card was the supreme truth. today you pursue happiness, it is I JIE JU distress. secular all false untrue, but you have lost is actual enforcement, the pursuit of these short-term happiness, future generations will bring untold suffering! ; brother of her brother's words were not convinced by this, inner dissatisfaction, bow their heads in silence. brother to see him so, in turn went on to say: depending on the treasures of wisdom as the most, let me as home care practice, Gui Ming treasures it! life and send the world, like dust, no fixed uncertain. impermanent one, sin Chanfu, they have to be reported. So, I want to care from all the world, want to avoid the danger of music in order to achieve ultimate happiness. is home to as Salmonella.

Original Address: Salmonella fruit of ox card said: My younger brother ah! Painstaking pursuit of the house you used to do of homes: Amitabha
Salmonella know cow Huijiu mind, but also feel sorry for it. So, Bianxiang cattle owner tells ins and outs of things: only beef was my brother, because he does not believe Sambo, greed jealousy, lust and not giving worldly treasure, so fall into beasts. you see it now old and frail, has no energy to do things for you, you poor it, give it to me, let me save it this residual life, okay? Salmonella cattle gave. salmonella the cow back to the temple and urged it as one Jinian treasures, and soon, cattle will Ming Zhong, passed away grieved Lee days.

greedy fans Shibao fall bulls

the past, a pair of brothers, rich, unfortunately parents died, the brothers have no one belief, had each other. However, although brothers, interests vary. brother likes to listen to monastic law, and brother, kept closely to the family business, like the business world's official post salary.

near their home, there is a cock Abode Abode brother his love to study Buddhism. brother brother is not happy to see concerted efforts in business finance, make powerful, only know how to get close to the Abode of Salmonella s very upset.

this business was removed He told friends that engaged in the trading, we have the senses and sighed words: fall into beasts! p>


Once, in the ascent, the bull tired to walk, lie down on the ground. businessmen wielded whips violently beaten, dragged half-in half to push the state, although cow make every effort, still can not move forward, it is so painful lying on the ground moaning. At this point, the sacred fruit of the Salmonella permit to pass in the air full of God, far met on the cow said: painstaking pursuit of the house homes, land, now there? not think you actually will be born cow fetus, alas! , Stella Jones causal own destiny cicada, unaware of tears, remorse previously rehabilitated industry, greed jealousy, do not believe in Buddhism, despise holy beings, its own way, do not listen to the words of his brother, so that the body of cattle fell today, tired exhausted, miserable, it is regretted having ah!

the original legal case from the 
brother out of the house, day and night, sophisticated, chanting meditation, a mind road, thinking Buddhism, there is no slack. will soon be accessible thirty seven items, into a channel card results.

card Salmonella fruit of ox said: My younger brother ah! Painstaking pursuit of the house you used to care what 

I love the past

 Suddenly do not know what you always so stubborn

you forget the words you have said is my light

can not love me but you easily
I blurted out < br> you to easily dump the body left

now we lost each other, or so obsessed with you
so I do not know why you do not give a chance persistent

I'm still looking forward to you are really good in that you look back

cruel and heartless good too
can you say you do not see too many
I do not know how many years you may be able to see them a text that will be the last
can

that since you have not forget it, all to let it go,
just forget you If the day you think you
you can see them
I want you to see if you have not seen the
18840910 space or thinking about you ....

Real Madrid fans - you are rubbish!

 Dear Barcelona fans:
Hello!
Behalf of all the Real Madrid fans are loyal to our great club since its inception on the ball will cause you to you that the adverse effects of deep sorry!
league title 29 times, the Champions League nine times, these are our crown of glory Real Madrid, the most a few bright pearl, and your league title 17 times in Barcelona, the Champions League than we do 2 do not think the nerve, the King's Cup semi-final in 1943, we accidentally forgot to hit you mercy 11:1 Barcelona make you proud people thoroughly discredited, if not we exist, and perhaps you will not be so history no face of it (will you? I hope so, huh, huh), so deeply apologize to you!
the last century 50's, we rob from your hands to the DI `STIFANO, the achievements of the Real Madrid Wal-Mart and the Europa's dominance has created a club belonging to the era, and you are only in our numerous trophies won under the shadow of obscurity, and later, that is, 2000, we Youyi stunning price, speed and efficiency hired from you was in the heyday of European football captain FIGO, finally experience the latter in the White House, where you can not feel to win the European Cup this wonderful thrill of winning, so that you can only be as lost dog crazy calling him a pig to vent your hatred, really sorry, but I have been unable to figure out: Why you can not detract from the captain refused the temptation of our White House, it will not just like you said the reason the money it so simple, and should be our position and the difference between the value of, if not our words, and perhaps you will not betray you the captain of the (not? I hope so, huh, huh), so, once again like to express deep Deep apologies!
you always say we are relying on government support to be able to glory, it is very confusing, ah, ah you were so great to win the first session of the Spanish football league champion is your, ah, have so many so-called make you proud of your members are, ah, would not be in or you plot it, and you stubbornly insist like a mad dog is get in the way, really wrong ah, are the subject of Welcome also wrong with that, of your so-called unfair treatment in the past I can only express sympathy and helplessness, no way, ah, who told us the great Real Madrid do, Who we respected it as, hey, in fact, to take care of by others it is also annoying, but Ye Hao, allowing you to seize a handle vicious attack us, so as to reflect our broad and inclusive, tolerant, and I think if we do not exist, perhaps you will feel better day it (will be it? I hope so, huh, huh), so you still have to deeply apologize!
you always laugh at our uniforms, white is the color of surrender, perhaps you are not satisfied that there is no aesthetics of the founding those who leave you with that blue and red ball is too ugly and rogue services of, is so insane that we are always jealous of the white symbol of purity it the perfect uniforms, you are not satisfied with them ah say, why hold back in the belly it carefully constipation Oh, so you do have bad breath will become more dirty mouth, you do not say how we will know it, you replace the white if you want to mix with us, we will be happy with You little brother, watching, because it is too beautiful and sparked envy you, so we had to apologize like you, (Oh)
you always say that they are blue sky, white clouds that we are, because the blue sky in the above the clouds, you will be upon us, everyone knows I am afraid this is just your wishful thinking, no matter where in comparison, glorious history, won the trophy in the world-wide influence, you are not our opponents , so, even if we still do white, or blue ocean you would be nearer to describe it, so once again apologize to you is a matter of course, because no matter how vast oceans, white clouds above the ocean, or ever, is not you, huh, huh.
you always attack us too materialistic, and have eyes only for money and the word, while at the same time the ball in the gaps in services for their own advertising and not complacent, everyone knows, today's world is a world economic supremacy, Football is no exception, who is more than make money to support through football and even soccer clubs raised, you are blindly narcissistic, so I had to admire the courage of your frog-like, if we make the money too much and cause you suffering from pink eye, I Of course, you would like to deeply apologize, and we can guarantee that if you hand tight, then one day, although come to us, we will treat any of a beggar with a more than warm hands to help you, huh, huh.
hey, sorry to say so many words, really relieved, ah, oh, almost forgot to also express my deep gratitude to you, thank you to our abandonment of the dog named ETO `O develop a poor doggy only extremely fierce wolf, but come on Education adopted his next stop on his master, the original chaos howl, thank you!
One last point, I think the following passage is worth it you keep in mind: Real Madrid is a dream , also to create a dream place, dream when the world does not reject Real Madrid to everywhere. from the great feelings ah! is not feeling the days are numbered, ah Real Madrid can only say that these meaningless nonsense to admire the great achievements we have today. I'm so all you feel sorry for fans of Real Madrid, it is your self-opinionated, resulting in Today, the fate of you, you are vile acts, and can not hurt this group of dedicated fans, Barcelona, otherwise we will be more persistent and Barcelona went low, until we feel tired, we will stop forward pace, because at that time we have no sense of the title, it will only feel disgust, took the championship for granted, do not take can not, as people on earth I would like to advise you of these idiot fans, do not take a feather when the authority arrow, that would be the performance of a coward, you should see now, looking forward to the future, the only way that you may have a little bit of threat to us, a great club should not only see his past, should see the present and future hh

Luneng, how to win the championship title in the

 Luneng, how to win Shandong Sports Center, the symbol of the league title, happy joy. It is widely celebrated in Luneng won by a larger time, the super club and the top leadership team to put a higher demand, that is to win the br> Luneng in the recently held seminar on sports culture, one of the top leaders put forward to win the Champion, A3 Champions League and AFC Champions League is the champion of champions. to win the domestic league title, this is only the first step in our ambitious goals. Next, we want to win On this topic, leaders spoke of a story, the players were chatting, some people say that a player Luneng won the I have not won the National Games champion, beach they are the championship, we just to have a world championship.
to win the requirements; is unlimited majority of fans look forward to. can be said that this time, made this goal very timely and very necessary. It helps overcome people similar to fall into the doldrums after 99 glorious years.
no doubt, to win the championship in the title, in particular, to win, to Taishan team, the more realistic goal is to win the league and the Asian A3 Champions League. at least, the two We are at home, and the implementation of Sai Huizhi, for us, should be a good opportunity.
Now, the issue has been raised, the goals have been identified. Our first task is to study how thoroughly to win the Big improvement. current strength of the team to meet the national team can also, once the international arena, lessons learned both the words, to overcome the possibility of another defeat, but also can achieve better results relative to previously, but in order to win ; champion of champions Zheng Zhi has made clear that the core players to lest really gone after the surprise. the introduction of foreign aid have great effort, personal views may remain at Cove and Baxin, while again the introduction of the strength and level of not less than two Luzhkov and Baxin of foreign aid. precedence considered to play both forward positions and can play defensive midfielder and defender delayed backcourt players. Our forward line, deal with domestic teams should be said or can. But the international arena, there must be someone who can hold the ball, there is breakthrough capacity forward, power forward to give priority to the introduction. For the long-Zhao Junzhe favorite coach other players, but also work hard to dig over. Taishan defense is the weak link in efforts to strengthen the signings, consider Dewey , Zhang Yaokun, Xu Yunlong, Xu Liang and other candidates. Taishan team next year, combat capability. Overall, the work of 06 of the signings, it is more successful, at Cove gives us surprises, Li Leilei also play its due role. as long as we learn from past experience, believe that the new the strength of the season we can have a larger increase.
second is to increase the defensive strength and thickness of solid defense built the Great Wall. Looking at this year's competition, the biggest problem is defense problems. in the league this year, Titan Force attack into 74 balls, the number of substantial damage alarming, but also as high as 26 goals conceded, amounting to not less. every game, fans praise the offensive combination of rattling in the goals, but also the total for the defensive problems on fear. This year Taishan is the offensive playing varsity football, super offensive ability, to suppress the opponent's attack, reducing some of the pressure defense. However, next year, to the international arena, our offense combined to create it is difficult to defend the other party pressure, and our defensive line, will undergo more tests. Therefore, to win the shaken, and to each other to produce enough pressure to emphasize in situ Fanqiang front, from front to begin defense, increase the defense area and thickness. At the same time, it takes a great effort on the defensive personnel adjustment and combination. First of all, to resolve lower back problems. lower back is a very key position, through the introduction of the foreign aid, to change the current embarrassing situation, so that when the lumbar truly become a solid defensive barrier, and the instigation of offensive playmakers. Second, to solve Good question in the back. This is the old problem of Taishan team, whether it is defense capability, or rotation speed, are inadequate, must make efforts to improve. Otherwise, the winning delusions only.
Third promote the important symbol of the division. In the past, Taishan team encountered strong or not is not the weak case of the weak, and sometimes inexplicably lose some games, missing on the lack of the dice. After this year's temper, especially given the The team is becoming increasingly mature. especially the League into the disk, the Taishan team looking to break tight defense and an effective way to become more confident on the court, always cherished triumphalism. ; the face of former overlord Dalian Shide, calm, patient encounter rival deal, eventually completely crushing competitors, the Luneng people ; the spirit. firmly establish the ; Sword to win the

Chelsea into the black for two years

 Chelsea do not make money is not news, Abu had take over the time, did not intend to make money early. Do not look at Deloitte and Touche report into football wealth league, Chelsea can be the 2005-06 season ranked No. 6 Fortune jump to No. 4 bit, full-season revenue of 1.9 billion pounds, only this at Real Madrid, Manchester United and Barcelona, but according to figures released yesterday, a large fortune in Chelsea, as of now to make money or not, ah, from July 2003 to buy Abu Chelsea, he has made in the body of the Premier League champions reached 578 million pounds of money, of course, including the acquisition of Abu year spent 140 million pounds Chelsea. According to chief executive Peter Kenyon announced that as of 2007 June 30, a full fiscal year, the club is still loss of 74.8 million pounds. while still being at a loss, but the data show that Kenyon himself and the team's painstaking efforts, or effective, the last fiscal year end, losses amounted to 80.2 million pounds, a decrease of 7%, the overall losses are expected to wait until 2010 for the camp, and dawn is at hand.
British people are sensitive to earnings reports every time Chelsea will worry about the oil-rich will not be under enormous financial pressure, withdraw it go, especially after the off Mourinho, it is long-held suspicion Abu Chelsea. from Kenyon and club chairman Buck Attitudes Abu will not give up Chelsea in the short term, their goal is to realize losses in the two-year period for the business, can not be said to be Chelsea can guarantee to maintain a high level of inputs. Barker said: Only feelings deeper, increasing. Since the English football has undergone fundamental changes, there are more and more overseas investors into the Premier League being. We have a great club owner, and he sincerely hoped that the team be successful. Chelsea in last season, the league champions Manchester United ceded, and good in the lead under Jose Mourinho, sweep the FA Cup and League Cup, Champions League semi-finals, Chelsea stayed stable business basis. the main sponsors and equipment suppliers Adidas Chelsea's revenue for the enormous contribution to the club in the 2006-07 season increased by 25% of the total revenue of 1.9 billion pounds. Compared with city rivals Arsenal Chelsea better business results, more than 1,300 pounds. Arsenal new Emirates Stadium has 60,000 seats, while Chelsea's Stamford Bridge stadium seats only 42,000, operating income in the match day, the Chelsea is down Great effort, raise fares at the same time, the development of more private rooms and special membership. Chelsea's earnings report, we may note, the reason for Chelsea's financial position further improved, there is a very important reason is that :2004-2005 season (126.7 million pounds) in 2005-06 season (85.4 million pounds).
sale of course, means more than the players transfer fees, player wages will become a major burden on the club long-term development. take a look at Chelsea array of stars worth, you know Chelsea is not easy to operate. player's total wage increase from 114 million pounds to 133 million pounds, which is then vigorously effects buy players after the extension.
payroll Chelsea

Realize the value of property management companies with continuing operations (Reprinted)

 Realize the value of property management companies with continuing operations
Wuquan Hong
property management industry in the domestic real estate market is accompanied by the emergence and development of growing. China's current housing management can be divided into four modes: First, the main street offices area management committees set up similar organizations to manage the housing, the agency agreed with the Local Government administrative organizations, focusing on highlighting the local government administration; the second is the establishment of the city housing authority property management companies; third stable unit of state-owned large enterprises to implement self-management of property management; Fourth, establish a modern enterprise system, and for a market economy, in line with international practice of property management companies. The first three because of the planned economy with a strong color, has been difficult market economy development. The fourth model is perfectly functioning market economy by, the implementation of paid services, independent accounting, self-financing, focusing on economic, social and environmental benefits of combining to play the most important function of property, increasing the value of to create clean, civilized, safe and comfortable (living and working) environment for the goal is the development of the property management industry, the inevitable result, the paper called the property management business model without the operation of that enterprise refers here.
property management services from the customer facing features and future trends, there are three property management business works: by the customers themselves do; customer commissioned agents do have some qualifications, including local special sub; and commissioned by the market as a whole to professional property management company.
(a) the value of the property management company to achieve
one, if the enterprise system
enterprise system generally, is the business to adapt to market-based relations of production, including enterprise property right system, operating system, management system, supervision system, incentive system and so on. enterprise system by the external environment and internal environment of the two aspects. In the external environment, by the local market, market order, policy, legal environment impact. in the internal environment, by enterprise property right system, organizational structure, management decision-making, target assessment, corporate culture and other aspects of science and technology level.
legally China's enterprises in three forms, namely, corporate, partnership and wholly owned enterprises. as the operation of the enterprise market, the property must have dominated, autonomous, certain civil liabilities such as foreign to the basic conditions. countries the establishment of enterprises in the form of, investment, corporate responsibility, obligations, review of business and registration system, etc. have a corresponding requirement. of property management companies, although on the surface, you can take any kind of enterprise system, but whether the government for social stability, macro-control of, or an item of customer from long-term normal use of property interests, or from companies to the risk point of view, partnership and wholly owned enterprises engaged in property management services have a congenital weakness.
property management companies in recent years, state-owned enterprises in the discussion restructuring, countries are encouraged internal management mechanism, the concept of change management. The purpose of enterprise restructuring in line with market rules is to establish a scientific management model, that in compliance with market rules of the game under the premise of a clear relationship between market players, and establishing a market strategy, adjust the organizational structure, developed for enterprise survival and development incentives, assessment, monitoring mechanisms, management, system, technology or service innovation, long-term development as the goal of enterprise, from the customer point of view, the interests of customer focus, focus the basis of good management service, integrity, professional and efficient service delivery.
Second, corporate culture, corporate culture
managers by competition based on business strategy, management and other needs, advocacy, advocacy and practice by the employees gradually accumulated values, entrepreneurial spirit and are perceived by the outside world corporate style, is a being reinforced the in. enterprises in the survival, development, and the existence of the process, must learn to adapt to the environment of external, internal integration. in the process of the formation of behavior, all staff within the enterprise is considered to be effective by all personnel As each individual understanding, thinking and feeling the way things are correct, but influence and teach the new members into the enterprise.
corporate culture which includes values, beliefs, rituals, stories, language, symbols and other components. Culture can be likened to the character of individuals, enterprises of different means of different corporate culture and has a relative constancy. corporate brand, reputation is a business on the outside. feel the need to accumulate as the culture, experience, corporate culture formation is not short span of time.
the role of employees is not only the object of corporate culture, corporate culture by education and guidance in understanding the company's common values and behavior, press the requirements of enterprise thinking and practice at the same time, businesses Each member of the thinking and behavior shown by the common characteristics and composition and to create corporate culture, corporate culture as the main building. business and cultural needs of the entire staff to build and maintain. For this reason, corporate culture compared to other companies is difficult to copy.
corporate culture since the penetration in the enterprise at all levels and departments within the enterprise unearthed the story of a rich, language and etiquette among the basic values and beliefs not only need art, but also must work with business strategies are combined and jointly play a role.
enterprises to long-term advantages, not only must pay attention to corporate culture, corporate culture should also be recognized that the enterprise itself may cause obstruction. beliefs may affect the business decision makers in the line of sight, changes in external conditions make it difficult to detect and slow, while in the past proven results, so that the future is easy to stick to the culture. Therefore, the corporate culture of the firm's strategy can be an advantage, may also be a weakness, and of corporate strategy development, implementation and evaluation. good corporate culture should enable member companies to share the common goal of obligations, while the members must help to improve the ability and enthusiasm.
the operation of the business enterprise culture decision-making has a significant impact, enterprises must be long-term planning and strategy development in the corporate culture to evaluate whether it is with business development coordination of corporate culture. If the corporate culture has an advantage, and with the strategic coordination and cooperation, the implementation of the strategy comparison quickly and easily. If the new strategy, corporate culture and incompatible, then the strategy may not achieve the changes, in particular, trying to change the strategic direction of the enterprise, the more likely to encounter difficulties. in the enterprises to change or introduce new strategies for the enterprise Culture and coordinated new strategy, managers would be wise, effective and timely changes in the dominant corporate culture. Otherwise, the potential impact of corporate culture will result in confusion of the relationship between enterprise members, and ultimately interfere with strategy formulation and implementation. on business decisions are concerned, the enterprise as a social system is very important to the success or failure often depends on the corporate business strategy and the relationship between corporate culture.
property management companies as their operating characteristics, namely, to serve clients in all property management services as the main, relatively constant customers and a certain sense, the relative stability of management and services, the decision of the enterprise must pay attention to and strengthen the corporate culture of positive guidance and education to enable front-line staff to understand and comprehend the profound meaning of services and function, and bit by bit through the management services in the daily work, to avoid repetitive work giving the staff a negative impact of human nature, to maintain the healthy functioning and value of the property, constitutes a unit in the city that meet the basic requirements of property projects Meanwhile, for the community to contribute to the stability and development.
three
human is a human resources than land, machinery, plant more important resource. the operation of enterprises is based on the first person to carry out this kind of factors of production . Human resource management is inseparable from organizational design, recruitment, remuneration, motivation, evaluation and other aspects. education and training for staff to enhance the competitiveness of enterprises; medical and health care, welfare policy, relations between the stability of corporate staff; recruitment , out of the system and the introduction of high-quality personnel, the staff is related to the corporate structure and long-term development. to control a good thing, with good people, emphasis on human capital, making it to the limit, so that income is greater than investment in human resources must be attach importance to the work, and effective control. companies need to build human resource strategy to improve organizational effectiveness, to support the development of corporate strategy.
the implementation of business strategy and capital structure based on the effectiveness of combination. Human capital strategy must be the same together to consider the organizational structure, including staff and through training, learning and work experience accumulated by the development of abilities and skills, work processes, management structure, information and knowledge, remuneration.
will have the ability to staff at the right time where in the right position, the human capital to maximize the impact on corporate performance in order to correctly implement the company's strategy to ensure that human resource management will be able to measure the value delivered to all staff.
first build human capital strategy is transactional and strategic human resources together. In addition to the current view that the affairs of human resource management responsibilities, will contribute to the human resource base of business operations, business units and functional departments in the establishment of performance contracts between.
human capital strategy the results can be used to measure the following quantitative indicators: financial indicators, including human resource costs, human resources, process costs, labor productivity; customer indicators, including customer satisfaction, employee satisfaction, employee acceptance; process indicators, cross-boundary harmonization, human resources project implementation cycle, human resources strategic planning and review process through the time and administrative time, advisory and transaction processes, such as first-line manager for human resources development and management of time, the ratio of administrative processes; capacity indicators, human resources degree of automation, human resources staff performance improvement, leveraging human resources staff that the number of personnel and human resources ratio of the number of all employees.
service industry is a common problem of enterprise human resource management degree on the success of their general than the first-line management of high evaluation of human resources, namely, human resource managers on their own feel too good, but customer service is far less than the orientation, which many of the early development of human resources management Human resource managers have a warning role.
property management companies need to account for the majority of enterprises as a key front-line employees, corporate culture in combination with the premise that the best way is to make efforts in four areas: training of staff to care for and understanding customers, motivate staff to provide special services, empower employees to solve problems themselves, reward their employees on the customer's heroic acts.
Fourth, quality assurance
industry management industry as a kind of special service industries, and its special features: relative stability of customers; management services targeted at specific areas; services both in public areas of the equipment and facilities, environmental greening, disinfection and safety management, including a single customer's individual needs indoor maintenance, conservation, etc. services; involved in professional and more services in broad terms, a wide range of contacts with the outside world; front-line service personnel relatively high, at this stage is still a labor-intensive sectors. property management industry from a recipient of services, in addition to owners themselves, but also including their relatives, friends, colleagues or clients, customers and property rental property management companies upstream (such as real estate development company) downstream (the professional provider) customers, relevant government departments, customer service quality can be evaluated at any time. Therefore, the on-site management, process control, supervision and inspection and operation of the arrangements also has its own characteristics, the quality of services through continuous on-site service reflected the background of the resources to support essential to make quality assurance will become very critical. < br> Property Management Services by nature, in essence, be customized according to customer demand the invisible activities. that the property and various ancillary facilities ontology as the basis for specific customers or customer services, property and goods. Here service personnel to help customers but do not want to pursue their wants to do things in person, so the results and performance to provide property management services depends entirely on whether the activities to meet customer needs. The design and delivery must be based on customer-centric , the normal use of the property-based services.
the characteristics of the service itself, its performance is often in front of customers is a process: edge to provide, while consumption. In the event of problems or accidents, can do some level of cover. customer demand is random, it is impossible to predict in advance, can only be prepared in advance and are subject to change, be adaptable, and the needs of different customers are different, both common, but also relative. means the end of the quality of service has shown. Therefore, to ensure the service results to meet customer needs, meet quality requirements, property management companies should establish their own quality assurance system in the organizational structure, responsibilities, procedures, processes, resources, programs and activities in areas such as control, so that effective operation. quality assurance system is the international standard quality system can also be in line with their own systems to meet customer requirements of material and spiritual aspects of the management system.
order to test the quality of service, to maintain and improve the quality of services to achieve the purpose of , the property management company should the two properties from the service aspects of service quality measurement, it is first quantitative measurement tools or methods, including the feel, such as waiting time, in good condition, language, professional, etc, and can not be observed If the process equipment and facilities maintenance, water quality in hygiene and so on. The second is obtained by comparing advantages and disadvantages of qualitative measurement, such as security, reliability, health, convenience and response, the level of courtesy, landscaping, credibility, integrity level , credit, communication, contact, etc..
property management as a service, it must meet the functional, economic, security, timeliness, the requirement of civilization. professional property management services is different from the corresponding quality of important different degrees: such as security management focuses on safe, timely, and focuses on the maintenance function, time and comfort.
property management in quality assurance is based on a customer-centric service needs, including housing construction and ancillary property facilities and equipment, municipal utilities, green, health, transportation, security and environmental management projects such as maintenance appearance, repair and renovation, by customer, information, facilities and equipment, three contact points for service before, during and after design, to determine quality objectives, to develop acceptance criteria, so that to achieve full participation.
protect the quality of the final result is to provide confidence to managers within the organization, so that customers or others in the external trust. quality assurance capabilities enable customers to confirm that all who, certification bodies, government and other beneficiaries the ability to create trust. In the market economy, trust is very important. in three trust, whether it is personal trust (based on family, students on the basis of trust and other traditional) or Experts trust (in recent years a variety of hollow of the society more easily accepted and recognized at this stage of trust mechanism. This trust is in the contract, through the documents, records and quality system of continuous review, evaluation and continuous improvement, to provide a basis for trust.
five and risk control
property management business as a self-management, self-financing, since the risk of the enterprise, in order to continue operating in a market economy, must withstand all kinds of risks of internal and external factors:
1. property the management of various facilities and equipment ontology risk
residential areas, buildings and other properties are configured with different functions and uses of equipment, such as central air-conditioning systems, generators, high and low voltage power distribution equipment, intelligent fire fighting equipment, security monitoring systems, elevators, escalators Shenzhiguolu and so on. These are the normal use of equipment and facilities related to basic life and safety of customers, and because these devices with high technical content, high-value, in addition to typhoons and other natural disasters, but also people of factors, in the event a big failure, is often difficult to quickly return to normal, the enterprise is the most immediate risk. Secondly, property management services involves a wide variety of facilities and equipment are directly or indirectly related to the internal and external customers, but also related to the business and customer property, etc., such as equipment failure causing personal injury clients, customer complaints are not timely adjust and deal with the development of the group of complaints, lawsuits, etc., enterprises, these factors are also potential risks .
2.
the risks of policies and regulations and property management services for a variety of relevant policies and regulations, industry standards, technical specifications, etc., if the company fails to perform, or after the introduction of new laws and regulations are not timely adjustment or regulations on property management companies may own the negative impact on the risk for both companies.
the presence of various risks, directly or indirectly affect the normal operation of enterprises so that enterprises may undertake appropriate economic or liability, and even threatened the survival of enterprises, therefore, must strengthen the management and control of risks:
(1) The first is not against the law to evade the laws, but strictly in accordance with the law, will things should be clear legal provisions and as far as possible within the scope permitted by the contract to describe the form and conventions. This is that it seems easy, but often in the face of complex problems, decision makers , managers and executives for the protection of their own and corporate point of view, the words and deeds written documentation to sort out the various contracts, agreements to conduct feasibility studies, consultation with counsel's advice, first do a good job for their own protection. while dealing with major issues before the need to develop in the absence of grasp strategy is not against the law. After all, that is, first good faith compliance.
(2) enterprises should set up a special group or committee, and a variety of business-related laws and regulations and to assess possible risks, develop contingency plans and guidelines, specifically responsible for tracking and enterprise business and operating the various information in a timely manner to determine the possible risks, tabled to make prevention.
(3) of the risk can not be determined, such as natural disasters, and without a management services and other factors on potential risks, should consider ways to reduce insurance losses that may arise. for personnel to operate and other factors related to the possible risks through the system, training, assessment, inspection, etc. with the strict requirements to avoid.
(continued on)
(b) of the enterprise value depends on the customer's evaluation of
First, customer loyalty and business value of the property management company
measure the most important criterion for success is customer satisfaction. in all resources, customer is the most important resource. customer satisfaction is all the reasons on which is the most valuable asset. in the traditional mode of thinking, the profit = (unit price - unit cost) sales, unit price , costs and sales profits constitute the Troika, at the lowest cost manufacturing to the highest prices to sell more products to achieve profits.
And now, the new profit model: Profit = [(customer Utility - production costs - customer side of transaction costs) that customers value - (Customer delivered value) that are received - (customer cost) is the fight and keep each customer must pay the price] the number of customers, ie customer value, income customers, the customer cost and number of customers constitute a source of profit. In the case of production costs are relatively constant, how to allow customers to achieve their desired psychological valuation, reduce customer in the purchase process than product prices in addition to costs and reduce to win and the cost to retain customers, maintain and increase the number of customers is a fundamental corporate profits. research shows that for a new customer than to retain an old customer needs to add at least 4 times more than the price, which is the modern enterprise to expand their customer base, increase customer loyalty reasons.
Therefore, if customer satisfaction, in addition to the service etiquette manners, is more important is to learn to understand a customer's point of view and think, to understand the lives of our customers , creating value for customers and provide products to meet customer expectations and services.
loyalty to customer satisfaction until the process has the following way: First, customer demand for all the work starting point and starting point. understanding of customer needs, is to improve the satisfaction prerequisites. on balance, reasonable distribution of resources is the key issue. of property management services, provide to meet the basic needs of our customers services such as normal water, electricity, security and management services for all properties is the basic work. When the customer that its actual meet or exceed their income to pay, the client will be satisfied. surprise to customers, companies should go beyond long-standing goal of growing customer expectations and plans. customer satisfaction or loyalty to the process changes, the customer will be and its actual the process of comparing their pay. popularization of network technology provides a way to understand the customer loss.
customer expectations are quite broad, there is material, but also spiritual. have laws and regulations, but also outside of these provisions, such as habits, customs, morals, behavior and so on. To this end, transparency and an open mind, to strengthen communication with tenants, customers should know that the information will be comprehensive, accurate and complete the transfer, to avoid misunderstanding or dispute is very important. As a property management company, in order to satisfy the customer, must pay attention to every detail to meet the needs of every customer, customer recognition. Likewise, every detail of the problem, not the timely, high quality, carefully complete the service, may result in customer dissatisfaction, loyalty means the accumulation of discontent will be undermined. attention to detail, striving for perfection, is sustained, gradual process. long-term satisfied customers would certainly be a loyal customer, customer loyalty is the cornerstone of long-term development business, customer loyalty will bring about the ultimate value.
(c) of the property management business going
First, the policy and the environment
policies and regulations and in the current environment, the following aspects of the business of property management companies large:
1.
property laws lag behind the current practice of property management rules and regulations there is not comprehensive, rigorous, non-specific, and not enough coordination defects, property management companies manage a corresponding increase in difficulty.
2.
management fees paid by arbitration, litigation for recovery of arrears, time-consuming long, the cost big. of bankruptcy, property transfer, judicial documents related to such factors can not be conveyed in arrears, is difficult to claim right of recovery, bad debts become uncollectible.
3. The standards for property management services too tight a grip
the standard management fee charged is not fully market-oriented property management services to make it difficult to maintain their professional standards.
4. owners of property services, lack of consumer awareness
5.
inadequate personnel structure with a large, tertiary education management and technical personnel staff the proportion of the total low, high-quality property project managers and middle management cadres in general lack.
6. Committee on Relations with the owners of the processing
Second, for-profit model
profit model is to determine the property management company to maintain the premise of a going concern.
1.
single project to a single project management services to maintain balance as the main business goals. a single project's focus is the rational of human resources, efficient multi-skill, personnel management services to minimize and reduce the expenditure of resources of various consumption categories,UGG bailey button, the introduction of professional services and to strengthen the collection of receivables. provide remuneration for the same time, the use of project resources for their clients, and resources to carry out match a variety of services revenue stability operations, in addition to yard management, home care and other projects, but also to carry out the cooperation with external suppliers, as well as consignment agent, intermediary services, club management, asset management and other developers the way indwelling management, to provide the main business income outside.
2.
intensive management to ensure that a single property in the balance of payments under the premise of the project, between projects in different, specialized services for the same resources can be integrated . in maintaining the professional level, save costs and maintain service quality, and on this basis, the Foreign Service, to undertake the project and increase revenue. such as engineering services, landscaping services, the implementation of intensive management.
3 .
regional business projects in the geographical proximity, the use of the project itself to the characteristics of the items of two or more human, material, information integration, the implementation of regional multi-project management. as between projects the same or similar types, all kinds of facilities and equipment and operational processes are similar in technology and management standards for a unified regional management. If the project size and resources between the complementary, then the give full play to the role of resource integration. In the implementation of regional management, in addition to the comprehensive ability of managers to high demand, the company's management should be coordinated, in appropriate tilt resources. in the regional management is not fully finalized Before making the stability and accuracy of the information collected a large role, should focus on the positive side to play.
4.
scale business enterprises of the project will be the same business together, the overall strength and resources to negotiate with suppliers, more bargaining power to obtain a reasonable low price, such as a unified procurement management and distribution, reflecting the large-scale operation advantages.
5.
cross-regional business model of cross-boundary management output. use of enterprise management and operation of sophisticated mechanisms, operation and management mechanism to quickly copy business to other areas, mainly to manage the output. In the same time ensuring the supply of human resources, must be established communication channels of the remote, the implementation of plans, real-time control tasks , taking full use of local resources. In addition, companies should consider the strategic partnership established to enable partners to grow together with the enterprise, reducing business costs and maintain the level of resources and quality management to achieve cross-regional business.
6. Technology Application
applications include not only property but all kinds of equipment and facilities involved in the management of the technical content. of multi-project management, relying on the traditional face to face communication, the loss inherent in transmission of information and communication cost increases, has been unable to meet the requirements of the development of property management companies. multi-project is a regional property management projects in particular, must make use of computer, network, video conferencing systems and other technology for a variety of information transfer, exchange and communication to ensure the rapid flow of business information, comprehensive, complete and accurate.
7. a variety of business valuation
project development and diversification projects are often easy for property management companies involved in the business. the use of community resources, property management companies to more easily involved in community services, development of community services, the implementation of a variety of operations. a variety of business development and delivery of the project, in addition to income generation, but also to deepen the understanding between businesses and their customers, build good relations, easy to charge. in a variety of business development projects should pay attention to the important value of the assessment:
A. variety of business development projects should first possible use of existing resources, property services, project development to the property for a specific investigation and analysis of customer needs and fully understand the customer service requirements, standards, price acceptability, timeliness, processes involved in assessment services, investment, exit costs, border costs, and risk factors such as withdrawal.
B. distinction between the specific nature of property services: Some of these projects in a specific property may be profitable, for the other properties may not be profitable. Generally speaking, the property itself has its own different position, with the same service to get the other properties, even if the quality of services and requirements were adjusted may not have access to another customer's identity property.
C. groups should consider the number of property clients.
D. as a residential and office property, rental intermediary services are more in line with the above conditions a variety of business projects . This highlighted the intermediary business, because in the mature markets overseas property management industry, a large property management companies to ensure that basic services, has won a large customer base, based on the housing business as a corporate intermediary main source of profits.
(d) creating value for customers
from the real estate consumer behavior is concerned, not just real estate property management service, customers choose is another addition to the purchase of consumer durable, Therefore, how to create value for customers is a long-term property management services to corporate strategic goals and directions.
a customer satisfaction strategy
With the acceleration of real estate development, property management, the constant expansion of business management, property management of the development of enterprises are also faced with new challenges. the rapid development in the property management industry today, to win customers is to win the market, competition among enterprises has grown from a simple development of competition in service delivery to the customer relations competition. properly handle customer relationship and close communication with the owners to enhance customer service, to maintain and enhance customer and business value is critical. Therefore, there must be specific solutions to enterprise customers in the process of weak links in order to achieve the full increase customer satisfaction and loyalty of purpose, a property management business services, the primary objective.
Second, corporate and community culture
completion with a variety of real estate and put into use, and the gradual implementation of housing reform, the government culture management activities can be grouped into essentially three ways: First, the need for national and social stability, with political significance of cultural management, this approach stresses the government-led, including the master core of the professional arts organizations; Second, community cultural activities for the unit; third is entirely social forces, a government monitoring.
community culture is the gradual development of the property management industry, an important feature appears. In an increasingly standardized property management, community culture is particularly prominent and necessary. The purpose of community culture is through the impact of culture on the people and the infiltration of people's words and actions to achieve the specification, the purpose of training people to cultural quality, which is an important feature of modern culture and community development. as a function of living communities, should be to Quiet community culture as a precondition, in a quiet environment to create a spiritual home at the same time contains a more profound cultural, emotional and content.
characteristics of the composition of the community, and community culture and create a long-term, ongoing process, good operation of the business and community culture customer must bring added value to the community for sustainable development of enterprises laid the foundation, and become difficult to compete in the The implementation of property management companies
as one of the main business, improve housing maintenance and management, timely maintenance of housing maintenance and alterations, a fundamental guarantee for the normal functioning of housing use, the property management business due responsibility. for developers or co-owned real estate investment transforming the old areas, enterprises can win customer loyalty, deliver value to customers and businesses.
commercial implementation of transforming the old areas should follow the economic, rational, safe and practical principles. specific consider the following aspects of work:
1. The reconstruction plans
first through various surveys and understanding of customers seeking the views of property projects, a clear need to identify improvement projects. Only major reconstruction projects and programs recognition of the majority of the owners to make estimates on the project. In particular, housing insulation, leakage, security facilities, programs, must do adequate market research and understanding, seek the views of various professionals and experts, an important process, the main choice of materials and construction methods must be ...