外文翻译--新加坡住宅区物业管理体系的选择.doc

本科毕业设计（论文）外文翻译原文：ChoiceofpropertymanagementsystemforresidentialstratadevelopmentsinSingaporeCasestudyoftworesidentialstratadevelopmentsThissectionpresentsacasestudyoftworesidentialstratadevelopmentsinSingaporereferredtohereas“StrataDevelopmentA”and“StrataDevelopmentB”.Thecasestudyprovidesinsightsintothetwodevelopmentschoiceofpropertymanagementsystemanditsimplications.BasedoninterviewswiththepropertymanagerandManagingAgentofthetwodevelopments,thedifferentpropertymanagementsystemsareexaminedtoestablishhowappropriateandsuitabletheyareforeachstratadevelopment.Theseprovidevaluablelessonsforotherresidentialstratadevelopmentsontheimplicationsofeachpropertymanagementsystem.ChoiceofresidentialstratadevelopmentsforcasestudyThetwodevelopmentswereselectedforthecasestudybasedonthefollowingcriteria:Location:ThetwostratdevelopmentsarelocatedincloseproximitytoeachotherinaprimeresidentialareainSingapore.Assuch,theysharesimilarlocationalattributeslikedistancetoamenitiesandaccesstopublictransport.Age:Theconstructionofthetwostratadevelopmentswerecompletedaroundthesametime,StrataDevelopmentAin1977andStrataDevelopmentBin1979.Theimplicationoftheageofthestratadevelopmentsisthatitprovidesagoodcomparisonwithregardtothephysicaldeteriorationandtheextentofupkeepandmaintenancerequiredforbothofthestratadevelopments.Tenure:Thetwostratadevelopmentssharesimilartenuresbothhold999-yearleaseholdtitles.Differentmanagementsystems:StrataDevelopmentAhasalwaysemployedanin-housemanagementteamfortheirstratadevelopmentwhileStrataDevelopmentBhasalwaysemployedaManagingAgenttomanagetheirstratadevelopment.2Dataavailability:TheChairsoftheManagementCouncils,aswellasboththepropertymanagerandManagingAgentofbothstratadevelopmentswereresponsiveandforthcomingwithregardstotheinformationrequiredforthisstudy.StratadevelopmentAStrataDevelopmentAisaresidentialstratadevelopmentwithinaprimeresidentialarea.Thedevelopmentconsistsof470units,whichinclude38townhousesandsixshophouses,withtherestoftheunitsbuiltintofivehigh-risetowerblocks.Thetenureofthepropertyis999yearsleasehold.Sincethedevelopmentwascompletedin1977,ithasemployedanin-housemanagementteamtooverseeitspropertyandfacilitymanagementneeds.TherewasjustonetimearelativelybriefperiodofaboutsixmonthswhenaManagingAgentwasengagedasaconsultant:thiswaswhenthestratadevelopmentwasseekinganewpropertymanager.Eventhen,theManagingAgentwasneverinvolvedinthelineofauthorityoftheManagementCouncilorofthein-housemanagementteam.Rather,theroleoftheappointedManagingAgentwasmerelytoactasaconsultantonanyissuestheManagementCouncilorpropertymanagermayhaveencounteredinthemanagementofthestratadevelopmentduringtheinterim.Thein-housemanagementteamforStrataDevelopmentAcomprisesof28staffmembers.ThepropertymanageracknowledgesthatitisrareforaresidentialstratadevelopmentinSingaporetoemployanin-housemanagementteamofthissize.Thepropertymanagerheadstheteam,allofwhomareunderthedirectpayrollofthedevelopmentsManagementCorporation(Figure3).Thepropertymanager,whoholdsaPolytechnicDiplomainPropertyManagement,isassistedbyapropertyofficer,achiefsecurityofficer,anadministrativeofficerandtwoaccountsofficers.Inaddition,thepropertyofficerleadsateamofsixmaintenancestaffthattakecareofthedailyphysicalmaintenanceofthestratadevelopment,includingtheperiodicservicingofthestratadevelopmentswatertanksandpumps,andreplacementandrepairofanyfaultyelectricaldevices.Thechiefsecurityofficerleadsateamofsixteensecurityguards,whosejobincludesthemanningofthedevelopmentsthreeentry-exitpoints,andthepatrollingofthestratadevelopmenttoensurethesafetyoftheresidentsinthestratadevelopment.Theonlyaspectoftherunningofthestratadevelopmentwhichisnothandledbythein-housemanagementteamiscleaningandwastedisposal,whichissub-contractedtoanexternalcleaning3company.ByhavingtheentireteamunderthedirectemploymentoftheManagementCorporation,theissueofcommandandcontrolismoreefficaciousaswhencomparedtothesituationifthestratadevelopmentwasrunbyaManagingAgent.Byhavingallthestaffreporttohim,thepropertymanagerhasabettergraspoftheday-to-dayhappeningsinthestratadevelopment.Withthisoverview,heisabletorespondmorequicklytosituationsoremergenciesthatarise.Thepropertymanageralsopointedoutthatinhisexperienceatthedevelopment,beyondthephysicalaspectsofrunninganin-housemanagementteam；hehasfoundthatthestaffintheteamdemonstrateahighdegreeofcommitmentandloyaltytotheiremployer.ThismaybecontrastedwithastratadevelopmentmanagedbyaManagingAgent,wherethestaffareemployedbytheManagingAgentsfirmandtypicallyrotatedbetweendevelopments.Insuchacase,itismorelikelythattheircommitmentisdirectedtowardstheiremployer(theManagingAgentsfirm),ratherthantotheManagementCouncilsthattheyareassignedtoworkwith,whichmayinturnchangefromtimetotime.ThestudyofStrataDevelopmentAalsorevealsthattheemploymentofanin-housemanagementteamnotonlyallows,butrequirestheManagementCounciltoassumegreaterpowerandcontroloverhowthestratadevelopmentisrun,thanifitwerehandledbyaManagingAgent.Suchcontrolcantranslateintobettermanagementofboththedailyactivitiesoftherunningofthestratadevelopment,aswellastheformulationandcontinuedimplementationoflong-termgoalsandstrategiesoftheManagementCouncil.However,itmustbeemphasizedthatthesuccessofsuchasystemislargelydependantonacommittedandcompetentManagementCouncilholdingoffice.TheCouncilwouldhavetobecomprisedofdedicatedvolunteermemberspreparedtooverseethein-housemanagementteam,togetherwiththeirpropertymanageratthehelm.BasedonthestudyofStrataDevelopmentAsManagementCouncil,itisnotedthatsuchaManagementCouncilmainlycomprisesretirees,oftenwithknowledgeandexperienceinrealestatematters,andwhoarewillingtoundertakethesupervisionoftheirin-houseteaminordertomeettheirownexpectations.Itappearsthateventheageprofile,educationalbackgroundandemploymentstatusofthesubsidiaryproprietorsbecomerelevanttotheissue.ThemainobjectiveofsuchaManagementCouncilseemstobetoretain4controloverpracticallyallaspectsoftherunningandoperationsoftheplace；CouncilmembersalsosharetheviewthatthiswillbedilutediftheyemployaManagingAgent.AstheManagementCounciliselectedbytheSubsidiaryProprietorsatGeneralMeeting,itisimpliedthatthemajorityofSubsidiaryProprietorsareinfavourofsuchamodeofManagement.StratadevelopmentBStrataDevelopmentBisaresidentialstratadevelopmentalsosituatedwithinthesameprimeresidentialarea.LikeStrataDevelopmentA,thepropertyhasa999-yearleaseholdtitle.Itcomprises623units,intwoeight-storey-highblocksofterraces,three14-storeyslabblocksandtwo16-storeypointblock.Sinceitscompletionandoccupationin1979,thedevelopmenthascontinuedtoengagethesameManagingAgentfirmforitspropertyandfacilitymanagementneeds.Thisseemstocontradicttheearlierdiscussionaboveonthepossiblelackofcontinuity(asoneofthedisadvantages)whenemployingaManagingAgent.ItwillberecalledthattheinitialdurationofaManagingAgentsappointmentundersection66oftheBMSMAisonlyamaximumofthreeyears.AchangeofManagingAgentcanleadtodisruptionintherunningofthedevelopment.However,thecaseofStrataDevelopmentBprovesthatcontinuityisnotabenefitreservedjustforin-housemanagementteamsthedevelopmenthasretainedtheservicesofthesameManagingAgentfirmsinceitsinceptionin1979.DespitetheturnoverofmembersofeachnewManagementCouncil,theManagingAgentinStrataD