小区物业不但和你的居住有关，还和你的物业升值有关。

Residential property not only and you live on，Also on your property and appreciation。

　　房产可以作为资产保值增值的一种选择，但房子能不能充分发挥这个作用，好的物业管理也很重要。买房子是一次性的购买行为，而物业管理在一定程度上可以看做开发商提供给业主的售后服务。所以，你在选择房子的同时，也是在选择你将来入住后享受的物业服务。

Real estate can be used as the value of the assets of a choice，But house can give full play to the role，Good property management is very important also。Buy a house is one-time purchase behavior，And property management in a certain degree to develop business to offer to the owner can be regard as the after-sales service。so，You have a choice of the house at the same time，Choose your future is in after be being enjoyed property services。

　　物业公司不一样 Property company

　　住宅物业管理公司是服务型企业，人力成本高，利润率普遍不高，它与开发企业主要是两种关系—同根系关系和合约关系。

Residential property management company is service-oriented enterprises，Human cost high，Profit margins are generally not high，It and development enterprise is mainly two relations with root relationship-and contract。

　　大型房企开发的楼盘都由自家建的物业公司管理小区。它们开发成熟、利润率稳定，在住宅房地产开发领域出于经营品牌、服务高效和削减矛盾的目的，有能力也更愿意由自建物业公司来管理开发的住宅小区，比较充足的开发利润也使得用于贴补物业服务的资金更有保证。业主有可能以比较低的物业管理费获得比较优质的物业服务。

Large room enterprises by developers to build their own the property company management district。They development mature、Stable profit margins，In the residential real estate development in areas of management brand、The service efficiency and cut the purpose of contradictions，Have the ability and more willing to build property company to management by the development of residential district，The development of more sufficient profits are made to contribute to the realty service funds for more assured。Owner likely to lower property management fee get a high quality property management services。

　　另一种是合约关系，引进的第三方物业公司和开发商、业主都是合约关系，这类企业和开发商没有隶属关系，通过服务业主，从物业服务费和小区停车费等方面获得利润。这类物业公司不可能贴补物业费，它们需要从经营中获得一定的利润。如果服务质量高，收费就会比较贵。

Another is the contract，The introduction of the third party property companies and developers、The owner is contract，This kind of enterprise and developers no subordinate relationship，Through the service owner，From property service charge and parking area etc make a profit。This kind of property company could not add to property fee，They need from the management of a certain profit。If the service high quality，Fees will be more expensive。

　

　好物业，让房子更保值 Good property，Let the house more value

　　大部分人不会把物业管理和房产的增值联系起来，总觉得物业管理是物业管理公司的责任，房产增值要看当初选房的眼光。实际上管理的效益也很明显地体现在房子的价值上，经常的维修、保养能延长住宅物业的使用寿命，帮助它保值增值。

Most people won't put property management and property of the value of the connection，Always think property management is the responsibility of the property management company，Real estate appreciation to see had chosen in the room of the eye。In fact the management benefit is clearly reflected in the value of the house，Often maintenance、Maintenance can prolong the service life of residential property，To help it to maintain and increase their value。

　　如果你发现房龄相同的小区，新旧程度却很明显，有些小区看起来明显旧一些，脏一些。那可能不是因为建筑材质有差别，物业公司的责任更大。评判一家物业公司的服务是否优质，可以通过一些细节考察：大门口的小区安保人员是否能分辨并过问进出的人，小区内河道的水质、水景的水质是否干净清亮等，不注意这些细节的物业公司的服务也可能是达到标准的，但一定称不上是优质的服务。

If you find room age the same district，To the degree is obvious，Some village looks obvious some old，Dirty some。That might not be because construction material, there are differences，Property company more responsible。Judge a property company whether the service quality，Through some details can study：At the door of the village security forces and to ask whether that can distinguish between in and out of the man，In the district of river water quality、The water quality is clear and clean water，Do not pay attention to the details of the property company service can also be reached the standard，But it must do not say to go up is the quality of service。

　　21世纪不动产分析师罗寅申表示，如果物业管理公司对房屋定期维修和对设施进行维护，就能延长物业的“青春期”，即使市场行情不好，也容易出售或出租，获取更多的利润或租金。“市中心很多建于1980年代、1990年代的‘老商品房’，但是看上去却比相同房龄的房子新，房价也比周边同样建造档次的小区贵，物业管理公司起到了很重要的作用。”

21 real estate analyst LuoYinShen said，If the property management company to regular maintenance of facilities and building maintenance，Can increase the property“adolescence”，Even if the market is bad，Also easy to sell or rent，To get more of the profits or rent。“Many city center was built in the 1980 s、Of the 1990 s‘Old commodity house’，But look the same but the new house than room age，House prices have also built around than the quality of your community，Property management company has played a very important role。”

　　好的物业管理公司让房子的维修历史、水电布局都有据可查，每一任业主都方便省心。物业公司在接管小区的时候，应该有每一套房的水电分布图。各种设备维护得怎么样，直接影响各种设备的使用质量和寿命，定期专业保养检修是最基本的，而保证设备在最佳状态下运行则是更高的服务标准，比如电梯如果保养得当，能延长一倍的使用寿命。

Good property management company let house maintenance history、Water and electricity layout is documented，Each next owner convenient save worry。Property companies in over the village，There should be a each suite of water and electricity distribution。All sorts of equipment maintenance，Directly affect the use of various equipment quality and life，Regular professional maintenance and repair is the most basic，And ensure that equipment in the best state run is higher service standards，For example if the elevator maintenance is properly，Can prolong the service life of The Times。

　　

6个标准挑物业 The six criteria to pick the property

　　信义房产的分析师应宇骥提醒，一般来说，物业管理公司提供的服务包括三种：一是公共服务，如保洁、保安、绿化、房屋维修等服务，这是基本的部分；二是代办服务，如代收水电费等；三是特约服务，如室内维修、代送报纸等。不仅如此，物业公司还应该在小区里定期公示维修基金和停车费的收支账目，接受小区业主监督。要想在买房前都搞清楚物业公司的水平，可以从6个方面判断。

The analyst should yu in real estate 骥 remind，Generally speaking，Property management company provides services including three：One is the public service，Such as cleaning、security、greening、Building maintenance services，This is the basic part；2 it is the service，Such as the utilities, etc；Three is special services，Such as indoor maintenance、And so on newspaper to send。Not only that，Property company should also regularly in the community public service fund income and expenses of accounts and parking，Accept village owner supervision。Want to buy a house in the clear property company level，Can judge from six aspects。

　

　看门卫对陌生人的态度 See the attitude of strangers

　　除了业主，保安对主要的三类访客应该有不同的接待办法：经常进入小区的保姆、送奶工、快递员等，这些人进出小区，门卫是不闻不问，还是会按月给他们办理临时出入证；业主的朋友进入小区时，门卫有没有电话询问业主家庭并登记；临时性访客比如调查员、看房者进入小区有没有登记，保安人员有没有陪同。

In addition to the owner，The three kinds of main security visitors should have a different way of the reception：Often the nanny into、milkmen、Express, etc，These people in and out of the area，The guard is possible，Or will be dealt with to them by the month the people；The owner of the friends into the village，Do you have a phone to ask the owner family and registration；Temporary visitors such as investigators、The checking into the village have to register，Security personnel have accompanied。

　　看小区公共区域 See the public area

　　小区绿化是不是修剪得比较整齐，路面上能不能看见垃圾，人工河道里和水景里的水质是不是清洁，有没有异味，有没有蚊虫飞舞。车行道、人行道、楼道等公共区域能不能看见黑色污垢。

Village green is clip is neat，Pavement can they see the rubbish，RenGongHe tract and water scene of the water quality is clean，Have peculiar smell，Have mosquito dancing in the sky。roadway、sidewalk、Public areas such as corridor can see black dirt。

　　看建筑外墙面 See building outside

　　小区楼房的外立面能不能看到明显的污渍、锈斑，通常物业公司如果能一年清洁一次外立面，即使很少做其他的外立面整修，也能让房子表面看起来比较干净。

Area of the facade of the building can see the obvious stain、Rusty spot，Usually property company if can a year a facade cleaning，Even if there is little to do other of the facade of the repaired，Also can let the house surface look more clean。

　　如果你能看到房子的外表面明显和别人不一样—比别人家多装了铁栏杆、玻璃花房，阳台玻璃窗比别人多凸出去一块，也说明物业监督和劝解不够。

If you can see the house outside surface of the obvious and others-more than other people's house with the iron、Glass greenhouse，The balcony window more than others to a piece out，Also shows that property supervision and appealed to enough。

　

　物业反应的速度 Property of the reaction of speed

　　物业报修电话应该保证24小时有人接听，急修半小时内必须上门，如果是一般的报修，能不能在1天内处理完。如果有业主投诉，多长时间能答复处理完毕—通常3天内处理完是中等水平的服务。

Property report calls should ensure that someone answer 24 hours，Urgent repair within half an hour to the door，If is the general effectively，Can finish within one day。If owner complaints，How long does it take to processed answer-usually within 3 days after treatment is medium level of service。

　　看安全防卫级别 See the safe defense level

　　小区的巡逻保安是否认识业主，你在小区里兜一圈，能看见巡逻保安几次。如果小区保安不认识业主，巡逻频率又低，业主的安全就悬了。行业标杆万科物业的保安被要求做到100%认识小区业主的车，上岗3个月内认识70%的业主。

The patrol if the security know the owner，You in the community for a spin，Can see security patrol several times。If village security not know the owner，Patrol and low frequency，The owner's safety is suspended。Industry benchmark of the property security was asked vanke do 100% know village owner's car，Mount guard 3 months know 70% of the owner。

　　小区围墙是不是都安装上防盗网、防爬刺等防盗设备，住在低楼层的业主是不是特别加强了安全保卫措施，是加装防盗系统，还是在特定时间段增加巡逻和监视次数。闭路监控镜头是否24小时监视。

Village walls are fitted to guard against theft、The theft devices such as climbing thorn，Living in low floor is the owner of the special strengthen security measures，Is installed security systems，Or in a specified period patrol and surveillance increased frequency。Closed-circuit monitor whether surveillance camera 24 hours。

　　看各种设备的状况 See all kinds of the condition of the equipment

　　大型机电设备每年都要进行保养维修，每月检查。虽然配电房、设备间等地方你无从考察，但是也可以从其他设备上看出物业管理的质量。防盗门是不是能正常开合，楼宇对讲功能是不是正常，电梯按钮和灯具是不是完好，电梯内是不是整洁，露天和楼道的公灯能不能正常使用。

Large electrical equipment every year for maintenance，Monthly checks。Although distribution、The place such as the equipment room you don't study，But also from other equipment can see in the property management quality。Guard against theft is close to normal，The communication function is normal，The elevator button and lamps is in good condition，The elevator is clean and tidy，Open and corridor male can light normal use。

　

　怎么判断小区的物业费高不高 How do you determine the property fee high not high

　　物业费定价依据 Property cost pricing basis

　　物业公司的成本包括管理、服务人员的工资和按规定提取的福利费；社保费；公共设施、设备日常运行、维修及保养费；绿化管理费；清洁卫生费；保安费；办公费；物业管理单位固定资产折旧费；税费等。通常，办公、租房、人力、财务、培训等费用统称为间接费用。每一个小区的物业管理费测算先考虑支出多少，按设定服务标准需配置相适应人力数量和要求，然后按小区总建筑面积折算出每平方米的单价。

The cost of the property companies including management、Service personnel salary and welfare funds according to regulations of the extraction；Social security；Public facilities、Equipment daily operation、Repair and maintenance fee；Virescence management fee；Clean WeiShengFei；BaoAnFei；Office cost；Property management unit fixed assets depreciation cost；Taxes, etc。usually，office、rent、human、financial、Training expenses referred to as indirect costs。Every community property management fee calculated to consider how much spending，Set according to adapt to service standard configuration of human quantity and requirements，Then press the area total construction area is converted into a unit price of every square metre。

　　成本可能不全是业主承担 Cost may not all owner undertakes

　　按照物业服务的等级标准，一线城市的小区物业中等质量管理服务成本大约在2元／平方米／月，这时候，开发商自建物业管理的优势就能体现出来—业主缴纳的物业费低于成本价，差额部分由开发公司的利润补贴。如果是第三方物业公司，要达到像万科那样的物业服务质量，一线城市的物业费肯定在3元／平方米／月以上，二线城市也要2元／平方米／月以上。

According to the property of the service level standard，A line of urban residential property medium quality management service costs about 2 yuan/square metre/month，This time，The developers of the property management in the advantage from will reflect out-the owner of pay property cost less than the cost，Difference in part by the development of company profit subsidies。If is the third party property company，To achieve such as China vanke realty service quality，A line of city property fee must be in 3 yuan/square metre/month or more，Second city will 2 yuan/square metre/month or more。