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　　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
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