商业物业早期介入的深入思考

商业物业早期介入的深入思考<sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;"><emstyle="margin:0px;padding:0px;max-width:100%;box-sizing:border-box!important;overflow-wrap:break-word!important;">建筑标准向物业普及和标准化</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">1、卫生间防水高度的提高。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">2、消防电梯轿厢尺度明确（比较客梯要宽和高）及规范化。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">3、配套设施（商务餐厅、水站等）占地规范化，如物业管理用房在《物业管理条例》中有明确规定。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;"><emstyle="margin:0px;padding:0px;max-width:100%;box-sizing:border-box!important;overflow-wrap:break-word!important;">早期介入的制度化</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">早期介入管理对开发商和物业公司具有双赢性，但目前早期介入并没有成文的法规作为支持。如果将早期介入管理纳入制度化、规范化、程序化的轨道，则能使开发商由被动接受到积极选择此种管理模式，从而使开发商和物业公司真正达到双赢。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;"><emstyle="margin:0px;padding:0px;max-width:100%;box-sizing:border-box!important;overflow-wrap:break-word!important;">专业化</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">由于现代建筑的设计、技术性强，所使用的材料、设备科技化程度高，早期介入工作是一项集专业性、复杂性于一体的综合工作，其中许多工作专业化程度较高，一般物业公司缺乏相关专业人员。若可以在大学专业课中添加物业管理早期介入的课程，使本专业的学生所学的专业知识直接同现实工作接轨，就能达到学有所用，保障人才专业化。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;"></section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">商业物业早期介入要点</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（一）地上平面流线：交通流线组织、出入口和停车场设置是否符合规范要求；交通组织是否顺畅、合理，保证人流通道的通达性，原则满足不交叉、宽度满足消防需求；车行道及停车库（场）出入口是否影响地面交通及人行安全，并符合规范规定；道路宽度、坡度、扑救场地、回车场是否符合规范要求；无障碍设计是否符合规范要求；周边环境交通流线对项目影响的分析和应对；毗邻项目分析；市政道路与项目接入口分析；项目人流测算，车辆测算，评估进出口等配比（每人20平方米）。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（二）地下平面流线：地下车库的墙面、顶面、地面的设计应由专业停车管理公司进行设计；车辆出入口数量符合规范（大于50个车位，出入口不得少于两个，大于500个车位出入口不得少于三个；建议车库出入口尽量贴近市政路。出入口宽度不得小于7米）；要合理分别设置写字楼人、车出入口，实行人车分流管理；合理设计货运通道及卸货平台位置；合理设计商业客户物流及垃圾通道；车库（场）出入口有减速坡、防滑槽和道闸；物业配套（物业仓库、便利店、书吧、商务餐厅、快递中心、水站、会议室、汽车美容等）位置、面积确定。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（三）地下停车场系统。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（四）大堂设计、布局、装饰，后期运营使用功能。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（五）空调设备计量方式及电表计量方式。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（六）照明系统——地下车场照明灯具类型。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（七）货运通道,卸货平台。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（八）垃圾房。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（九）绿化景观、植物选取、灌溉方式（图1）。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（十）卫生间：排风量/排风位置；泛水高度；蹲坐比例；舒适度——卫生间配置空调系统；异味问题；洁具选取（图2）；公共照明（暖色调灯光使用、隐藏式安装T5照明灯、照明灯具按功能分路设置、独立照明开关便于人员开启管理）。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYaHei",Arial,sans-serif;font-size:17px;letter-spacing:0.544px;text-align:justify;color:rgba(0,0,0,0.8);text-indent:32px;line-height:2em;box-sizing:border-box!important;overflow-wrap:break-word!important;">（十一）给排水——水箱设置。1、给水系统设计安装水锤消音器，解决水压不稳管道内存在空气的问题。2、大厦二次供水系统在设计时通常只考虑满足供水需求即可，而物业公司在后期管理中更多的是维修的便捷和应急需求。应考虑极大满足项目的实际需求，如设计增加双腔水箱（图3）、扬程和流量选型匹配等。</section><sectionstyle="margin:0px;padding:0px;max-width:100%;font-family:-apple-system-font,BlinkMacSystemFont,"HelveticaNeue","PingFangSC","HiraginoSansGB","MicrosoftYaHeiUI","MicrosoftYa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