At present, standardized bidding documents mainly include four aspects:
(A) the basic situation of the target property planning and construction
1. Project overview. Including the overall construction area and floor space, functional distribution, the number and number of floors of property buildings, basement layout, environmental planning, floor area ratio, green area, property management room area, number and model of elevators, etc.
2. Introduction of main equipment and facilities. Including power distribution system (total installed capacity, data of high and low voltage distribution cabinets, transformers and standby generators), water supply and drainage system (water storage tanks, pumps, fire sprinklers, septic tanks, sewage wells, rainwater wells, etc.). ), air conditioning system, ventilation system, fire protection system, building automation system, etc.
3. Provide the target property design and completion drawings catalogue (drawings attachment).
(2) the content of property management
1. Maintenance and management of building body and public parts;
2. Maintenance and operation management of public facilities and equipment;
3. Cleaning, regular disinfection, decoration and garbage collection and removal of public * * * sites, roads and housing construction;
4. Maintenance and management of public greening and garden sketches;
5. Security and public order management;
6 management of public facilities (convenience service outlets, business premises and cultural and sports activities areas);
7. Operation, maintenance and maintenance management of building automation equipment system;
8. Traffic, vehicle operation and parking management;
9. Collection and management of property and property archives;
10. Develop community culture;
1 1. Other matters stipulated in laws and policies and the property service contract.
(3) explanation of relevant matters
1. Description of related matters of property management. Includes the following contents:
1) Property management scope. Refers to all properties in the area where the target property is located. Wechat in Property Community: The winning bidder implements unified management, comprehensive service, independent operation and self-financing for the above areas and properties in accordance with local property management laws and regulations and property service contracts formulated by the government. If there are subsequent properties or other special circumstances in the area, it should be explained.
2) Management period and early intervention. The management period (usually three or five years) and the start and end dates of the winning enterprise should be clearly defined. It should also be clear when the winning enterprise will start to intervene in the early management after winning the bid, and clear the relevant expenses that Party A should pay from the early intervention to the formal entry of the property management unit, and formally sign the property service contract after consultation within a fixed time after winning the bid.
3) Property management office. According to the relevant provisions of local property management laws and regulations, explain the area, location and rent of the management house during use.
4) Management fee standard. This is the key project of bidding. The approximate scope of the management fee shall be explained or calculated by the bidding enterprise itself, and the scoring standard of the content shall be explained. In the final signed property service contract, the management fee standard is generally based on the bid of the winning bidder.
5) public utilities. Including electricity consumption of electromechanical equipment, public electricity consumption, greening and clean water, etc. Whether public utilities are separately shared or reflected in the income and expenditure budget of property management fees, how to arrange the work of property management office and domestic water, etc. , should be clear.
6) Cleaning and greening services. The scope and requirements of this service should be explained, and the cleaning and greening arrangements and expenses of special areas should also be listed.
7) Property management fee. Generally, it shall be accrued according to 10% of the total income of property management service fees every year.
8) Motor vehicle management. Explain the basic requirements of motor vehicle entrances and exits, parking lot arrangements and parking fees within the jurisdiction.
9) Maintenance funds. This item is directly related to the property management budget and the responsibilities and obligations of the management company. It should be made clear, including the fund arrangement for major maintenance and renovation, the maintenance arrangement for equipment and facilities, the key points of maintenance fund revenue and expenditure, and the responsible unit for the maintenance expenses of houses and equipment during the warranty period.
10) business room. Explain the location, area, rent standard, property right, decoration grade, etc.
1 1) Organization expenses. Explain the arrangement opinions of the preliminary expenses and start-up expenses of property management.
12) staff dormitory and canteen. The arrangement of dormitory and canteen during the transition period and normal period should be explained.
13) requirements for decoration management. Explain the basic requirements of the target property decoration project, such as security doors and decoration materials.
14) management objectives and rewards and punishments. The bidder's requirements for management objectives should be clearly put forward, such as the customer satisfaction rate of the owner and the evaluation standard of the Ministry of Construction in a few years. You can ask the winning bidder to pay risk of mortgage. If the management target is not reached, the mortgage can be refunded less or not, and if the target is reached, it can be rewarded separately. At the end of the operation period, the mortgage risk should repay the loan principal and interest at the bank's interest rate for the same period. Property community wechat
15) Other matters. Such as signs, gates, sentry boxes, garbage collection and transfer, gates, billboards, etc. , generally should be completed by the construction unit. Other additional facilities promised by the winning bidder in the tender shall be invested and implemented by the bidding enterprise.
2, the description of the tender matters
1) Ask for information, register and be shortlisted. The time of registration, the catalogue of materials to be carried and the time of notification of shortlisting shall be stated.
2) Preparation, sealing and submission of tender. Explain the submission time, number of copies, specifications of printing paper, and provide the power of attorney of the bidding enterprise for the target property project. It should also list how to return the bidding documents of unsuccessful enterprises.
3) On-site inspection and question-and-answer session. Generally, one or two on-site visits and question-and-answer sessions should be arranged for the target property, indicating the specific time.
4) Bid opening, bid evaluation and calibration. Explain the time of bid opening, scoring method, announcement of bid winning, delivery time of Notice of Bid Winning, signing time of property service contract, etc.
5) Other matters. Bidding enterprises should be clearly required to abide by laws and regulations and participate in competition fairly and justly. Violation of discipline and law will be punished. Complaints should be made public and complaints from all walks of life should be accepted.
(four) bidding, corporate reputation, on-site defense projects.
1, bidding items and requirements
1) Bidder.
2) Overall planning of target property management services. It should include service concept, management mode, management objectives, price positioning, implementation measures, etc.
3) Organizational structure, function distribution, staffing, personnel training and management.
4) Management mode, work plan and materials and equipment shall be arranged in the management room.
5) Management rules and regulations (list only) and property file management.
6) Commitment of various management indicators and related measures.
Integrity rate of houses and supporting facilities
Timely rate of zero repair and urgent repair of houses
Maintenance engineering quality qualification rate and return visit rate
Greening intact rate
Cleanliness and cleanliness rate
Parking lot integrity rate
Integrity rate of public facilities and equipment
Integrity rate of main mechanical and electrical equipment
Incidence rate of public security cases
Fire incidence rate
Effective complaint rate and handling rate
Qualified rate of professional training for managers
Maintenance service return visit rate
Owner satisfaction rate
Other related indicators
7) Expenditure budget, management fee and management remuneration standard.
8) Daily property management. It should include occupancy management, decoration management, safety precautions, property maintenance plan, use of special maintenance funds and management of public facilities.
9) Management of mechanical and electrical equipment and facilities. Including daily maintenance plan, emergency repair plan, energy saving and consumption reduction measures, etc.
10) Convenience service and community cultural activities.
The above ten items are listed one by one, which reflects the comprehensive and standardized service level of property management.
2, enterprise reputation evaluation project
It mainly includes two aspects: the situation of bidders and the investigation of the service quality of management property. Bidder information includes business scale, qualification, business status, management mechanism, enterprise development goals, financial status and risk resistance. The service quality survey should strive to be flexible and diverse, and realistically grasp the real level of the bidder's property management.
3, on-site defense review project
Generally, the company representative of the bidding enterprise and the proposed director of the management office are required to participate in the defense, which is divided into two parts: the tender statement and the defense. Generally speaking, the presentation should not exceed 15 minutes, and the defense time should be controlled within 15-25 minutes.
4. Overall score description
When evaluating bids, the highest score and the lowest score are removed, and the credit score and defense score are generally averaged directly. The weights of the three contents can be 8: 1: 1 or 7: 1.5: 1.5. Recently, in order to increase the evaluation weight of the actual management level of bidding enterprises, some tendering units adjusted the weight to 7:2: 1 or 6:2:2.
Three. General procedures for property management defense and bid evaluation meeting; Property community wechat
In the bidding work of property management, defense and bid evaluation will be the focus and climax of the whole activity. Bidders invested, social media reported comprehensively, notary offices were stationed at the scene, and industry representatives participated extensively. The defense and bid evaluation meeting are the central work of bidding activities, and the agenda is required to be comprehensive and thorough. The overall arrangement is as follows:
(a) clear time and place.
(2) Participants:
Member of the Leading Group for Bidding of Target Property;
Members of the bid evaluation committee (more than five judges, including experts in property management not less than two thirds of the total);
Personnel of local notary office (if necessary);
The staff of the bidding office;
Representatives of bidding property management enterprises;
Guests attending the bid evaluation meeting;
Representatives and reporters from other property companies who attended the meeting as nonvoting delegates.
(3) Procedures
1. Make clear the time when the personnel of the bidding enterprise and the bidding office are present, and draw lots to determine the order of defense;
2, clear the bidding leading members and judges to be present at the time;
3, announced the defense, the bid evaluation will begin. As a member of the leading group for bidding work
Meeting host, introducing leaders, judges and tendering units;
4. Speech by relevant leaders attending the meeting;
5. The bidder exits;
6. Arrange a certain period of time, and ask the judges to evaluate the credit score of the enterprise according to the introduction of the bidder, the on-site investigation of the staff of the bidding office, the household opinion questionnaire and other materials, and make statistics on the spot;
7. Arrange the time and ask the judges to conduct on-site bid evaluation statistics. Generally, the bid documents should be reviewed by the judges one day before the defense bid evaluation meeting to master the situation of each bidding enterprise;
8. At the scheduled time, representatives of all bidding enterprises will enter the meeting place for defense. Make a brief introduction and tender statement (usually 15-25 minutes), and then take questions from the judges. Some questions should be answered independently by the proposed directors who participate in the defense. After the defense, the judges can immediately highlight the main points or unify the scores. Rest and catering can be arranged at halftime;
9. Arrange a certain time and ask the judges to grade the tender. On-site staff and notaries uniformly calculate the total score of each bidding enterprise and report it to the leader and deputy leader of the bidding leading group;
10. At the scheduled time, representatives of all tendering units will enter the venue, and the host will introduce notaries or other leading group personnel to announce the bid evaluation results and the winning bidder;
1 1, leader's speech;
12, defense, bid evaluation will be over.
How many fields of property can qualifications at all levels undertake?
A first-class qualified property company can undertake all kinds of property management projects. Grade II qualified property companies can undertake the property management business of residential projects below 300,000 square meters and non-residential projects below 80,000 square meters. Property companies with third-class qualifications can undertake property management business for residential projects below 200,000 square meters and non-residential projects below 50,000 square meters.
To sum up, the basic situation of target planning and construction, management content, description of related matters, bidding documents, corporate reputation, on-site defense projects, etc. * * * together constitute the contents of the tender documents for this project. Before compiling the bidding documents, we must calculate all the data requirements in these aspects and control them within an adjustable range in order to successfully complete the bidding activities.
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