物業與設施管理的經營模式與架構

Business model and system of facility management

本文探討除了目前大多業者著墨甚深的公寓大廈管理業務外，是否在不動產生命週期其它階段能發展出其它不同的服務類型、業務範圍與經營模式，能夠（1）跳脫出原本侷限在某些特定不動產資產類型內勞務與服務的架構，（2）不再只著重於建築物生命週期裡操作與維護階段（Operation and Maintenance）內的業務與活動，（3）不再只單就房東與不動產擁有者等二者的觀點來提供服務？首先，從目前公寓大廈管理服務業的服務模式內探討其它業務發展的可能；第二、不動產生命週期第一階段：即資產組合管理、可行性分析、工程管理、代銷與廣告商等四種服務模式與經營型態；第三、生命週期第四階段：即基地清理、開始重建、重建完成等專案服務項目外、另外就是資產策略與財務管理；第四、承租戶的物業與設備設施管理型態：從總務委外發展至近年不動產服務的綜合帄台。最後，提出整個架構，除了提供產業界發展多樣化的服務內容與商品外，亦可將物業的活動打下系統化的基礎，將傳統以來習慣了人治的方式改造成一種數據、可量化的物業管理系統。

This paper introduces practices from each life cycle of properties. The service and provision listed in this paper, tries to cover from the fields other than (1) what current service providers can deliver in Property Management; (2) the services in Operation and Maintenance stage; (3) any needs not from landlord and property owners point of view. Furthermore, it discuses any business models or services can be developed in each of life cycles respectively, which are: 1. Any services can be developed in field of Property Management which most industries are familiar with; 2. Any deliverables from Planning Stage, such as Portfolio Management, Feasibility Study, Construction and Project Management, Real Estate Marketing Agent; 3. Any opportunities during the Disposal stage, i.e. Asset and Finance management; 4. Any services can be generating from tenant's point of view – it started from General service outsourcing to latest Corporate Real Estate. In additions, the paper structure the Facility Management System and it defines from user requisitions, facility processes, facility products, which can be utilized by practitioners and be fundamental as sustainable and measurable by educational research as well.