房地产与建设项目管理专业英语

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1、房地产与建设项目管理专业英语Unit 1 Characteristics of Real EstateReal estate has many unique characteristics that make it different from other types of products. The characteristics can be divided into physical and economic features.房地产有许多不同于其他产品的特性，这些特性可分为物理特性和经济特性Physical Characteristics1 Immobility Being immob

2、ility, the land is subject to control of the state and local governments under whose jurisdiction it exists. 1 固定性 由于土地是无法移动的，因此，它受所在州或者地方政府法规的控制。2 Lack of Standardization Even if the physical features of two homes were almost identical, zoning, deed restrictions, or title encumbrance could make the

3、ir values considerably different. 2 标准缺乏性 即使两处房屋的物理性能几乎形同，而所在区域、契约条件或债权资格均可以使房屋价格有很大差异。3 Long Life Real property may have a life span of 10 to 200 or more years. 3 使用年限长 房地产有10200年甚至更长的使用寿命。4 Indestructibility Indestructibility, fourth physical characteristics of land, causes real estate to be a dur

4、able and relatively stable investment.4 不易损坏性 不易损坏性是房地产的第四个物理特征，这使得房地产具有耐久性，而且是一种相对稳定的投资。Economic Characteristics In addition to the physical characteristics, land also has its particular economic characteristics: scarcity，, fixed investment, location, improvements. These economic characteristics al

5、so have an impact on the manner in which real estate business is carried out. 除了物理特性外，土地还具有特殊的经济特性，诸如稀缺性、投资固定性和地域性以及改建增值等特性。这些经济特性对房地产中的交易方式产生影响。1 Scarcity There is no scarcity of land as such; however, land of specific uses in specific locations is frequently insufficient to meet demand. 1 稀缺性 土地并非

6、会稀有到这种程度，但是对于特定地点特定用途的土地却常常供不应求。2 Fixed Investment Most modifications or improvements to the land cannot be moved, and it may take twenty or thirty years to repay the investment; thus, the investment is long lasting. 2 投资固定性 大多数对于土地的改良和开发都是不可逆的，而且其投资回收期可能长达二三十年；因此这种投资是个持久的过程。3 Location Similar piece

7、s of real property may have extremely different values just because of the difference in location. 3 地域性 仅仅因为地段的不同，两处相似的房地产可能会拥有完全不同的价值。4 Improvements The fourth economic characteristic of land is its ability to be modified or improved, with the associated impact upon the value. 4 可开发性 土地的第四个经济特性是可以

8、被改良和开发，从而对其价值产生相应的影响。Market CharacteristicsLocal Markets Real estate prices are highly vulnerable to local events such as plant layoffs or decline in local industries. 本地市场 房地产价格非常容易受到当地诸如工厂停工、工业衰退等事件的影响。Unorganized markets We saw that the immobility of real estate results in local markets. This, in

9、 turns, causes the real estate business to be highly decentralized and, to extent, unorganized. 无序市场 我们看到，房地产的不可移动性导致了本地市场的形成。这种不可移动性进而造成了房地产交易的分散甚至一定程度上的无序。Unbalanced Supply and Demand There may be a strong demand in some cities where economic conditions are good and, at the same time, a weak marke

10、t in other cities where employment is low or industries are deteriorating.供需不平衡 在一些经济条件较好的城市，其房地产市场往往有着强烈的需求；同时，在其他一些就业率较低或者工业陷入衰退的城市，其房地产市场常常比较疲软。Private Transactions A large percentage of real estate transactions are between individual buyers and sells where neither party is in the real estate bus

11、iness.私人交易 相当比例的房地产交易都是在个人买家和卖家之间发生，他们双方都不能算作参与了房地产生意。Unit 2 Investors in Real PropertyInvestment in real property is carried out by private persons, private trusts and the institutionsinsurance companies, pension funds, charities, property companies, property bond funds and property unit trusts. To

12、 some extent each has different objectives, and so their preferences differ.房地产的投资者包括个人，私人信托和某些机构保险公司，养老基金，慈善团体，房地产公司，不动产债券基金以及不动产信托。 从某种程度上来说，它们都有各自的不同投资目标，因此也有不同的投资侧重点。Private Persons Anybody who purchases a property rather than renting is an investor. The satisfaction or return received should at

13、 least equal what could be obtained if, instead, premises were rented and the money invested elsewhere.个人 任何购买而不是租赁不动产的个人都是投资者。物业价值的实现或者回报应不低于投资者出租该物业或作其他投资所得的回报。Insurance Companies By and large, life-insurance companies try to match assets to future liabilities, and this largely determines the spre

14、ad of their portfolios as between short and long-term fixed-interest investments and equity holdings.保险公司 一般而言，人寿保险公司努力使他们的现有资产与将来的债务相平衡，这在很大程度上决定了其投资范围：包括短期的或长期的固定回报率的投资和股本的持有。Pension Funds The smaller pension funds invest in property indirectly through pension fund property unit trusts, whose trus

15、t deeds limit membership to pension funds and charities enjoying tax exemption.养老基金 小型的养老基金一般通过投资养老基金不动产信托间接地投资房地产。这类信托规定其投资者只能是享受免税待遇的养老基金和慈善团体。Charities and Trusts Charities and trusts are concerned not only with income (from which periodic distributions are made) but also with retaining the real

16、value of trust funds.慈善团体和信托 慈善团体和信托关心的不仅仅只是收益（定期分红的来源），还有保持信托基金的实际价值。 Property Companies Property investment and development companies have grown considerably since 1945, largely reflecting the boom in urban redevelopment.房地产公司 房地产投资和开发公司在1945年以后迅速发展起来，这在很大程度上反映了城市再开发的兴起。Property Bond Funds The per

17、son wishing to invest in property is faced with the snag of having insufficient funds to buy prime property, the kind which has shown the greatest capital growth.不动产债券基金 有意于不动产的投资者总会面临缺乏足够资金购买有成长潜力房产的阻碍，而正是这类房产拥有最大的资本增值能力。Property Unit Trusts A similar principle operates with those unit trusts which

18、 specialize in property, but in order to avoid management commitments, such unit trusts use their funds to buy shares in property companies or in companies such as hotels which are concerned with property.不动产信托 运作原则类似于那些专注于房地产的信托公司，但是为了避免管理承诺，这种信托公司用它们的资金购买房地产公司或者像酒店这种与房地产有关系的公司股份。& Building Societi

19、es Building societies can be regarded as institutional investors since they are the most important source of loans for house purchase.建房互助会 建房互助会可被视作机构投资者，因为它们是购房贷款最重要的来源。Process of developingThe Development Concept Real estate development, like most projects, begins with a person and an idea.开发构想开发

20、构想 和大多数项目一样，房地产开发始于一个人和一个构想。Market Study The next step is to conduct a market study to determine what type of development is in demand.市场调研市场调研 下一步就是开展市场调研，从而确定需要何种类型的开发。Site Selection and Preliminary Feasibility Study Remember the Golden Rule of Real Estate Development: those who control the land m

21、ake the Golden Rules.n选址和初步可行性研究 请记住房地产开发业的金科玉律：认地不认人（谁控制了土地，谁就取得了主动）。 Under these circumstances, your confidence in the future success of the project will determine if you want to take the risk if buying unconditionally. 在这些情况下，你是否要冒险去无条件地购买，取决于你对项目的未来是否有把握。Land Acquisition Study Once you control t

22、he land, you can take the time to conduct a more detailed assessment of the parcel.征地研究征地研究 一旦你控制了土地，你就能花时间去开一旦你控制了土地，你就能花时间去开展更详细的展更详细的评估评估工作。工作。Retaining the Professional Team You are looking for people with good track records in development capable of meeting deadlines and budgets.聘用聘用专业团队专业团队 你要

23、寻找在开发方面拥有优异的你要寻找在开发方面拥有优异的业绩业绩，能解决能解决进度和预算进度和预算等各种难题的人才。等各种难题的人才。Financial Feasibility Study A financial feasibility study is done in conjunction with the land acquisition study, a feasibility study will provide sketches of your site and generate financial information necessary to determine how much

24、 the job will cost and whether you can make a profit.财务可行性研究 财务可行性研究是在做征地研究时一起完成，它为你提供工地草图和必要的财务信息，从而决定项目的预算以及是否能够盈利。Obtaining Government Approvals and Refinement of the Plan Zoning and subdivision approval must be obtained from the municipality.获取政府批准和计划的精化 必须要从市政当局获取城市区划和细分规划的批准。Unit 3 A Review of

25、 the Development ProcessThe Development ConceptMarket StudySite Selection and Preliminary Feasibility StudyLand Acquisition StudyRetaining the Professional TeamFinancial Feasibility StudyObtaining Government Approvals and Refinement of the PlanThe Development Decision It should be clear that there a

26、re four important factors that come into play; market study, physical features, government regulations, and financial feasibility.开发决策 应该清楚有四种因素在起作用，它们是：市场调研的结果、物业的自然特性、政府法规和财务上的可行性。Infrastructure Development and Building Once you receive approvals and financing, you can begin the construction phase

27、 of the project.基础设施开发和建设 一旦你获得了许可，融到了足够的资金，你就可以开始进入项目的建设阶段。Developing a Sales Program A sales and marketing program should have been developed at an early stage and continually refined.制定销售计划 在早期就应该制定营销计划并逐渐将其完善。Sale and SettlementThe settlement is the culmination of developers efforts. Here, the l

28、ender is paid off, the buyer receives a new home, and the developer is paid.销售和结算 结算标志着开发商大功告成。这时，贷款方获得了回报，业主得到了新家，开发商也获取了收益。Unit 4 Land Acquisition StudyOnce a potential site is located, the land acquisition study can begin. The land acquisition study can be divided into six categories:Property Inv

29、entory Environmental AnalysisUtilitiesRegional InventoryGovernment RegulationsDevelopment Decision一旦一个潜在的地址被选定，征地研究就可以开始了。征地研究可分为六类： 财产清单 环境分析 公用事业设施 区域清单 政府法规 开发决策These categories are themselves divided into about 40 sub categories, listed as follows:1 Property Inventory1) Legal description2) Site

30、of property3) Current use of land and income produced4) Title5) Liens6) Easements and rights of way7) Restrictions8) Assessments9) Property taxes这六大类又可大约40个小类，如下：1 财产清单1) 合法的界定2) 财产地址3) 当前土地使用及所获收益4) 所有权5) 抵押权6) 地役权和通行权7) 限制8) 估价9) 财产税2 Environmental Analysis10) Microclimate11) Water 12) Vegetation1

31、3) Topography and land survey14) Soil15) External factors (noise, odors, vistas )2 环境分析10) 微气候11) 水12) 植被13) 地形和土地勘测14) 土壤15) 外部因素（噪音，气味，风景）3 Utilities16) Water17) Sewer18) Electric and gas19) Telephone and cable TV20) Solid waste disposal3 公用事业设施16) 供水17) 排水管道18) 电力和煤气19) 电话和有线电视20) 固体废弃物处理4 Region

32、al Inventory21) Adjoining land use22) Community facilities23) Schools24) Emergency services25) Surface transportation26) Public transportation27) Existing and proposed land uses28) Growth patterns-proposed and projected 4 区域清单21) 邻近土地的使用22) 社区设施23) 学校24) 急救服务25) 地面交通26) 公共交通27) 现有和计划土地用途28) 计划发展模式5

33、Government Regulations29) Permits and regulations30) Zoning and subdivision regulations31) Environmental regulations32) County and municipal comprehensive plan33) Plan submission5 政府法规29) 许可和管理30) 区划法与细分条令31) 环境法规32) 国家和城市整体规划33) 计划呈报6 Development Decision34) Assessment of land acquisition study35)

34、Market analysis36) Development concept 37) Financing38) Negotiating land acquisition39) Price and conditions40) Go or fold.6 开发决策34) 征地研究的评估35) 市场分析36) 开发构想37) 融资38) 协商征地39) 价格和条件40) 实施或者放弃Unit 5 Land Use Planning and Zoning Land can be used for farming, industry, commerce, residential living, or re

35、creation. As urban area expands, it becomes important to plan the use of land rather than to let it be developed in an unplanned manner. It is then necessary to enforce the plan through restrictions on land use that implemented by (a) zoning regulations and building codes and (b) requirements for st

36、arting subdivisions of residential or industrial construction.土地可用作农耕，工业，商业，住宅或者娱乐等用途。 随着城市范围的扩大，有计划地使用而不是盲目地开发土地显得犹为重要。 因而，总体规划的实现需要借助于对土地利用的两种限制来完成：（1）区划法和建筑法（2）对居住区或工业区细分规划的规范。1 Levels of Planning Urban area planning takes place at the federal, regional, state, and local levels. State legislature

37、s have also given these municipalities the right to establish planning commissions under legislation referred to as enabling acts. It may be either advisory or have executive responsibility, although experience has shown that a planning commission, in order to be effective, needs the authority to en

38、force its decisions. The development and implementation of the master plan require funds. Initial funds can be secures from bond issues because the plan usually results in building project that increase taxable values. Thus, bond issue for master plans provide for a return through future taxes of am

39、ounts substantially higher than the original costs of the master plan.1 规划层次 城市规划出现在联邦，地区，州和本地等层次。 各州法律机构也已授权其市、镇政府部门依照实施法设立规划委员会。 规划委员会可能是一个顾问性质的机构，也可能是具有执行职能的机构。然而经验表明规划委员会要有效实施其决策，必须得到相应的授权。 总体规划的研拟和执行需要资金。由于总体规划往往会带来房产项目，导致税收增加，因此规划的启动资金可以通过债券的发行来筹集。这样，为规划而发行的债券通过未来税收的形式，带来的回报将远远高于规划成本。2 Purpose

40、 of Zoning Implementing the plan for an urban area depends heavily upon the power to the zone. Zoning is a means for regulating and controlling land and its use even though property is privately owned. The first real zoning ordinance was passed by New York City in 1916. Total floor area / Lot area=

41、Floor area ratio (FAR).2 区划的目的 一个城市规划的执行在很大程度上依赖于区划的力量。区划是管理和控制土地及其使用的一种手段，即使对于私人拥有的物业也依然如此。 纽约在1916年通过了第一部真正意义上的分区区划法规。 总建筑面积 / 用地面积 = 容积率Unit 6 Mortgages and Financial Market All types of debt instruments are bought and sold in financial market, which is made up if two components, the money market

42、 and the capital market. Corporate and consumer debts are split about evenly between the money market and the capital market, whereas mortgage market utilizes long-term instruments almost exclusively and thus is part of the capital market.金融市场由货币市场和资本市场两部分组成，里面买进卖出着各种类型的债务票据。 公司和消费者的债务大致均衡地分布在资金市场和资

43、本市场，抵押市场几乎无一例外地运用长期票据从而成为资本市场密不可分的一部分。1 Primary Mortgage Market By definition, an institutional lenders is a lender that meets two criteria: the institution accumulates deposits from individuals of businesses (such as savings accounts), pools the funds ,and reinvests the funds in real estate mortgag

44、es or other loans or securities; and the institution conforms to state andfederal regulation applicable to its charter.1 初级抵押市场 从定义来看，机构性贷方符合两个条件：一是机构必须吸收个人的储蓄，汇集资金，并把资金再投向不动产抵押贷款市场或其他贷款市场或证券市场；二是机构须遵守与其营业范围相关的州和联邦政府的法规。2 Primary Mortgage Market Activities The primary mortgage market deals with rela

45、tionships between mortgage loan borrowers and lenders originating the loans. The term origination is sometimes used to include all activities related to bringing a loan into the lenders portfolio. The term may include only the solicitation to obtain mortgage loans and the taking of the loan applicat

46、ion.2 初级抵押市场活动 初级抵押市场涉及因贷款而产生的抵押贷款借贷双方之间的关系。 发起这一术语有时指所有把贷款纳入贷方投资项目范畴的活动，有时特指获取抵押贷款和接受贷款申请。3 Secondary Mortgage Market The secondary mortgage market consists of investors, lenders, or government agencies who buy and sell mortgages originated by primary lenders.3 次级抵押市场 次级抵押市场由投资者，贷方或者某些政府机构构成。这些政府机构

47、参与买卖源于初级贷方的抵押权。Unit 7 Marketing Real Estate Marketing is the process of planning and executing the conception, pricing, promotion, and distribution of ideas, goods and services to create exchanges that satisfy individual and organizational objectives. 市场营销是对思想、货物和服务进行构思、定价、促销和分销的计划和实施，从而产生满足个人和组织目标的

48、交换的过程。 The real estate broker deals both with sellers and prospective buyers of real estate. The brokers relationship with the sellers involves obtaining properties to list. 房地产经纪人同房产的卖方和潜在买方都要打交道。他们和卖方的业务主要是将卖方的物业列入等待交易的名单。The dominant reasons that home sellers turn to real estate broker rather tha

49、n trying to sell their property on their own are they need technical assistance and are hesitant to take risks. 住房出售者请房地产经纪人代理而不是自己操办的主要原因，一是他们需要经纪人的专业协助，二是他们不愿意承担风险。Unit 8 Methods of Valuation (1)1 The Comparative Method The more uncommon a property is, and the more specialized the type of property

50、, the less likely is it that the valuer will be able to find good “comparables”. 1 比较法 物业越不一般，其类型越特殊，估价者就越难找到好的比较案例。 The skill of the valuer will be required to make an allowance in money terms for such difference in value caused by a different geographical situation. 要凭估价员的经验对地理的差异引起的价值差异作价格修正。2 Th

51、e Contractors Method In using the contractors method the valuer must therefore make a deduction to allow for both depreciation of the building and obsolescence of design. 2 重置成本法 在使用重置成本法时，估价员必须对建筑物磨损与式样过时进行折旧。Unit 9 Method of Valuation (2)1 The Residual Method The residual method (hypothetical deve

52、lopment method ) is used when a property has development or redevelopment potential.1 剩余法 当一个物业有开发或者再开发的潜在可能时使用剩余法（假设开发法）。These may include such items as the cost of site clearance, architects fees, site engineers fees, quantity surveys fees, and all other professional fees incurred in creating the

53、development .这些（开支）包括如下几项：拆迁费，建筑设计费，工地工程师费用，估算师费用以及建设开发过程中所需的其他专业人员的费用。2 The Profits Method The profits method (accounts method, treasury method) is based on the assumption that the value of some properties will be related to the profits which can be from their use.2 利润法 利润法（会计法，财政法）基于一个假设：某些物业的价值与通

54、过使用它们所产生的利润相关。3 The Investment Method The investment method (capitalization) is based on the principle that annual values and capital values are related to each other and that, given the income a property produces, or its annual value, the capital value can be found.3 收益法 收益法（资本化）基于一个原则：年金和资本价值互相关联，

55、因此给出一个物业所产生的收益也就是年金，那么资本价值也就能够得出。Unit 10 Property Management1 Approaches to Property Management Property management involves a wide variety of tasks and responsibilities. The responsibilities can be handled by one of three basic approaches:1 物业管理的途径 物业管理涉及到一系列各种各样的任务和职责。这些职责可以通过三个基本途径中的一个解决：A firm t

56、hat deals exclusively in property management.A real estate brokerage firm with a department set up to manage property.A property manager who has responsibilities for a specific building.一个专门进行物业管理的公司一个设立了物业管理部门的房地产经纪公司一个负责某个特定建筑的物业经理2 Objectives in Property Management 2 物业管理的目标Profits to the owner为所

57、有者盈利Fewer vacancies (high occupancy rate)降低闲置率(提高入住率)Lower rate of turnover of units降低居住单元的交易换手率Low delinquencies降低失职Fewer complaints and repairs减少投诉和维修Low turnover of employees低人员更换率Good relations with owner and tenants房东和租户拥有良好的关系3 Organization for Property Management As in any business, the form

58、of the property management organization and the way in which responsibilities are delegated have much to do with the operations success.3 物业管理的组织 和其他任何行业的管理一样，物业管理的成功与否与管理组织模式和委托的责任形式紧密相关。4 Services Service offered to the tenants affect the rates of units; however, these services can often be suppli

59、ed by the landlord more efficiently for all tenants than if each tenant were to secure own.4 服务 向承租人提供的服务会影响物业的出租率；然而，这些服务常由业主向全体承租人提供，因其效率会高于单个承租人自行解决的效率。5 Management Services Providing services that meet the tenants needs and desires is important to retain present tenants and secure new tenants.5

60、管理服务 向租户提供满足其需要和愿望的服务对于留住现有租户和寻找新租户是很重要的。6 House Rules The property manager should establish a pleasant living atmosphere and provide for the welfare of the tenants.6 居住公约 物业经理应该营造一种愉悦的居住环境，给承租人带来幸福和安宁。Unit 11 Basic Concepts of Construction Project ManagementWhat is Project Management? The managemen

61、t of construction projects requires knowledge of modern management as well as an understanding of the design and construction process. 什么是项目管理？ 建设工程管理需要先进的管理知识以及对于设计和建设过程的认识。According to the Project Management Institute, the discipline of project management can be defined as follow: Project manageme

62、nt is the art of directing and coordinating human and material resources through the life of a project by using modern management techniques to achieve predetermined objectives of scope, cost, time, quality and participation satisfaction.根据美国项目管理协会，项目管理学科可以被定义如下： 项目管理是在项目的整个生命期内用现代管理技术指挥和协调人和物质资源，从而

63、完成既定的范围，费用，进度，质量以及参与者满足感等目标的一门艺术。The acquisition of a constructed facility usually represents a major capital investment, whether its owner happens to be an individual, a private corporation or a public agency.一个建筑设施的达成通常表示一个较大的资本投资，不管其业主是个人、私人公司还是公共机构。Unit 12 Selection of Professional ServicesFinan

64、cial Planning consultantsArchitectural and Engineering FirmsDesignConstruct FirmsProfessional construction ManagersOperation and Maintenance ManagersFacilities Management财务投资顾问建筑和工程公司设计施工企业职业建筑经理运行及维护经理设备管理Unit 13 Contractual Relationships A client not skilled in construction practice will probably

65、need to obtain expert advice on one or more of the following:1) feasibility studies2) the design of the works that are proposed3) specialist equipment installations4) the preparation of the contract documents and other contract procedures5) tendering procedures and tender evaluation6) construction p

66、rogramming and scheduling7) the supervision of the construction of the works8) the certification of completed work for payment9) dealing with variation orders and claims for additional payments一个不是很了解施工操作的客户可能需要在以下一个或几个方面获取专业的建议：1) 可行性研究2) 提出的设计方案3) 专业设备安装4) 合同文件和其他订约过程的准备5) 投标程序和评标6) 建设规划和进度安排7) 工程建设的监督8) 竣工结算凭证9) 处理工程变更通知单和费用索赔Unit 14 Types of ContractA construction contract is a binding agreement, enforceable in law, containing the conditions under which the construction of a facility will ta