Property Management Success Ingredient
My observation and experiences while doing my time to time visits to my client’s properties, led me to believe that there are Three Main Principles that are needed between the Property Manager, Board members, and Superintendent to keep their property well maintained. By missing even one of these principles it is like a link missing in a chain, the chain of command, thus resulting in a neglected property.
Let me share a little story with you. Donald is an assistant super at a Coop complex in Queens, working for this complex almost 8 years, believe me he knows his stuff. For some reason the Coop keeps on changing its managers. Since I have been selling to them they had a least four managers. While visiting Donald one day he opens up to me that work lately has been tough. The board has recently made the decision that all orders have to be placed by the office, besides for feeling extremely let down, and not trustworthy of placing orders, he said the actual maintenance of his property has fallen as well. By not taking into account who is the one constantly on site and involved in the building’s upkeep, the board had mistakenly thought that the secretaries can be responsible for ordering supplies, maintenance calls and inspections. For example the sprinkler system hasn’t been inspected in two months, and being that he wasn’t authorized to sign off anymore, Donald was not aware that this was happening. The office girls didn’t either realize, understandably, since they are not the ones in the field, it is very easy to overlook on some of the buildings maintenance.
I felt I would try to get the word out, not for just his sake but for the lesson that can be learnt.
Well why not start at the beginning I’m a Sales representative for an Apartment building Maintenance Supply Company, servicing the Five Boroughs with all kind of supplies to keep a building running in top shape. To serve my clients well, part of my routine is to visit their buildings and observe the condition of the building. Every management and every super has his unique requirements that are important to him, some want quality stuff, some want cheap stuff, some need fast delivery, while others need constant visits etc.
Now during my visits I have observed that there are buildings that are in top shape while others are not. There can be various reasons for neglect. Some building owners may not be too particular, however there are properties being neglected due to mismanagement in the buildings maintenance. In most instances it is not the lack of funds as Ed Senior Property Manager told me, maintenance supplies is the smallest part of Buildings budget. Rather there is a vital link missing of the chain of command which completes the picture of a well-kept building. There are three links to connect the three people of command and they are, “BMA” “TOE”
B=Board Members, M=Managers, S=Supers.
T=trust, O=observation, E= Etiquette.
The “BMS” are the chain of command and “TOE” are the links that connect the chain together to make everything go smoothly.
(Now to make myself clear the advice that I’m writing is not one that I have studied or learnt at some seminar these are just the observation of a simple Salesman trying to do his job.)
Manager= we will start with the manager since everything starts with a good Manager. A Manager is needed basically for his professional input and decision making, he is like a General that needs to give guidance to the common soldier and at the same time earn the respect from his soldiers they should trust his decision and do their best to follow his strategies to the utmost of their ability.
His skill is not doing the actual work. Rather as the mastermind behind the scene. Evaluating all the needs of the building and recommending what needs to be accomplished. While and hiring and firing as needed.
Super= the super is the soldier on a mission that was assigned to him. Like a soldier who does their best, they must believe in the cause they are fighting for. I will share a short story to bring out my point. I was in upper Manhattan and found a super in front of her building tending the garden. I complimented her on the upkeep of the building and asked her if she has any tips I can share with my clients. She answered me with one word that says it all LOVE; you have to love what you do.
Board members = they are the like the citizens that can voice their opinion when they see the government making wrong decisions. However they are not involved in every aspect of the government. The board members are people giving from their own time, while building management isn’t necessarily their expertise; they observe the overall managing of the property if it is running on course.
Now let’s link the chain. Trust there has to be a certain amount of trust between the three parties. Since to be truly committed and devoted you have to feel trusted.
There has to be Observation the manager observes the work of the super, the super observes the building and its condition, while board members observe the overall running of the building and budget but are not involved in day to day activities.
Etiquette’s in simple words politeness and manners are needed since this is a shared venture of implementing decisions.
I know that there is a lot more to elaborate on this subject, but the purpose of this article was to be as an eye opener not as an actual educational course, on Property Management.
As always I look forward to hearing your comments or suggestions and if you need any help with your buildings Maintenance Supplies do check out our website www.awsupply.com
All the best
Pinny Ziegler
