關(guān)于英國物業(yè)收費(fèi)的討論外文翻譯

1、<p><b>　　中文2000字</b></p><p>　　本科畢業(yè)設(shè)計（論文）</p><p>　　外 文 翻 譯</p><p><b>　　原文：</b></p><p>　　A discussion of UK commercial property service ch

2、arges </p><p>　　Received (in revised form): 8 th February 2009 </p><p>　　ABSTRACT ：As certain types of property have become more complex and customers ’ or occupiers ’ perceptions and expe

3、ctations have evolved, the services provided by the owners have had to be improved correspondingly. A modern service charge may include provision for the recovery of many different properties or facilities management-rel

4、ated services. The existing practice of service charges recovery for commercial properties is not transparent enough to enable the tenants to understand exactly wh</p><p>　　Keywords: service charges; commerc

5、ial lease ; landlord and tenants; property management ; sinking funds ;reserve funds。 </p><p>　　COMMERCIAL SERVICE CHARGES DEFINED </p><p>　　All businesses have to pay for property-related overh

6、eads, or ‘ running costs ’ ( RICS, 2008 ). The objective of a service charge is to enable the landlord to recover all likely anticipated expenditure not only for the property in its present form, but also envisaging any

7、 reasonable extension or alteration in the future ( Philpott and Hicks, 1994 ). The basic principle of service charges lies in taking the perspective of both the landlord and the tenant. In most circumstances, both parti

8、es view</p><p>　　An annual cost to the tenant of the landlord providing services to the building in compliance with his obligations under the terms of the lease. The fundamental of service charges rests on

9、 two main items which are ‘ works ’ and ‘ services ’ . Works refers to repair, renewal, replacement, maintenance and improvement whilst services on the other hand focus to the housekeeping elements which include but no

10、t limited to the cost of cleaning, security, fuel and other related activities.</p><p>　　Service charges also consist of other costs that are known as sinking, replacement and reserve funds. RICS (2006) defi

11、ned briefly the meaning of the abovementioned funds as follows:</p><p>　　On top of routine expenses on services, owners and occupiers may need to make provision for occasional one-off outlay on replacing maj

12、or items of equipment (e.g. a heating system). Major expenditure of a regularly recurring nature (i.e. external redecorations) can also cause significant fluctuations in the amount of service charge payable each year. &

13、lt;/p><p>　　The contribution towards the fund is made through the service charges year by year, and when the need arises for such repairs, payment is made from the fund ( Morley, 2008 ). The establishment of su

14、ch funds are seen to bene?t both the landlord and the tenant. As mentioned by Morley (2008), the advantage of imposition of such funds to the tenant is an assurance of cost certainty, thus dismissing the shocking peak ch

15、arges at a go, as the contribution is made over the lease period. In addition, in </p><p>　　Moran (2007) provided a specific service charges definition for commercial properties. He pointed out that service

16、charges in commercial buildings arise when there is multiple occupation of the landlord’ s premise. Shopping centres, of?ce blocks, some industrial business parks and mixed-use buildings are the types of premises designe

17、d for multiple occupation. The charges are meant to recover the cost of maintaining unlet structures, common parts and the provision of other related services. The l</p><p>　　The lease and the service charge

18、 </p><p>　　The basic element of any service charge provision in a lease is to ensure that someone is liable for the repair and maintenance of all elements of the building or the development. All landlords a

19、re in favour of a ‘ clear lease ’ that allows them to relinquish their obligation in funding the cost of providing necessary property-related services to the tenants ( Edward and Krendel, 2007 ). Crosby and Murdoch (1

20、998) emphasised that a ‘ clear lease ’ should also be a ‘ full repairing and insur</p><p>　　The question of the magnitude and extensiveness of responsibility for repairs, maintenance and upkeep of the pro

21、perty between the landlord and the tenant is a very complex and delicate situation ( Crosby and Murdoch, 1998 ). In the case of ‘ leases of whole ’ , the liability of the tenant to undertake the cost of repair and mainte

22、nance of the premise is rather simplified, as the premise is entirely occupied by a sole tenant. However, for commercial properties where ‘ leases of part ’ involve mu</p><p>　　Moran (2007) highlighted that

23、 the typical provision of service charges in the lease should include.</p><p>　　i. A de?nition section at the beginning of the lease that de?nes ‘ service charges’ and ‘services’. </p><p>　　

24、ii. A speci?c tenant’ s covenant to pay service charges. </p><p>　　iii. A landlord’ s covenant to provide services. </p><p>　　iv. Details of service charges.</p><p>　　Sour

25、se: Michael Pitt.A discussion of UK commercial property service charges, Journal of Retail & Leisure Property (2009) 8, 119 – 138.</p><p><b>　　譯文：</b></p><p>　　關(guān)于英國物業(yè)收費(fèi)的討論</p

26、><p>　　摘要：由于某些類型的物業(yè)已經(jīng)變得更加復(fù)雜，物業(yè)的擁有人或物業(yè)的使用者對物業(yè)的看法和期望不斷地提升，相應(yīng)的物業(yè)服務(wù)業(yè)不得不進(jìn)行有針對性的改善提高以滿足物業(yè)使用者的需要。在一個現(xiàn)代化的物業(yè)服務(wù)費(fèi)里可能包含各種不同屬性的相關(guān)的設(shè)施管理的服務(wù)。然而目前物業(yè)收費(fèi)仍然不透明，需要讓居民了解他們所付的物業(yè)費(fèi)包含哪些服務(wù)。物業(yè)服務(wù)費(fèi)里可能包含著用于維修、養(yǎng)護(hù)建筑的費(fèi)用，這些都是經(jīng)過合理分析得出的。對基礎(chǔ)設(shè)施進(jìn)行管理對物

27、業(yè)所有者和租客都有好處。</p><p>　　關(guān)鍵詞：服務(wù)收費(fèi)，商業(yè)租賃，業(yè)主和租戶，物業(yè)管理。</p><p><b>　　商業(yè)服務(wù)收費(fèi)界定</b></p><p>　　所有企業(yè)都要付與物業(yè)管理有關(guān)的企業(yè)經(jīng)費(fèi)，或管理費(fèi)用（RICS，2008）。收物業(yè)費(fèi)的目的不僅是確保業(yè)主有資金去維修在目前情況下那些可預(yù)見的設(shè)備的保養(yǎng)、維修、折舊等，而且還包括

28、未來各種合理的可能會發(fā)生的費(fèi)用（費(fèi)爾伯特和 Hicks）。物業(yè)費(fèi)如何收取的基本原則融合了業(yè)主和租客的觀點(diǎn)。在大多數(shù)情況下，雙方對收費(fèi)物業(yè)費(fèi)的重要性有不同的認(rèn)識，這很明顯都是在維護(hù)自身的利益。愛德華和克蘭德（2007年）的研究表明，業(yè)主希望那些維修物業(yè)的費(fèi)用由租客來承擔(dān)。然而那些租客總是設(shè)法降低他們所要承擔(dān)的一些維修物業(yè)的費(fèi)用。馬丁（1981）明確表示了為了確保業(yè)主能有資金去維修、替換那些已經(jīng)存在或者可能要發(fā)生的設(shè)備損耗等，承租者有責(zé)任區(qū)

29、承擔(dān)相應(yīng)的部分費(fèi)用。一般情況下，在合同中就已經(jīng)明確說明了房東和房客就物業(yè)費(fèi)該如何分配。而麥基（1984）指出了其中不合理的地方。他說，這些物業(yè)費(fèi)里只包含那些可以看得見的自然的折舊、損耗，而忽視了家政服務(wù)、保安清潔服務(wù)等這些極其重要的物業(yè)服務(wù)支出。關(guān)于土地使用收費(fèi)的研究報告（CALUS）也增加了物業(yè)服務(wù)收費(fèi)項目：</p><p>　　每年房東和承租者都會遵守契約的規(guī)定，根據(jù)租客交的物業(yè)服務(wù)費(fèi)提供相應(yīng)的物業(yè)服務(wù)?；?/p>

30、的物業(yè)費(fèi)該如何收取主要取決于兩個方面，分別是硬件服務(wù)和軟件服務(wù)。硬件服務(wù)主要有物業(yè)的維修養(yǎng)護(hù)、設(shè)備的保養(yǎng)更新替換，甚至是增加設(shè)備的各項功能等。軟件服務(wù)主要是指一些家政服務(wù)，如清潔、保安等。</p><p>　　物業(yè)服務(wù)收費(fèi)里也包含一些上面沒有提到而眾所周知的服務(wù)收費(fèi)。如維修基金、設(shè)備更新替換等。RICS（2006）對維修基金做了一個簡明扼要的定義：</p><p>　　在日常服務(wù)費(fèi)用的中，

31、業(yè)主和住戶可能需要對一些偶然發(fā)生的一次性支出的設(shè)備（如加熱系統(tǒng)）詳細(xì)規(guī)定，明確彼此的責(zé)任義務(wù)。日常生活中經(jīng)常發(fā)生的費(fèi)用支出（如外部的裝飾、翻新等）的增減也是導(dǎo)致每年物業(yè)服務(wù)收費(fèi)波動的重要因素之一。</p><p>　　基金的好處在于發(fā)生某些重大維修項目時，可以由該基金支付（莫利，2008）。建立維修基金對業(yè)主和租客雙方都有利。正如莫利（2008）所說的那樣，這種強(qiáng)迫式的基金的建立的好處在于可以為租客發(fā)揮一個相當(dāng)于

32、保險的功能。當(dāng)發(fā)生重大支出項目時，租客不必承擔(dān)大額支出。而且這個作用是在租客承租期間發(fā)揮。此外，在短期租賃的情況下，新的租客只需要繼續(xù)支付前一位租客支付的維修基金，而不必承擔(dān)那些因設(shè)備更新維護(hù)而發(fā)生的所有的費(fèi)用。同時，業(yè)主也高度贊揚(yáng)了這個維修基金所發(fā)揮的積極作用。維修基金消除了那些因承擔(dān)一次性大額支付維修費(fèi)用所產(chǎn)生的租客的抱怨。因此，維修基金的存在具有一定的合理性。</p><p>　　莫蘭（2007）對商業(yè)性物

33、業(yè)該如何收取物業(yè)服務(wù)費(fèi)下了明確的定義。他指出商業(yè)物業(yè)的服務(wù)費(fèi)用的提高應(yīng)該以業(yè)主所擁有的物業(yè)類型為前提。購物商場、寫字樓、生產(chǎn)廠房、混合用途的物業(yè)的收費(fèi)標(biāo)準(zhǔn)都不相同。收取的物業(yè)費(fèi)應(yīng)該是用于維護(hù)那些未出租的部分的建筑結(jié)構(gòu)、公用面積以及一些其他相關(guān)的服務(wù)。業(yè)主應(yīng)該負(fù)責(zé)物業(yè)的維修與保養(yǎng)。但過程中所產(chǎn)生的費(fèi)用應(yīng)該由承租人來承擔(dān)（博特，2007）。從本質(zhì)上講，商業(yè)物業(yè)服務(wù)費(fèi)里不僅包含了直接的服務(wù)成本，也包含了服務(wù)提供公司的各項管理費(fèi)、利潤等（RIC

34、S）。</p><p><b>　　租約和物業(yè)服務(wù)費(fèi)</b></p><p>　　在契約里對各種物業(yè)服務(wù)項目有基本的規(guī)定是為了保證在遇到大項目維修時有責(zé)任人，可以確保項目的順利進(jìn)行。所有的業(yè)主都支持允許他們放棄為租戶提供與物業(yè)有關(guān)的服務(wù)費(fèi)用的“無責(zé)任契約” ( Edward and Krendel,2007 )?？肆_斯比和默多克（1998）曾強(qiáng)調(diào)說，這個“無責(zé)任契約”

35、'應(yīng)該是一份“全維修保險”。在這種情況下，租戶將承擔(dān)所有的物業(yè)維修、養(yǎng)護(hù)費(fèi)用。然而那些仍有擁有這些物業(yè)的所有權(quán)。</p><p>　　這個問題的關(guān)鍵在于物業(yè)的維修、養(yǎng)護(hù)需要大量的人力、物力。而且對業(yè)主和租客來說這個問題仍然非常的復(fù)雜和微妙( Crosby and Murdoch, 1998 )。在整租的情況下，承租人所要承擔(dān)的物業(yè)維修、保養(yǎng)費(fèi)用該如何計算將變得很明確，但前提是由完全由單一租戶承租。然而，在

36、商業(yè)物業(yè)的實(shí)際操作過程中，完全租賃幾乎不可能發(fā)生，基本上是由多個租戶租賃。在涉及多個租戶的情況下，如何合理地收取相關(guān)的租賃費(fèi)、物業(yè)服務(wù)費(fèi)將變得非常重要。特別要寫明各種情況發(fā)生后該如何處理，以避免各種糾紛（愛德華和Krendel，2007）。</p><p>　　莫蘭（2007）強(qiáng)調(diào)指出，在提供租賃服務(wù)費(fèi)應(yīng)包括以下幾個方面：</p><p>　　一，在契約里明確物業(yè)服務(wù)收費(fèi)和物業(yè)服務(wù)的定義；