万科城物业管理策划
万科城物业管理
方案
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目 录
一、 项目基本情况介绍 二、 服务中心筹建计划 三、 物业管理工作思路 四、 物业见面会工作计划 五、 首期交付工作计划 六、 安全管理方案
七、 停车管理方案
八、 装修管理方案
九、 返修管理方案
十、 接管验收方案
十一、 开荒保洁方案
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
一、项目基本情况介绍
1、地理位置:
万科城项目地处青岛四方区双山区域，位于青岛城市新都心的心脏地带，担
负着新都心最重要的中央驱动功能。
李沧区
四方区
宗地A
崂
山 区
市北区
市南区
市政府
2、项目规模:
项目总建筑面积约47万平米，由五个地块组成，包括精装住宅、街区商业、
复合商业、幼儿园、老年公寓等，构成一个完整的生活链。
3、项目基本经济技术指标情况
统计项目 数值 单位
总用地面积 527000 m?
地上总建筑面积 470000 m?
住宅 320000 m? 其中 配套公建 105000 m?
地下总建筑面积 97000 m?
容积率 2.58
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
绿化率 38 %
总户数 3834 户
地库总面积 97000 m?
机动停车位 4313 辆
地上 1564 辆
其中 地下 2749 辆
万科城项目总分6期， 1.1期/1.2 期/1.3 期/2.1 期/2.2 /2.3 期
共6期以两房户型为主
4、 2012年万科城项目交付列表
计划交付日交付面积毛坯房精装修房合计交付车位期 (?) (户) (户) 交付数量(个)
户数 2012.6.2.3 58307 464 0 464 436 2012.6.16.17 49129 52 304 356 2012.12.30 48325 0 329 329 253
本年度合计 155761 516 633 1149 689
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
二、服务中心筹建计划
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
1.服务中心筹建计划时间表
序工作内容 开始时间 完成时间 责任人 协助人 号
1. 成立万科城物业筹备组 2-20 3-10 刘建伟 李志强 2. 确定服务中心组织架构 2-20 2-28 李志强 余向东 3. 人员招聘 2-1 5-15 李志强 4. 维修技术人员进场 3-5 4-10 李志强 5. 服务中心负责人进场 4-15 李志强 6. 与周边公共关系建立联系 4-20 4-30 服务中心于永玲、
经理 张晓康 7. 客服、环境、安全负责人进场 4-20 李志强 8. 安全、行政综合、客服、环境等基层 4-25 李志强
人员人员进场
9. 确定物业用房装修方案 2-28 孔凡华 采购部、
成本部 10. 物业用房装修工程招投标 3-1 3-5 孔凡华 采购部、
成本部 11. 物业用房进场施工 3-8 4-20 孔凡华 采购部 12. 服务中心进场办公 4-24 服务中心
经理 13. 组织业主见面会 5-12 5-13 服务中心
经理 14. 办理服务中心各类证照、印章 4-25 5-10 苏博 15. 开荒保洁单位招投标 5-5 5-15 赵娜 李建明 16. 开荒保洁 6-1 6-7 服务中心
经理 17. 确定本体标识及物业标识方案 2-20 3-1 孔凡华、苏设计部
博 18. 标识制作及安装 5-1 5-25 孔凡华 19. 日常保洁公司、生活垃圾清运单位、5-5 5-15 赵娜 李建明
装修垃圾清运单位招投标
20. 日常保洁公司进场 6-7 服务中心
经理
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
21. 物业人员前期培训 4-20 5-30 服务中心李志强
经理 22. 项目资料移交 5-10 5-20 服务中心项目部
经理 23. 公共区域接管验收 5-10 6-1 服务中心项目部
经理 24. 设备接管验收 5-15 5-25 服务中心项目部
经理 25. 钥匙接管 5-27 5-30 服务中心项目部
经理 26. 物业人员工装制作 4-15 5-10 苏博 27. 服务中心办公用品采购 4-1 4-15 服务中心苏博
经理 28. 服务中心家具采购 4-10 4-20 服务中心苏博
经理 29. 开荒保洁验收 6-5 6-7 环境负责服务中
人 心经理 30. 业主资料装袋 6-6 6-8 客服负责服务中
人 心经理 31. 智能卡授权 6-6 6-8 客服负责服务中
人 心经理 32. 集中交付 根据项目统 服务中心
一安排 经理
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
三、 物业管理工作思路
1. 服务中心:
根据万科城项目地块分散，互不相连的特点，设立一个指挥中心，分地块设置接待前台，各地块前台快速接待业主相关诉求，做到快速解决，达到问题处理的及时性，使业主避免了寻找服务中心、等候处理问题的焦躁心理。
根据客户特点、项目特征，我们将为万科城的业主推行“3G”物业管理模式，简要地说，万科“3G”服务模式倡导万科一贯秉承的“健康丰盛”的客户理念，通过我们对健康环境的维护、塑造，客户生活的关怀，丰富多彩社区生活的开展为客户提供一个更加充实、愉悦、健康的生活氛围。
“3G”——金牌的服务(Golden Service)、绿色的环境(Green Surroundings)、快乐愉悦的生活(Glad life)。
金牌的服务(Golden Service)——万科物业将运用现代化的管理，向业主提供全方位的优质服务。在开展基础的安全管理、清洁服务、公共设施设备管理的同时，满足业主的个性化需求，提供各种有偿维修服务、有偿家政服务。
绿色的环境(Green Surroundings)——万科倡导绿色的生活环境，通过科学管理
方法
快递客服问题件处理详细方法山木方法pdf计算方法pdf华与华方法下载八字理论方法下载
手段，保持小区其原有风貌，同时我们在提供服务中，充分考虑客户的生活，做到零污染、零打扰。使小区保持宁静、优美。
快乐愉悦的生活(Glad life)——即物业管理服务为业主所带来的生活上的改变。我们通过社区文化活动及各种形式的宣传引导及创造良性生活的人文环境，丰富业主生活的同时，促使客户养成良好的生活习惯。
2.安全管理思路
“认识客户、从认识客户的名字开始”
从认识业主，到叫出业主的名字，了解对客人饮食起居习惯、个人喜好、职业身份等方面个性信息掌握，有效注重人员安全中的每一个环节。
从对车辆不熟到面熟，了解车型、车牌号码。对车主及其常驾车辆、常乘人员等方面的信息进行掌握，强化车辆安全管理。
设立安全巡逻队
针对小区区域大、出入口比较分散的特点，安全部设立义务巡逻队员，不定期对周边安全问题进行巡逻，保证周边环境的安全与稳定，对内部的安全管理起到防微杜渐的作用，同时可以有效的向外展示我们的安全团队，正确及时处理各layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
类突发事件。
3.清洁管理
小区保洁将继续沿用外包管理的方式，带领小区保洁主管等管理人员到五星级酒店参观学习规范的服务方式。每周由品质、环境、安全、客服组负责人共同对园区进行卫生大联检，督促保洁工作。
保洁岗位，区域划分:
岗位类别 工作场所 现场需求 编制方法 楼内岗 楼道、大堂、电梯楼内保洁 工作量按楼层设
等 置 楼外岗 楼外公共区域 楼外保洁 工作量按面积设
置 家政岗 住户室内 家政服务 根据业务需求设
置 垃圾清运岗 楼外指定区域 生活垃圾收集、清按照实际情况设
运 置
4.物业管理的意识
细节意识
从某种意义上说，物业管理工作就是由一连串的细节构成，大到设备的日常保养、绿化养护，小到接待业主时的一个微笑、一声问候，都可能引发业主对物业服务质量的质疑。
风险意识
主要有:公用事业单位转嫁收费风险给物业管理公司;开发企业遗留问题如房屋漏雨等造成的收费困难的风险;业主人身财产受到损害导致的法律赔偿风险;小区大型设备设施损坏，而维修资金不能启用应承担的风险
法律意识
物业管理的各种工作记录、问题处理记录都有可追溯的法律意义，例如安全值守，只要有记录或录像证明工作人员在岗并进行正常程序的工作就可以免责。其他如与业主签订的合同、催收物业服务费的证明等，都是降低物业风险的法律依据。 沟通意识
对外，有建设单位、施工单位、公用事业单位、基层政府通;对内，有公司、兄弟管理处、团队成员;更重要的是业主，拒缴物业管理费、解决邻里物业纠纷、，业委会成员有意见等
成本意识
通过自身的服务取得收入，再通过合理的成本控制，就能保证管理处健康、正常地运作
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
四、物业见面会工作计划
1.物业见面会时间
活动时间:2012年5月12日13日
万科城第一次物业见面会将会与地产公司工地开放日相结合的方式举办，在活动现场展示万科企业形象，通过工地开放增加准业主对物业服务的认识，传递物业服务信息，提前了解业主的需求。
2.物业见面会场地
万科城工地开放日活动现场
3.物业见面会流程
1)物业服务中心前期介入组安排专人负责配合地产组织业主工地开放日活动。
2)在工地开放前一个月，由客服前期介入人员策划组织物业业主见面会内容，制定相应工作计划、审核、筹备。
3)活动前针对业主关心的问题制定统一的回答口径，对所有参与活动的工作人员进行培训;对于一些敏感或重大问题安排专人答复业主。
4)业主见面会活动流程围绕地产公司工地开放日为中心，业主参加工地开放日活动中或活动后，在物业展示区了解物业服务基本内容。
5)活动目的主要推荐物业公司服务内容和物业服务人员，引导业主了解物业服务范畴，展示物业服务人员专业性服务品质。
6)通过意见征询了解客户群体需求，及时掌握客户群体类型，制定业主入住及装修期间的重点服务工作。
7)物业见面会流程图:
接待岗:
1、 引导业主参观展板区，简单介绍业主见 面会流程，发放《业主服务需求征询表》;
2、 引导业主填写业主资料卡，银行托收协
议
展板讲解岗:介绍展板内容并正确引导客户
咨询岗:接受客户的咨询，派发服务项目便民
电话卡、片区助理名片等物业相关资料
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
休息服务岗:为休息客户提供饮品、点心服务
收集业主对物业见面会意见及建议，并回收需
求表。
4.物业见面会布置及现场活动
(附现场活动平面图，待定)
1) 现场展板区域:
展板内容包括:
万科城-业主权利与义务10.20.doc.doca、物业服务企业、业主的权利和义务
万科城-物业费构成及费用标准说明10.20.docb、物业服务内容和物业服务费的构成
万科城入住流程图-10.20.docc、入住流程
万科城装修手续办理流程图.docd、装修流程及注意事项 (精装修，可选择性公示)
万科城活动展板(往年社区活动)10.20.doce、青岛万科物业其他社区文化活动瞬间回顾 f、万科城车位管理办法
g、物业费银行托收公示
h、太阳能收费公示
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
i、物业宣传片播放(活动回顾CD播放魅力、活动照片投影播放，提前与销售商议、配腰麦若干备用)
展板旁设有专业人员接受客户咨询，与客户进行讲解与引导，及时记录好客户的意见和建议。
2)现场咨询区域
a)物业专业人员对入伙办理、装修服务、居家报警及社区文化咨进行讲解; b)派发企业宣传册(如物业刊物《邻居》、《万科家书》等)、向业主发放服务项目便民卡、片区管家名片等。
c)现场接受客户的咨询和疑难解答并作好详细记录。
3)休息区域
由万科地产与物业配合，准备点心、饮料等物品供业主休息饮用。 5.风险及统一说辞
针对万科城工地开放时面临的风险问题进行汇总，指定统一说辞;如若业主对专业问题有异议，由地产设定的专业人员进行讲解。(附统一说辞) 6.应急预案
现场设定应急小组，处理见面会现场突发事件及紧急事件，确保活动顺利开展。
应急小组组长:地产客服负责人、物业负责人
应急小组组员:(具体人员待定)
7.物业见面会人员支援计划
参加对象 相关责任人名单 参加人数 万科城业主 1.2期(7#-11#号楼)准业主(精装304户、356户
毛坯52户)
根据实际安排来定
万科城物业人员 物业负责人:待定 5人
维修负责人:
安全负责人:
客服组人员:
地产客户关心中心 协助人员: 1人 物业公司支援 签到区:4人(签订客户资料) 13人 layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
咨询区:3人(客服人员)
安全人员:6
8.活动筹备工作分工:
阶段工作 工作内容 相关责任人 完成时间
物业见面会筹备方案审核 项目负责人 3月30日 前
组织召开1.2期业主见面会筹 4月10日
期 备会议
活动内容流程彩排 4月20日 筹
业主见面会场地设计 4月20日 备 现场布置、包装 活动前完成
物品准备 4月30日
业 主 见 面 会 活 动 流 程
第一阶段 活动内容 负责人 讲解员
万科物业企业宣传 展
万科城项目的服务模式 示
区 客户服务、维修服务、安全服务 各部门负责
人
入住装修手续办理流程 服务助理
老社区活动照片展示 服务助理
第二阶段 活动内容 负责人 工作人员 现 向业主发放《物业服务需求征询 服务助理 场 表》
咨 物业服务助理与业主第一次沟 服务助理 询 通
区 咨询岗解答业主疑问 参会部门负责人 活 重点问题回复 物业负责人 项目负责人 动
意见征询表统计 物业服务中结
束 整理会场设施、设备 心全体
整理会场物品
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
9.见面会物料、物资准备计划
根据现场实际情况待定
附件:活动注意事项:
1)物业管理见面会实施前
a)根据公司《物业见面会实施规范》制定详细的活动方案; b)根据方案制定活动计划工作人员安排表;
c)提前准备各活动时所需物质及相关工具;
d)制定应急方案和统一口径。
2)物业管理见面会实施中
a)组织者注意调节现场气氛，控制整体局面，做好客户正面引导工作; b)业主信息收集环节前提到工地开放，签约人员注意做好解释工作; c)积极推进银行托收工作;
d)现场做好车位管理方案的意见收集;
e)发放《业主服务需求征询表》并注意回收需求表;
f)与客户沟通中遇到比较敏感性的问题请专人负责回答; g)注意做好客户信息的收集工作。
2)见面会结束后
a)活动现场整理，及时恢复原状。
b)及时汇总客户所分析的问题并形成分析报告纳入入伙统一口径;尤其是车场管理;
c)做好业主资料的收集汇总，提前了解业主的信息，做好客户分类。 d)对于现场提问较多问题的业主，重点注意保持沟通与联系。 layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
五、首期交付工作计划
1.万科城集中交付工作筹备小组
交付工作组人员结构
筹备组岗位职责要求
万科城一期钥匙接管流程
万科城一期接管验收方案
2.集中入住准备工作
集中入住岗位分布
集中入住前期准备工作节点
3.集中入住现场应急预案:
1)目的
确保项目入伙顺利进行和圆满结束，最大程度地避免和减少突发性事件所 带来的干扰，减小事件给公司产生的负面影响和损失，特制定本预案。
2) 成立紧急事件应对小组
组长:
组员:
3)紧急事件处理程序
a)组长负责紧急事件的处理和指挥，较大、较难控制的事件应及时上报公司领导处理;
b)现场各活动区域负责人应对本活动范围内的紧急突发事件予以记录并报公司; c)所有工作人员如观察到可能发生紧急事件的信息，应立即向应急小组成员进行汇报;
d)应急小组人员及时向组长汇报并协助处置各类事件，做到信息上传下达，及时进行处理;
4.突发事件应对措施:
a)活动前及现场设置温馨提示、做好风险评估检查;备日常应急用品、药品，加强工作人员的应急培训。
b)自然因素应对:工作人员提前进行培训，如果因天气原因影响等，应及时做好自然灾害事故的应对措施。
c)停(断)电事件的应对:如果在没有接到相关部门的通知出现此类事件，应立即联系相关人员问清停电的有关原因，并联系有关部门进行抢修;如果是入伙现场出现的停(断)电现象，则立即相关技术人员进行抢修直至恢复供电。 d)对其它事件的应对:如出现影响活动开展的事件(兹事、现场秩序失控)，应立即通知组长，并报公司领导确定活动是否继续进行并采取相关措施处理。
4.基本交付情况:
确认交付套数356套;
交付时间:12年6月16日——17日，二天交付完毕;
零星交付时间:12年6月18日起。
万科城集中交付工作筹备小组:
1)交付工作组人员结构:
筹备组组长:
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
接管验收负责人 保洁开荒负责人 入住现场负责人 物资筹备负责人
小组成员 小组成员 小组成员 小组成员
【维修组】 【配合部门】 【客服组】 【地产与物业】
项目部 地产公司项目部 地产公司
监理公司 【支持人员】 开荒保洁负责人 公司支持人员
2)筹备组各岗位职责要求:
a)组长负责集中交付各工作岗位分工，监督各岗位执行情况，指导各岗位工作完成标准;
b)小组负责人根据集中入住整体分工，执行各组工作职责，每日向组长汇报工作进展情况;
c)各组成员根据岗位分工落实工作事项，每日通报工作完成情况。 3)万科城一期钥匙接管流程:
a)钥匙接管小组12年5月20日成立，接管验收小组由两部分组成，A组负责钥匙接管测试、整理、清洗、装袋，B组负责抽查钥匙准确性(抽查比例20%)。
b)钥匙接管分组架构
A组成员 B组成员
组长: 组长:
【组员】 【组员】
?、钥匙接管流程:
钥匙整理(A组)
1、 测试完毕后钥匙清洗;
2、 分类制作标签;
3、 整理装袋;
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
六、 安全管理方案
1.安全人员配置
万科城安全岗位编制
安全班长(3人) 控制中心(4人) 项目部/案场(11人)
(11)
车小商车案场(7人) 项目部(4人) 人 辆区业场行
出巡街巡出
入逻巡逻去
口岗逻岗口 迎车班前安固岗固63宾场长台全 定人 人 定3岗岗监接岗 岗人 岗 控待位333 3 人 人 113人 人 人 人 人
万科城小区每班次安全班长1人、安全员6人，控制中心值班人员1人。共三个班次，需21人。
万科城项目部，前台接待1人(长白)，轮岗1人，共三个班次，需4人。 万科城案场，每班次安全班长1人(长白)、车场岗1人、迎宾岗1人。共三个班次，需7人。
备注:因三次交付面积相近，故需配备人数大致相同。具体配置如有变动再做调整。
2.项目安全管理的难点及防范措施
1)交付存在的利弊
a)管理上区域性强，管理人员责任制明确，所发生的突发性事件能第一时间
找到负责人。地域性负责人能在第一时间内赶到事发现场。
b)所交付三期项目互不相连，布局分散，出入口较多，相对管理难度增大，
另毛坯交付房较多，业主装修管理难度较大。
2)辖区商街和开放式管理
a)外来人员来意的难确认和核对，人员混杂出入。
b)外来人员或者住户消费后的散步、入区内将会带来管理难度。 layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
c)商业范围特殊性导致人杂物乱，难以处理。
3)安全防范体系
a)周界防越
优势:物防方面采用栅栏式围墙，岗位人员在巡查时能够直视周边安全隐患情况，及时阻止正在进行的违章行为，小区内探测器可将警情传送到控制中心，控制防范中心将在电子地图上显示出翻越区域，以指挥安全员及时准确地处理;
弊端:所交付三期项目互不相连，布局分散，对于联防方面有一定难度，突
发性事件后备人员存在支援延时性问题。
b)住户报警系统
住户报警系统为辖区安全的最后一道防线，通过在住宅内门窗及室内其它部位安装各种探测器进行昼夜监控。有警情时通过住宅内的报警主机传输至控制防范中心报警。中心显示警情发生时的住户名称、地址和所遭受的入侵方式，提示安全员迅速确认警情，以确保住户人身和财产安全。
c)停车场管理系统
快捷性:使用远距感应式IC卡系统，能够方便住户车辆快捷出入，提高管理层次和效率。
安全性:采用高速摄像监控，实时记录车型和车牌，对进出的车辆进行图像对比，有效地防止车辆在停车场的失窃。
封闭性:统一由物业设置电子录入程序，实行一卡一车
管理制度
档案管理制度下载食品安全管理制度下载三类维修管理制度下载财务管理制度免费下载安全设施管理制度下载
，有效的阻止小区内未经允许的的车辆随意出入小区。
d)安全员24小时巡逻
安全岗位采用24小时巡逻制度，针对住宅分布特点及周边情况，设置不同的岗位，同时按照公司推行的DS模式，采用互帮、互助的迂回式巡逻方式，不定期进行岗位轮换，制定不同的安全员巡逻路线。
加大岗位检查力度，每周对安全工作情况进行评估及问题分析，保证安全员日常管理的持续性。
d)周边工地环绕
弊端:万科城项目占地面积大，现交付的区域周边基本都是工地存在，施工工人和施工的危险性是小区日常管理的一大难点。
解决措施:加强人防，园区内巡逻岗位加大已交付区域周边的巡逻力度，对于危险性施工及时上报处理，对于工程施工人员管理要加大监控力度。 4)安全管理主要难点及解决办法
a)安全管理对象的自身防范意识难以提高:
定期对住户进行安全防范的宣传力度，加强群防群治的防范主流。 定期进行居家防范系统的测试，引导建立业主的安全防范意识。 layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
b)安全管理对象遵纪守法性与安全管理要求不符:
源头控制、严管理、细引导、借用内外部资源处理。 c)他人与安全管理发生争执，最终多数为安全员落败，员工情绪低:
正确教育、思想教育。
d)安全管理过各程中多数事件无法提供出有力的证据:
对讲录音、视野范围监控。
e)高空抛物的管理:
宣传、展示、公示、监控。
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
七、 停车管理方案
1.项目概况:
万科城作为分期开发项目，收费标准按照独立的车位每个季度收取、露天车位按照临时停放收取两种形式。
2.车场管理:
车场管理作为小区的一项重要管理内容，总体采用出入口检查、 车场巡逻的管理方式，岗位人员提前熟悉小区车辆的车牌号码，做到三个熟悉:车辆熟悉、车辆人员熟悉、车辆号码熟悉。将小区的车场管理与安全管理有机的结合起来，保障小区车辆有序出入、车场车辆停放规范。
3.车场的车辆管理:
1)机动车辆管理;
a)单车、摩托车严禁驶入地下车库停车场，应停放在指定地点，单车、摩托车
应按指定位置停放，而且要整齐有序，由于是非收费车辆，并不对车辆的保管
负责，只指挥其不影响正常的安全管理，但对住户车辆要进行重点防范。
b)对广场单车、摩托车的停放要加强管理，保持整体美观。并加强监控，预防
丢失。
c)对搬运装修材料的三轮车辆要按指定通道进出，并加强监控跟进到位。
d)车场内的车辆实行“一车一卡”管理，安全员指挥各种车辆一律在指定区域停放，不得阻塞消防及进出通道。停车场应有清晰、有效、规范的安全、交通标识，应有明显车位线，出入口规划合理。
e)在车场出入口标出“限高、限速”等标志，于车场路口设置反光镜，设立路标，指示牌，车辆出入口预留路桩，为防止车辆冲岗。
2)停车场场内管理:
a.车库岗车辆检查操作流程:
车库的车辆是巡逻的要中之要，是直接关系到车主的人身财产问题，巡逻岗在巡逻时要认真细致的检查，必须做到进一辆检查一辆，并且要与车库出入口岗位保持密切配合，所以巡逻时应做到“三位”:配合到位、指引到位、检查到位。
车辆驶入时，首先我们应及时跟踪到位，如当场发现有擦伤或损坏，应在第一时间明确告知车主并 签字确认予以记录。
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
在巡逻过程中，巡逻岗位发现有严重擦伤时，应确认是否在外面损坏，出入口岗位检查车辆入场的进入时间及检查录像确认，并去告知当班班长，同时进行拍照，与车主联系进行确认。
在车场内发生任何擦伤、撞伤、损伤等异常情况，车场巡逻岗位必须在第一时间内赶到现场，做好登记，及时通知当班班长，发现是肇事车主的原因造成损伤的应由肇事车主个人承担(包括车场的任何设施、设备)如双方发生的事故责任的，由双方协商处理，如事态得不到控制，必须得到领导的同意后请相关部门处理。
积极收集客户的意见和建议，能处理的便处理，如超过权限的应及时通知上级领导。
b.车辆冲岗操作流程:
车辆出口岗位发现车辆欲冲岗时，应立即采取措施和岗位一切可以利用设施设
法阻止，同时联系中心和车场巡逻岗呼叫声援，并在第一时间内报告指挥中心，
由指挥中心上报部门经理。
无法阻止车辆冲岗时，应立即向中心汇报冲岗车辆的基本情况(车牌、品名、
颜色、驾驶人基本特征)并维护现场秩序。
车辆欲冲岗时，中心应立即将闭路监控镜头进行录像，并通知岗位和负责人赶
赴现场进行处理，由经理确定是否需要报警。
车辆冲岗后，中心应立即与车主联系核实，必要时保存电话记录并请车主或家人现场签字确认。
中心应保管冲岗录像，未经部门经理同意不得向任何人播出或转借。
现场安全员在阻止车辆冲岗的过程中，应采取必要的自我保护措施。
c.车辆被盗处理流程:
当班人员发现或接到车辆被盗的信息后，应首先向班长汇报，并向中心汇报，
由中心在第一时间通知部门经理。
中心应通知车库出入口岗加强控制，并立即使用地桩，同时，核查该车的相关记录，核查进出场时间与车主联系，请车主出示在本停车场内的出入凭记或IC卡，确认事实经过。
确定车辆被盗已离开小区后，由部门经理根据相关核实情况及向公司领导汇报，确定是否报警或采取补救措施，同时将停车场所有资料封存，以便协助调查。
确定报警时应向警方报出车型、车牌号、颜色、特征及驶离方向。 layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
3)车辆撞车处理流程:
a)车辆撞伤车场设施:
当发现车辆撞伤或撞毁车场设施时，立即通知班长到场，视情况进行登记，签字确认和拍照，由于车主原因造成设施损坏的，视情况索赔。
行驶车辆碰伤停位车辆
发生类似事件时，通知班长到场，并保护好现场、拍照。做好道路疏通之后，通知肇事车辆的车主到场协调解决。如双方达成协议进行登记、签字确认。
行驶中车辆相撞
首先通知指挥中心录像或拍照，并知会班长及相关岗位到场维护现场秩序，防止事件扩大、升级，保护好现场并作好车库道路的疏通。通知负责人到场协调，视现场情况报政府相关部门处理，处理完毕须向部门经理汇报,事后填写相关记录表格。 4)车辆撞伤及相对的处理原则
如有人员受伤，先救人后处理。
视车场发生事件由车主双方自行协商。
保护好现场，协助车主通知保险公司前来处理。
相关岗位维护现场秩序。
5)车场道闸系统控制:
对本区业主进入并停放在辖区内的车辆，业主在物业服务中心办理存车手续后由物业服务中心办理手续的车主发放车辆进出磁卡，并将该车辆情况通过《机动车磁卡办理通知单》传递指挥中心，由指挥中心将其车辆具体内容输入电脑。
根据不同情况采取不同的管理办法:
办理“临时进出磁卡”的，车辆进入辖区后通过划卡后电脑自动陆录到《临时车辆出入记录》中，并显示该车辆具体情况。
办理“露天存车场进出磁卡”(车辆停放在辖区露天存车场内)，车辆进入辖
区后通过划卡后电脑自动陆录到《露天车场车辆出入记录》中，并显示该车辆
的具体情况。
对于外来的特殊车辆，如:警车、救护车等由安全部人员划卡后电脑自动
陆录到《外来车辆出入记录》中，直接放行。
对于临时访客车辆及特殊天气下出租车需进入时，应由门岗或车场岗安全
员询问后，换发车辆出入证，并由安全员将车辆种类、车牌号、去向房间号填layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
写进《车辆出入记录》表中后方可进入，车辆出辖区刷卡或交车辆出入证后放
行。
车闸系统电脑内质量记录保存一个月，如有特殊要求打印存档。 6)无车位车辆的管理
小区业主无车位的管理，入住前到服务中心办理车辆无车位停放手续，服务中心及时张贴通告。
根据小区无车位车辆数量的规模，设置临时停车位，通过办理缴费手续后，规划确定车位使用权。最大限度服务于业主。
外来车辆停放管理:
外来货物运输车辆管理，实行发放临时停车卡停放制度，并标明停放时间，即停即走，严禁超时停放。及时沟通巡逻岗排查消除安全隐患。
访友车辆停放的管理，如园内临时停车位有空缺即可停泊，如没有空缺，即以婉转的语气建议其停放到附近停车场。
7)无车位车辆的收费停泊:
收费标准:
参照山东省《住宅小区停车服务收费指导标准》，物业对车场收费项目共分为月租和临时收费两种。
月租
中型车辆按照100元/月的标准进行收取，万科城一期可租赁车位共计129个，每月共计收费12900元。
临时收费:
万科城项目将采用临时收费方式，参照收费标准，临时收费按照每日4元收取，4小时以内按照每次收费2元，每个车位每个月共计收费约120元。
车位收费参考依据:
参照山东省青岛市物价局、山东省青岛市国土资源和房屋管理局关于印发《住宅小区停车服务收费指导标准》的通知(青价房[2007]15号)
附件:住宅小区停车服务收费指导标准
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
计 收 露天停车泊位 地下停车泊位 价 费 单 标 位 元/次 元/日 元/月 元/次 元/日 元/月 准 车 型
中型车 3 6 150 3 9 350
小型车 2 4 100 2 6 300
三轮摩托 1.5 3 50 1.5 4 70
小型摩托 1 2 20 1 3 30 说明:每次不超过4小时，超过4小时的执行计日收费标准
车型分类说明
根据公安部《关于印发〈机动车驾驶证业务工作规范〉和〈机动车登记工作规范〉的通知》(公安管[2004]115号)确定。
中型车:车长小于6米，乘座人数(含驾驶员)大于9人且小于20人的载客汽车和车长大于等于6米，总质量大于等于4500KG且小于12000KG的载货汽车;
小型车:车长小于6米，乘座人数小于等于9人的载客汽车和车长小于6米，总质量小于4500KG的载货汽车。
4、岗位职责
1)车场出入口岗职责
a)进出车辆出入口岗位必须对车辆的外观进行检查，发现问题应及时提醒车
主，并做好相关记录，同时通知其它出入口岗位及车场巡逻岗位，遇有重大的
明显问题应还应在第一时间内上报当值班长。
b)对进出辖区车辆必须严格落实“三核”制度，无正当理由或不符合辖区车辆管理规定的车辆不得进入辖区，严禁岗位周围乱停乱放行为，确保辖区出入口秩序规范、道路通畅。
c)收取临时收费的车辆须按停车场收费标准进行收费，并向车主提供相应的停
车发票，严禁收费不给发票的行为，一经查出，一律按贪污票款处理。
d)对收取的停车费，根据收取的金额及时上缴财务，并根据发票的数量领取备layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
用票据，必须作到票款和存根相符。安全班长每月应与管理中心财务核对一次车辆磁卡和停车费的账目。
e)对提供车库固定车位的车辆由门岗或车场岗安全对车辆的外观进行察看有无明显缺陷(牌照、风档玻璃、反光镜)等;发现异常情况应在《车辆受损记录》中做好记录，对受损部位拍照存档，并通知车主确认。 2)车场巡逻岗职责
a)严格车辆检查手续，对提供露天车位的车辆及临时出入车辆当值安全员每班次至少两次检查车辆情况。
b)及时发现巡逻过程中出现的漏水、漏油、未关好车门、窗及车辆损伤等情况，并在《安全员巡逻记录表》上做好记录，同时上报安全班长，由安全班长将详细情况记录在《车辆受损记录》中，并将受损情况拍照存档，通知车主，遇重大问题，按《突发事件处理作业指导书》执行。
c)发现无关人员或可疑人员到车库及车场要及时密切关注，若有紧急情况按《关于突发事件的处理规定》进行处理。
d)维护停车场卫生情况，保持停车场地面整洁。禁止车主用消防水源洗车或在车库内修车，经劝阻无效者报相关部门进行处理。
e)对出现的异常情况需要核查时，岗位人员应有礼貌的询问，若盘问时发现有问题，上前拦阻，并通知安全班长及巡逻安全，做好应对准备。 f)发现无关人员或可疑人员到车库及车场要及时密切关注，若有紧急情况按《突发事件处理作业指导书》进行处理。
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
八、装修管理方案
1、包封阳台控制措施方案
包封范围:
交付日期:2012年6月16日交付户数:精装304户+毛坯52户。 包封措施:
1)利用工地开放，以物业端口与业主签署《阳台包封声明》; 2)交付前确定施工单位，交付时施工单位与业主间签署《阳台包封合同》规避规划局风险;
3)有洗衣机的阳台，在规划验收后，交付之前进行封闭;
4)包封操作指引方案。
包封计划:
1)二次设计:2012年3月1日前完成;
2)采购确定施工单位: 2012年4月1日(至少留给施工单位2个月时间入户测量、加工);
3)施工单位完成加工:2012年6月15 日;
4)材料进场:2012年6月18日开始进场;
5)施工:交付后即可开。
安装:
1)安装人员进行培训、交底;
2)由物业专人带队，逐户进行安装;
3)安装人员着装统一;
4.安装:
1)窗扇、玻璃、五金由室内运输;
2)窗框由室外进行吊装;
3)施工过程控制，保证安装质量，避免破坏外墙保温层，做好窗台找坡，窗边发泡、密封胶饱满、到位，杜绝渗漏现象。
成品保护:
1)施工人员入室必须带鞋套;
2)工具摆放铺设地垫;
3)室内运输避免对室内成品造成破坏、污染;
4)对室内成品造成磕碰、污染，由责任单位恢复。否则第三方进行维修，费用由责任单位承担;
5)施工完毕后，现场清理干净;
6)物业专人、业主验收后锁门，签验收单。
验收:
1)验收质量严格把控，避免因质量问题造成损失(如渗漏); 2)施工完毕后，物业管理人员当场验收，对现场清理、成品破坏进行确认;如有成品破坏，立即安排维修;
3)如业主在场，协同业主验收;
4)安装完成后，通知未到场业主安装情况，确认业主验收时间，与业主共同验收; 5)验收完成后，正式进入保修期。
2、卫星电视接收器控制措施
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
1)服务中心向园区所有业主发放政府关于禁止使用卫星电视接收设备的相关规定《卫星电视广播地面接收设施管理规定》。
2)坚持预防为主，安保人员在立足现有条件下，充分利用监控系统与人防结合，在小区门口加强人员、车辆及物品的出入登记管理，严禁卫星电视接收器设备进入小区内，发现问题及时派人察看，立即处理;
3)加大巡逻检查力度，对重要目标及各区域不定时不间断巡逻检查，及时有效发现卫星电视接收设备，发现立即通知业主拆除，限期拆除，如不拆，按照国家对卫星地面接收设施的生产、进口、销售、安装和使用都实行许可制度，无许可就是违规，监管部门可以进行处罚，情节严重构成犯罪的，可以追究刑事责任。并规定个人不得安装和使用卫星地面接收设施。对于违反规定的，没收其卫星地面接收设施，对个人可以并处五千元以下的罚款，对单位可以并处五万元以下的罚款。
4)深入到各户告知不拆的后果，监督每户落实情况，限期不拆，执法队将强行拆除，后果由业主自负。
5)特殊问题，特殊处理，在动态中及时调整解决方法。
3.装修施工人员管理方案
1)前台办理装修流程
业主与装修队填写《装修
申请表
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》，由业主填写部分:房间号码、业主姓名、填表时间、申办人、身份证号、联系电话。由装修队填写部份:装修负责人、身份证号、联系电话、主要装修项目;
技术员对装修期限确认后，在“装修期限”栏中注明，装修期限最长不能超过三个月;
技术员将《装修管理服务协议书》(一式三份)分别请业主、装修负责人签字，分别给装修队、业主一份，将属于物业服务中心存档的一份交予前台处;前台分别收取业主与装修队的装修保证金;
前台将《装修告知》二份，其中一份上注明“办理出入证专用”，并加盖公章，将二份复印件交给施工单位现场张贴。将《装修告知》原件交给业主，并告知其退押金时凭原件加装修保证金收据来前台办理;
前台客服对表格进行检查，确认填写完毕后，将《装修告知存根》、《装修管理服务协议书》、装修单位营业执照复印件(加盖公章)、承建资格证书复印件(加盖公章)、《施工人员登记表》按此顺序装订归档;
装修单位负责人身份证复印件、照片、联系电话;
施工人员办理出入证前须带照片2张/人，身份证复印件2张/人到装修处登记，一人一证，如一人同时在两户以上装修则每户需办一个出入证，有效期为一个月，layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
如过期需到装修办延期，证件不可转借，应配带于左胸前;施工人员《临时出入卡》必须妥善保存，如遗失将从装修保证金中扣除10元/每卡;
只铺地板、墙壁表面粉刷，贴墙纸等的简单装修，装修户可不提供装修单位《承建资格证书》及施工图纸;如果是供应商免费服务，须办理施工人员出入证时提供上述4项资料，其它资料可不提供。
2)前台办理延期流程
装修单位凭装修许可证复印件(二份)，以及《人员临时出入卡》来前台办理延期;
前台人员根据施工队报上的延期时间，按装修期限最长不能超过三个月的标准审定延期时间;
将审定的延期时间分别在《装修许可证》上注明，并写明同意延期，加盖公章。并在装修文件中注明延期时间;
在《人员临时出入卡》上注明“延期至X年X月X日”，加盖公章;
业主、装修施工单位与魅力之城服务中心三方签订《装修管理服务协议书》，装修施工单位还需签订并遵守《施工治安责任保证书》,前台应告知客户应遵守签署的协议,违约按照协议处理;
客服组前台收取施工单位装修押金,灭火器的租金和押金;业主的装修服务费; 施工单位人员携带身份证、暂住证、每人两张一寸免冠照片到万科城服务中心客服组前台办理《施工人员临时出入证》。《临时出入证》有效期以装修申请期限为准，到期可以续延。装修施工期间，如施工人员确需留宿，应提供业主书面证明.《临时出入证》背面应加盖服务中心确认标识。
3)装修留宿办理流程
1(装修现场如需留宿，需先有业主书面授权，同意装修人员留宿，并愿承担相关连带责任;
2(留宿人员持
授权书
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到物业服务中心前台，由留宿现场安全管理员现场查看是否符合留宿条件(有单独房间，有临时马桶、无做饭、生火等危害装修现场安全的现象);
3(物业服务中心留宿现场安全管理员签字，报辖区警务室审批; 4(审批后到前台办理装修留宿手续，每人交500元押金，交待留宿注意事项，发放留宿证件;
5(由安全员按照装修留宿管理规定对留宿人员在小区的行为进行监控，发现违章按相关规定进行处理;
6(留宿期满交回出入卡，物业服务中心备案，退回押金;
7(所有留宿人员需遵守小区相关管理制度，确保装修现场安全与小区公共秩序; 8(装修留宿人员在晚上十点以前必须回到留宿房间;每晚十点半钟准时休息; layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
9(留宿人员不得在公共区域逗留、或进入与工作无关的区域;
10(在现场不得喝酒、抽烟、生火、做饭、或使用大功率的电器(如热得快、小太阳);现场不得使用电饭煲烧水;
11(现场不得有赌博、打架、等违反治安管理的行为;
12(留宿人员需按规定时间进行装修活动;
13(每一户装修现场留宿人员不得超过三人，每次批准留宿期限不得超过一个月，期满后如还有需要，可到物业服务中心延期，但最长不超过三个月; 14(不得私自允许他人留宿现场，不得将留宿证件借给其它人使用; 15(不得阻挠安全管理员在晚上十点钟以前的正常巡查;
16(其它危害装修现场安全、干扰小区正常生活秩序的行为;
17(卡丢失或留宿期满不交回物业服务中心的，按每张100元从押金里扣除相应金额。
4)装修管理员的装修巡视
1.检查施工人员有无《临时出入证》，核实《临时出入证》的真实性和有效性;对施工人员无出入证或过期的，要求其立即到服务中心办理或延期; 2.装修工人是否遵守项目管理规定，有无破坏公共设施行为;
3.施工现场有无按规定配备灭火器(每50平米一具、每户至少两具)，禁止在装修现场生火做饭。特种作业时，操作人员需持政府部门颁发的上岗证，报请服务中心批准，且作好现场安全防护工作;
4.检查装修施工过程中有无违反《装修管理服务协议书》，有无超过《装修告知书》中登记的装修内容;
5.检查装修施工人员是否使用客梯搬运材料，应使用货梯或指定的通道进出及搬运材料;
6.检查是否对装修材料或垃圾运输通道的易损部位或部件的进行保护，如电梯轿厢、石材地面、门等等;
7.检查施工过程中是否占用公共位置(如楼梯、电梯厅内加工或堆放垃圾材料等); 8.检查装修施工时间是否在规定范围内。每天早7:00至18:00. 施工单位不得擅自加班加点，其余时间不允许进行有噪声及振动的施工作业。 9.检查是否将垃圾、水泥浆、油漆、涂料等胶粘性建筑材料排入管道及地漏。否则，一经发现按违约处理，由此引起下水道堵塞的，全部损失由装修施工单位承担。
10.检查装修期限是否过期.装修期应在三个月内完成，如超出须取得邻里的同意，到魅力之城服务中心申请办理延期手续。
11.检查装修人员的《临时出入证》及有效期限.施工人员个别需短时留宿，可由业主电话许可确认，并由装修巡视人员在《装修现场巡查记录》中予以记录。过layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
夜留守人员晚20:00至次日6:30之间不得在园区内活动;
12.万科城服务中心装修管理人员及安全管理员有权抽查装修人员的出入证及暂住证等，不得以任何理由拒绝。如发现持有无效证件，证件立即没收，并将无证人员请出园区;
13.装修施工人员不准在园区及楼道内闲逛，不准侵扰其他业主，禁止一切非法活动;
14.维修组负责人及服务中心负责人应对装修管理现场工作进行检查，分别填写《设备设施检查记录表》、《服务中心体系运行月度检查表》。
5)安全员的装修巡查
1.楼层巡逻安全员必须对装修户装修情况全面了解，每天需对装修户的 《装修告知》和《装修管理服务协议书》进行验证和检查，巡查时间为早8点至晚上22点，巡查次数每天不得少于1次，并在《装修现场监控记录表》上进行记录，《装修现场监控记录表》须张贴在装修现场;
2.对施工人员的出入证、施工情况进行检查，对已经过期的证件要予以回收并及时通知物业服务中心;
3.在装修过程中，如需动火作业时，必须检查作业人员有无上岗证，相关防范措施是否落实。禁止装修队在装修现场生火做饭;
4.检查装修施工时间是否在规定范围内。每天早 7:00至19:00施工单位不得擅自加班加点，其余时间不产生噪声及振动的施工作业。巡逻岗须对装修户的装修时间进行检查，发现超时施工者应立即制止。对于无证留宿者，应予以劝离，并督促尽快往物业服务中心办理相关的留宿证明;
5.对施工人员的出入证、施工情况进行检查，对已经过期的证件要予以回收并及时通知物业服务中心;
6.在装修过程中，如需动火作业时，必须检查作业人员有无上岗证，相关防范措施是否落实。禁止装修队在装修现场生火做饭;
7.青岛市规定装修施工作业时间为每天7时至12时及14时至18时。巡逻岗须对装修户的装修时间进行检查，发现超时施工者应立即制止。对于无证留宿者，应予以劝离，特殊情况需经物业服务中心同意当值班长确认后协调解决; 8.制止装修垃圾堆放、堵塞消防通道。垃圾清运完后，检查清运垃圾的通道墙面、地面、天花及公共设施有无损坏、磨花现象，发现问题及时处理或协助装修检查人员处理;。
9.对施工人员的出入证、施工情况进行检查，对已经过期的证件要予以回收并及时通知物业服务中心;
10..在装修过程中，如需动火作业时，必须检查作业人员有无上岗证，相关防范措施是否落实。禁止装修队在装修现场生火做饭。
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
4、装修垃圾处理方案
1.对装修材料堆放进行检查:不得堆于户外任何地方及楼道内，不得使用电梯运送未经包装严密的砂子、石子、瓷砖等散性材料;装修废料必须以袋装并按指定地点堆放，由万科城服务中心统一安排清运;
2.检查是否将垃圾、水泥浆、油漆、涂料等胶粘性建筑材料排入管道及地漏。否则，一经发现按违约处理，由此引起下水道堵塞的，全部损失由装修施工单位承担。
3.施工人员只能使用货梯和指定的通道进出及搬运材料等。装修人员搬运垃圾只能在晚上19点后进行，禁止装修队在清运车进场之前，把垃圾搬出户外。 4.制止装修垃圾堆放、堵塞消防通道。垃圾清运完后，检查清运垃圾的通道墙面、地面、天花及公共设施有无损坏、磨花现象，发现问题及时处理或协助装修检查人员处理。
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
九、返修管理方案
1.目的
加强万科城项目工程施工安全、秩序管理工作，杜绝安全隐患事故发生。 2.适用范围
适用于万科城物业服务中心
3.方法与过程控制
3.1管理范围
1.1期返修施工人员管理
3.2监督管理操作流程
3.2.1 服务中心
3.2.1.1施工前，服务中心对施工项目及场地进行安全评估，评估内容包括该工程是否可引致安全盗窃风险、人身伤害风险、对住户的其他影响等。 3.2.1.2 施工前，服务中心必须与施工单位签订《安全管理协议书》。 3.2.1.3 施工期间，相关部门人员全程跟进、监督施工人员工作，要求施工单位对影响客户通行及安全部位，做好隔离、警示措施，如发现有违章施工或现场有渗、漏、堵、损坏等情况，须第一时间制止、上报并对现场采取适当保护，拍照取证。
3.2.1.4施工期间，对影响住户居住及安全的行为，如:通过住户阳台、窗户、采光井等位置，服务中心须与住户沟通，提醒住户做好安全预防保护措施，外出关好门窗，必要时服务中心在征得住户同意后，可在住户阳台、花园、外露门窗等处(包括室内)安装临时报警设备，进行移动布防。
3.2.1.5 所有施工人员必须办理《出入证》，出入口岗位对所有进场施工人员须仔细检查《出入证》，做好核实工作(核人、核卡、核事、核带入物资)，并详细记录其入场时间(包括凭《出入证》人员)，对过期的证件予以没收上缴部门并拒绝该施工人员进入。
3.2.1.6 施工人员离开小区时，出入口岗须对其所带离物资进行有效检查、核对(进场记录，出场对比)，严格履行《物资搬运放行条》手续。
3.2.1.7对施工单位运送材料的厢式货车，出入口岗位需核查后方可放行，随车人员包括司机均必须进行登记后方可进入小区。
3.2.1.8 禁止为施工人员或施工负责人办理门禁卡。
3.2.1.9 施工单位进场前缴纳2000元施工押金，施工结束退场验收，确认无违约、损坏等行为退还。
3.2.1.10施工期间发现施工人员损坏小区/大厦公共设施、设备，必须要求照价赔layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
偿。
3.2.2 对施工单位及施工人员监督管理
3.2.2.1施工单位进场前须统一提交施工单位相关资质证照、负责人及施工人员身份证(验原件留存复印件)、一寸免冠相片两张，到服务中心统一施工人员办理出入证，并留存指纹。
3.2.2.2施工人员进出场必须由服务中心指定专人带领，并按双方所签《安全管理协议》规定的施工时间进行施工，不得超时施工，施工作业期间必须戴安全帽/盔。 3.2.2.3施工期间，施工单位必须指定一名负责人全程跟进现场施工作业与施工人员管理，做好现场安全维护工作，禁止施工人员带病、酒后上班。 3.2.2.3施工人员在服务区域施工期间，只能在指定地点休息，未经许可不得四处走动，以免对服务区域住户生活、安全造成影响。
3.2.2.4施工人员在园区内禁止吸烟，如需明火作业操作，施工人员必须有相关操作上岗证。
3.2.2.5施工垃圾做到日产日清，不得占用和堵塞消防通道，施工材料工具及垃圾清运完后，清运所经通道墙面、地面、天花及公共设施损坏、磨花现象，施工单位负责及时修复。
3.2.2.6施工人员只能使用指定货梯或按指定通道进出及搬运材料工具及施工垃圾等，散装材料和垃圾必须袋装搬运。
3.2.2.7施工人员禁止高空抛物、弃物，施工期间所产生的建筑垃圾、废料，必须按指定的位置堆放，并在规定的时间内集中清运。
3.2.2.8施工人员不得在服务区域内有吵架、斗殴、吸毒、贩毒、色情等违法乱纪活动，一经发现，将移送公安机关严肃处理。
3.2.2.9室外高空施工如遇雨、雾、四级及以上大风天气时，施工单位必须停止施工作业，否则由此产生的一切后果，施工单位自负。
3(2.2.10施工时间:双休日、法定节假日10:00-18:00.全天无声操作。
其他时间8:00-18:00.
3.2.3施工管理监控要点
施工种类 管理要点
提醒施工作业涉及的住户锁好门窗，有条件的家中可留专人看护 天面
防止施工人员利用工作之便非经许可翻爬住户阳台、窗户及进入住防水补漏工程
户室内
检查施工人员是否具有相关操作证书
高空 检查吊绳是否牢固，是否有备用安全绳
立面外墙工程
施工方须在高空作业下方地面安排一名现场看护人员 layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
提前通知住户关闭外门窗，监督施工人员工作状态，防止施工人员
翻爬进入住户室内
检查施工工具是否做好防坠落措施，施工用具安全
不可对住户出行造成不便，须保证楼道畅通
施工前须对楼层楼梯护手夹缝进行遮挡(如电焊、刷漆等)，防止物楼内 品坠落伤人
公共区域工程
提醒住户不要随便给陌生人员开门
注意单元门的控制，防止陌生人员尾随进入楼内 地面 注意单元门控制，防止施工人员进入楼道内
注意地面的防滑、防拌，做好相关警示标识 公共区域工程
防止车辆被划伤
地下室维修改严格控制施工人员的活动空间，防止发生人、车碰擦事件;防止施造工程 工人员尾随进入电梯或楼内
检查住户车辆车窗关闭情况，防止施工人员无故靠近接触车辆
提前与住户沟通，尽可能让住户留守
须与施工人员同进出住户房室内
出入住户房内
提醒住户做好财物防护，防止物品损坏，防止顺手牵羊事件发生
做好现场录像监控
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
十、接管验收方案
根据《新建物业接管验收工作规范》以及万科城的实际情况，制定万科城接
管验收方案如下:
1、接管验收时间:
从2012年4月10日至2012年5月31日结束。(根据实际进度) 2、接管验收内容:
2.1 1.2期356户，面积:49129平方米， 精装修房304户，毛坯房52户。
验收后直接接管并交接钥匙，不合格项记入备忘。 2.2室外工程(包括管线、路面、管井、绿化、景观、公共照明);
根据实际进度安排接管时间。
2.3设施、设备验收;
根据实际进度安排接管时间。
2.4标识;
验收(根据实际进度安排接管时间)。
2.5竣工资料
2012年4月8日进行资料交接(根据实际安排接管时间)。 3、接管验收标准:
集团物业部下发的《新建物业接管验收指引》《青岛万科新建项目前联合验收查验标准》
4、验收人员配置:
分三组，每组配置4人
其中:物业公司3人(一水、一电、一土建)、项目部1人
接管验收组长:xxx
副组长:xxx
第 xxx 第 xxx 第 xxx 一 xxx 二 xxx 三 xxx
组 xxx 组 xxx 组 xxx layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
(根据项目实际情况人员待定)
5、接管验收原则及方法:
5.1房屋接管验收:
5.1.1图纸、资料交接:图纸、竣工资料应在接管验收前先进行移交，合格后进行房屋接管验收。
5.1.22012年4月10日至2012年5月31日，物业公司验收组对房屋逐套进行验收，记入备忘返馈至项目部。
5.1.3钥匙交接:验收同时交接钥匙，现场核对，将交接的钥匙种类、数量在《钥匙交接记录表》上记录。
5.1.4接管验收结束，如需入户返修，施工单位可持项目部出具的“入户返修证明”到指挥中心领取钥匙，返修结束须经验收组二次验收，形成纪录并签字确认，返修期间造成的损失由施工单位负责全额赔偿。
5.1.5物业公司开荒保洁:
钥匙交接后即可开荒保洁。
5.1.6验讫封条:6月12日前备齐验讫封条，并于开荒保洁结束检查合格后，贴验讫封条;
5.1.7水暖系统验收原则:
水暖系统密闭性及强度验收，以项目部在业主入住验房时做的打压试验为准(服务中心在业主装修前及装修后做打压试验);
6、设备、设施验收
物业公司验收组与地产公司项目部、施工方人员三方共同对所属专业的设施设备进行验收;
6.1在验收设备、设施前，要先交验设备、设施的图纸、资料、说明书、合格证，合格后进行设备、设施的验收。
6.2对每套设施设备进行必要的运行、运转测试，对未安装完毕及暂时不能运行运转调试的设备设施也应进行记录。
6.3查验设备铭牌、标识牌是否齐全。
6.4对验收发现的不合格项进行记录并汇总，反馈至项目部;由项目部监督施工单位返修;物业进行复验，并以复验为准。
7、钥匙交接
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
由物业指挥中心直接与施工单位进行交接，物业公司钥匙交接人员提前准备好口取纸及进行房间、房门编号。双方在现场采取逐个测试、逐个进行标识的方法验收。完成后，进行钥匙交接记录，双方签字确认。
8、接管验收的准备
8.1成立接管验收小组(2012年4月5日前完成);
8.2接管验收小组成员的培训(2012年4月8日前完成);
8.3购置接管验收所需物资(2012年4月8日前完成); 9、接管验收流程
成立交接验收小组
进行培训、模拟演练
进行验收工作
设备验收 房屋验收
图纸、资料交接验收合格 图纸、资料交接验收合格
不合格项反馈至项目部
每户查验并记录，三方签字确认、存档 设备查验并记录三方签字确认、存档
复 验
填写记录，签字确认
钥匙交接
贴验讫封条
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
字确认、存档
10、接管注意事项
10.1物业接管验收一定在地产竣工验收基础上进行，并永久保存期间的资料、记录。
10.2物业公司在前期介入时应加强对现场建筑、安装工程的跟进，特别是电梯、发电机、供配电、消防、空调、供水、智能化、停车场等设备设施安装的跟进，及时发现问题，消除隐患，并与设备设施供应商及安装单位建立良好的沟通渠道。积极参加竣工验收，跟进竣工验收中暴露出的问题，将问题解决在接管验收之前。 10.3对接管不合格项采用《工作联络单》方式。督导地产项目部在《工作联络单》中填写完成时间。
10.4移交验收时，房屋、设备、设施屡次整改仍不合格，同时入伙时间已至，物业公司应将接管验收不合格问题编制报告，向地产领导报请书面意见;同时报集团工程管理部、物业管理部备案。
10.5在接管初期设备设施免费维保期内，对施工或安装单位的维保工作进行有效监控，应向发展商索要设备设施采购及安装合同的复印件，维保作业计划、维保期限及内容和其它服务承诺的复印件，设备设施供应商及安装单位的联系人、电话、地址等资料。
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
十一、万科城首期保洁开荒计划
1、目的:
按照地产公司交房标准对交付的房屋进行保洁，保证室内符合交付条件，达到客户顺利接管。
2、职责范围:
1.1 服务中心负责按照合同要求向地产项目部、成本部报批开荒费用，跟进开荒
工作质量的监督、验收;
1.2 地产公司采购部负责对开荒单位的寻源及完成招标程序; 1.3 地产公司成本部负责对开荒价格的审核及报批。
3、过程要求:
3.1 物业公司在入伙前至少一个月协助地产公司完成开荒的招标工作，并依据
《招投标操作规范》的相关规定要求中标单位在开荒入场前向物业公司提交
开荒实施方案。
3.2 中标单位需要按照物业公司提出的人均开荒面积安排人员在规定时间到场，
并参照开荒标准提前制定一个开荒样板间，进场后的开荒要求参照开荒样板
间进行。
4、具体时间安排:
4.1 协助地产采购、成本部在3月30日前完成开荒招标工作，中标单位至少2
家。
4.2 开荒样板间在4月28日前完成
4.3 开荒进场时间5月1日至5月8日
4.4 开荒验收时间:5月9日10日
5、开荒范围:
5.1 住户7号楼至11号楼共计356户;
5.2 万科城小区内柏油路面及小院人行通道(由项目部自行安排人员解决)。 6、过程控制:
6.1 开荒单位至少保证60人来现场进行作业，同时提供20套开荒工具作为调配
使用，避免在规定时间内不能达到要求的情况下物业公司内部人员进行支
援;
6.2 开荒期间每个单元派驻一名管理人员进行现场监督，跟进协调现场工作进
度，同时委派一名维修人员作为后勤保障;
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
6.3 开荒前由开荒单位对所开荒的区域进行细部检查，并针对现场的问题点做好
成品保护，必要时可以采用拍照取证;
6.4 开荒单位必须按照规定时间内完成开荒工作，并完全达到验收条件，经过物
业、地产、供方单位三方验收合格后进行封门，并张贴封讫标示，封门后任
何人没有经过部门经理同意不得将房间钥匙借出;
6.5 验收期间针对检查出现的人为原因造成的成品破坏按照实际价格赔偿，并由
开荒单位在《开荒检查记录表》上签字确认。
附:
1)毛坯房开荒参照标准:
毛坯房及公共区域开荒标准及注意事项
保洁内容 保洁标准 检查方法
玻璃门 无水迹、无尘、无污物、无明显手印
防火门 无明显污迹，成本色
门 目视
天台门 无尘、无污物
小区大门 无明显污迹、油迹
窗 楼道玻璃 清洗后无明显污迹 目视 地 水泥地面 无杂物、明显油迹、污迹
面 广场砖地无杂物、明显油迹、污迹及泥渣、沙石 墙 面 目视 面 涂料墙面 无明显污迹、脚印
水泥墙面 无蛛网
公园椅 无明显灰尘、痰迹、油迹 目视
园林小品(石桌、石凳、无明显灰尘、损坏、污迹、基本呈本色 目视
雕塑等)
室外 无残留不锈钢水、无尘、无手印、无污迹 手模 不锈钢制品
室内 无油迹、无污迹、无明显灰尘 目视
运动设施 无油迹、污迹，无明显灰尘
沟渠井盖 无异味、蚊蝇、无杂物、无污水横流、井盖完
整牢固 目视
草坪灯 无油迹、污迹
管线井 无尘、无明显污迹
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
儿童设施 无尘、污迹，显本色
垃圾车停放点 无杂物、物异味、蚊蝇、无污水横流
绿化带 花坛、草地内无杂物、无枯枝、烟头、草不过
长、无明显黄土裸露
洗手间 无水迹、污迹、异味
停车场、车行道、走道 无积水杂物、纸屑、烟头及明显油迹、污迹 车道线、斑马线 清晰、无明显油迹、污迹
地沟 无杂物、垃圾、树叶等
目视
天花 无蜘蛛网、明显灰尘污迹
目视
楼梯扶手 基本未被污染
手模
消防楼梯 无杂物、污迹和明显灰尘
标识牌 无明显污迹、灰尘 目视 垃圾桶(箱) 外表无污迹、油迹
灭火器、消防栓 无明显污迹、灰尘
开关、灯罩 无明显灰尘、蜘蛛网
宣传拦 基本无灰尘、室外无明显灰尘、污迹、手印 手模
管道 2米以下无明显灰尘、呈本色
通风窗 无明显灰尘、油迹、呈本色
空置房 无污迹、蜘蛛网 目视
信报箱 无污迹
观景台 干净无尘、无水印
目视
电梯间 无尘、无手印、无花纹、不锈钢制品干净光亮
手模
桌椅、文件无尘、无纸屑 手模 办 柜
公 电脑、复印无尘、无纸屑、机器内使用部位无明显尘土 目视 区 机
域 目视
地毯、地板 无明显尘土、无污迹、无水迹
手模 layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
内摸
玻璃 无尘、无污迹
外视
墙面 无明显灰尘、无蜘蛛、无明显污迹 目视
垃圾桶、篓 垃圾存放不超过容量的2/3、无积水、无异味 目视
花木、饰品 无明显积尘、无纸屑、无蛛网 目视 2)注意事项
2.1 大理石、木地板不要用钢丝球 铁刷子磨擦。
2.2 污水不要乱倒，清洁工具不可乱放与注意靠墙。
2.3 发现有问题的地方，要第一时间通知我方(如:玻璃有裂痕等)。 2.4 保洁开荒公司需配安全带，保洁开荒公司在开荒作业前需培训安全知识作业
过程如有危险时需与我方沟通后再作业。
2.5 现场需指定一名负责人，各分区域要有负责人。
万科城案场服务组
layout development cities in developed countries show that developing rail transit Guide and an important means of achieving sustainable urban development. More than the bulk of the urban rail transit vehicles, rail traffic in the urban space layout and guide the evacuation, optimizing the structure and other aspects also play an important role in its role as the scale becomes more important. Rail transit on land development and stimulation is achieved through its good accessibility, under the dual role of mechanisms in land and planning, transport accessibility high land along the rail transit development and high strength, promotion of urban morphology and land use patterns to adjust accordingly. 1, and Copenhagen 1947, Copenhagen refers to shaped planning introduced, requirements land development along narrow of finger corridor concentrated, refers to shaped planning guide big Copenhagen area along track traffic line clear defined of corridor for Metro development, through track traffic and city development of integration, will along development concentrated in track station around a km around, around track site land implementation integrated intensive development, and provides good of non-mobile of way received connection facilities, Ensure that a larger proportion of the region's residents commute using mass transit. Figure 5.1-3 Copenhagen Metro City Development 2, Tokyo 5.1-4 Tokyo Metro to guide regional development (left: 1950, right: 2000) formation is the mass transit system of the city of Tokyo, which have been developed under the guidance of. Eastern suburbs ... Established to track traffic based on the network-city, using rail-oriented intensive development mode has been recognized in many cities. Created the urban structure of the node, forming the urban rail transit-dependent and lifestyle, as well as mass transit systems provide adequate passenger protection. 5.1.3 to guide the healthy development of
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