Casanova & Madison Garden | 在太古做一个Leasing Manager
文/Casanova & Madison Garden
我们前两周分享了Westfield招Leasing的JD（回复“216”查看），不少小伙伴震惊了。
“这根本就不是对一个3-5年经验的人的要求，哎……”
“在大纽约生存也是压力山大啊，还是我大天朝养人”
作为续篇，我们今天来分享一下大中华区当仁不让的行业领袖太古地产Office Leasing Manager 的JD。其实从这样的细节中可以看到一家公司的管理水平和经营思路。
先上完整版：
Portfolio Manager (Office Leasing)
Major Responsibilities and Objectives:
§ Assist the Assistant Director for smooth and quality operation of the property center;
§ Ensure effective and quality management and maintenance of property center and in its service delivered to its customers;
§ Negotiate on general leasing and tenancy renewals, short term licenses and prepare related documents for Assistant Director’s approval;
§ Assist the team in contributing to achieve and maintain the required occupancy levels and maximize rental and overall commercial terms;
§ Share responsibilities of budgetary control, rental collection and income protection;
§ Develop and maintain good relations with tenants, prospects, real estate agencies and related Government departments (if applicable);
§ Manage tenant fit-out and renovation projects in the property center.
Major Tasks and Activities
§ Handle leasing enquiries and clearly understand the market conditions, trends and changes;
§ Execute discussions and negotiations for asset related projects (including new lettings) as directed by the Assistant Director;
§ Negotiate lease renewal terms and prepare recommendations and rental proposals/analysis to the Assistant Director;
§ Prepare and draft letters of intent, tenancy agreements, license agreements or other relevant leasing documents for both new lettings and renewals;
§ Assist the Assistant Directors in preparing the annual and five-year budget on income and expenditure of the property center and quarterly forecasting;
§ Supervise the preparation of sales reports, rent roll and other business reports as required;
§ Meet with tenants regularly to develop a good working level relationship, address concerns, opportunities and obtain feedback;
§ Handle tenant’s enquiry and provide assistance and guidance as a professional manager;
§ Develop a good working relationship with property agency networks in order to understand market movements, identify potential tenants and overall market trends;
§ Manage tenant fitting out and renovation;
§ Coordinate with tenants working teams and the property center’s technical team to ensure timely and quality completion of fitting out works;
§ Coordinate with both technical and building management teams on security, items of repair, maintenance and improvement works for the property centers and where necessary, tenants premises;
§ Handle general property management matters and insurance matters;
§ Manage and supervise staff members reporting to this position.
Scope Dimensions
§ Employees Supervised: 2-4
Skills, Qualifications and Experience Requirements:
§ University graduate of a real estate or business or commercial discipline, with a minimum 5 years’ experience in retail or office leasing and property management;
§ Relevant professional qualifications such as Surveying or equivalent would be an advantage;
§ Fluent spoken and written English and Mandarin;
§ Good negotiation, communication and interpersonal skills with a strong customer service oriented attitude;
§ Exposure in working with foreign companies in the PRC, and in liaising with international companies/clients would be an advantage;
§ Good sense of market, and attention to detail;
§ Conversant with the use of PC in particular Windows, MS Word and MS Excel.
远方评论：好美的英文啊！（脑残粉again）Casanova要告诉大家一个血泪史，现在的世道没有看到JD千万别跳槽……别管对方多有钱多牛逼背景多雄厚……如果一家公司连JD都写不出、写不清楚，说明它根本不知道自己要干嘛，也代表了极差的企业管理水平和非常非常非常高的跳槽风险！血泪史！
重点条目评论：
Portfolio Manager
远方评论：Portfolio Manager即大家所说的Leasing Manager。请注意！为什么不叫Leasing Manager, 而是Portfolio Manager？这里面充满深意。Portfolio，度娘解释：a list of the financial assets held by an individual or abank or other financial institution. 就是物业或者物业组合的意思。所以这个Title内部的正式中文名叫做物业营运经理。别觉得像是负责保安保洁，low low的，这个细小差别的背后意味着你要负责的不是租光项目，而是对项目的长期运营负责！
商业地产的本质就是长期运营的能力。虽然市场上无数的公司老板对租赁的要求仅仅停留在“填满”，但是作为一个有追求的Leasing，请时时记住你的使命。我们要的不是一个时间点上的满租，而是长周期下的收益最优化。而对于太古，一旦你选择了这个位置，那么意味着你跟这个行业的一环一扣都长期剪不断理还乱啦，租赁，物业，财务，工程，推广……这些从下面的要求也可略见一斑。
Major Responsibilities and Objectives:
§ Ensure effective and quality management and maintenance of property center and in its service delivered to its customers;
远方评论：这个要求多数发展商的JD里都看不到。这也是因为所谓的Portfolio Manager承担了日后运营过程中对客第一接口的作用，对客的service也体现了你作为一个物业营运人的专业素养，专业！专业！专业！真的很重要。
§ Share responsibilities of budgetary control, rental collection and income protection;
远方评论：Income protection！好赞的concept！这即是长期收益最大化的概念。不单单是指按时收租收费，也包括对于租户背景、经营状况的把握，包括根据市场状况从长远的角度最大化公司的利润，这些都可以称得上income protection。在现在天朝各地P2P遍地开花的季节，这个问题值得很多发展商深思，租型出去了，就代表租赁结束了？等有一天有人不买单就跑路的时候，你有这个能力来处理吗？真的到时只是法务部的事情吗？
Major Tasks and Activities：
§ Prepare and draft letters of intent, tenancy agreements, license agreements or other relevant leasing documents for both new lettings andrenewals;
远方评论：请注意这条，太古是要租赁的团队来主导租赁合同的谈判，法务综合把控和监管。看到这点，不由想起我的老东家，当年也是如此。真正专业的租赁必须是一个复合型知识的人。合同的谈判本来就是商务决定和法律风险相互混杂的一个过程，合同本身包括了商务条款和防御性的法律条款。整个过程简而言之是：一、先确定下收钱的事，亲兄弟，明算账；二、咱们来脑洞大开的想像下一旦因为各种原因我们合不来了是分居是离婚怎么处理的事。商务条款的谈判和法务条款其实是无法分家的。但很遗憾，目前的市场中，可能由于市场急速扩张，人员素质不整齐，已经鲜有租赁人员能够贯彻这样的素养。
§ Assist the Assistant Directors in preparing the annual and five-year budget on income and expenditure of the property center and quarterly forecasting;
远方评论：Again. 租赁要懂点财务啊！或许不用像Westfield要求的那样会算NPV。但只有具有基本财务素养甚至房地产金融素养的租赁，才能系统的把握项目资产增值的责任。但同时，也千万不能做技术官僚，唯数字论。其实不单是租赁要懂财务，财务也应该懂一些租赁。这样才是完美的状态。太古的高层均为租赁方向出身的专家，尊重市场尊重行业，以此为基础，才能通过财务数据发现各种行业分布、租赁周期、财务数据合理Balance的状态。
§ Handle general property management matters and insurance matters;
远方评论：Insurance matters，insurance matters！JD上写保险的东家，真的够专业……保险有多重要？真的有过几年运营经验的朋友应该都懂的。我接触过一次漏水索赔金额就上千万的。不过真的蛮可悲的是，保险还真的没有多少人重视。租户不重视、自家老板也不重视。（其实保费真的不贵）这点吧，或许也就是要等行业慢慢成熟了。
其实像这样的JD，稀奇吗？
蛮稀奇的，行业内看不到第二份。哪怕新鸿基恒隆等等一众港资。（港资其实不太重视HR）
但应该稀奇吗？我其实个人非常期待太古的标准可以成为行业的标准。不过这么多年了，明显是不现实的。原因或许有好几个：
整体的行业人力资源水平：就算你想抄，你也没有太古的人力去实现。
管理者的意识差距：嗯……很多土豪老板的思路……不讲了……
内资企业职业经理人文化的普遍缺失：尊重专业、摆脱人情意识。可惜多数的内资公司习惯于任用老臣子、小兄弟。当然国内的所谓职业经理人也确实并不能让人放心。
商业地产的经营意识：有几家是认认真真运营经营的？有几家不想着捞快钱？
我们的行业真的是盖房子、收租这么简单吗？或许企业文化的细节才是能够吸引并维系跨国企业或是国际品牌与你合作的基础，与客户保有共同的对话语言和职业精神。这些对于高端定位的商业地产行业市场或许是最最关键，也最易被忽略的。如果看造价，国内的项目或许早已远胜中环。但，就是差口气。俗气点叫土，文艺点说是没有灵魂。通过太古的JD，我们或许可以看见太古的灵魂。
本号撰文均为原创，根据市场信息编写演绎，图片转自网络，精确信息以官方公告为准，如需转载，请事先征得作者许可。