Real estate management is a process of interrelated actions aimed at achieving positive results when using or disposing of property. This process involves many subjects, each of which performs a specific function.
general characteristics
The municipal real estate management system is a set of interconnected means and methods for carrying out targeted actions in relation to the subject of the administrative process in order to achieve the planned results.
The process of state property management includes its transformation, use and reproduction. To achieve the best results and greater effect from the use of property, a systematic method is used, carried out by state authorized bodies. These bodies apply a set of measures, which together constitute a system of managing state-owned real estate.
The whole system works in two directions: in accordance with the general principles of managerial theory, on the one hand, and in accordance with the specific features that arise from the conditions and rules established by the property owner - the state, on the other hand.
System elements
The state property management system includes five main elements:
- Goals.
- Principles
- Methods
- Functions
- Methods (options) of real estate management.
The whole procedure for managing real estate is based on the following functions:
- work planning;
- organization of activities;
- process regulation;
- job stimulation;
- control over the implementation.
Work planning
Drawing up plans for the operational management of real estate and other types of management is a means of implementing ideas. Planning consists in setting goals and objectives, as well as determining the means necessary to achieve them.
When planning, management makes decisions about what areas of activity in the field of real estate management will be and what areas and actions will be priority.
Planning is the most complex and important stage of property management, so it distinguishes three subfunctions:
- Forecasting.
- Modeling.
- Programming.
Forecasting is a method of scientifically sound prediction of various options for choosing the future development directions of a given object, taking into account interaction with the outside world. With high-quality forecasting, you can use the obtained acceptable options as the basis for planning.
Prediction of options for managing your own real estate is carried out in the form of modeling or programming.
Modeling allows you to predict different situations and system conditions over the period specified in the plans. The economic form of modeling is equated with the method of experimentation. Programming involves translating to a planned state based on currently available information. It includes the development of algorithms, the establishment of a list of necessary resources and the definition of methodology.
For the successful implementation of the process of operational management of real estate and other types of management, it is necessary to set goals and objectives at different intervals. In connection with these distinguish long-term, medium-term and short-term planning.
The long-term covers a period of fifteen to twenty years. It defines common goals and objectives, and also selects a strategy. Medium-term planning includes a five-year period. The main goal of this type is the selection of effective means to achieve the goals.
Short-term (current annual) planning by quarter is a more detailed consideration of the conclusions of the medium-term period.
Organization of Activities
The organization of various types of real estate management consists in establishing a hierarchy system between different bodies of the state that take part in the implementation of the relevant activities, as well as in determining their interconnections and the characteristics of the use of resources defined for achieving goals.
Organization is not only the process of creating the necessary system, but also the process of streamlining and improving it. This activity consists in the distribution of functions between employees, groups and units, as well as in coordinating the actions of these entities.
Process regulation
Regulatory activity allows for the normal functioning of the system that was created as a result of the organization as a whole. She directs the management process at the federal, regional and local levels.
Regulation is an activity aimed at maintaining the parameters set in the previous stages. Its tasks include maintaining an ordered state in the system. For private-sector sectors, regulation is expressed in establishing rules, incentives and restrictions, as well as adjusting the direction of specific enterprises according to objectives.
Territorial or state, economic regulation is a system of indirect intervention in the activities of an economic entity through amendments to the legislation (tax system, customs duties, exchange rates, etc.), as well as using other incentive or restriction tools.
Determining the nature and severity of the social and economic problems of the region allows you to choose the direction, scale and form of regulation. It allows you to provide stable connections and links between different links and management levels and thus coordinate the whole process.
Regulation of the management of real estate with or without an agreement as the main function contributes to the uninterrupted and uninterrupted operation of the facility and the synchronization of all the functions under consideration.
Job promotion
Stimulating activity contributes to the development of the individual links of the system of the desire to achieve the goals and objectives regarding the management of real estate. Often this function is realized through regulation of the budget and attraction of investment funds.
In connection with the recent change in the ownership forms of organizations and enterprises, as well as their reorganization, the financing system for social-type spheres has undergone major changes. Trade and public catering enterprises passed into private hands, while others (for example, consumer services) became unattractive as an investment.
Execution control
Control activities in the field of real estate management include taking measures necessary to carry out planning and fulfillment of tasks that ultimately contribute to the achievement of all goals and the compliance of tasks with the planned goals. The implementation of the control function helps to achieve maximum performance of the management system.
Control is the process of ensuring the effective achievement of the goals set by the organization. It includes the collection and processing of information with further analysis of the results obtained, comparison with plans, identification of discrepancies and analysis of the reasons for this. The control also includes the development of various activities that contribute to the achievement of goals.
The control function allows you to organize activities and establish feedback that allows management to be aware of the implementation of tasks and the implementation of management decisions.
In the control process, management passes through three stages:
- setting standards and norms;
- measuring the degree of compliance with the specified standards;
- change and correction of plans in accordance with established deviations.
The analysis carried out during control, on the one hand, is a function in itself, and on the other hand, it is the basis for the planning function. Thus, a closed system is formed in the process of renting and managing real estate.
Distribution of property
Property owned by the state is divided into two parts. One of them is transferred to state legal entities (institutions and enterprises) in economic management or operational management. The other part remains at the disposal of the state and is considered the treasury of the corresponding municipality.
Decisions on the implementation of actions within the framework of the redistribution of state property are made by the Federal State Property Management Agency (FAUGI) on the basis of federal laws.
The FAUGI may grant the organization or institution the right to operational management of real estate in the following cases:
- The organization refers to strategic objects or is retained by the state.
- Bankruptcy proceedings have not commenced with respect to the enterprise.
- The use of the transferred property will ensure that the organization carries out activities of a statutory nature in accordance with legislative standards.
The FAUGI can provide the subject or municipality with the right to own the specified property in the following cases:
- for the needs of federal significance this property is not necessary;
- the property is necessary in order to ensure the powers of the executive authorities of the subject or to solve local issues.
The FAUGI may consent to the privatization of property in the following cases:
- For the needs of federal significance this property is not necessary.
- Property cannot be transferred into the ownership of a municipality or a subject of the Russian Federation.
- Property does not belong to the category of withdrawn or limited in circulation.
With respect to property related to the treasury of the Russian Federation, the FAUGI may decide to transfer it to a third party on the basis of civil law contracts (for example, under a trust management contract for real estate, leases or other types of agreements). All decisions of the FAUGI of this type must be approved by a higher authority.
The Territorial Departments of the Federal Property Management Agency are engaged in the conclusion of an agreement on the management of real estate by declaring a tender. Property is transferred directly in the following cases:
- by decision of the president or government of Russia;
- the property is a replacement of the seized for state needs;
- the obligation to conclude a lease is established by the court;
- property is transferred to the owner of another real estate if these objects are inextricably linked by purpose, location or characteristics (technical).
The price of such property is determined by valuation according to market value.
The state property management system is based on the development of a detailed classification of this property, including the distribution of immovable objects into groups of a homogeneous type. These groups are formed according to common essential features that determine the nature and content of managerial decisions regarding immovable objects.
State policy in the field of real estate management at the municipal and state levels is based on the need for competent distribution of real estate between different forms and types of property. Moreover, the distribution should meet the interests of the state as a socio-economic unit.
Property owned exclusively by the Federation
The following groups belong to federal property, the objects in which cannot be the subject of a real estate management contract.
- National wealth of the country (resources of the shelf, economic sea zone or waters of a territorial type, natural resources used, objects of natural and historical and cultural heritage, cultural institutions of the state level).
- Objects supporting the work of the federal authorities (state treasury, including the FSS, PF RF, budget, extra-budgetary funds, gold, diamond and currency funds and reserves; property of the FSB, Armed Forces, Ministry of Internal Affairs and others; educational and health institutions; environmental control enterprises; reserves and reserves of state and mobilization purposes; patent enterprises and landfills).
- Defense production facilities (defense enterprises, special-purpose facilities for communications and infrastructure, protected premises of spare governing bodies and authorities).
- Household facilities (mining, fuel and energy, electric power, gasification facilities, federal highways and related organizations, television and radio communications enterprises, plants and animal and animal breeding centers).
Federal objects in respect of which the transfer of rights can be carried out
These objects include the following types:
- the largest national economic enterprises, in which more than ten thousand people are employed;
- nuclear and energy engineering enterprises;
- sanatorium-resort organizations of a state level that are not included in the property of enterprises, as well as hotel facilities under the jurisdiction of central management bodies;
- educational, health, sport and cultural institutions not included in the previous list;
- organization of research, design, exploration and survey type or association of NGOs;
- enterprises engaged in road transport, not included in the previous list;
- construction and operational enterprises related to the type of water facilities and systems;
- Broadcasting, television, publishing, printing enterprises, as well as telegraph and news agencies run by the Russian Press Committee;
- enterprises of national significance in the field of construction, production of building materials and structures;
- premises of the wholesale and warehouse type, elevator facilities and refrigeration complexes of national importance;
- enterprises dealing with the consequences of various emergencies.
Management activities in relation to state-owned real estate include many elements that are interconnected and interacting with a view to the most rational use and distribution of this property.