Evaluation of Property Management Agent Performance: A Novel Empirical Model

For many different reasons, property management agents (PMAs) are appointed for managing housing developments in both public and private housing sectors in many different cities. While third-party housing management eases the burdens of property owners and tenants in taking care of their properties, it may lead to agency problems. In fact, cases of mismanagement of multi-owned properties are common in Hong Kong and other Asian cities, leading to accelerated urban decay and augmented confrontations between property owners, users and PMAs. To promote better property management services, the performance of PMAs should be evaluated so market players can benchmark the performance of different PMAs for better-informed decision-making. This study reviews previous and existing measures for evaluating PMA performance and proposes a new evaluation model which is built upon the residual concept proposed by William Sharpe. The ideas underpinning the framework and how a PMA’s performance is evaluated using the framework are detailed. Using this new model, 217 housing developments in Hong Kong are studied and the performance of the respective PMAs is evaluated and benchmarked. The evaluation outcomes are validated with the SERVQUAL scores of these 217 housing developments. Practical implications of the research findings follow

Regularity scalable image coding based on wavelet singularity detection

In this paper, we propose an adaptive algorithm for scalable wavelet image coding, which is based on the general feature, the regularity, of images. In pattern recognition or computer vision, regularity of images is estimated from the oriented wavelet coefficients and quantified by the Lipschitz exponents. To estimate the Lipschitz exponents, evaluating the interscale evolution of the wavelet transform modulus sum (WTMS) over the directional cone of influence was proven to be a better approach than tracing the wavelet transform modulus maxima (WTMM). This is because the irregular sampling nature of the WTMM complicates the reconstruction process. Moreover, examples were found to show that the WTMM representation cannot uniquely characterize a signal. It implies that the reconstruction of signal from its WTMM may not be consistently stable. Furthermore, the WTMM approach requires much more computational effort. Therefore, we use the WTMS approach to estimate the regularity of images from the separable wavelet transformed coefficients. Since we do not concern about the localization issue, we allow the decimation to occur when we evaluate the interscale evolution. After the regularity is estimated, this information is utilized in our proposed adaptive regularity scalable wavelet image coding algorithm. This algorithm can be simply embedded into any wavelet image coders, so it is compatible with the existing scalable coding techniques, such as the resolution scalable and signal-to-noise ratio (SNR) scalable coding techniques, without changing the bitstream format, but provides more scalable levels with higher peak signal-to-noise ratios (PSNRs) and lower bit rates. In comparison to the other feature-based wavelet scalable coding algorithms, the proposed algorithm outperforms them in terms of visual perception, computational complexity and coding efficienc

Robust estimation of bacterial cell count from optical density

Optical density (OD) is widely used to estimate the density of cells in liquid culture, but cannot be compared between instruments without a standardized calibration protocol and is challenging to relate to actual cell count. We address this with an interlaboratory study comparing three simple, low-cost, and highly accessible OD calibration protocols across 244 laboratories, applied to eight strains of constitutive GFP-expressing E. coli. Based on our results, we recommend calibrating OD to estimated cell count using serial dilution of silica microspheres, which produces highly precise calibration (95.5% of residuals <1.2-fold), is easily assessed for quality control, also assesses instrument effective linear range, and can be combined with fluorescence calibration to obtain units of Molecules of Equivalent Fluorescein (MEFL) per cell, allowing direct comparison and data fusion with flow cytometry measurements: in our study, fluorescence per cell measurements showed only a 1.07-fold mean difference between plate reader and flow cytometry data

Discutindo a educação ambiental no cotidiano escolar: desenvolvimento de projetos na escola formação inicial e continuada de professores

A presente pesquisa buscou discutir como a Educação Ambiental (EA) vem sendo trabalhada, no Ensino Fundamental e como os docentes desta escola compreendem e vem inserindo a EA no cotidiano escolar., em uma escola estadual do município de Tangará da Serra/MT, Brasil. Para tanto, realizou-se entrevistas com os professores que fazem parte de um projeto interdisciplinar de EA na escola pesquisada. Verificou-se que o projeto da escola não vem conseguindo alcançar os objetivos propostos por: desconhecimento do mesmo, pelos professores; formação deficiente dos professores, não entendimento da EA como processo de ensino-aprendizagem, falta de recursos didáticos, planejamento inadequado das atividades. A partir dessa constatação, procurou-se debater a impossibilidade de tratar do tema fora do trabalho interdisciplinar, bem como, e principalmente, a importância de um estudo mais aprofundado de EA, vinculando teoria e prática, tanto na formação docente, como em projetos escolares, a fim de fugir do tradicional vínculo “EA e ecologia, lixo e horta”.Facultad de Humanidades y Ciencias de la Educació

[en] THE BRAZILIAN JEITINHO OF RETAIL: RESTAURANTS THAT CHARGE MORE THAN 10 PERCENT OF SERVICE FEE

In Hong Kong, client companies tend not to renew contracts with relationship partners and may change facilities management (FM) service providers on a frequent basis. This phenomenon is common in the FM industry. Inspired by the phenomenon of changing service providers, this study sheds light on a social relations perspective in outsourcing relationships and aims to investigate the factors that affect FM service outsourcing relationships. Open interviews with 20 FM managers were conducted, and the interview results were analysed with content analysis and coding methods. The empirical findings were interpreted on two levels. First, FM managers believe that rapport is an influential factor that affects FM service outsourcing relationships. Second, the courses in which the interviewees explain the manifestation of rapport and its significance reveal that common goals, shared values, trust, openness, and coordination are the factors that not only nurture the formation of rapport, but also have significant influences on social relations in the process of outsourcing. A framework has been developed to describe the conceptual relationships found in the empirical findings from the interviews. Eight guidelines have been outlined to indicate the managerial implications of this study

Proučevanje političnih možnosti za boj proti nezakonitim mikrostanovanjem v Hongkongu

Nezakonita gradnja ima več oblik, vključno z ilegalnimi naselji (ang. squatter settlements) in nezakonitimi prizidki stavb. Med različnimi oblikami nezakonite gradnje so v zadnjem času precejšnjo pozornost širše javnosti v Hongkongu pritegnila nezakonita mikrostanovanja, ki nastanejo z nezakonito razdelitvijo stanovanj. Zaradi svoje nezakonite narave tovrstna stanovanja resno ogrožajo varnost prebivalcev, saj zmanjšujejo konstrukcijsko stabilnost in požarno varnost stavb, poleg tega pa lahko tudi negativno vplivajo na naravno svetlobo in prezračevanje. Požari v stavbah z nezakonitimi mikrostanovanji, posledice katerih so v zadnjih letih tudi smrtne žrtve, so skrb vzbujajoč rezultat zanemarjanja te mestne problematike. Kljub vsemu so nezakonita mikrostanovanja redko pritegnila pozornost raziskovalcev oziroma akademske skupnosti po svetu. Zaradi resnosti problematike nezakonitih mikrostanovanj v Hongkongu avtorja v članku proučujeta izvedljive politične možnosti za ostrejše ukrepe na tem področju, pri čemer analizirata politike ali rešitve, ki se uporabljajo drugod po svetu. Da bi določila politične možnosti za boj proti nezakonitim mikrostanovanjem v Hongkongu in jih razvrstila po pomembnosti, sta s skupino deležnikov opravila raziskavo z uporabo metode delfi za oblikovanje politik (ang. policy Delphi study) v treh krogih. Anketiranci so predlagali različne ukrepe, od pogostejših inšpekcijskih pregledov stavb in višjih kazni za lastnike, ki ne upoštevajo predpisov, do izdaje dovoljenj za dajanje nezakonitih mikrostanovanj v zasebni najem. Za najbolj izvedljivo možnost med vsemi navedenimi se je izkazalo strožje izvajanje ukrepov. Članek se konča z razpravo o rezultatih raziskave in priporočili za oblikovanje ustrezne politike na tem področju

Measuring the performance of property management companies in highriseflats

Purpose: The complex nature of multi-ownership, multi-storey buildings requires the services of property management companies (PMCs). Naturally, homeowners favor PMCs with good performance. Yet, their performances vary. The purpose of this paper is to measure the performance of PMCs in managing high-rise flats using the logic model as the contextual framework with its indicators adapted from the building quality index (BQI) scheme. Design/Methodology/Approach: For this pilot study, the research was based on visual inspection and interviews with building management staff for the information concerning the output and outcome indicators. The authors also tested the relationship between outcomes and outputs and other factors that affect the performance of PMCs. Findings: Based on our pilot study of 41 high-rise residential buildings, the performance outcomes of the PMCs varied considerably. The same PMC was likely to yield different performance outcomes due to unique building characteristics. The outputs, building ages and rehabilitation statuses of the buildings were the contributing factors to the PMCs’ performance outcomes. Practical Implications: The performance outcomes of the logic model can help homeowners and PMCs understand current PMC performance, which can help trigger the development of a strategy to enhance the health and safety of residential buildings in the future. Originality/Value: Unlike traditional performance measurements that use financial figures or balanced scorecards to measure organizational performance, the authors used the logic model performance measurement system because the performance outcomes of the PMCs were explicitly reflected in the physical building conditions. This framework was relatively straightforward and could be applied to cities dominated by multi-ownership, multi-storey apartments

Enabling sustainable built heritage revitalisation from a socio-technicalperspective: a case study

This study aims to investigate built heritage revitalisation projects in Hong Kong through a case study

Exploring policy options to combat illegal microapartments in Hong Kong

Illegal building can take multiple forms, including squatter settlements and illegal building extensions. Among the various forms of illegal building, illegal microapartments (IMAs), which take the form of unauthorised subdivided housing units, have recently aroused wide public concern in Hong Kong. On account of their unlawful nature, IMAs pose serious threats to the safety of local communities by undermining structural stability and fire safety in buildings. They may also adversely affect natural lighting and ventilation for building occupants. Fatal fires in buildings with IMAs in recent years have demonstrated the painful consequence of ignoring this issue in the city. Nonetheless, the problem of IMAs has seldom attracted scholarly attention around the world. In light of the seriousness of the IMA problem in Hong Kong, this study explores workable policy options for cracking down on the problem. It reviews policies or proposals in different jurisdictions to crack down on IMAs. Then a threeround policy Delphi study is carried out with a panel of stakeholders to identify and prioritise policy options for combating IMAs in Hong Kong. Various measures are proposed or identified by the panel members, ranging from increasing the frequency of building inspections and imposing stricter penalties on non-conforming owners to licensing IMAs for private renting. Among these options, stricter enforcement is considered the most workable option. The results of the policy Delphi study are discussed and policy recommendations are made

Exploring policy options to combat illegal micro-apartments in Hong Kong

Illegal building can take multiple forms, including squatter settlements and illegal building extensions. Among the various forms of illegal building, illegal microapartments (IMAs), which take the form of unauthorised subdivided housing units, have recently aroused wide public concern in Hong Kong. On account of their unlawful nature, IMAs pose serious threats to the safety of local communities by undermining structural stability and fire safety in buildings. They may also adversely affect natural lighting and ventilation for building occupants. Fatal fires in buildings with IMAs in recent years have demonstrated the painful consequence of ignoring this issue in the city. Nonetheless, the problem of IMAs has seldom attracted scholarly attention around the world. In light of the seriousness of the IMA problem in Hong Kong, this study explores workable policy options for cracking down on the problem. It reviews policies or proposals in different jurisdictions to crack down on IMAs. Then a threeround policy Delphi study is carried out with a panel of stakeholders to identify and prioritise policy options for combating IMAs in Hong Kong. Various measures are proposed or identified by the panel members, ranging from increasing the frequency of building inspections and imposing stricter penalties on non-conforming owners to licensing IMAs for private renting. Among these options, stricter enforcement is considered the most workable option. The results of the policy Delphi study are discussed and policy recommendations are made