在我国，计划经济思想的延续和传统消费观念的存在，对物业行业管理模式存在 着很大的影响和制约。物业行业专业化管理模式的建立困难重重，当前的管理模式虽 然多样，但并不能满足广大业主的需求，面对社会利益多元格局逐步凸显、公民需求 日益分化的新形势，需要进行一定的转型升级。 据笔者调研，目前国内相当部分物业公司不尊重市场规律，没有体现社区业主的 全方位、对美好生活的需求，没有很好的利用政府的引导指向作用。S 物业公司作为 众多物业公司中的一家，也面临各种各样的问题，S 物业公司自身在管理，人才、资 金等诸多方面的问题，也直接影响了其自身的发展，亟待解决。其次，当前 S 物业公 司发展模式单一，利润较低，难以维持发展，所以对这一方面进行研究能够缓解物业 公司压力。因此，有必要对 S 物业公司转型升级问题进行研究。 本文拟从国内外物业管理现状出发，基于物业管理研究的基础理论，分析现有物 业公司转型升级的案例；并对域外管理模式展开分析，与我国国内物业公司转型升级 进行域内外比较；在此基础上从经济、政策、社会、技术，以及 SWOT 分析法对物业 公司转型升级的发展因素进行了系统分析，借助软管理、市场经济、服务利润链等理 论对我国物业管理市场发展专业化模式进行了必然性分析，同时对比和借鉴一定的域 外物业管理经验，就我国物业公司转型升级存在的问题进行了分析，并提出有针对性 的解决对策。 关键词：物业公司，管理模式，转型升级II Research on the Transformation and Upgrade Path of S Property Company Master Candidate:Hao Xiumei (BusinessAdministration) Directed by Cheng Peng Abstract In our country, the continuation of planned economy thought and the existence of traditional consumption concept have great influence and restriction on the management mode of property industry. The establishment of the specialized management mode of the property industry is difficult, although the current management mode is diverse, it can not meet the needs of the majority of owners. In the face of the new situation in which the pluralistic pattern of social interests is gradually highlighted and the needs of citizens are increasingly divided, it is necessary to carry out certain transformation and upgrading. According to the author's investigation, at present, a considerable number of domestic property companies do not respect the law of the market, do not reflect the full range of community owners, the need for a better life, and do not make good use of the guiding role of the government. S property company as one of many property companies, also face a variety of problems, S property companies themselves in the management, talent, capital and many other aspects of the problems, but also directly affect their own development, urgent need to be solved. Secondly, the current S property company development model is single, the profit is low, it is difficult to maintain development, so the research on this aspect can alleviate the pressure of property companies. As a result, it is necessary to study the transformation and upgrading of S property companies. Based on the basic theory of property management research at home and abroad, this paper analyzes the case of the existing property company transformation and upgrading, and analyzes the extraterritorial management mode, and compares it with the domestic property company transformation and upgrading in China. Based on the analysis of economy, policy, society, technology and SWOT, thisIII paper systematically analyzes the development factors of the transformation and upgrading of property companies. With the help of soft management, market economy, service profit chain and other theories, it analyzes the inevitability of the specialization mode of property management market development in China. Key Words: property company，management mode，transformation and upgradingIV 目录 第 1 章.前言................................................................................................................................................1 1.1 研究背景及研究意义.......................................................................................................................1 1.1.1 研究背景...................................................................................................................................1 1.1.2 研究意义...................................................................................................................................2 1.2 国内外研究现状...............................................................................................................................3 1.3 研究方法...........................................................................................................................................6 1.4 研究内容与思路...............................................................................................................................6 第 2 章.相关概念及理论基础....................................................................................................................8 2.1 相关概念界定...................................................................................................................................8 2.1.1 物业公司...................................................................................................................................8 2.1.2 经营战略...................................................................................................................................8 2.1.3 战略转型特征...........................................................................................................................9 2.2 相关理论基础...................................................................................................................................9 2.2.1 核心竞争力理论......................................................................................................................9 2.2.2 SWOT 分析理论.......................................................................................................................10 2.2.3 产业转型升级理论.................................................................................................................10 2.2.4 企业演化理论.........................................................................................................................10 第 3 章.S 物业公司转型升级的环境分析...............................................................................................12 3.1 S 物业公司简介.............................................................................................................................12 3.2 运用 PEST 模型分析 S 物业公司转型升级环境..........................................................................18 3.2.1 经济环境分析.........................................................................................................................18 3.2.2 政治环境分析.........................................................................................................................18 3.2.3 社会环境分析.........................................................................................................................19 3.2.4 技术环境分析.........................................................................................................................19 3.3 运用 SWOT 分析 S 物业公司转型升级环境..................................................................................19 3.3.1 优势分析.................................................................................................................................19 3.3.2 劣势分析.................................................................................................................................19 3.3.3 机会分析.................................................................................................................................19 3.3.4 威胁分析.................................................................................................................................20 3.3.5 SWOT 分析评估.......................................................................................................................20 第 4 章.S 物业公司转型升级过程中存在的问题及原因分析.......................