Development Trend of Urban Parking and Property Management

[Abstract] by expounding the development trend of urban parking and property management, this paper analyzes the development trend of property parking management, and puts forward that high-efficiency parking service can be realized based on the high accuracy of vehicle identification and the upgrading of management mode; At the same time, by comparing the application effects of different management modes and analyzing the economic benefits, it is pointed out that parking management will move from low-level manual service to high-efficiency automatic service. Unmanned is the development direction of property parking service, and the "all-in-one" fully automated parking operation mode will become a new trend of intelligent parking management.

[Key words] parking management, all but one, management mode, automation, staff reduction and efficiency increase

1 high efficiency is the development trend of property parking service

1 Transformation and upgrading of property management under the background of new economy

China is in the process of changing its development model from high speed to high quality. In the current new economic era, Internet technology has become increasingly mature, which has brought an opportunity for the transformation and upgrading of the property management industry. According to the survey of properties in Shenzhen, the labor cost expenditure of most property companies accounts for more than 50% of the total expenditure, which is the largest expenditure of property companies. The rise in labor costs, recruitment difficulties and management difficulties have led to the continuous growth of labor costs of property companies.

At the 2017 artificial intelligence and property technology revolution forum, Shen Jianzhong, President of China Property Management Association, mentioned that "artificial intelligence will be the inevitable direction of the in-depth development of science and technology in the property industry". Property management has changed from the early "Three Guarantees and one transformation" to the intelligent community, equipment remote monitoring, intelligent parking system developed with the help of mature Internet, Completely subvert the original service mode and bring a subversive impact on property services in terms of user experience and management efficiency.

2 "Nothing but collection" is the development direction of property parking management

At the same time, the rapid development of mobile Internet, artificial intelligence and other emerging technologies has injected new vitality into the future intelligent parking management and has a far-reaching impact on its development direction. On the one hand, parking charge management will gradually realize that machines replace labor, and automation replaces manual and semi-automatic. On the other hand, identification and payment are closely combined to improve traffic efficiency and reduce labor cost. This transformation and upgrading of the property industry and the encounter of new technologies will bring great changes and business opportunities to the parking industry.

Under the background of the change of deep demand for transportation and property services, facing a series of problems such as poor service experience of traditional parking lot, poor efficiency of property management units and low efficiency of parking service, from the perspective of property operation, it is necessary to change the current parking management mode, phase out the manual based management mode, and move from low-level manual service to high-efficiency automatic service, Use machines instead of labor, promote non cash payment and automatic parking services, improve property management efficiency, reduce operating costs and improve customer service satisfaction.

Development direction of parking payment management mode:

L unmanned: the entrance and exit are unattended to improve operation efficiency and reduce operation cost.

L non cash: Based on electronic payment, realize convenient and rapid payment, reduce corruption and reduce the cost and risk of cash control.

L non parking access: automatically identify the vehicle identity and implement access control without parking, so as to improve the access efficiency and user experience.

L centralized management: centralized monitoring service for entrances and exits and parking spaces through the network to realize the full electronic management of transactions and abnormal conditions.

Combined with the development direction of "no more than no collection", the management efficiency and service quality are improved through parking lot access automation, management standardization and service networking, so as to pave the way for the sound development of parking lot operation.

From the development at home and abroad, the networking of parking services, non cash payment and etc non parking services are the general trend. Taking Singapore, which has won the title of the most competitive economy in Asia, as an example, based on the ERP urban traffic congestion electronic toll collection system platform, with the help of the extensive application of etc in the parking system, the seamless integration of dynamic and static traffic management services is realized. Backed by financial credit, the parking lot management has basically realized the "all in one" management of unattended, non cash payment, non parking access and centralized management, which has greatly improved the management efficiency, saved the management cost and produced good social and economic benefits, At the same time, it also promotes the property management to move forward to the application era of artificial intelligence and realize the curve overtaking of property parking service.

2. Mode exploration under the background of new economy

1 Selection of identification technology

Parking lot management needs to solve two basic problems: one is how to accurately identify the vehicle identity, and the other is to provide safe and convenient charging services. The needs of the management are: plugging loopholes, increasing revenue, reducing costs and saving expenses; Provide safe and efficient traffic services and improve service quality. The core demand of car owners is that the passage and payment process is safe, convenient and fast.

In the field of domestic parking lot payment, there is a lack of unified parking payment technical standards and operation system. With vehicle identification technology as the core feature, the parking lot system scheme can be divided into the following three types: etc, license plate recognition and self-service card collection.

License plate recognition technology has the advantages of no media, low cost and simple installation and construction. In particular, the low cost caters to the reality of low profit operation of most properties, so it has been recognized by the market. However, the recognition rate of license plate recognition technology is greatly affected by the weather and environment. Recognition errors are easy to lead to the decline of user experience and the increase of operation cost. At the same time, license plate recognition has no anti-counterfeiting ability and no payment function. It still needs to complete the payment by means of manual charging and third-party payment, which belongs to the semi-automatic application technical scheme. Therefore, it is a transitional means of parking lot management.

Etc electronic toll collection technology is based on GB / T 20851 series of national standards implemented by the Ministry of transport, and is realized by using the technology of dedicated short-range communication (DSRC) based on 5.8GHz microwave band and PBOC electronic payment specification. Etc adopts the real name management system, with one card and one label for each vehicle. The vehicle identity information is protected by the financial level key, which is common throughout the country; Moreover, DSRC communication is not affected by the environment, can operate all-weather, and the recognition accuracy can reach more than 99%. It is more reliable and stable than license plate recognition, which has laid a solid technical foundation for the full-automatic lane system. At the same time, with the formation of etc national networking pattern, the loading rate of OBU is higher and higher. Relying on 60 million etc users, it will also lay the foundation for etc to enter the parking lot for charging and realize "one card for multiple purposes".

Etc license plate recognition dual-mode recognition technology combines etc and license plate recognition, integrates the advantages of the two modes, adopts the idea of dual recognition and complementary advantages, and matches the license plate number read by etc with the license plate number recognized by the camera, which greatly improves the accuracy of vehicle identification and realizes anti-counterfeiting and transaction security. Taking improving the accuracy of vehicle identification as the core, and in order to realize the full coverage of vehicles in the parking lot, combining the advantages of license plate recognition technology and etc electronic non-stop charging technology, etc license plate recognition dual-mode recognition technology is adopted to provide more efficient and comprehensive services, so as to create conditions for the gradual and final transition to unattended.

Shenzhen Huayao testing agency with CNAs qualification certification has conducted strict on-site testing on the recognition accuracy of etc license plate recognition dual-mode recognition technology under the actual project environment. The test results are as follows:

(data source: inspection report of BoShiJie etc parking management system)

The test results show that the recognition accuracy of etc license plate recognition dual-mode recognition technology is significantly improved, close to 100%, ensuring the operation effect of the system.

Based on the high accuracy of vehicle identification, it is also necessary to change the existing parking service management mode, and finally fully realize the "all-in-one" service mode of parking lot access automation, management standardization and service networking.

Centralized supervision: guided by the business process of parking lot management and relying on the Internet, cloud computing, big data and other cutting-edge technologies, it provides a unified parking lot management and supervision platform for managers to realize the centralized supervision of the management center on real-time monitoring, remote control and equipment remote maintenance of the parking lot.

Security mobile post system: under the guarantee of high recognition accuracy, the entrance guard can be cancelled at the entrance and exit lanes, and the fixed toll post can be changed into a mobile post. The daily access and payment management shall be handed over to the equipment for 7x24 hours, all-weather automatic processing, and the mobile security post shall be responsible for daily patrol inspection and emergency handling. The upgrading of management mode can greatly reduce the labor cost of property management. At the same time, driveway management is unattended, which also avoids management loopholes such as running, emitting, dripping and leaking to a great extent.

Real time online service: car owners can connect to the management center in real time through the lane emergency call button and 24-hour 400 service hotline. The management center can carry out remote video viewing, information confirmation and exception handling, so as to provide solid backing support for the realization of unattended service mode in the parking lot.

To sum up, based on the high recognition accuracy of etc license plate recognition dual-mode recognition technology, supporting management means such as remote centralized supervision, mobile security system and real-time online service can finally fully realize the "all-around" management mode of the parking lot.

3 operation benefit analysis

For the property, the parking payment management system is a productivity tool to provide operation services. When the traffic flow, rate and output are determined, the choice of the scheme must be evaluated from the perspectives of construction investment, operation cost, management efficiency and safety guarantee.

Comparison between "nothing but no set" model and traditional model

economic performance

The following is a comparison of the common two in and two out parking lot system construction.

In the construction stage, the direct input cost:

L annual maintenance cost of equipment (about 10% per year): 40000

L salary of toll collector (4 persons per post, 1 post, 50000.0 * 4 * 1): 200000

Under the condition of the same scale, the fixed toll post can be changed into a mobile post, and the daily access and payment management can be handed over to the equipment for 7x24 hours, all-weather automatic processing. Based on 200000 per post / year, the calculation shows that the normal labor operation cost can be reduced by half, and the advantage of operation cost is very obvious.

It is estimated that in the five-year life cycle, the overall operating cost can be saved by 725000, which is 31.2% lower than that of manual management. While reducing the cost, it can also improve the service quality, improve the owner's service satisfaction, and tap the value-added of operation, that is, reduce staff and increase efficiency, accurate service and continuous value-added.

4 Summary

The development trend of intelligent parking is shown in the following aspects:

First, the future trend is to replace labor with machines and eliminate manual and semi-automatic.

Second, we should develop an unattended, non cash payment centered "all but one" management model to tap potential internally, provide efficient services, reduce costs and plug management loopholes.

Third, parking and static traffic management services are integrated to provide traffic management services through a unified urban parking operation management cloud platform