# Village Operating Model

## Главная Формула

Specus Village должен запускаться как operating company, а не как поселение с обслуживанием “по мере необходимости”.

```text
operator-first village, not maintenance-afterthought
```

По-русски:

```text
сначала операционная система, потом поселение
```

---

## 1. Governance Structure

Пять обязательных элементов:

- board / owner body for fiduciary oversight;
- village management entity with delegated authority;
- resident and owner charter;
- digital operations stack;
- transparent budget with operating costs and reserves separated.

Правило:

```text
residents shape norms; managers run the place
```

Жители участвуют в culture, feedback and norms. Менеджмент отвечает за ежедневную работу.

---

## 2. Scale Model

| Scale | Operating Meaning | Direct Labour Estimate | Rule |
|---|---|---:|---|
| 10 homes | pilot scale | 2.5-3.5 FTE + contractors | high-touch but bounded |
| 25 homes | first stable managed village | 6.6-8.0 FTE + contractors | design blueprint from day one |
| 50 homes | coherent village operating company | 13.6-16.5 FTE + seasonal support | stronger in-house capability |

Specus should build systems, SOPs, software and governance around the **25-home model**, even if the first physical phase opens closer to 10 homes.

---

## 3. Functions

Minimum operating functions:

- site management;
- facility maintenance;
- housekeeping;
- rental booking;
- owner services;
- guest services;
- security;
- resident relations;
- community governance;
- agriculture and food;
- events;
- finance and service fees;
- emergency procedures.

Each function needs:

- accountable owner;
- backup owner;
- SOP;
- required tool;
- escalation path;
- reporting metric.

---

## 4. Staffing By Scale

### 10 Homes

Lean pilot team:

- village manager / host;
- maintenance and grounds technician;
- outsourced housekeeping;
- part-time admin / billing;
- part-time food / garden steward;
- outsourced security monitoring;
- outsourced finance and compliance.

Risk: personal dependency on one operator.  
Control: digital records, vendor list, SOPs and cross-training.

### 25 Homes

First stable managed village:

- village general manager;
- reservations / guest-services lead;
- maintenance and infrastructure lead;
- grounds and utilities technician;
- housekeeping team;
- resident relations / community coordinator;
- food / farm steward;
- finance and owner reporting;
- security admin + external vendor.

This is the recommended blueprint.

### 50 Homes

Village operating company:

- village general manager;
- operations / front-office manager;
- guest-services team;
- owner and resident relations manager;
- maintenance and infrastructure manager;
- maintenance and grounds team;
- housekeeping supervisor and attendants;
- agriculture / food lead;
- events and community programming;
- finance / admin;
- security / access control.

---

## 5. Day-One SOPs

Specus Village should not open before these processes exist:

- occupancy and booking control;
- pre-arrival screening and rules acceptance;
- access provisioning;
- arrival and orientation;
- turnover and quality check;
- reactive maintenance triage;
- preventive maintenance cycle;
- resident request handling;
- governance cycle;
- vendor onboarding and review;
- agriculture and produce allocation;
- event approval and safety;
- service-fee billing and reserve transfer;
- incident and emergency response.

Every SOP must include:

- trigger;
- owner;
- backup owner;
- steps;
- escalation rule;
- required record;
- response target.

---

## 6. Digital Stack

Minimum stack:

- PMS for bookings, owner blocks and guest messaging;
- CMMS for assets, maintenance and work orders;
- accounting / billing;
- owner and resident communications;
- access control;
- incident logging;
- reporting dashboard;
- document repository;
- event calendar.

Rule:

```text
one source of truth for each operational domain
```

---

## 7. Service Fee Architecture

### Mandatory Village Operating Fee

Covers:

- management;
- common-area care;
- grounds;
- utility oversight;
- resident communications;
- compliance routines;
- emergency readiness.

### Mandatory Reserve Contribution

Covers:

- major repairs;
- capital replacement;
- infrastructure renewals;
- long-life assets.

### Variable User-Pay Layer

Covers:

- private-home housekeeping;
- guest turnovers;
- rental commissions;
- premium transport;
- event services;
- food packages;
- owner-ready preparation.

At 10 homes, keep the compulsory base fee narrow. At 25 homes, the managed-village model becomes more comfortable. At 50 homes, in-house capabilities become more robust.

---

## 8. Risks And Controls

| Risk | Control |
|---|---|
| Governance deadlock | delegated-authority matrix |
| Deferred maintenance | asset register, PM schedule, reserve plan |
| Double bookings | one PMS calendar |
| Housekeeping failure | checklists, inspections, backup vendor |
| Access-control sprawl | time-limited credentials, audit logs |
| Resident dissatisfaction | ticketing and response SLAs |
| Food-safety incident | named steward, hygiene logs |
| Event overrun | approval workflow and capacity rules |
| Emergency confusion | all-hazards plan and drills |
| Fee shock | transparent budgets and reserve logic |
| Data fragmentation | monthly reporting pack |

---

## 9. Launch Rule

Before first occupancy, Specus Village needs:

- board-approved charter;
- delegated authority matrix;
- resident and owner rules;
- day-one SOP pack;
- service fee budget;
- reserve logic;
- emergency plan;
- software stack;
- vendor list;
- first reporting template.