The cost of real estate enterprises, its essence is the cost of real estate project development analysis. Overall, the development costs of a project can be roughly the next six parts: 1, the cost of land; 2, upfront costs; 3, the project cost; 4, the marketing costs; 5, the management costs; 6, the financial cost. from a cost point of view property, land costs, management fees and financial costs of most of the initial stage in the project to determine its volatility small, relatively small controllable ; upfront costs, engineering costs, marketing costs because the project itself will be the situation of many complex factors involved in the emergence of such a large difference in the situation before and after the test, such as to take effective measures, can be compressed (controllability) is strong. Therefore, project cost, marketing cost is carried out in the project development process the focus of cost control. especially for the re-engineering costs.
Here the sea real estate (Shenzhen) in the six areas of cost management with a focus on engineering costs cost control measures taken, and the related management experience with colleagues to make the following exchange:
a real estate project development cost control, the general idea
1, establish cost control objectives. of the sea real estate in the beginning of each project that the early establishment of cost-control goals, and objectives of decomposition, the cost of developing a specific control targets, responsibilities to the department;
2, the company set up cost control groups, general manager of the company as a leader, on a regular basis (every six months) the development costs of each project to conduct a comprehensive analysis, assessment, review, abnormal changes of cost and timely early warning and proposed solutions;
3, design is the key to cost control. to strengthen the design department staff cost universal consciousness; to ensure design quality in the implementation of cost limit under the premise of the design, control design, the cost implications;
4, strictly regulate the extent of subcontracting, early tender preparation; design, contract, project complement each other; specification material model, quantity specifications to reduce the risk of contract performance disputes and reduce the cost of the project;
5, perfect design changes, site visa process, improve the cost evaluation system before the change, a clear signature of the relevant authority staff;
6, cut costs, strict control management expenses.
Second, the cost of real estate project development and experience of specific methods of control
1, the cost of land management
the cost of land (about 30-35% of the total project cost is about), the main means of land stage of the formation of the type of access expenses, including land, demolition and relocation compensation fee of land, various types of compensation, land deed, etc.. in real estate throughout the development process, the land once the hand, the cost of the basic set, until the project is developed, the costs are generally not have significantly changed. Therefore, controlling the land cost is the key to get to the exact time of cost analysis. take some bidding strategies, strict control of surrenders and payment risk.
specifically, the Overseas Property cost control in the land targeted mainly adopt the following strategy:
⑴, transformation of the old block: active consultation with the government, preferential policies for as much as possible; strive to obtain a certain level of tax return; in land planning and design as far as possible under the conditions allowed for high volume rate, and indirectly reduce the cost of land.
⑵, the transfer of other developers (traded) of land: geographical location, location, environmental conditions, the project company's financial condition and other aspects of its survey carefully to reduce the risk during the operation (such as whether there is debt disputes); actively engage in consultations with the transfer to extend the payment period and reduce the cost of capital.
⑶, public bidding or auction block: Strengthening land area real estate market research and feasibility studies, to strengthen the analysis of competitors, so that the correct objective and tender. take some voting strategy, do the work of government authorities after winning the public relations and compliance at the signing the process of fighting for our land development, delivery to, and favorable conditions of payment, lower land costs.
according to real estate development experience accumulated over the years, the gradual establishment of the sea real estate has a land bank information system, the different
time, different regions, different sources of information on different categories of land, and the establishment of rival research system to ensure that the bidding process and the results consistent with our plans, bidding separately to minimize the cost of land brought about by the increased risk.
management of the sea real estate land costs, the primary responsibility of the Ministry of Investment and Development departments.
2, pre-expense management
upfront cost (about 2-3% of the total project cost is about), mainly referring to the design fees, construction costs reported INVESTIGATION Measurement Fee and the cost of
feasibility study, which focused on cost control for the design fee (reported to construction costs, inspection fees, a smaller proportion, and are generally related charges).
for design costs, mainly from the following control several aspects: 1) whether it is planning or general decoration, are taking multi-unit, multi-round bidding, in order to secure the best price; 2) strict control of design quality, as far as possible in the early stage of the project to determine the technical parameters of economic indicators, designed to prevent their failure causes increased costs, design costs of the audit, payment is also linked with them; 3) under the premise of quality to meet the design limit steel content, concrete content, node design, a great impact on project cost content; 4) results in meeting the premise of building control and building materials, decorative materials like closure of the project cost.
is well known, the design was decided that the project cost 85% or even more, so design and management (although cost of the entire design
only 2% of the total cost) is the top priority of the project cost management. On the one hand, contract and project structure should be actively involved with the selection of design, basic design, evaluation, participation in materials, equipment economic evaluation, designed to provide comprehensive and objective as possible for the economy of recommendations on the other hand, the design sector itself should be positioned as the principle of the project, guarantee the quality of design limits under the premise of the design as possible, focusing on cost analysis of design results , focus attention on design changes in advance, more sampling, more analysis, to avoid unnecessary after the completion of the cost of rework and waste.
design fees of the sea real estate management responsibility for the design department of the Department of Management.
3, Engineering cost of the project cost management
(about 50-55% total project cost is about), mainly by the sub-contract work and a cost for materials and supporting costs constitute
.
a sub-contract work and supplies for costs include construction, electrical installation, decoration, Indoor decoration, fire, weak, elevators, and other material supplied by sub-contracting to determine 通过招投标 / supply contract costs. We mainly through the following specific measures to control the sub-contracting costs:
⑴, early in the project (the project planning phase, design phase, construction drawings, design, etc.), according to the design depth of construction experience and past data, the market price factor, combined with the project market positioning, sales forecast market conditions By constantly adjusting the way as soon as possible amendments to determine the reasonable cost control objectives.
⑵, cost-control objectives is established, the cost of management (contracts, financial) cost estimates of the value should be timely to further split (eg, by construction, installation , Fire, weak, aluminum
⑶, specific indicators of project cost control and material selection of sub-contracting a guiding role. For example: design drawings wall with granite, the domestic materials and imported materials, result is not the same, the price difference is also great, when decisions need to break down after the goal with the project cost control localization comprehensive evaluation, selection, selection of alternatives or further, to meet the design and construction costs effect the balance of unity.
⑷, subcontracting and materials in the procurement process, adherence to the strengthen the management of sub-contractors, and improve pre-qualification bidding units, assessment system, in an open, fair and just absorb the type of broad principles of the contractor, in order to achieve full market competition, the ultimate goal of achieving cost reduction.
⑸, to strengthen the system of bidding units of the proposed standard. On the one hand, through the proposed standard to address the existing drawings of the bidding process, technology, time settings, and other nodes ambiguity, avoids these problems and contradictions into the contract which may result in post-site construction disputes, and price issues in dispute; the other hand, the competitive mentality of using the contractor offer profit sharing to achieve the cost to fall.
⑹, sufficient for building materials market research to learn about new technology, new materials, accumulation of a wide range of market information, factory units, in order to fully assist in the design department to design, sampling, sample letters, and related materials as an alternative to realize that the alternative construction plan, reduce the cost of the project.
⑺, design drawings, materials began to study the early model, perfect, tender preparation should start early. Gold can not be pure gold, no one is perfect, and our cost management, design management can not prevent the existence of certain professional unfamiliar, do not understand the situation
status of work in this area began early, in fact, completed the process of learning to prepare work for the formal operation next gained the necessary expertise and management experience, take a detour less costs to reduce the possible opportunities for the late indirect costs to achieve the control objectives.
⑻, sound design changes, site visa process, system, and improve the cost of design changes before the review system, a clear signature of the relevant authority staff. design change costs caused the project cost adjustment control of the important and difficult, because most of the construction drawings changed modified, the general can not be determined by means of the cost of shop around. only is the exclusive bargaining approach to the implementation of consultation. This is bound to bring increased costs.
we have implemented control measures are mainly: the cost of rigorous review prior to the change, specifically related to members of my signature authority, that is issued by the institute design changes to design drawings must be written confirmation from management, such as the amount of change involved more large (20 million or above), the author will discuss the general manager of office and then be implemented to determine.
a sub-contract work and material cost management for the primary responsibility for the contract administration department of the Ministry and the Project Development Division.
particular emphasis, in recent years, cooperation in the financial system, contract cost analysis of the Department of Management early warning system was established, and achieved good results. cost analysis refers to the cost of early warning system for management of departments and the departments concerned with the project different stages of development, the development of the specific circumstances of the project real-time, regular adjustments to cost accounting, and timely feedback on the cost of changes to predict changes in cost trends and, through various effective channels (such as cost control system for group meetings) to adjust in time to eliminate the cause abnormal fluctuations in the cost of irrational factors. In addition, students in the completion of the project, and by the Ministry of Finance, Ministry of the lead contract management, project development cost of the composition, distribution, changes in depth analysis of the process, and make a reasonable assessment.
4, marketing, cost management
marketing costs (about 5-8% of the total project cost is about), mainly referring to the formation of the project the type of sales process costs, including advertising costs, promotional costs, sales office expenses. < br> The main measures of marketing cost management for the following points:
1, the establishment of the advertising and marketing plans, budget execution and monitoring system. With the increase in company projects, marketing, advertising and promotion in
means increased advertising randomness enhanced advertising costs unpredictable factors also increase, and establish a sound advertising and marketing plans and budget system, is essential. The points system is that the accuracy of planning and budgeting , operability, targeted, on the one hand to ensure that macro-control project on the implementation of advertising and marketing expenses, on the other hand firmly grasp the characteristics of the market according to different project types of flexible media promotion measures taken.
2, and improve cost management, marketing, tendering system, improve the advertising offer, price, negotiation operation process, with competitive bidding and seeking the commercial production of high quality low price, control the cost of advertising costs.
3, discount points reduce the media release, media, especially newspapers, ads, advertising costs are the total proportion of forest, the main media advertising to further reduce the discount points can be directly reduced advertising costs, marketing costs for the control is effective initiatives.
primary responsibility for cost management of marketing department for marketing planning.
5, management cost control
management costs (about 2-3% of the total project cost is about), is a company, the project Ministry for the organization and management of project development
types of business activities costs incurred, primarily for the cost of human resources and administrative costs.
by the Human Resources Department is responsible for the cost of human resources, according to the progress of the project development and reasonable system size and staffing solutions ,
estimated cost of human resources. Administrative costs are based on the Group's annual management fee indicators issued by the project split into various departments, a department assessment indicators.
management cost control is mainly full set of measures to reduce costs, increase the effectiveness of the concept of opening a full range of project monitoring overhead
hair, such as improving work efficiency, reduce waste, reduce management costs and other expenses.
6, the financial cost management
financial cost (approximately accounting for 6-8% of the total cost), mainly for capital costs and tax costs, determined by the total project costs. Finance Project Development Department, in coordination with government departments well in advance of total communication for tax incentives, the controllable range minimize tax costs.
according to the project reduce the cost of project funding limits.
In addition, with the contract with the Department of Management to take appropriate pay subcontractors Liangkuan slow approach can also reduce the financial cost
No comments:
Post a Comment