Entering the new century, the residential development with China characteristics is facing a new revolution. Advocating the brand positioning concept of people-oriented and harmony between man and nature, the requirements from planning and design, architectural design, apartment design and building materials adoption to function and quality are getting higher and higher. As a real estate development enterprise, the first requirement is short construction period and good investment benefit. In view of these situations, effective cost control must be implemented in the whole process of project investment. From the aspects of organization, technology, economy, contract and information. , tap the potential, reduce costs, improve investment benefits and social benefits. In this paper, some opinions on the project cost control in the design stage, bidding stage, construction stage and completion settlement stage, which have great influence on the project cost, are discussed by the majority of colleagues. Cost control in design stage The design stage is the key and key point of real estate project cost control. Although the proportion of design fees in the whole process of construction projects is small, generally only accounting for 1.5%-2% of the construction cost, the impact on the project cost can reach more than 75%. It can be seen that the quality of design directly affects the amount of project cost and the length of construction period, and directly determines the amount of manpower, material resources and financial resources invested. Reasonable and scientific design can reduce the project cost by 10%. However, in engineering design, many designers pay more attention to technology than economy, and raise the safety factor or design standard at will without paying much attention to economic rationality, which fundamentally affects the effective control of engineering cost. For example, the elevator shaft corridor on each floor of a high-rise residential building is only 10 meters away, and there is no fire zone in the middle, so three fire boxes are set up. According to the requirements of the fire protection code, as long as two water guns reach any part of the room at the same time, this design is unreasonable and leads to certain waste. Obviously, the economic indicators of the project have not been paid enough attention. Therefore, the impact of the design stage on the project investment is extremely important, especially the impact of the initial expansion design stage on the project economy is 70%-95%. In fact, after the initial capacity expansion design is approved, the existing technical problems and cost problems are difficult to solve, so we must pay attention to the initial capacity expansion design. In order to avoid "congenital deficiency". 1. Carry out design bidding, select the best design unit, actively carry out the design bidding method combining architectural scheme with economic scheme, put the main body of the project and supporting enclosure and greening together as far as possible, take multiple bidding, and organize relevant experts to make comprehensive evaluation, which not only optimizes the good design unit, but also promotes the innovation of designers in the overall layout of the project and the use function of architectural modeling. Strive to reduce the project cost. 2. Carry out quota design, effectively control costs, actively carry out quota design, and improve the economic responsibility system for design. Designers should be familiar with the budget quota, cost quota and budget price of building materials, then control the preliminary design and budget estimate according to the project investment estimate, and then control the construction drawing design and budget estimate with the preliminary design budget estimate. Therefore, under the premise of ensuring the function and technical indicators, each major must formulate a win-win strategy. Reasonably decompose the investment limit, integrate the construction drawing design with the construction drawing budget, and organically combine technology with economy. Strictly control design changes to ensure that the investment limit is not easily exceeded. The project cost management personnel of real estate development enterprises should actively cooperate with the design department to provide reliable basic engineering data in time. At present, the design is not fine and the depth is not enough. This is an uncertain factor that increases the project cost. Due to frequent design changes, it brings certain difficulties to the project cost control. According to the requirements of development experience and investment estimation, the design limit (cost, three-material consumption index, etc.) must be effectively determined. ) and establish a reward and punishment assessment incentive mechanism. For which major or sector has broken through the cost index, we must analyze the reasons and solve it by means of design modification. We must overcome the tendency of paying more attention to painting than accounting. Change "graphic calculation" into "graphic calculation", scientifically analyze, compare and optimize the design by using the technical indicators of similar construction projects, and reduce the project cost. 3. Take contract measures to effectively control costs. In view of the current designers' weak economic concept, the design changes at will. The author thinks that the cost limit clause of design change and modification should be added to the economic clause of design contract, for example, the design change fee exceeds a certain proportion of the construction contract price (such as 5. Deduct a certain proportion of design fee (design quality deposit). Taking a certain binding force is a measure to control design specifications, design standards, engineering quantities, budget estimates and other aspects. Second, the cost control in the bidding stage is 1. The cost control in the process of project bidding includes two aspects: equipment and material procurement bidding and construction bidding. Developers choose construction units or material suppliers through bidding. This is very important for project investment and even quality and schedule control. In my opinion, in the bidding process, the owner should pay attention to and strengthen the following points: (1) The bidding work should follow the principles of fairness, openness, justice and good faith. Before bidding, the qualification of the construction unit should be strictly examined, and if necessary, field visits should be conducted to avoid "super enterprises bidding, first-class enterprises subcontracting, and second-rate enterprises entering the site", which is very unfavorable to project cost control. (2) Do a good job in the preparation of bidding documents. Cost management personnel should collect, accumulate, screen, analyze and summarize all kinds of valuable data and information, identify, predict, analyze and evaluate all kinds of factors that affect the project cost, and then prepare bidding documents. The terms involved in the tender documents should be scrutinized repeatedly, and try to "know yourself and know yourself". So as to facilitate cost control in the future. (3) The bidder with reasonable low price wins the bid. As the owner, we should put an end to the blind pursuit of winning the bid at an absolute low price and avoid the malicious competition of bidders at a price lower than the cost price. The so-called reasonable low price is a reasonable low price under the premise of ensuring quality and construction period. 2. To do a good job in signing the contract, it is necessary to make clear the terms of the agreement according to the contents of the contract and the expenses involved in the contract, such as the time limit for a project, the way of price settlement and the handling of breach of contract disputes. In the process of signing, we should try our best to get the contract terms that are conducive to reasonable low price through negotiation for the unclear and unspecific contents in the bidding documents and design. At the same time, it is necessary to correctly predict the factors that may cause claims in the construction process, be forward-looking for claims, and effectively avoid excessive claims. In addition, we must strive for risk control measures such as project insurance and project guarantee. So that risks can be properly transferred, effectively dispersed and reasonably avoided, and the control effect of project cost can be improved. Engineering guarantee and engineering insurance are effective measures to reduce engineering risk losses and compensate disputes. Third, the cost control in the construction stage is the stage with the largest capital investment, the extension of the bidding work and the concretization of the contract. Strengthening construction control means strengthening performance management. With the reform of the national housing distribution and supply system, the real estate development industry came into being. Although the relationship with infrastructure projects is * * *, it will inevitably lead to the phenomenon of "three super", but the surplus of "three super" must be made up by the profits of enterprises. If the imbalance is controlled, the enterprise will lose money. Therefore, the profit purpose of real estate enterprises determines that the project investment must reach the expected goal. The main work of cost control at this stage is: 1. The key to cost control in construction stage is to effectively control engineering changes. In view of the current bill of quantities quotation, the construction unit often adopts the way of "winning the bid at a low price and claiming profits" to undertake the project. As the owner's cost management personnel, it is necessary to check in advance. Actively monitor and strictly review engineering changes, calculate the impact of each change on the total investment, and determine whether it is necessary to carry out engineering changes from the perspectives of use function, economy and aesthetics, so as to reduce unnecessary engineering costs and avoid out-of-control investment; In addition, if the construction unit and material supplier fail to fulfill the agreed obligations, they should file counterclaims in time to effectively control the cost. 2. Starting from the management mode, establish a project supervision system to realize effective control of project investment. According to the supervision regulations and implementation rules, improve the division of responsibilities and related systems, implement responsibilities, and establish and improve the investment control system from the project management mechanism. At the same time, we should audit the monthly project progress payment to avoid out-of-control investment. For the quantities determined by the supervisor, according to the valuation basis agreed in the contract, the unit price of materials and the cost quota shall be used to check the price, and then the corresponding progress payment shall be paid. 3. Effectively control the project investment from the technical measures. On the basis of demonstrating the main construction technical scheme, new materials, new processes and new methods are adopted. Try to effectively control the project investment from the technology. Technical measures are the necessary guarantee for the implementation of project investment. According to statistics, material costs generally account for about 70% of direct engineering costs. At the same time, the level of direct cost affects the level of indirect cost. Therefore, the selection of new technologies and materials is a powerful guarantee to improve labor productivity and shorten the construction period. 4. Effectively control project investment from economic measures, strictly control on-site funds and headquarters management fees, and rationally use advertising planning fees and sales agency fees. , reduce sales costs and minimize static investment. Such as greening compensation fees and other compensation fees. Bulk materials or large-scale equipment can be directly supplied by Party A according to the contract requirements in order to reduce the cost. Materials supplied by Party A must be arranged according to the working procedure and construction progress, so as to minimize the storage cost. In addition, the on-site management of materials supplied by Party A should be strengthened to reasonably reduce handling and loss. Fourth, the cost control in the completion stage is the last stage of cost control. According to the contract, budget and cost quota, completion data, relevant national or local laws and regulations, carefully review the payment of project funds. According to the policy, verify the final accounts submitted for approval, and implement the visa fee of the contact form, so that the audit settlement can truly reflect the actual project cost. V. Conclusion For a long time, it is customary to put cost control in the construction implementation stage. In fact, investment control, time limit control and quality control are interrelated. There are six dialectical relations of unity of opposites. In order to do a good job in investment control, we must pay attention to the quality and progress of the project. Therefore, project cost, duration and quality are complementary issues. Project cost control is a comprehensive subject integrating economy, technology and management. Only by comprehensively evaluating all parties can it be directly effective. In real estate development projects, the whole process control must be implemented at all stages that affect the cost, so as to facilitate the rational flow of funds of real estate development enterprises and realize benign investment.