As the two most important departments of the real estate company, the design department and the cost department should adopt a series of cooperation to reduce the construction cost, improve the company's management level and improve the building quality, which will certainly increase the company's core competitiveness and keep the company vigorous under the increasingly tense national policies. The following is my paper on the coordinated promotion of design and cost optimization by real estate enterprises, which is for reference only and I hope it will help you.

Firstly, this paper analyzes the responsibilities, advantages and disadvantages and existing contradictions of the design management department and the cost contract department of real estate companies. Then, combined with the specific project practice, the specific working steps of cooperation between design management department and cost contract department are put forward. These two departments complement each other and promote the optimization of design and cost. Finally, the relevant case analysis is carried out. I hope that through the discussion in this article, I can provide some guidance and help for people engaged in related work.

Keywords real estate company; Design management department; Cost contract department; Design optimization; Cost optimization

introduce

With the development of the real estate industry in China and the profound changes in the social and market environment, the real estate industry has gradually changed from the era of profiteering to the era of meager profit. In order to survive and develop in this industry, the real estate project management mode is changing from extensive management to lean management. In the market environment where house prices are slowly rising or even falling, unsalable, and the construction and management costs of land acquisition, land price, labor and materials are rising day by day, how to effectively control costs and how to effectively control housing construction costs under the premise of ensuring product quality is the top priority of current real estate enterprises. The design management department and the cost contract department of the real estate company are the two most critical departments to ensure the provision of high-quality building products and control the project cost. How to make full use of their respective advantages, do a good job of coordination, and better promote project design and cost optimization is the key for real estate enterprises to effectively control costs at present.

1 analysis of responsibilities, advantages and disadvantages and contradictions of design management department and cost contract department of real estate company

1. 1 Main responsibilities of design management department

The design management department (hereinafter referred to as the design department) is responsible for the overall design management of real estate companies, including chief engineers, architects, structural designers, librarians, etc. Its main contents are: responsible for the design organization and control of the project (including the preparation of task books, design tenders, design contracts and other documents) and the coordination of design promotion; Responsible for formulating the unified technical standards for the construction, structure and electromechanical specialty configuration of the project, participating in the sample selection and selection of materials and equipment, finally determining the engineering samples, and reviewing the technical parameters of materials and equipment; Responsible for the design, review and optimization of various projects, the control of design effects at various stages and the coordination and management among disciplines, and handle the internal and external review and approval procedures and coordination of project planning, conceptual design, scheme design, expansion design, construction drawing design and related secondary design; According to the company's design management system, be responsible for the examination and approval of design changes of each project and the review of major design changes of each project.

1.2 main responsibilities of the cost contract department

The cost contract department (hereinafter referred to as the cost department) is responsible for the cost control of bidding and pre-settlement. Real estate company. The main work contents are: organizing bidding, bid evaluation and contract signing for all kinds of engineering and materials and equipment procurement, organizing the preparation of bill of quantities, bidding and pre-tender estimate, analyzing the rationality of bidding quotation, and organizing the investigation and selection of bidders and material suppliers; Responsible for project cost management, reporting project target cost, controlling and analyzing project dynamic cost, checking design change and visa verification; Responsible for the preparation of capital plan, analyze the implementation, review the progress payment of engineering and materials and equipment procurement contracts, and control the payment of project funds by suppliers; Responsible for project settlement and preparation of settlement report; Responsible for collecting regional cost data and building materials information, establishing supplier information base, and cooperating with the investigation and collection of new materials and new products.

1.3 Advantages and Disadvantages of Design Department and Cost Department respectively

The advantage of the design department is that it is familiar with the relevant specifications of buildings and structures and various national and local design regulations, and pays attention to the design effect of products. Department members are mainly design professionals and are the main leaders of project design. Its shortcomings are mainly weak in material price, process practice and cost composition, and the awareness of cost control is relatively weak, so it is easy to ignore the cost factor in the design control process. The advantage of the cost department is that it is relatively familiar with the main influencing factors of materials, technological practices and costs, and it is the main department responsible for project cost control. Department members are mainly cost control and engineering professionals, with strong awareness of cost control. Its shortcomings are also obvious, mainly reflected in the unfamiliarity with relevant design specifications, limited involvement in the early stage of design, and poor cost optimization after design finalization.

1.4 contradiction between design department and cost department

In the actual process of real estate development cost control, many real estate companies have not handled the coordination between the design management department and the cost department well, and there are two departments accusing each other, intensifying contradictions and affecting the company's cost control and normal operation. The frequent contradictions are: the cost department always "complains" the design department: the progress of design drawings can not keep up with the requirements of bidding progress; The quality of drawings is poor, self-contradictory, without structural joints, and the calculation of quantities is always stuck, resulting in more behind; Design drawings always ignore the cost. As the dominant cost, the main cost responsibility falls on the cost department. Repeated replacement of drawings and repeated calculation of engineering quantities have led to ineffective management of consulting units, disrupted the bidding plan and affected the project progress. On the other hand, the design department is also "accusing" the cost department: it has been urging the drawings, but the design is so easy, how can it be produced so quickly? We all design according to the design requirements determined by the company, but the cost department always says that the design cost exceeds the standard, and does not tell me where the specific cost exceeds the standard, so there is no way to start the design optimization; The cost department did not intervene in the early stage of design, and always said that there was a problem after drawing the drawings; Why does the cost department ask so many questions?

2 steps for the design department and the cost department to cooperate with each other to promote design and cost optimization.

As mentioned above, due to the division of responsibilities, the design department and the cost department have different professional emphases, and the two departments must have their own advantages and disadvantages; Because there is a close overlapping relationship between the two departments, which directly affects the project cost, it is inevitable that there will be some contradictions. Both sides need to make joint efforts to complement each other's advantages and resolve conflicts. Through the project practice, in order to better solve the contradiction between the two departments and realize the optimization of design and cost, the author should do the following steps:

2. 1 Pay special attention to the source and strengthen the control of design and bidding.

In order to make real estate companies get more profits, design departments and cost departments should fully coordinate and establish perfect cost control standards and related systems. In the aspect of cost control, we should first define the bottom line of cost according to the project positioning, gradually form standard cost control indicators, and carry out design control according to the cost target.

2. 1. 1 Work coordination in the design stage

In the design stage, the design department should give priority to and the cost department should cooperate. The design department should actively invite the cost department to participate in relevant work, and the main management personnel of the design department should actively communicate and negotiate with relevant colleagues of the cost department. (1) In the early stage of design, when the design task book is issued, the design department should discuss with the cost department to determine the relevant quota design indicators, design progress targets and other matters closely related to the cost department. (2) In the stage of scheme selection, the design department should actively communicate with the cost department about the cost of different schemes, so that the cost department can provide corresponding cost reference for different scheme selection. (3) In the construction drawing design stage, the design department should choose important materials, such as masonry materials, exterior wall materials, main equipment and other materials and equipment that have a significant impact on the cost. The cost of different materials should be supported by the cost department. (4) In the bidding stage, the design department should give priority to cooperation. In order to verify the design better, some requirements should be put forward for the analysis of project cost index provided by the cost department in advance, so that the design optimization and cost control can be further carried out in a targeted manner through the analysis of project cost index.

2. 1.2 bidding stage work

Cooperate with the design optimization and cost control in the bidding stage, with the cost department as the main part and the design department as the supplement. (1) List the problems existing in the design drawings one by one during the bidding budget period, and ask the design department to answer and reply in time to eliminate the problems existing in the drawings as much as possible during the bidding period. (2) Problems that are found to be unreasonable in design, impossible to construct or wasted in cost should also be raised to the design department in time, so that the design department can reconsider and optimize. (3) The project cost index should meet the needs of the design department for design analysis, and be as detailed as possible to facilitate the comparative analysis of costs. (4) To compare the project cost indexes of similar projects vertically and horizontally, on the one hand, to verify the accuracy of the project budget, on the other hand, to find possible problems in the design. (5) The design department and the cost department should control the bidding conditions, hold a collective meeting to discuss the specific bidding conditions, and master the bid evaluation criteria at the same time. The design department mainly cooperates with the bidding documents to further clarify whether the relevant design and construction, material standards, plate determination and sample determination, and list description are accurate, so as to ensure the building quality and design effect. Finally, the above coordination and cost management are refined and streamlined, and management systems such as project bidding management standards, coordination standards of design departments and departments, and target cost management methods are strictly implemented. In a word, scientific and reasonable cost control needs to be targeted, including responsibility cost assessment, key step optimization and whole process monitoring. The design management department and the contract department should work together in this respect, so that the design and cost optimization can proceed smoothly.

2.2 Grasp the specific implementation of the project.

The project construction stage is one of the most important links for real estate enterprises. Although the construction management is mainly carried out by the engineering department, according to the settlement statistics of several projects in our company, about 85% of the increased settlement costs are caused by design changes. Therefore, as the most important design department and cost department in the company, we should cooperate with each other, track the progress of the project in time, check and strictly monitor in advance, and carefully review every change of the project. Before each change is issued, it should be pre-evaluated by the design department and the cost department before implementation, and the design change should be strictly controlled to reduce the increase of settlement fees. At the same time, in the process of project implementation, for a long time, designers and cost managers should constantly reflect on the previous design and bidding work, further scrutinize and explore the possibility of further design and cost optimization, and do a good job in continuous design and cost optimization, so as to reduce the project cost, avoid investment waste, and finally achieve the goal of optimizing the cost.

2.3 Grasp the key and strengthen the management and control of all aspects of project implementation and completion audit.

To promote cost design and optimization, it is necessary to manage and control all links, which can be carried out from the following points: ① Monitoring and managing dynamic costs. The so-called dynamic cost is the cost that may change at each stage. Only by real-time control in the whole life cycle of the project can the cost be fundamentally controlled and optimized. The data obtained at the end of the project is only a simple accounting, which has no significance to the construction cost control of real estate projects. In the process of project construction, the design department should communicate with the cost department in time and establish a real-time information exchange platform. For example, mainstream real estate companies have established their own real estate cost and operation management systems with the help of computer information technology to ensure the timely updating of costs and lay a solid foundation for real-time pricing and adjustment of project sales, accuracy of fund raising and rapid operation decision-making. (2) Overall planning of financial expenses, so that expenditures are scientific and reasonable. Project development needs a certain amount of funds, and the design department and the cost department should try their best to control the project development time (especially the key line time occupied by the design), make use of the rapid recovery of sales funds, reduce the time occupied by funds, and reasonably control the financial expenses. In addition, post-project evaluation is also very important. After the completion of the project, it is necessary to conduct necessary audits, including design effect evaluation, design and bidding progress evaluation, related cost data, cost indicators, etc. A product database can be established for reference in the future development and management of new projects. Of course, this database can also be used to judge the performance level of the company, so as to achieve the purpose of assessing and motivating the departments and personnel such as design department and cost department.

3 case study

This paper analyzes some cases experienced by the author personally: in the initial design of a project, in order to pursue the aesthetic effect of the facade, a 32-story high-rise residential building was designed with an external wall, and the facade was set with six horizontal lines and some vertical lines. After the cost analysis of the cost department, it is found that the external wall attached to the wall and the vertical and horizontal lines are expensive, difficult to construct and useless. After consultation with the design department, on the premise of ensuring the facade effect, the external wall attached to the wall and most of the vertical lines were cancelled, and the horizontal lines were reduced to three. After optimization, the total price is reduced by about 4 million yuan, which reduces the unilateral construction cost of the project by 50 yuan /m2, and the cost optimization effect is obvious.

4 conclusion

As the two most important departments of the real estate company, the design department and the cost department should adopt a series of cooperation to reduce the construction cost, improve the company's management level and improve the building quality, which will certainly increase the company's core competitiveness and keep the company vigorous under the increasingly tense national policies. At present, uncontrollable land use costs are increasing. Controlling the project cost is the guarantee for the company to survive in the fierce market competition. For real estate enterprises, cost management is a very huge project, and every detail needs the cooperation of many departments. The design department and the cost department should keep in touch in real time, deepen the reform, attract talents, reduce the project investment cost and optimize the cost of each link.

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