introduce
The development cycle of real estate project is long, the investment is large, there are many institutions and personnel involved in the project, and a lot of materials and equipment are needed, which makes the management of real estate project complicated and risky. The level of real estate project management has an important impact on the development cost and development cycle of the project, and ultimately determines the benefit and even the success or failure of the project. At present, all real estate enterprises are actively exploring new modes to improve the project management ability. It is an effective way to introduce information technology into the project management process and realize the informationization and culture of project management.
In foreign countries, real estate enterprises generally use software to achieve comprehensive management of their projects, which greatly improves the level of project management, reduces the complexity of project management, reduces project risks, and produces huge economic benefits; In China, the informatization process of real estate enterprises is seriously lagging behind, and a lot of information processing is done by hand. In this way, project managers are trapped in repetitive routine affairs, unable to concentrate their precious time and energy on project planning and commercial operation, which also leads to distortion, omission and lag of project information. Project management and decision-making cannot be based on accurate and timely information. On the basis of support, this will lead to many problems such as decision-making mistakes, decision-making delays, increased risks, prolonged development cycle, and increased costs.
The construction of any enterprise information system should focus on its business and analyze the information application needs of real estate enterprises. The construction of the whole enterprise information system should focus on the following three aspects: internal office system, project management system, sales and C RM system. For real estate enterprises, the project is the core of their business, and the success or failure of the project determines the survival and development of the enterprise, so the project management system should also be the foundation and core of its information system. Without an effective project management system, the role of other systems will be greatly limited. Project manager alliance, project management issues.
For real estate enterprises, it is the ultimate goal to provide customers with high-quality real estate with the fastest speed and the lowest cost, so the focus of real estate project management lies in three aspects, namely, progress, cost and quality. Due to the particularity of the real estate industry, the supply and balance of project funds must also be fully concerned.
Schedule management requirements
The task of schedule management is to ensure that the project is completed on schedule. In the aspect of schedule management, the scientific management mode should follow the management cycle of schedule planning, schedule tracking and schedule control, and making a comprehensive and detailed schedule and tracking the project schedule in real time is the basis of schedule management. For real estate projects, the progress plan is not single, but consists of multi-level progress plans, involving all participants and stages of the project. It mainly includes: design and construction progress (including planning, design and construction progress, single scheme design and construction progress, single construction drawing design and construction progress, municipal garden design and construction progress, etc. ), construction preparation stage schedule (including project bidding schedule, materials and equipment bidding schedule, subentry project bidding schedule, construction temporary water and electricity installation schedule, construction temporary facilities schedule, pre-construction procedures schedule, etc. ), construction schedule (including civil construction schedule, hydropower equipment installation schedule, material ordering schedule, aluminum alloy doors and windows project schedule, wooden doors and fire doors project schedule, etc. ), supporting facilities project schedule (including permanent water supply and power supply installation construction schedule, telecom project schedule, anti-theft system project schedule, cable TV project schedule, gas project schedule, municipal project schedule, greening garden project schedule, etc. ), warranty plan after delivery, etc. These plans should also be connected with the sub-plans such as the pre-project planning schedule, the land acquisition and demolition schedule and the sales schedule.
How to realize the coordination and unification of multiple plans and analyze the key points of project progress has become a huge challenge for project managers. In the practice of project management, there are many mature and effective tools and methods that can be used for project schedule management, such as Gantt chart, network chart (single code, double code), critical route method and so on. However, if these tools are applied manually, not only the drawing workload is heavy, but also the modification is extremely inconvenient, and it is more complicated to accurately grasp the key points in the project progress. This greatly limits the application of various progress management tools, and many progress charts have become furnishings in practice. In this respect, project management software shows great advantages. Through the project management software, various progress charts can be generated in real time and dynamically, and it is convenient to modify. The critical path is automatically and dynamically calculated by software, which provides great convenience for project schedule management and can really play the role of project planning.
The demand of cost management is similar to schedule management, and the basic mode of cost management should also follow the management cycle of cost planning, cost tracking and cost control.
From the perspective of composition, the cost of real estate projects mainly includes land price (land transfer fee), land acquisition and demolition costs, supporting facilities upfront costs, civil engineering costs, management costs (including interest), unforeseen costs, taxes and so on. Among these cost elements, some costs are relatively fixed, while others can be effectively controlled and reduced by strengthening management, such as management expenses and unforeseen expenses. As far as unforeseen expenses are concerned, general real estate projects will have unforeseen expenses of about 5%. By effectively strengthening project management and giving full play to the role of planning and control, unpredictable factors in the project can be significantly reduced, thus greatly reducing this part of the cost.
The basis of cost management is still cost plan, that is, project budget, which is usually compiled according to empirical data, quota data and government regulations on tax payment. The project budget only realizes the cost sharing of the project as a whole. From the perspective of project management, in order to effectively control the cost, it is necessary to strictly stipulate the cost requirements of each specific work in the project, so that the cost arrangement in the budget can be truly implemented.
Cost planning is the basis of cost management. In the process of project implementation, it is necessary to know the actual cost usage at any time, which requires collecting relevant cost data and comparing it with the cost plan. If deviations are found, measures should be taken to correct them in time. Therefore, an effective project management system must provide mechanisms for budget preparation, specific cost allocation and tracking to meet the needs of cost management.
Quality management requirements
Quality is the lifeline of real estate enterprises. Even if a project is completed within the specified time and cost range, if the quality cannot be guaranteed, the project will fail. Therefore, the establishment of an effective quality management mechanism is also an inevitable requirement of real estate project management. Similar to the above, the first step to realize quality management is quality planning. Quality planning is divided into two parts, namely, establishing a quality standard system and specifying the quality requirements of specific work in the project. In the process of project implementation, all work should be inspected and accepted according to the quality plan, and the inspection and acceptance results should be recorded in time, so as to provide relevant information on project quality at any time.
The project management system must provide effective support for information processing in the process of quality management, and provide corresponding functions of establishing quality planning and reflecting quality status, so that the quality of the whole project is always under effective management and monitoring.
Balance of capital demand
Capital balance is to realize the balance between capital income and capital expenditure. Therefore, it is necessary to make a fund balance plan for the project. As a capital-intensive special commodity, the sale of residential products is particularly important. The withdrawal of funds is the focus of every real estate investment project, and it is also the key factor affecting the balance of funds. Because the pre-sale of commercial housing is allowed, some enterprises put into construction without the implementation of project development funds, without considering the actual situation, source of funds and fund balance of the enterprises, which exceeded their own operating ability, resulting in a large number of real estate projects unfinished, and the ability of enterprises to resist risks weakened.
Concluding remarks
In addition to the above four main requirements, there are other requirements in real estate project management, mainly including contract management, materials and equipment management, procurement management, project management personnel management, sales management and so on. Among these needs, some exist in every real estate enterprise, while others are closely related to the specific management mode of the enterprise.