Abstract: In the new century, the residential development and construction with China characteristics is facing a new revolution. It advocates the concept of people-oriented and harmony between man and nature in brand positioning, and puts forward higher and higher requirements from planning and design, architectural design, apartment design, building materials adoption, function and quality. As a real estate development enterprise, the first requirement is short construction period and good investment benefit. In view of these situations of real estate projects, it is necessary to implement effective cost control in the whole process of project investment, tap the potential from the aspects of organization, technology, economy, contract and information, reduce the cost and improve the investment benefit and social benefit. 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, which plays a role in attracting jade.

Keywords: project cost management

First, the design stage of cost control

The design stage is the key and emphasis 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 to avoid it.

1. Conduct design bidding and select the best design unit.

Actively promote the design bidding method combining architectural scheme with economic scheme, try to put the main body of the project and supporting enclosure and greening together for bidding, take multiple tenders, and organize relevant experts to conduct comprehensive evaluation. This can not only optimize the design unit, but also promote designers to innovate in the overall layout of the project and the use function of architectural modeling, and make efforts to reduce the project cost.

2. Conduct quota design to 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, rationally decompose and use the investment quota, and integrate the construction drawing design with the construction drawing budget. 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, the project cost is difficult to control. According to the requirements of development experience and investment estimation, it is necessary to effectively determine the design limit (cost, three-material consumption index, etc.). ) and establish a reward and punishment assessment incentive mechanism. For which major or plate breaks through the cost index, it is necessary to analyze the reasons. Through the design modification, the tendency of attaching importance to drawings and neglecting accounting was overcome, and the "figure after calculation" was changed to "figure after calculation". By using the technical indicators of similar construction projects, the design was scientifically analyzed, compared and optimized, and the project cost was reduced.

3. Take contract measures to effectively control costs.

At present, designers are indifferent to economic concepts, and design changes are arbitrary. In the author's opinion, in the economic clause of design contract, the limit clause of design change and modification amount should be added. If the design change fee exceeds a certain proportion (such as 5%) of the construction contract price, a certain proportion of design fee (design quality deposit) shall be deducted. Taking a certain binding force is a measure to control design specifications, design standards, engineering quantities and budgetary estimates.

Second, the cost control in the bidding stage

1. Cost control in the process of project bidding

Project bidding includes two aspects: equipment and material procurement bidding and construction bidding. Developers choose construction units or material suppliers through bidding, which plays a vital role in project investment and even quality and progress control. I think that the owner should pay attention to and strengthen the following cost control in the bidding process:

(1) The bidding work shall follow the principles of fairness, openness, impartiality and honesty and credibility. Before bidding, the qualification of the construction unit should be strictly examined, and if necessary, on-the-spot investigation should be conducted to avoid abnormal phenomena such as "super enterprise bidding, first-class enterprise subcontracting and second-class enterprise entering the site", which is very unfavorable to the project cost control.

(2) Prepare the 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 the bidding documents. The terms involved in the tender documents should be scrutinized repeatedly, and the "know yourself and know yourself" should be achieved as far as possible, 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 blindly seeking the absolute low price to win the bid and avoid the malicious competition of bidders below the cost price. The so-called reasonable low price is a reasonable low price under the premise of ensuring quality and construction period.

2. Do a good job of signing the contract

According to the contents of the contract, clearly stipulate the terms and expenses involved in the contract, such as the construction period, the way of price settlement, and the handling of breach of contract disputes. In the process of signing, we should negotiate the ambiguous and unspecified contract terms in the bidding documents and design in order to obtain a reasonable low price. At the same time, the factors that may cause claims in the construction process are predicted correctly, so that the claims are forward-looking, thus effectively avoiding excessive claims. We should 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 construction phase of cost control

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 it is out of balance, it will allow enterprises to operate.

1. Attach importance to contract management and reduce engineering claims.

In the construction stage, the key to cost control 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, we should check in advance, actively monitor and strictly review the engineering changes, calculate the impact of each change on the total investment, and determine whether it is necessary to make 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, the construction units and material suppliers who failed to fulfill the agreed obligations were counterclaimed in time, so that the cost was effectively controlled.

2. Starting from the management mode, establish the construction supervision system and pursue the 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, do a good job in reviewing the monthly project progress payment to avoid out-of-control investment. According to the valuation basis agreed in the contract, the unit price and cost quota of materials shall be applied, and the project progress payment shall be paid after verifying the quantities determined by the supervisor.

3. Effectively control the project investment from technical measures.

On the basis of demonstrating the main construction technical scheme, new materials, new processes and new methods are widely used, and the project investment is effectively controlled technically. Technical measures are the necessary guarantee to realize project investment. According to statistics, material costs generally account for about 70% of direct engineering costs. At the same time, direct costs affect indirect costs. Therefore, the selection of new technologies and materials is a powerful guarantee to improve labor productivity and shorten the construction period.

4. Effectively control the project investment by economic means.

Strictly control the on-site funds and headquarters management fees, and rationally use advertising planning fees and sales agency fees. , reduce the cost of sales, try to reduce static input, such as occupation fee, greening compensation fee and other compensation fees. And directly supply bulk materials or large equipment according to the contract requirements, so as to achieve the purpose of reducing costs.

The materials supplied by Party A shall be arranged according to the working procedure and construction schedule to minimize the storage cost. In addition, strengthen the on-site management of materials supplied by Party A, reasonably pile up materials, and reduce handling and loss.

Fourth, the cost control in the completion stage.

This stage is the last stage of cost control. According to the contract, budget and cost quota, completion data and relevant national or local laws and regulations, carefully examine the project payment. According to the policy, verify the quantities of the final accounts submitted for review, and implement the visa fee of the contact sheet, so that the audit settlement can truly reflect the actual project cost.

Verb (abbreviation of verb) conclusion

For a long time, it is customary to put cost control in the construction implementation stage. In fact, investment control, construction period and quality control are interrelated, and there are six dialectical relations of unity of opposites. To do a good job in investment control, we must do a good job in the quality and progress of the project. Therefore, project cost, duration and quality are complementary issues, and project cost control is a comprehensive discipline integrating economy, technology and management. Only when the comprehensive evaluation balances all parties can it be direct and effective. In real estate development projects, it is necessary to control the whole process at all stages that affect the cost, so as to facilitate the rational flow of funds of real estate development enterprises and realize a virtuous circle of investment. Only in this way can the investment in real estate projects be truly controlled and the management can produce benefits.

2005-3-25