Actively promote the design bidding method combining architectural scheme with economic scheme, put the main body of the project together with the supporting overall planning, architectural design and landscape design as far as possible, adopt multiple bidding, organize relevant experts to comprehensively evaluate and select the design unit with high level and good communication, promote the design unit to innovate in the overall spatial layout, architectural modeling, use function and landscape environment design of the project, and strive to reduce the project cost.
In the bidding process, it is best to choose the design unit and the main case designer suitable for your own project positioning. The selection principle of design institute is the best cost performance, and the selection principle of professional director is ability, dedication, team consciousness and cost consciousness.
Second, carry out quota design to effectively control costs.
At present, due to the weak economic concept and market concept of design units, "emphasizing technology over economy", the design nodes are not well grasped, and there are often problems such as catching up with the construction period, ignoring quality, many contradictions in drawings of various professions, and careless design. In addition, the charging standard of design fee is generally calculated according to the construction area or investment amount, which is not conducive to the design unit to strengthen the awareness of cost control and is a waste.
Therefore, Party A must stipulate the design limit (cost, consumption index of main materials, such as the amount of steel bars and concrete per square meter, etc. ) in the design task book or investment estimation, and linked to the design fee. At the same time, Party A shall implement the design supervision system as far as possible, establish the reward and punishment incentive mechanism, and strengthen the cost control in the design stage. Overcome the tendency of drawing without accounting, and change "drawing calculation" into "drawing calculation" And using the technical indicators of similar construction projects and the empirical data of other buildings in the same area, scientific analysis and comparison are made to optimize the design and reduce the project cost.
Design quota requires designers to be familiar with the budget quota, cost quota and budget price of building materials, and 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, the professional and technical personnel of the design company must formulate a win-win strategy, rationally decompose and utilize the cost limit, integrate the construction drawing design with the construction drawing budget, and organically combine technology and economy. Design standards must adapt to the market positioning of the project, rather than blindly pursuing high, new and beautiful, without redundant functions and carrying capacity, and actively implement the early control of design value with reasonable cost and profit.
At the same time, the project cost and cost management personnel of real estate development enterprises should actively cooperate with the design department to provide reliable basic engineering data in time. For example, Party A collects and analyzes various control elements in the area where the development project is located, such as the municipal situation around the area, the positioning requirements of the market and products, the main customer groups, the proportion of apartment types, etc. As well as the positioning of the project, the buyers of the products, the layout and architectural style in the planning and design, the size and proportion of each set should be clear.
Under the design limit, some cost strategies can be adopted: for example, in the preliminary design stage, while meeting the requirements of the specification, reduce the area of the unsaleable part. In the stage of construction drawing design, some materials that have little influence on product quality are reduced through design optimization, such as sand aerated block, balcony glass railing, exterior wall paint and tile, air conditioning decorative board, etc. However, elevators, entrance doors, exterior doors and windows, visual intercom, etc. If there are many customer complaints and concerns, they should be controlled under the premise of ensuring quality, and of course they should be consistent with the product positioning and the commitment of the sales contract to the owner.
Third, use contract measures to control costs.
It is a feasible means to control the cost through the binding nature of the contract. When signing a design contract, we must first make clear the design progress and payment plan provided by the design unit (payment is linked to design progress and quality), and make clear the liability for compensation for delay. Party A shall follow up the design quality and progress according to the contract.
At the same time, when signing a design contract, in view of the weak economic concept of most design companies and the arbitrariness of design changes, a limit clause on the amount of design changes and modifications should be added to the economic clause of the design contract (if the design change fee exceeds a certain percentage (such as 5%) of the construction contract price, a certain percentage of the design fee will be deducted). At the same time, the contract clearly requires the design unit to provide design budget and electronic design drawings.
In order to control the construction and installation cost at the design starting point, Party A requires the design unit to control the unilateral cost on the basis of the project cost estimation, so as to avoid the situation that the target cost control requirements are far from being met before all the design results are completed.
Fourth, cost tracking audit evaluation-total cost management
At present, only the cost department participates in the cost control in the design stage of real estate companies, which can not achieve the expected results, and wastes a lot of energy and affects work efficiency. Cost control should be the work of all employees. For example, engineering, design, cost, marketing and other management departments should fully coordinate and communicate, formulate detailed design requirements and design task books, and comprehensively evaluate and review the design scheme and construction drawing of the design unit, the structural form of the project [defining the responsibilities of structural engineers], decoration standards, selection of materials and equipment, and the rationality and safety of the design.
Five, the main points of cost control
Cost control should avoid two phenomena: one is to pursue design effect regardless of cost; Second, unreasonable cost leads to quality loss. The following suggestions are for reference:
1, shorten the design cycle, optimize the design scheme and strengthen the management and coordination of design companies through bidding and scheme competition; Contract management; Technical, economic and policy research of the project; Do a good job in communication with designers, especially the person in charge of design projects; Implement reward and punishment measures; Develop communication and competition among design companies.
2. Control the preliminary design according to the approved design tasks and investment estimates.
3. The responsibilities of the survey and design units are clearly stipulated in the contract.
4. Strengthen the formulation and rational application of design standards and standard design, and establish management procedures and systems: improve Party A's design standards; Adhere to the optimization of the whole design process; Establish an evaluation system for expert meetings; Institutionalization of internal drawing audit in each stage.
5. Correctly understand "cost control in design stage". This paper mainly discusses the effective control of design changes, and should pay attention to the following frequent cost breakthroughs: for example, the brick exterior wall of the basement is changed into reinforced concrete wall, the foundation earthwork, the design change of the main structure, the elevation decoration improves the design standard, the foundation slab is waterproof, the basement concrete is expanded, the exterior wall is thickened with waterproof mortar, waterproof coiled material is added, and the courtyard is added with fences and iron railings. And in the later stage of construction, projects to improve the quality of the project lead to increased costs, such as fine decoration of public stairs and elevators, adding wooden frames to buildings, and increasing soft and hard landscape standards.
6, clear the management points of structural design cost control. The key points of structural design cost control include: input mode, reasonable value of design cycle, reasonable value of design fee, risks that design institutes should bear in design contracts, contents and applications of quota design contracts, technical principles and contents that real estate developers must invest in design institutes in advance, and key points that real estate companies must control.
7, clear the technical points of structural design cost control. Defining the technical points is mainly to deal with the relationship between quality and cost, such as defining the layout, quantity, length and thickness of shear walls; Matters needing attention in special-shaped column structure; Focus on selecting investigation reports and suggestions; Comparative analysis of the impact of various reinforcement materials on cost, etc.
8. Design management is the key to cost control. The complete planning and design in the early stage becomes the basis of cost estimation and investment decision, such as terrain treatment, product layout, traffic planning, streamline design, parking consideration, basement scale, vertical setting, landscape treatment, resource utilization, etc. The interaction between cost and market and the comparison of several schemes form a perfect project SWOT analysis, such as land value analysis, management interface analysis, open space analysis, competitive real estate analysis, main cost analysis, financial analysis and so on.
9, planning, design, engineering, sales benchmark cycle. Cost management according to the characteristics of the project, locate the design cost target, and list the breakdown of sub-projects Construction projects generally include general layout and outdoor projects, commercial and community supporting projects, municipal supporting projects such as power distribution, building main body, underground garage and civil air defense projects, landscape and greening projects, clubs or sales offices, interior decoration and model houses. So be careful not to leave out items. Some large-scale projects also include municipal engineering and educational facilities.