五、合同交底

房地产企业的合同管理水平不断提高，合同条款越来越严谨、细致。大多数房地产企业的总包合同少则几十页，多的上百页。再加上有些项目监理工程师、项目现场工程师未参与合同的谈判、订立工作，导致执行合同的人员大多数情况下对合同具体内容理解不充分；在合同的履行过程中，容易造成因管理不当而造成不必要的损失。合同签订人员向合同执行人员面对面进行合同交底，使合同执行人员熟悉合同条文、合同总体分析结果、合同中的主要内容、各种规定、管理程序及各种行为的法律后果等；则可有效保证合同的正确履行和合同风险的防范。

合同交底应做好以下几点的交底工作：

(1)具体的工程界面划分，质量标准及规范，关键性工期节点及总工期要求等；(2)发包人、监理承及承包人的权利与义务；(3)总分包配合的内容及要求；(4)发包人、承包人违约责任；(5)现场签证、工程联系单等单据的办理要求；(6)甲供材料的种类及管理办法；(7)合同进度款的支付；(8)竣工验收要求及竣工资料编制移交。

六、结论

房地产项目开发施工阶段的成本控制具有重要的意义，房地产公司应从组织、制度上保证以上五个方面的工作得到有效推进，尽量节约公司的成本，以便提高公司的盈利水平。 从而能动地影响决策、设计、施工等阶段的全过程管理，减少或避免建设资金的流失，最终降低整个项目的工程造价与成本，从而提高房地产项目开发的投资效益。

 

Discussion on cost control of real estate development project 

Abstract: in the development of real estate projects, investments occurred mainly in the construction phase of the project, likely wasted investment, can be said to construction management level directly affect the project cost and cost control at construction stage also has a pivotal position. As China's real estate market by growing into maturity, the competition in the real estate sector is gradually standardized. So on the whole process of project implementation and effective cost control, improving investment and social benefits. This phase of construction cost control the discussion on several aspects of and proposed solutions.

 Key words: real estate profits cost control at construction stage 

 The introduction

Real estate development is a full of process, reasonable to determines engineering cost, is in construction program of all stage, reasonable determines investment estimates, and design estimates, and construction figure budget, and contracting contract price settlement price, and completed accounts price; engineering cost of effective control, is in optimization construction programme design programme of based Shang, in construction program of all stage, used must of method and measures put engineering cost of occurred control in reasonable of range and approved of cost limit within, to reasonable using human material and financial, Good investment development project in the whole process of how effective the implementation of the modern management and cost control, crucial, it is directly related to the survival and development of enterprises.

Cost control of real estate projects throughout the whole process of project development, project investment decision-making, design, tendering, construction and completion of settlement, sales and project management phases. Although the investment decision of real estate project development phase, the design phase of a project to save costs and reduce investment plays a key role, but the importance of cost control in the construction phase can not be ignored. Project development entered construction stage Hou, due to in design stage and enrollment bid stage of cost management has basic established has project of construction cost, so construction stage of main task is control project of extra spending, that strictly checks project of engineering change, reduced construction units claims event of occurred; reasonable developed plans, ensure regular delivered engineering, to reached timely sales and recycling funds of purposes, reduced project development of funds cost. How to control cost in construction stage, I think it can be considered from the following areas:

One, bid construction organization after design approval

Real estate Enterprise General not focused on construction organization design or construction programme, no on construction organization design of economic sex, and feasibility for seriously analysis, supervision, and engineering sector on marked Hou construction organization of audit mostly formality, audit finished Hou that shelved; but in contractor submitted of construction organization design in the often will hidden some not reasonable of of at, in follow-up of construction and the completed settlement in the increased costs, this is real estate cost control in the easy was ignored of place. Marked Hou construction organization design of audited should note following several aspects: (1) pit earthwork of excavation way, and work width degrees and the put Po coefficient should reasonable; (2) temporary facilities of erection points, and material of stacked points should ahead of considered comprehensive, so as not to effects follow-up engineering of construction, caused temporary facilities had to again erection and the material of II times handling; (3) reasonable arrangements total package, and each professional points package Zhijian of construction processes.

And second, strengthening the drawing work

Due to the current real estate business on a tight design schedule requirement generally, Design Institute to provide construction drawings refined enough errors, irrational place more, drawing the reasonability and feasibility of construction, economics of engineering cost audits, in order to improve the quality of design, avoid design poorly conceived or economic loss caused by errors and delays.

Drawing in section should focus on the review of the scope are:

（1）Excavation and Foundation pit support feasibility, design Foundation pit excavation sequence is indicated in the figure of science. (2) roofing, exterior wall seepage and doors, bathroom waterproof waterproof if possible. (3) civil and professional conflicts. (4) engineering feasibility problems. (5) the reasonableness of the trend and arrangement of outdoor pipelines. (6) the drawings for compliance with the regulatory requirements of the country. (7) whether the drawings in the design economy. (8) the drawings where there are ambiguous, as should be clear as soon as possible.

Third, strengthen the management of project development plan 

The key milestones of the project plan to the project development (start, open, completed and submitted, knots) as the backbone, integrated project developer formed by balance, coordination of the special plan.

Project development plan is not reasonable, easily lead to project delays, cost overruns, quality problems, which eventually led to customer complaints high, business performance and brand image was badly damaged. 

Program management should avoid even the appearance of the following issues: 1, management was not a tissue protection.

Company no professional of plans management sector integrated company of plans, and will plans management of duties put in Administration Department, and President Office, and total handling, administrative sector, due to missing on development links specific business of understanding, these sector actual cannot bear related plans of prepared, and integrated and coordination, duties, only became plans of collection, and summary and final by plans assessment score of sector, plans management of effect poor.

2, to ensure that planned systems and procedures.

Lack of project management systems, processes, operational guidelines and standards support, rationality is not strong, plans for plan change was arbitrary, change frequently. The solemnity and authority of the plan can not be guaranteed.

3 the law and science.

Plan of each work has its reasonable completion times, and not artificially compressed. Forcing due to compaction fails to accomplish a given objective is at the end, and increases the cost of inputs, plans have become a dead letter.

4, project crashing blindly at any price.

In the process of implementation of the scheme, often preliminary plan the backward situation, real estate company in order to complete the overall objective of the scheme will be able to "work hard", "go at it hammer and tongs", completely without regard to increased costs and a decline in the quality of.

Four visas, strengthen field management 

Syndrome refers to the employer and the contractor under the contract agreement, contract involved in the construction process, the cost of construction made that sign shows that has the characteristics of ad hoc and unregulated. If design alterations, cover engineering, material substitution and construction cost increases caused by changes in the conditions must apply for a visa. It is one of the key factors affecting construction cost.

 Control site visa, you should do the following several points:

(1) the visa list management to implement strict rules, are not within the purview of the signatures are invalid, such as business losses, held ultra vires the signatory's liability.

(2) visa should be handled in a timely manner. For special cases, a later date of visa, the person in charge there should be written information notes.

(3) the visa form complete expense auditing, known within the stipulated time, in order to ensure the accuracy of dynamic cost.

(4) visa form completion of the visa process should be filed in time compilation, establish the Visa account directory. Prevent duplicate visa from happening.

(5) the visa settlement must be in place and effective as a settlement on the basis of the original.

(6) the visa management in multiple levels of audit control system between various; at all levels during the review process, we should seek truth from facts, carefully, clearly of opinion and the relevant formalities signed, sealed, and other rights under the provisions of the information must be complete and valid.

(7) visa content is completed, site engineer should avoid like "case" or "quantities are true" fuzzy wording for acknowledgment, and should take concrete action after the signature confirmation to complete or incomplete facts or engineering, materials and specifications of materials, labor, and machine-shift, and so on.

The fifth point,contract explanation

Real estate companies constantly improve the level of contract management, contract terms and rigorous, careful. Most real estate companies the total subcontract at least dozens of pages, many hundreds of pages. Coupled with some of the project engineer, site engineer not involved in contract negotiations, signing the work, leading to perform personnel in most cases on specific content understanding is not sufficient; in the course of performance of the contract, likely to cause unnecessary losses due to mismanagement. Contract to the execution of the contract personnel face-to-face contract disclosure, contract Executive familiar with the contract provisions, the overall analysis of the results of the contract, the contract contents, provisions, management procedures and legal consequences of the acts, etc; you can effectively guarantee the proper performance of the contract and the contract risk prevention.

Contract disclosure disclosure should do the following several points:

(1) specific of engineering interface divided, quality standard and the specification, key duration node and the total duration requirements,; (2) employer people, and supervision bearing and the contractor of right and obligations; (3) scores package tie of content and the requirements; (4) employer people, and contractor default responsibility; (5) site visa, and engineering contact single, documents of handle requirements; (6) methyl for material of species and the management approach; (7) contract progress paragraph of paid; (8) completed acceptance requirements and the completed information prepared transfer.

conclusion

Cost control of real estate development and construction phase of the project is of great significance, and real estate companies from the Organization, the system effectively guarantee the above five aspects of work, try to save the cost of the company, in order to improve the company's profitability. To actively influence decision-making, design and construction stages of process management, reducing or avoiding the loss of funds, eventually reducing the construction cost of the whole project and cost, thereby improving the investment returns of real estate project development.

Resource:

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