房地产公司项目成本管理体系建立与应用分析

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2、某地产企业成本管理组织体系及职责、 3、成本预警要点4、各环节控制的原则5、目标成本控制等方法。 6、讨论正文：一、房地产项目开发成本管理的意义房地产开发成本很大程度上决定着住宅价格的高低，影响着我国居民的购房能力，制约着我国房地产市场的发展，同时也极大地影响了房地产开发企业的竞争能力和经济效益。从总体看，很多的大企业随着公司规模的扩大加强了对成本管理的重视。例如：万科集团、金科集团、龙湖地产、首创置业等通过系统的理论和实践研究加强对开发成本的管理，万科集团还和金蝶软件开发公司合作，引入信息化管理工具加强对开发成本的控制。因此，研究房地产开发项目的成本有效管理，对于改善居住条件、提高企业市场竞争力等具有重大的现实意义。二、房地产项目成本费用构成房地产开发项目一般要经历：土地获取、规划设计、征地拆迁、组织施工、竣工验收、产品销售等几个阶段，一般都采取招标的办法，将设计、施工任务发包给设计、施工单位承担.这些特点决定了项目开发成本和费用主要包括：土地征用及拆迁补偿费、前期工程费、基础设施费、建筑安装工程费、公共配套设施费、开发间接费用和期间费用七部份内容。三、项目各阶段成本管理内容1、土地获取阶段的成本管理；2、项目融资财务费用成本管理；3、规划设计阶段成本管理：主要含设计费、产品标准、限额设计、涉及土建、机电设备、管网、景观园林等二次设计费用；4、工程实施阶段的成本管理：主要包括工程施工合同、施工组织方案、设计变更、材料设备采购供应、现场签证、洽商、建安施工等的成本控制及项目风险金管理；5、营销费用管理：主要含前期市场调研及项目定位策划的中介费用、广告推广费、卖场包装、销售提成、客户关系管理等费用；6、管理费用的成本控制：工资、公关、办公、差旅、折旧等费用管理；7、其它费用：工程规费、税等成本管理。12 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2、某地产企业成本管理组织体系及职责、 3、成本预警要点4、各环节控制的原则5、目标成本控制等方法。 6、讨论正文：一、房地产项目开发成本管理的意义房地产开发成本很大程度上决定着住宅价格的高低，影响着我国居民的购房能力，制约着我国房地产市场的发展，同时也极大地影响了房地产开发企业的竞争能力和经济效益。从总体看，很多的大企业随着公司规模的扩大加强了对成本管理的重视。例如：万科集团、金科集团、龙湖地产、首创置业等通过系统的理论和实践研究加强对开发成本的管理，万科集团还和金蝶软件开发公司合作，引入信息化管理工具加强对开发成本的控制。因此，研究房地产开发项目的成本有效管理，对于改善居住条件、提高企业市场竞争力等具有重大的现实意义。二、房地产项目成本费用构成房地产开发项目一般要经历：土地获取、规划设计、征地拆迁、组织施工、竣工验收、产品销售等几个阶段，一般都采取招标的办法，将设计、施工任务发包给设计、施工单位承担.这些特点决定了项目开发成本和费用主要包括：土地征用及拆迁补偿费、前期工程费、基础设施费、建筑安装工程费、公共配套设施费、开发间接费用和期间费用七部份内容。三、项目各阶段成本管理内容1、土地获取阶段的成本管理；2、项目融资财务费用成本管理；3、规划设计阶段成本管理：主要含设计费、产品标准、限额设计、涉及土建、机电设备、管网、景观园林等二次设计费用；4、工程实施阶段的成本管理：主要包括工程施工合同、施工组织方案、设计变更、材料设备采购供应、现场签证、洽商、建安施工等的成本控制及项目风险金管理；5、营销费用管理：主要含前期市场调研及项目定位策划的中介费用、广告推广费、卖场包装、销售提成、客户关系管理等费用；6、管理费用的成本控制：工资、公关、办公、差旅、折旧等费用管理；7、其它费用：工程规费、税等成本管理。12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm四、成本管理体系的组成责任部门及职责房地产公司参与项目成本管理的职能部门和主要领导有：公司总裁、成本管理分管领导、成本管理部、会计核算部、设计研发部、工程技术部、项目部、行政管理部、人力资源部、采购部；各部门及负责人成本管理相关职责如下：1、公司总裁负责审批如下成本管理文件成本管理部上报并经总裁办公会审议的《项目经济效益测算书》、《目标成本测算表》；成本管理部上报的工程概算书、预算书、工程结算书；会计核算部上报的项目财务预算和财务决算；成本管理部分解编制的并且经成本管理；分管副总裁负责审批分管部门的《目标成本责任书》。2、成本管理部负责项目实施中的以下成本管理工作：（1）每月编制《项目动态成本月评估》，包括《变更签证统计表》和《项目动态成本信息表》等子项，说明成本差异原因，提出成本控制的建议，及时反映项目成本的动态情况；（2）负责组织项目前期的项目总投资估算深化工作，根据项目总投资估算、项目定位报告等组织编制《项目经济效益测算书》，确定成本费用的控制目标；（3）负责组织项目施工及监理单位招标选择工作；（4）参与项目方案设计、扩初设计和施工图设计等环节方案和图纸的审查工作，参与控制其经济合理性；（6）负责审核工程概算、预算、结算及项目实施过程中的工程成本差异事项；在授权范围内对工程成本目标（工程预算值）进行调整；（7）参与各设计环节评审工作，负责工程概预算工作，提出工程成本优化建议；（8）参与各项工程招投标，负责编制、审核相关标底，为采购做好限价工作；审核各类工程合同、材料设备采购合同；（9）审核各类工程合同、材料设备采购合同；（10）参与现场收方、工程技术洽商和签证工作，审核工程月报；（11）负责编制工程结算书，保证结算的准确、全面；（12）从目标成本管理角度审核各类合同，对合同执行及付款情况进行跟踪。3、设计研发部负责以下成本管理工作：（1）监督设计单位，执行限额设计管理；（2）审核各阶段的设计图纸，提出优化建议；（3）审核各类设计变更申请，控制设计变更；（4）加强设计审图工作，尽可能避免因设计失误造成的成本增加；4、工程技术部负责以下成本管理工作：（1）相关的施工工艺与施工组织设计的优化；（2）参与项目施工及监理单位的招标选择工作；（3）参与审核施工图，并提出成本节约建议；（4）项目部负责以下成本管理工作：（5）负责审核工程技术洽商单；（6）参与项目施工及监理单位的招标选择工作；（7）参与审核施工图，并提出成本节约建议；（8）负责审核工程签证单。5、行政管理部负责项目期间控制行政办公费用；6、人力资源部负责项目期间控制人力成本费用；7、会计核算部负责以下成本管理工作：12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm（1）编制成本科目表，进行项目成本核算；（2）审核各部门提交的资金需求计划，审核工程进度款和材料款的支付情况；（3）负责编制项目现金流量估算表；（4）负责项目总投资决算；（5）负责控制管理费用的报销。8、采购部负责以下成本控制：（1）甲供材料采购成本控制；（2）乙供材料认质核价；（3）参与项目施工单位招标。五、各阶段成本管理应用1、土地获取阶段①影响土地成本的主要因素：土地距市中心的距离、土地的成熟度、土地上是否有附着物、土地招投标是否规范等②土地费估算方法：土地费用主要由五部分组成，土地费用计算公式如下：Cs=Cs1+Cs2+Cs3+Cs4+Cs53-5式中：Cs1：土地使用费；Cs2：征地拆迁费；Cs3：场地开发费；Cs4：土地税；Cs5：土地管理费；2、项目设计阶段成本管理①设计阶段影响工程成本控制的主要因素：开发项目的规划设计、开发项目的建筑的平面形状、开发项目的层高和净高、住宅的层数、户型和住户面积、住宅结构设计等。②设计阶段成本管理的主要措施包括如下内容：实行设计招标、强化技术经济分析等策略。3、工程施工阶段的成本管理①工程施工阶段成本管理内容主要包括：选择和审核好施工方案；采购环节成本控制；各种变更、签证事项的成本控制；工程结算成本控制；项目风险金管理。②工程施工阶段的成本管理体系应用工程施工节点成本管理应选择和审核好施工方案，采购环节的成本控制，各种变更、签证事项的成本控制，工程结算中成本的控制及项目风险金的管理。六、目标成本管理1、项目的目标成本文件内容项目目标成本文件是根据市场产品策划定位，结合公司经营计划和公司成本信息库中以往项目成本信息资料，以及预期售价、预期利润目标综合预测的成本指标。编制目标成本的文件内容，包括：《项目经济效益测算书》、《目标成本测算表》、《目标成本责任书》、《项目动态成本月评估》等。2、项目成本预警成本预警的适用范围：项目开发建设过程中发生了原先预见不到的事项或者因管理不善，导致成本细项即将或很可能超出目标成本时，由相关责任人向项目部经理、成本管理部发出警讯，进行成本预警。不可预见的事项范围：（1）发生工程事故或其他经营活动中的事故；12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm（2）发生法律诉讼（3）因经济合同的对方不履行合同或与我方在履行合同中有纠纷；（4）因政府或其他单位突然以行政手段（如制定法规、政策）调整收费、税率、利率标准；（5）发生原先未预见的情况而增加了经济合同的补充协议、对外承担新的责任；（6）目标成本预测时不准确；（7）发生重大设计变更；（8）其他经营过程出现的意外情况。3、管理不善的范围：（1）作业现场管理松懈，导致物料被盗或被抢；（2）计算不精发生多余采购物资；（3）为无效劳动支付了劳动报酬；（4）工作质量低劣引起的返工开支；（5）使用过程中的浪费；（6）非必需的计划外开支；（7）未能以市场最合理的价格购物或价与质不匹配；（8）工期拖延造成的费用增加；（9）其他管理不严的情况。3、预警操作要求：（1）只要某个成本细项即将超支或很可能超支（如已订经济合同总价已超支，设计变更测算已超支等）就必须预警，而不是成本科目超支再预警；（2）成本管理部负责人是直接成本（不含贷款利息）超支的预警责任人，集团公司资金财务部负责人是贷款利息超支预警责任人；（3）直接成本项（不含贷款利息），针对每一开发项目由成本管理部按项目计划将目标成本分解，设置阶段性控制目标，若某个阶段成本超出该阶段成本控制目标，就等于超成本细项，成本管理部进行成本预警；（4）贷款利息项，由集团公司资金财务部按项目计划设置阶段控制目标，只要执行中突破该阶段控制目标，就等于超过成本细项，集团公司资金财务部进行成本预警；4、预警处理：成本预警由成本管理部负责处理，一般情况可以分别选择以下两种方式：（1）采取有效措施降低成本，不使用项目风险金调整目标成本，经公司总裁审批；（2）对已经超支的或通过努力也无法避免的超支，需要使用项目风险金调成本目标及管理措施纠偏七、成本目标及管理措施纠偏1、修订基准就是通过编制新估算来调整项目总预算。修订基准的途径主要是合同变更。修订的内容主要包括人工费、材料费、间接费、总部管理费、未可预见费等。基准修订是一个全过程的动态过程。用户变更作为业主对总承包商的追加，由此引起的费用增加部分视为合同总额的一部分。在费用基准修订之后，费用计划也同样发生变化，进一步的费用控制系统的执行与测量将按新的计划运行。项目目标成本调整适用范围：除成本预警以外的任何原因引起的成本细项的目标。成本的增加和减少，如：（1）由于市场因素或公司主动调整竞争策略、产品定位发生变化而引起增减；（2）调整销售计划而使广告费、样板房、代理费等发生增减；（3）贷款额度调整导致财务费用增减；12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm（4）发生机构重组、公司合并、产业调整引起增减。2、目标成本调整的操作要求：（1）成本管理部负责直接成本调整工作，会计核算部负责管理费用和贷款利息调整工作，营销部负责营销费用调整工作，具体操作按流程规定进行。（2）目标成本调整处理选择：目标成本调整由成本管理部组织，包括以下三种方式：1）采取有效措施在成本细项内调整或消化，由公司总裁审批；2）使用项目风险金调整目标成本，经总裁办公会审议、总裁审批，报集团备案；3）项目风险金已用完，或将不可预见费留做它用而不能在不可预见费内调整时，即意味着项目目标成本将被突破，此时成本管理部应编制项目目标成本调整的专项报告，经公司总裁审核，集团总裁审批。4）各职能部门须书面告知成本管理部成本偏差事项的原因和偏差额，以及处置方案；由成本管理部牵头，项目部及其他部门参与，会同公司领导进行审议。目标成本除规划条件、政府政策、市场环境以及项目范围、产品定位有重大改变外不得修订。一般改变作为正常的成本动态变化在《项目动态成本月评估》中反映即可。工程施工和销售过程中，如果售价、成本发生较大变化时（对利润影响达2％），应对目标成本进行修订，并报公司总裁批准，同时上报集团公司资金财务部备案。3、加强管理，推进技术进步损失浪费多由管理不善或技术落后造成，进而导致工效低、工程费用高。因此，要提高管理水平，推进技术进步，提高工效，减少浪费。4、改变资源组合方式资源组合方式直接影响工程进度，同降低费用往往是矛盾的。例如，技术密集度高的资源组合方式往往费用高，而进度快；劳务密集度高的资源组合方式则费用取得最佳效果。如在工期允许并能保证质量的前提下，适当减少机械化程度，增加人工时投入，可降低费用。但应注意，并不是技术密集程度高就一定费用高，必须视具体情况进行优化。附件:1、成本历史数据分析表2、政策性费用汇总表3、目标成本控制科目明细表4、房地产项目合约分级5、动态成本分析表6、目标成本调整审批表互动讨论：重庆-梦-成本21:33:3912 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm 对成本管理中的及时反馈有待讨论 重庆-梦-成本21:34:13 如何做到及时反馈，规避调整目标成本的风险 重庆-梦-成本21:35:05 本课内容涉及到的目标责任成本模板等内容，待会共享到群 重庆-梦-成本21:35:20 欢迎大家指导新入门之人 广东-霜-成本21:36:01 谢谢梦的分享，大家有什么问题可以一起探讨：） 广东-喵-工程21:36:09 我举手问一个问题，关于成本分成好几块，前期开发成本，市场营销广告成本，项目建安成本，＝＝，这个例如何分配。 重庆-梦-成本21:36:38 比例？ 广东-喵-工程21:36:43 嗯 广东-喵-工程21:36:45 比例 重庆-梦-成本21:37:02 这个前期要做成本规划吧？ 重庆-梦-成本21:37:51 比如说那地阶段 重庆-梦-成本21:38:02 拿地 重庆-梦-成本21:39:07 前期公司决定拿地后，成本造价部就形成一个成本匡算 重庆-梦-成本21:40:01 财务部资金测算，销售部利润测算等，公司领导层决定是否拿地，12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm 重庆-梦-成本21:40:25 拿地的成本应该要硬性一点 重庆-梦-成本21:41:24 进入定位阶段，进行方案设计 重庆-梦-成本21:42:19 造价好多，限额设计谁有没有见解？？？？ 重庆-梦-成本21:44:02 大家积极发言哈 重庆-梦-成本21:44:11 是不是都回家休息了，哈哈 广东-喵-工程21:44:23 我还在听你讲课呢，老师 重庆-梦-成本21:45:05 老师不敢当哈 广东-喵-工程21:45:29 老师对限额设计有何看法？ 广东-喵-工程21:45:40 这跟成本的关系好大呀 广东-喵-工程21:46:04 一不小心就可以省百千万下来 重庆-梦-成本21:46:15 是得 重庆-梦-成本21:46:30 我觉得方案设计的限额最为重要啦 重庆-梦-成本21:47:05 色差，建筑造型等异形结构很费钱的嘛 广东-喵-工程21:47:15 我个人认为，在不违反设计原则的前提下，开发商可以对设计院进行限额设计要求12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm 长沙-alex-建筑21:48:09 从整体成本的时间上来考虑，这是一个综合性的问题 广东-喵-工程21:48:13 在源头上限制 长沙-alex-建筑21:49:22 开发商一般会有比较重的财务成本，因而快速开发会降低这方面的成本，但是设计方面留给比较充裕的时间的话又能降低建安成本 重庆-梦-成本21:49:33 恩啊，在决定拿地时成本有个大概估计 广东-喵-工程21:49:59 单体设计出来了，成本也差不多出来啦 长沙-alex-建筑21:50:38 像基础结构选型方面，如果能过在状基础方面进行适当的搭配，不单一选取一种桩的话，这部分的费用比例是不会小的 重庆-梦-成本21:50:52 财务成本的重主要表现在哪里啊？ 长沙-alex-建筑21:51:07 银行贷款方面的利息 长沙-alex-建筑21:51:21 拆解资金的利息 重庆-梦-成本21:51:24 这个是没法避免的融资成本哈 长沙-alex-建筑21:51:48 所以在这方面是开发得越快越好 重庆-梦-成本21:52:21 这就涉及到进度控制 重庆-梦-成本21:52:26 计划管理了12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm 长沙-alex-建筑21:52:34 而建安成本这块实际上在工程建设过程中的成本节约不会超过10% 长沙-alex-建筑21:53:01 从设计方案方面能够优化的成本节约倒是大头 重庆-梦-成本21:53:09 工程的成本一般都不怎么能控制，要达到国家强制性标准 重庆-梦-成本21:53:27 主要在装修和外形、景观成本 长沙-alex-建筑21:53:33 但往往开发公司不会给设计留出那么充足的时间 重庆-梦-成本21:53:46 这个跟方案有很大关系 重庆-梦-成本21:54:14 所以容易变更哈 重庆-梦-成本21:54:24 决策很重要 长沙-alex-建筑21:54:23 景观的成本实际上摊倒整个小区建设的成本上来的话就显得比例不会太大 重庆-梦-成本21:54:47 地块和工程成本是大头 重庆-梦-成本21:55:34 这两块成本管理的要害也不是很大啊 广东-喵-工程21:57:30 梦兄弟，你刚才提的预警，如果有些无法控制，如何进行纠偏？ 重庆-梦-成本21:58:48 可预见的一般都及时预警，以防发生了 重庆-梦-成本21:59:05 无法控制的客观因素就要调整目标成本了12 中国地产沙龙旗下分群——地产综合交流群Ⅹ（）群聊博客地址http://blog.sina.com.cn/dichanfm 重庆-梦-成本21:59:52 这样就有个目标成本修订的过程 重庆-梦-成本22:00:36 修订基准通常是编制新估算来调整项目总预算 重庆-梦-成本22:00:49 动态修订 广东-喵-工程22:01:05 一般控制在哪个范围内？ 广东-喵-工程22:01:28 超出了，成本同样增加 重庆-梦-成本22:01:30 这个每个公司是不是不一样的标准？ 重庆-梦-成本22:04:34 硬性的成本已经发生了，就发生了 重庆-梦-成本22:04:50 调整、控制 重庆-梦-成本22:05:02 其实这还用管理水平在其中 重庆-梦-成本22:05:17 预计成本的 重庆-梦-成本22:05:53 对历史成本分析 重庆-梦-成本22:06:00 项目经验 广东-喵-工程22:06:27 你们是成本指导合约，还是合约控制成本？ 重庆-梦-成本22:06:51 合约控成本 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