房地产开发——成本控制要点应用

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第一项立项成本控制要点应用指南立项环节的成本控制根据项目开发方式的不同而有所区别。该环节由于有国家多项法规政策的限制，运作时灵活度较小，基本原则是在国家规定范围内最大限度地控制企业的费用。项目部在项目开发前期起主要作用，因此，这一环节成本控制的主要任务由项目部来承担。控制要点控制什么怎么控制谁来控制备查文件开发形式1、新征土地¬征地费用¬少交或晚交，力争减免¬项目部负责详见项目立项成本控制要点说明中项目开发成本构成表、附表一、附表二。拆迁安置费用房产确权后办理拆迁安置费用项目部负责®大市政费用®自建部分按照公司工程体系走；交政府部分按有关规定办理®工程部、设计部和审算部负责自建部分；工程部负责交政府部分。¯规划条件¯满足公司利益最大化，合理提高容积率，降低土地成本¯项目部、设计部负责2、买断项目¬买断内容¬明确买断内容明细¬项目部负责详见项目立项成本控制要点说明中项目开发成本构成表、附表一、附表二及买断方式的成本构成付款总额为公司争取最大利益项目部负责®付款时间®周期长、次数多®项目部负责¯三通或七通一平的标准¯明确验收标准明细¯工程部、项目部负责°手续风险°与项目付款时间直接挂钩。°项目部负责3、合作开发¬合作方式¬符合集团要求，有利于北京公司；¬项目部负责详见项目立项成本控制要点说明中项目开发成本构成表、附表一、附表二及合作开发的成本构成分成比例双赢原则；项目部负责®交房时间®尽可能地延后交房，®工程部负责¯交房标准Ã不低于合同中交房标准¯项目部负责°付款总额±付款时间°±选择有利于公司利益的方式°项目部负责±项目部负责 第二项规划环节成本控制要点应用指南规划环节的成本控制所占权重最大，具有“一锤定音”的地位和作用：在规划环节进行成本控制是实现事前控制的关键，可以最大限度的减少事后变动带来的成本。所以该环节控制要点和控制内容相当复杂，基本原则是，周密规划，科学讨论，严格审批。设计部和各类评审委员会在该环节承担主要的职能。控制要点控制什么怎么控制谁来控制备查文件1、规划方案（1）可行性规划设计¬市场信息搜集和分析市政状况信息分析®规划要点确立¯可行性研究设计任务书°可行性设计变更设计部负责，项目、审算、销售部配合暂缺相应可操作参考文件，以下同（2）方案评审¬组成可行性规划评审委员会，对方案进行评审、确定。未通过的方案进入可行性设计变更环节，再重新评审。由项目、设计、工程、审算、财务、销售等各部门组成评审委员会，总经理负责（3）设计成果¬对可行性规划设计根据实际情况进行细节调整设备选型方案提前确定设计部负责，工程部配合®根据提交的设计成果进行投资估算审算部负责，设计部配合2、报批设计（1）设计方案¬根据项目前期运营的情况和市场分析制订设计任务书设计部负责，项目部、销售部协作方案设计招投标设计部®方案设计评审招投标评审委员会（2）报批¬注意市政设计注意相关法规，完善自身报批规范性，材料完整项目部负责，设计部配合 控制要点控制什么怎么控制谁来控制备查文件3、扩初设计（1）扩初设计要求¬对报批设计进一步调整设计要求®内部审核设计部负责，知会各部门（2）成本概算¬根据扩初设计招投标方案和设备选型、实体研究、环境方案等因素对总成本作出概算设计部与工程部负责制订经营指导书审算部负责（3）扩初设计图¬根据扩初设计要求招标专家评审®内部评审招投标评审委员会¯设计调整设计部负责4、桩基设计（1）地质勘察¬搜集权威地质资料自己专业人员勘察设计部负责，工程部协助（2）设计方案评审¬桩基设计2种以上形式由专家进行桩基形式和桩基结构评审（3）桩基施工图¬设计调整5、施工图设计（1）施工图设计要求¬根据销售包装设计、桩基设计、功能设计及配套设施等因素，在扩初图基础上确立施工图设计要求建安施工图中结构造价、建筑造价和环境设施费等约占总造价70%的部分属于设计方可控部分，应严格审核。设计部和工程部负责，其他部门协助（2）报建政府部门报批费，按政府有关政策交纳。项目部（3）报施图（4）审图（5）施工配合互审互签，明确修改意见，设计洽商设计部负责，工程协助，知会销售部（6）面积测算设计图纸测算与实际施工时检验相结合设计部负责，工程部协助6、销售包装设计¬结合营销费用控制施工招投标7、装修方案设计（1）方案设计要求根据扩初设计图、经营指导书和实体研究的结果确定方案设计要求设计部负责，销售部协助（2）材料设备选型成本方案¬市场信息调研根据设计要求确定装修材料和设备设计部负责®制订装修设计目标成本计划明细表¯装饰综合价格拆分分析参见深圳公司文件（3）招投标制订设计任务书设计部负责，销售部协助评审招投标评审委员会 控制要点控制什么怎么控制谁来控制备查文件8、功能设计（1）小区建筑物功能的经济评估¬市场调研销售部负责有针对性扩充建筑物功能设计部负责，销售、工程部协助（2）市政配套方案¬市政状况调研争取政府有利条件项目部负责（3）环境方案设计¬根据投资估算和报批标准确立环境设计方案目标成本总额设计部负责，项目部协助招投标招投标评审委员会（4）智能化设计¬市场现状分析，智能化必要性分析智能化内容控制销售部负责®招投标，寻找外部合作，争取双赢招投标小组组织，总经理负责（5）销售承诺保持各部门与销售部的信息畅通，保障销售承诺与实际功能的一致性设计部负责，工程部协助9、设计变更（1）设计调整费用（2）设计变更洽商严格按照设计变更洽商流程进行设计部负责，工程、销售部协助详见《工程现场变更管理规范》10、材料设备（1）选型（2）方案确定时间在扩初图确定前确定材料设备，使设计在图纸阶段就考虑了材料设备的安装设计部负责，工程部协助（3）采购招投标招投标评审委员会详见《设备材料采购规范》其他费用物业管理完善费限额设计审算部 第三项招投标环节成本控制要点应用指南招投标环节的成本控制涉及到工程、设计、审算、销售等多个部门的实际运作，在程序上没有太多变数，但具体内容特别是招投标评审委员的选择则须有很强的针对性。这个环节成本控制的难点在于标书制订，重点在于评标。控制要点控制什么怎么控制谁来控制参考文件1、投标单位的选择（1）资质（2）管理水平（3）技术力量（4）历史记录（5）资金实力（6）合作经历¬建立承建商、工程监理、材料及设备供货商名册及资料库。从公司认可名册中的承建商、供货商、监理公司中选择投标单位。®主办部门推荐五家投标单位报招投标工作组。工程部负责工程监理招投标合同；设计部负责设计、环境、装修招投标合同。审算部负责材料设备招投标合同。销售部负责营销、包装招投标合同。详见招投标管理规范第8条至15条和招投标管理程序¯招投标工作小组审核、考察、评估、筛选三家以上投标单位报招投标评审委员会及主管领导招投标评审委员会审核主管领导批准。详见招投标管理规范第8条至15条和招投标管理程序2、招投标文件各类合同的招投标书内容应包含：（1）工期；（2）工程造价或取费标准；（3）质量要求；（4）付款方式；（5）招标范围；（6）结算方式；（7）验收标准；（8）投标注意事项；（9）废标条件（投标书必须加盖投标单位法人印章）；（10）接标时间；（11）开标时间；（12）定标方法；（13）投标单位补充意见；（14）标准合同条文；（15）图纸、其他要求等。主办部门起草、制定招投标标准文本1、工程部负责工程监理招投标合同；2、设计部负责设计、环境、装修招投标合同。3、审算部负责材料设备招投标合同。4、销售部负责营销、包装招投标合同。详见招投标管理规范第6条、第16条至20条、和招投标管理程序招投标工作组审核招投标评审委员会审核；主管领导批准；详见招投标管理规范第6条、第16条至20条、和招投标管理程序控制要点控制什么怎么控制谁来控制参考文件 3、评标和定标(1)技术性评标和定标(2)经济性评标定标优先顺序1、技术评标2、经济评标3、合作经历1、技术部门负责技术评标2、审算部负责经济标书的评标3、财务部负责审核广告包装费详见招投标管理规范第21条至33条、和招投标管理程序综合审核投标单位；评定中标单位招投标评审委员会审核、评定。主管领导批准详见招投标管理规范第21条至33条、和招投标管理程序 第四项施工环节成本控制要点应用指南施工环节的成本控制主要应注意两大方面，一个是因各种变更带来的费用，另一个是材料、工程款的支付。由于市场变化与市场把握的原因，施工阶段不可避免由于各种情况而要对施工计划和内容进行改动，而在变更时明确目的和遵循程序都是必须的。这一阶段进行成本控制时要注意各部门的及时沟通和良好合作。控制要点控制什么怎么控制谁来控制参考文件1、设计变更环节（1）变更评估¬项目前期规划、定位要全面、准确，尽量避免在施工中的重大设计调整。加强施工前的审核工作。全面考虑工程造价，对可能发生变更的地方有预见性，并予以事先约定。®各部门全面评估变更带来的各种变化，为审批提供参考依据。¬审算部负责计算变更费用（含可能引起的索赔）。甲方项目代表执行修改的工期评估。®审算部成本管理员负责计算变更后的成本现状。详见《工程变更管理办法》——“工程变更的控制办法”？？？？（2）变更的审核签认¬根据变更原因将设计变更分成四类，不同类别按相应的审核签认流程进行。经办部门？详见《工程现场签证管理规范》第二条、第十三条。设计变更通知单。发生变更项目的负责人详见《工程现场签证管理规范》第5到第8条。®变更必须有设计单位、设计部、工程部、监理单位和施工单位共同签字后，才能有效。经办部门详见《工程现场签证管理规范》第九到第十二条。（3）变更的审批¬主管总经理审批后方可进行变更。主管总经理详见《工程现场签证管理规范》第十三条。施工现场签证（1）签证的必要性¬现场签证的确认应严格按照合同中所约定的条款执行。经办部门（设计部或工程部）（2）签证的时限¬现场签证确需发生，应坚持当时发生当时签证的原则。详见《工程现场签证管理规范》第十条。 控制要点控制什么怎么控制谁来控制参考文件（续）2、施工现场签证（1）签证的工程量¬认真核对签证的工程量准确。签证的内容、原因、工程量应清楚准确、无涂改、编号准、全，并有监理工程师的签字确认。经办部门（设计部或工程部）详见《工程变更管理办法》——“工程变更的控制办法”？？？？（2）签证的审批¬施工洽商通知单发生变更项目的负责人详见《工程现场签证管理规范》第5到第8条。必须遵循“先洽后干”的原则。在确认签证前，应按相应审批程序报审，通过后方可正式签证。主管总经理详见《工程现场签证管理规范》第十四条。（3）签证的反馈¬对工程变更应定期进行分类汇总统计分析，并根据统计资料对控制工程变更提出改进意见。资料工程师详见《工程现场签证管理规范》第十八、十九条。3、审图（1）扩初图会审（2）施工图会审（3）分项、分部图会审（4）各专业技术图纸会审¬图纸多层次会审会签及审批制度。各专业互审互签制度。®力争在开工前把图纸中的问题修改完。甲方技术负责人详见《施工环节成本控制要点》三、“审图”4、总分包配合费（1）分包方式（2）分包内容（3）分包的责任界定¬通过投标确定配合费。应避免在施工过程中修改分包方式、分包内容、范围而增加工程成本。甲方代表详见《施工环节成本控制要点》四、“总分包配合费”5、材料供应（1）选型（2）材料供应方式（3）材料计划（4）预留时间¬施工所用的各项材料的选型应在材料招标前确定。设计部主要解决的是材料供应对施工环节成本的影响，详见《施工环节成本控制要点》五、“材料供应”先确定材料供应方式，通过招标确定相关费用。审算部组织工程部参加®限时编制材料计划。¯材料计划签认。甲方代表¯要考虑可能出现的问题，留出相应的时间。经办部门6、工程款的支付（5）付款进度（6）工程进度¬按合同约定执行付款。按进度付款。®多层次多角度审核工程进度。¬甲方代表与监理工程师审核完成的形象部位预算人员审核工程价值量详见《付款审批程序规范》附件2：“工程款付款流程”（1）付款的审批¯根据情况由不同级别人员最终审批。主管副总或总经理 第五项材料及设备采购环节成本控制要点应用指南材料及设备采购环节成本控制的核心要素是计划和信息，通过明确而科学的流程，就可以最大限度的减少在该环节出现损失的概率，达到成本控制的目的。控制要点控制什么怎么控制谁来控制参考文件1、材料进场计划¬采购招投标及订立合同时间暂缺工程部招投标规范中未提及生产周期与工程进度相配合具体参照标准暂缺®运输周期具体与采购点远近相对应¯安装、验收周期与工程进度相配合°交叉作业时间与工序安排相联系2、材料的性能价格比¬市场信息日常搜集市场信息，建立材料市场信息库。审算部技术参数材料设备的技术参数由设计部确定或封样。设计部®招投标必须招投标的材料设备要制定招投标计划。不需招投标的材料设备，采用三家以上厂家报价选择。审算部详见《招投标管理规范》第六、七条和《设备材料采购规范》第四条3、材料款支付¬材料款支付方式材料款支付进度®保修款¬预付款限额控制首次验收后付款总额进度控制。®保修款一般不低于合同总价的5%。¯依据合同中约定付款。经办部门（工程部或设计部）详见《付款审批程序规范》附件3“甲供材料付款流程”和附件7“采购类付款流程”4、材料验收¬数量验收¬几方共同确认货到现场数量甲方工地代表或专业工程师负责监控验收详见《设备材料采购规范》第八条质量验收¬外观质量的验收安装后质量的验收工程部®投入使用后的质量验收物业公司5、材料保管与保修¬材料保管¬在合同中明确货物的卸货和保管的责任承担者工程部详见《设备材料采购规范》第九条、第十三到十六条材料保修用合同的方式明确保修责任和保修期 第六项销售环节成本控制要点应用指南销售环节的成本一般是按比例控制，但一旦制订了费用目标总额，具体的单项支出就必须严格控制。由于销售涉及的部门比较多，所以各部门乃至总经理都需要分工负责这部分的控制职能。此外，由于销售环节的一些操作会对入住和物业管理产生重要的影响，所以这个环节的成本控制也必须有长线考虑。控制要点控制什么怎么控制谁来控制备查文件1、营销方案（1）费用总额¬确定费用目标总额项目部详见《营销费用管理规范》（2）市场信息收集（3）营销计划（4）营销预算¬根据各种相关因素确定具体计划和费用销售部（5）营销方案审批¬征求各方面意见，按审批流程操作主管总经理详见《营销操作流程规范》2、营销现场费用（1）现场销售人工费用¬销售人数控制销售工作进度控制®奖励办法控制销售部部门经理（2）现场销售器具费（3）卖场、现场包装费（4）销售模型费用（5）宣传资料及礼品费（6）展销费销售部专业经理和部门经理详见《营销包装操作规范》（7）计划额度控制¬额度内调剂和超额审批制度主管总经理详见《营销费用管理规范》3、媒体选择（1）媒体及广告代理公司信息收集和分析¬专人负责销售部详见《营销包装操作规范》（2）招投标¬先评后选的原则销售部详见《营销包装操作规范》内部评审销售部详见《招投标管理规范》®招投标评审委员会4、样板房装修（1）设计、装修¬市场信息收集制订装修目标成本总额设计部、销售部详见《营销包装操作规范》和《设计规划管理规范》（2）材料采购¬信息搜集材料、设备选型设计部详见《设备、材料采购规范》（3）信息采集及招投标¬招投标招投标评审小组详见《招投标管理规范》（4）样板房维护委托物业代管协议物业公司、销售部祥见《物业管理规范》（5）材料回收、保管和再利用¬建立材料设备清单使用登记®闲置品评估和处理设计部负责，物业、销售部配合详见《营销包装操作规范》 控制要点控制什么怎么控制谁来控制备查文件5、销售回款（1）销售折扣点待定销售前台负责待制订相关管理办法（2）回款周期待定销售前台负责，财务监督详见《回款管理规范》6、销售补充条款及承诺（1）承诺的给出¬制作楼书承诺分类营销部负责，设计、工程监督待制订相关管理办法（2）设计变更与承诺¬变更审批与知会制度承诺变更设计部负责，销售、工程协助7、客户交房（1）交房日期（2）保修期（3）质量补偿¬晚交房原因分类处理与施工队洽商延长保修期®交房验收协议客户服务中心负责，销售前台、物业公司协作详见《补偿管理规范》8、其他（1）中介费待定销售部（2）与销售相关的其他费用（如因销售要求而发生的设计洽商变更费）¬严格按相关流程进行主管副总详见《工程现场变更管理规范》等 第七项工程预决算环节成本控制要点应用指南工程预决算环节的成本控制难点在于有关监控信息的及时和准确性。这些信息可以来自合作方、第三方，和自己的调研，不论哪种方式都应该注意严格按程序走，防止出现不规范或不负责的实际操作。控制要点控制什么怎么控制谁来控制备查文件1、乙方预算（1）乙方预算内容的审查¬先由造价比例大的项目看（地面、墙面、部分家具），缩小及调整面积。注意报价拆分、施工方法、报价及招标方法不同会影响成本的问题审算部负责，设计部协助参见深圳公司有关文件2、钢筋用量的核实（1）施工图中的钢筋用量（2）洽商、变更的钢筋用量¬选择并委托现场管理经验丰富、职业道德良好、工作认真负责工程造价咨询公司进行钢筋量计算工作财务部、审算部与主管副总负责确定工程造价咨询公司。详见正在草拟中工程预决算管理规范审算部专人负责抽查与核实工程造价咨询公司的钢筋用量计算工作®工程造价咨询公司与审算部相关人员必须下现场了解乙方绑扎钢筋情况审算部经理监督3、价差的调整（1）材料价差（2）人工价差（3）费用价差¬严格执行合同中价差调整办法及时跟踪价格（材料、人工、费用）变化情况®当价格出现异常波动时，应立即与相关单位商量对策审算部材料组与预算工程师负责详见正在草拟中工程预决算管理规范4、洽商、变更的费用控制（1）图纸审核（2）因市场因素甲方对图纸的修改（3）现场签证¬工程部项目部负责组织各专业共同审图，实行专业负责制监理公司审图®施工单位审图¯甲方对图纸做出重大修改之前，应进行方案经济比较°现场签证中，应明确发生费用的原因和责任1、设计部负责建筑专业图纸质量的审核2、工程部负责其他专业图纸的审核3、工程项目部负责现场签证的监控4、审算部负责审核洽商、变更的合理性、完整性（负洽商）及经济性详见正在草拟中工程预决算管理规范 控制要点控制什么怎么控制谁来控制备查文件5、违约与索赔（1）工期（2）质量¬甲方履行自己的合同义务甲方督促乙方履行合同义务®工期与质量重视过程中控制1、工程项目部负责施工合同中技术条款的监控2、审算部负责施工合同中合同条款经济部分的监控详见正在草拟中工程预决算管理规范（3）配合管理¬工程部项目经理负责各施工方的配合问题工程项目部负责施工过程中协调、配合（4）停工、窝工¬当造成重大停、窝工时，工程部与审算部及时进行停、窝工费用计算审算部负责违约费用的核实 第八项期间费用的成本控制要点应用指南期间费用主要有财务、人工、行政三块费用组成。由于地产业务的周期变化，期间费用的灵活性很高，更需要加强对期间费用的计划控制。财务部在这一环节除了承担主要的控制任务外，还有义务指导监督其他部门的有关费用支出情况。控制要点控制什么怎么控制谁来控制参考文件1、财务费用（1）公司开发速度、规模与贷款计划¬制定年度资金计划资金占压费用估算与控制1、财务部负责年度资金计划2、财务部与审算部配合控制占压资金量详见付款审批程序规范中工程款付款流程、营销费用付款流程（2）地价款的支付¬制定项目总体开发计划项目部负责项目总体开发计划（3）工程款的支付¬制定工程年度付款计划工程部负责工程年度付款计划（4）销售回款的管理¬制定年度销售计划销售部负责年度销售计划2、人工费用（1）薪金（2）岗位津贴（3）出差补助（4）加班补助及其他费用（5）奖金（含即时奖金）¬依据总部人事部有关规定确定北京公司工资总额依据国家和公司有关规定确定加班补助及其他费用与出差补助®依据北京公司奖优惩劣的政策确定奖金额财务部负责详见费用报销规范第15条至第19条、第26至第29条。3、行政管理费用（1）通讯费用¬通讯费用实行限额报销总办与财务部负责详见费用报销规范第1条至第14条、第20至25条（2）交际费用交际费用实行定额报销（3）车辆交通费®车辆交通费实行油料归口管理；过路费、过桥费、停车费、养路费实报实销管理；维修费、保养费事前审批；部门经理以上私家车限额报销（4）其他办公用品费 第九项物业管理成本控制要点应用指南地产公司需要在物业管理方面支出的费用主要是委托管理、委托经营和亏损补贴三个方面。客户服务中心担负着这一环节的主要控制工作，控制原则是以明文的法律合同形式界定地产公司与物业公司的权责关系，防止因权责不清带来的额外成本。控制要点控制什么怎么控制谁来控制参考文件1、委托物业管理（1）未销售的商品房（2）地产公司办公室（3）职工宿舍（4）样板间¬制定委托管理邀约并致物业公司物业公司就邀约项目提交物业管理方案®经同北京公司客户服务中心达成一致意见后签订委托管理协议北京公司客户服务中心负责与物业公司签定委托管理协议详见物业管理成本控制规范中第8条2、资产委托经营（1）康乐中心（2）幼儿园（3）班车¬制定委托经营合同物业公司就委托经营合同提交委托经营方案®经同北京公司客户服务中心达成一致意见后签订委托管理协议北京公司客户服务中心负责与物业公司签定委托经营合同详见物业管理成本控制规范中第6条3、物业亏损或补贴（1）物业管理费亏损（含环境维护费）（2）取暖费亏损（3）水电费亏损（含差额部分）暂缺暂缺现阶段集团内物业公司正在筹建万科物业集团公司，如何处理物业亏损或补贴将出台相应政策。杨威john_1993@sina.com微博号：http://weibo.com/u/QQ：资料由杨威整理，版权归原作者所有。 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