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房地产项目成本控制

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蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁芅袇肇芃薀螃肇莅莃虿肆肅蕿薅肅膇莁袃膄芀薇蝿膃莂莀蚅膂肂薅蚁蝿芄莈薇螈莆蚄袆螇肆蒆螂螆膈蚂蚈螅芁蒅薄袄莃芇袂袄肃蒃螈袃膅芆螄袂莇薁蚀袁肇莄薆袀腿薀袅衿芁莂螁衿莄薈蚇羈肃莁薃羇膆薆葿羆芈荿袈羅肈蚄螄羄膀蒇蚀羃节蚃薆羃莅蒆袄羂肄芈螀肁膇蒄蚆肀艿芇薂聿罿蒂蒈肈膁房地产项目成本控制清华大学职业经理培训中心F22班赵宝华(学号:)摘要:房地产投资不断增大,利润水平却逐渐趋于下降。有效降低成本,对于增加市场竞争力非常重要。要控制开发成本,就必须做好“四节”①,从构成房地产行业成本的土地费用、前期工程费,建筑安装工程费,市政公共设施费用,管理费用,贷款利息,税费及其他费用等各个环节入手,积极做好开发成本控制。关键词:开发成本成本控制ABC分析法房地产项目目前正处于行业发展的时期,许多房地产企业对于成本的关注还仅仅停留在建造成本方面,由于以前房地产行业平均利润水平很高,因而对管理成本则几乎完全不关心或不十分重视。大多数房地产公司的运营和管理,大都还停留在过去的派工制或简单目标岗位责任制的方式方法上。如果利润水平下降到目前家电行业和汽车行业的利润水平,企业能够继续生存和发展下去所面临的压力是很大的,所以房地产项目必须重视成本控制,以期获得最大程度的开发利润。一、房地产项目的成本分析:房地产项目的成本主要是由项目开发成本费用、期间费用、税金、依法应当缴纳的其他行政性事业性收费和开发商的应得利润构成。1、项目开发成本费:项目开发成本费用的内容包括:土地使用权取得费,建筑工程勘察、规划设计及前期工程费,建筑、安装工程费,附属工程费,开发间接费。1)土地使用权取得费:土地使用权取得费,是指开发经营者依法获得国有土地使用权时,所交付的土地使用权出让、转让费用,以及依照法律、法规实行划拨,由开发经营者支付的征地拆迁和安置补偿费。可列入土地使用权取得费的项目有:土地出让金、土地补偿费、地上附着物及青苗补偿费、劳动力安置补偿费、新菜地开发基金、耕地占用税、安置被拆迁户所需的费用、被拆迁房屋及其附属物的作价补偿费用、被拆迁人搬家补助费、临时安置补助费、被拆迁企业停产停业期间损失补助费、附属工程费。2)建筑工程勘察、规划设计等前期工程费: 建筑工程勘察费,包括水文及工程地质勘察费;规划设计是项目的核心,它决定着项目的可实施性,比如容积率、日照、通风的合理性等。前期工程费,是指工程正式开工之前所必需的准备事项,主要指房屋开发的前期规划,设计费,可行性研究费,地质勘查费以及“三通一平”②等土地开发费用。前期工程费按照设计概算对照实际发生的工程量计算。3)建筑、安装工程费:建筑、安装工程费,是指直接用于工程建设的总成本费用,主要包括建筑工程费和设备及安装工程费等。4)附属工程费:附属工程费,由住宅小区级基础设施建设费和公共配套设施建设费组成。小区级基础设施建筑费,指小区用地规划红线以内的道路、供水、供电、供气、通讯、照明、园林、环卫、排污等管线设施所发生的费用。此项费用按照市政府的城市规划定额指标,依据批准的详细规划和施工图预(决)算造价按住宅面积和营业性面积所占比重分摊计入;公共配套设施建设费,指为小区服务的独立的非营业性配套设施(设备)发生的费用,包括根据城市建设总体规划要求列入小区施工图预算项目的托幼园所、公共停车场(库)、小区管理用房、锅炉房、水泵、消防设施、派出所、居委会、公厕、垃圾转运站等的建设费用。此项费用按照政府城市规划定额指标,依据批准的详细规划和施工图预(决)算造价按住宅面积和营业性面积所占比重分摊计入。5)开发间接费是指开发经营者直接经营组织、管理开发项目发生的各项费用,包括工资、职工福利费、折旧费、办公费、水电费、劳动保护费、周转房摊销等项支出。2.期间费用:商品房开发期间费用,是指管理费用、财务费用、销售费用等与住宅开发项目有关的支出。1)管理费是指项目行政管理部门为管理和组织经营活动而发生的各项费用,包括公司经费,工会经费,职工教育培训经费,劳动保险非,待业保险费,董事会费,咨询费,审计费,诉讼费,排污费,房地产税,土地使用税,开办费摊销,业务招待费,坏帐损失,报废损失及其他管理费用。2)财务费用是指企业为筹集资金而发生的各项费用,主要为借款或债券的利息,还包括金融机构的手续费,融资代理费,承诺费,企业筹资发生的其它财务费用。 3)销售费用:销售费用是指开发建设项目在销售其产品的过程中发生的各项费用以及专设销售机构或委托销售代理的各项费用,包括销售人员工资,资金,福利费,差旅费,销售机构的折旧费,修理费,物料消耗费,广告宣传费,代理费,销售服务费及销售许可证申领费等。3.税金:税金是指依据国家税收法律、法规规定应当缴纳的投资方向调节税、营业锐、城市维护建设税、教育税附加等。依法应当交纳的其他行政性,事业性收费,按照国家及市政府有关部门依法制定的收费标准执行。执收部门在收费时,必须持有物价部门颁发的收费许可证,使用财政部门统一印制或者监制的行政性事业性收费票据。4.开发商的应得利润:销售利润以住宅开发成本之和为基数计取。实行市场调节价的商品住宅,其利润率,由开发经营者自主确定。以上各项费用,在商品房开发总成本中,土地约占总成本的40%,建筑安装工程约占总成本的30%,税费及其它约占总成本的30%。二、项目的成本控制:项目的成本控制是开发商对项目从投资决策阶段到房屋销售阶段进行有效管理,优化各项成本开支,减少不必要开支,降低费用,力求使得开发项目的经济效益和社会效益最大化。商品房的成本控制可分为5个阶段进行:策划投资阶段,设计阶段,开发项目的发包阶段,项目施工阶段和房屋的销售管理阶段。1、投资策划阶段:在投资策划阶段,开发商应结合工程实际,明确项目的经济效益和社会效益,运用技术经济分析方法,通过对产品功能的分析,以达到节约资源和降低造价的目的。开发商的工作重点是寻找项目,进行市场调查和分析,考察投资环境,包括项目所在地的土地价格,交通条件,基础设施状况,材料的运输距离以及房屋未来的销售状况,预测项目的经济效益和社会效益,把各个项目可能发生的成本费用综合起来加以考虑,对可能发生的项目成本进行总体控制。2、设计阶段: 设计阶段是成本控制工作全过程的重点阶段。设计阶段要考虑项目所在地的经济发展水平,居民收入状况,社会习俗和人文环境,设计出符合当地状况的户型,面积,使得不同家庭情况的居民都能买的起房。项目设计要尽可能采用国家和当地的标准。优秀的设计标准和规范有利于降低投资,缩短工期,给项目带来经济效益。在设计前,要进行项目投资估算,通过对社会同类开发项目价格,材料,设备,人工费用,税收,管理费用,利润等的调查,在项目评估的基础上进行综合比较和分析,作为初步设计控制的依据。初步设计要重视方案的选择,按投资估算进一步落实成本费用,将施工图预算严格控制在批准的预算内,同时加强设计变更管理工作。3、开发项目发包阶段:开发项目发包,包括项目总发包建安工程及设备材料采购发包。发包形式一般采用单价合同。单价合同可以提高承包商对成本控制的积极性。发包形式尽量采用招投标的方式进行,招投标方式有利于提高竞争力,降低造价,避免在施工过程修改分包内容和范围,而增加不必要的工程成本。4、施工阶段的成本控制:施工阶段项目的成本控制,通常是指在项目成本的形成过程中,对生产经营所消耗的人力资源、物质资源和费用开支,进行指导、监督、调节和限制,及时纠正将要发生和已经发生的偏差,把各项生产费用控制在计划成本的范围之内,以保证成本目标的实现。①优化施工方案施工方案的优化选择是降低工程成本的主要途径。施工方案是否先进、合理不仅直接关系到施工质量,也必然会直接影响工程项目的目标成本和工程项目的利润。按照最优方案施工可以降低成本、加快进度、保证质量和安全,实现工程项目投入少产出最大、提高经济效益。 在工程实施过程中,除了应组织专家对投标文件的施工组织设计进行审查外,还应对施工过程中的各个阶段的施工方案进行比选,应用价值工程等方法对项目做多方案的技术经济比较分析,努力挖掘节约工程投资的潜力,从而达到控制工程成本,获取更高经济效益的目的。比如,每个工程项目建点初期,都要涉及临时设施搭建问题,对临时设施可以采取自建、租用、自建与租用相结合等方案,每个方案成本投入是不同的。对工期较长、人力较多的项目,一般以自建为主,对工期较短、人力很少的项目,则以租用为主。在施工机械和设备的选择上,更需要有一个方案比选问题,机械费用比例很大,购买或租赁要经过充分论证。②有效控制人工费人工费约占建筑产品成本的10%~20%,并且随劳动力市场价格变化而变化。对施工期间所需发生的人工费进行控制,应从以下几方面入手:首先,要牢固树立起成本意识的概念。虽然降低施工成本的重点不在人而在于物,但是如果施工人员素质低、成本概念模糊或淡薄,必然会导致行动的错位、劳动生产率低下,最终会使效益白白地流失。其次,依据施工组织设计、施工网络计划的进度安排,月初依据工序要求合理做出用工计划数量,并将安全生产、文明施工及零星用工按一定比例(一般为5%~10%)一起包给领工员或班组,进行包干控制,结合市场人工单价计算出本月的人工费控制指标。最后,从用工数量方面进行成本控制:在施工过程中依据工程分部分项内容,对每天用工数量连续记录,完成一个分项工程后,与清单报价中的用工数量进行对比,找出存在的问题,采取相应的措施,对控制指标加以修正。每月完成几个工程分项后都同清单报价中的用工数量对比,考核控制指标完成情况。通过这种控制对比节约了用工数量,就意味着降低了人工费的支出。③科学控制材料费材料费一般占全部工程项目成本的65%~75%,直接影响工程成本和经济效益。材料费控制包括材料订购、材料价格和材料用量控制三个方面内容。材料订购方面,应考虑资金的时间价值,减少资金占用,合理确定进货批量和批次,尽可能降低材料储备。比如按照价值工程理论采用ABC分析法将公司的所有材料成本按金额从大到小的顺序排列起来,分为ABC三大类,A类进行重点控制,B类实行一般控制,而C类只需采取简单的控制方法即可。不同类型材料采用不同的采购原则、领料制度。 材料价格控制包括买价控制、运费控制。作为施工方,为了控制工程成本,应主动走向市场,了解市场,了解、比较多家材料供应商的产品质量和价格,筛选出几家质优、价廉的材料、设备供应商,并与这些供应商建立长期的联系,及时了解材料、设备的价格变化情况;同时也应适时掌握周边商家的材料、设备价格情况。从而能较好的控制材料、设备的质量和价格,降低工程造价。同时,要合理组织运输,尽可能就近购料,选用最经济的运输方法,降低运输成本。材料用量的控制包括以下几个方面∶坚持按定额确定的材料消费量,实行限额领料制度,各班组只能在规定限额内分期分批领用,如超出限额领料,要分析原因,及时采取纠正措施。在施工过程中加强现场管理,合理堆放,减少二次搬运,降低堆放、仓储损耗;杜绝没有收入的支出,把返工损失降到最低限度。改进施工技术,推广使用降低料耗的各种新技术、新工艺、新材料。在对工程进行功能分析、对材料进行性能分析的基础上,力求用价格低的材料代替价格高的材料。认真计量验收。坚持余料回收,降低料耗水平。④合理控制机械费机械使用费约占建筑产品成本的5%~8%,机械费控制指标,主要是根据工程量清单报价数量参考定额计算出各类机械的使用台班数。要充分利用现有机械设备进行内部合理调度,力求提高机械利用率。在设备选型配套中,注意一机多用,减少设备维修养护人员的数量和设备零星配件的费用。同时,施工机械的完好率和施工机械的工作效率直接关系到机械费的高低。因此,在施工过程中应做好每天的工作日记录,采用了什么机械,用了多长时间,在此期间是否存在维修等。如存在现场停电超过合同规定的时间,最好当天同业主作好现场签证记录,月初依据计划量进行控制,月末应把实际使用台班数同控制台班数进行对比。分析发生的原因,制定出相应对策,以降低各项费用。⑤制定合理工期制定合理工期是控制施工项目成本的关键。在合理工期下,项目成本支出较低。工期比合理工期提前或拖后都意味着工程成本的提高。影响进度和工期的因素很多,如人为因素、技术因素、材料和设备因素、气候因素、环境因素等。为了使这些因素转化为对进度工期有利因素,所采取的一些技术措施又势必对质量、成本产生影响。因此,在安排工期时,要注意处理工期与质量、成本的辩证统一关系,组织连续、均衡有节奏的施工,以求在合理使用资源的前提下,保证工期,降低成本。⑥进行项目月度成本分析。项目月度成本分析,是施工项目定期的、经常性的中间成本分析。通过项目月度成本分析可以及时发现问题,以便按照成本目标指示的方向进行监督和控制。 应根据各部门月度用款计划进行汇总,并按用途的轻重缓急平衡调度,同时提出具体实施意见,在月度财务收支计划的执行过程中,项目财务成本应根据各部门的实际用款做好记录,并于下月初反馈给有关部门,由各部门自行检查分析节超原因。分析方法如下:1)通过实际成本与预算成本的对比,分析当月(季)的成本降低水平;通过累计实际成本与累计预算成本的对比,分析累计的成本降低水平,预测实现项目成本目标的前景。2)通过实际成本与计划成本的对比,分析计划成本的落实情况,以及目标管理中的问题和不足,进而采取措施,加强成本管理,保证成本计划的落实。3)通过对各成本项目的成本分析,可以了解成本总量的构成比例和成本管理的薄弱环节。例如:在成本分析中,发现人工费、机械费和间接费等项目大幅度超支,就应该对这些费用的收支配比关系认真研究,并采取对应的增收节支措施,防止今后再超支。如果是属于预算定额规定的“政策性”亏损,则应从控制支出着手,把超支额压缩到最低限度。4)通过主要技术经济指标的实际与计划的对比,分析产量、工期、质量、“三材”③节约率、机械利用率等对成本的影啊。5)通过对技术组织措施执行效果的分析,寻求更加有效的节约途径。6)分析其他有利条件和不利条件对成本的影响。5、房屋销售阶段的成本控制:房屋销售阶段的费用主要是销售费用支出,它的主要支出部分一般为房屋销售广告的费用。此外,还有代办费,销售人员工资,销售资料费,办公费,通讯费等。广告费用如何支出,采用何种形式支出,支出多少,应根据项目的规模大小,档次高低,销售对象以及房屋所在地的经济发展状况决定。公司也可采用全方位的销售方式。通过宣传公司的产品来逐步建立公司的社会知名度和良好的信誉,提高公司的品牌战略,树立良好的口碑,通过公司的形象和社会知名度来提高产品的销售量;通过奖励机制,动员本公司的职工建立广泛的人际关系,多渠道销售。  结论: 工程造价的控制与管理是一个动态的过程。项目造价、工期、质量等是一个相辅相成的问题,项目成本控制是一门集经济、技术与管理为一体的综合性学科,只有做到各方综合评衡,才能做到直接有效。在房地产开发项目中必须对影响成本的各个阶段实施全过程的管理、控制,以利于房地产开发企业资金的合理流动,实现投资的良性循环。也只有这样,房地产项目投资才能真正可控,管理才会出效益,才能使房地产企业立足于这个激烈竞争的市场。致谢:本篇论文在清华大学职业经理训练中心张俪老师悉心指导下完成,在此表达真诚谢意!注释:①.节能、节地、节材、节水简称“四节”。②.“三通一平”包括施工通水、施工通电、施工通路及场地平整。③.“三材”指水泥、钢材、木材。参考文献1.《房地产与国民经济》中国建筑工业出版社2002年9月杨慎著2.《中国房地产发展报告》中国建筑工业出版社2005牛凤瑞3.《商业地产改变中国》中国建筑工业出版社2006段宏斌4.《中国房地产网》相关资料薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿螂艿薁蚂膀芈莁蒅肆芇蒃螀羂芆薅薃袈芅芅螈螄芅莇薁肃莄葿螇罿莃薂蕿袅莂芁螅螁莁蒄薈膀莀薆袃肆荿蚈蚆羂荿莈袂袈羅蒀蚄螄羄薃袀肂肃节蚃羈肂莅袈袄肂薇蚁袀肁虿薄腿肀荿蝿肅聿蒁薂羁肈薃螈袇膇芃薀螃膆莅螆肁膆蒈蕿肇膅蚀螄羃膄莀蚇衿膃蒂袂螅膂薄蚅肄膁芄袁羀芀莆蚃袆芀葿衿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