The article has been published with the authorization of the original author, the copyright belongs to the original author, and the article is edited and published by Andy
|Cost composition and control strategy |
1.1 Cost composition (project cost composition of a city)
1.2 Cost composition of construction and installation
1.3 Cost control strategy
In the face of market downturn, cost control is the most important topic at present. In the process of project development, the concept, planning and design stage is the most effective stage for cost control, which can control about 85% of the total cost.
Two strategies for cost control:
For the non classifiable part, the unified standard shall be solidified to form the mandatory standard of the enterprise and reduce the cost;
The part that can be graded to match customer needs, avoid over matching and mismatch, and effectively control costs;
Through the research on the projects on sale and the projects on sale of other developers, it is found that they are the same as the first place and first change customers, but according to the different purchasing power of customers, the demand for products is also different. Therefore, Based on customer demand, it is divided into different customer groups to match different prices and configurations.
（1） Saleable ratio
The marketable ratio of the project is one of the important factors affecting the profit rate of the project, which must be strictly controlled and increased as much as possible;
Saleable ratio=saleable part area/total building area ≤ saleable ratio limit
Selling ratio control factors:
① Control the self-sustaining rate;
Due to the existence of public facilities for the project and the demand for community cultural collections, a part of the self owned area will be generated, but the self owned rate will affect the marketable ratio of the project and the profit rate of the project. Therefore, its area and location must be controlled to minimize the area and the floor area ratio, such as the community cultural collection:
② Control the supporting area of public buildings according to the minimum requirements;
Public construction supporting facilities can be divided into the part returned to the government and the part operated on behalf of the government:
The part returned to the government includes: education supporting facilities, commercial services, health care, culture and sports, community services, finance, post and telecommunications, municipal utilities and others; (Community office and activity rooms);
Agency operation includes: community convenience stores, which can be used as rentable businesses;
③ The property management room and equipment room shall be set in the underground space without capacity as much as possible (to meet the minimum requirements of the planning department);
The control principle of the property: The principle of area minimization. Try to take the lower limit required by the government to reduce the allocated construction area of the property, but at the same time, it should meet the rating needs of the property company.
Principle of occupying less floor area ratio: The part that is not specified to be set on the ground shall be set in the underground space as far as possible without occupying the floor area ratio. The solution is as follows:
Centralized layout principle of equipment rooms; The principle of minimizing the area of equipment room.
（2） Underground garage
2.1 Site
Cost analysis: the cost will be saved about 10 yuan per 100 mm of site elevation.
2.2 Parking efficiency
Control indicators
Project Optimization
Cost analysis: 1m2 of underground garage is saved, and the cost is saved by 3500 yuan. That is, 3500 yuan will be saved for every 1 parking space increased in parking efficiency.
Cost analysis:
Each unit saved in parking efficiency will save 35 yuan/m2 of cost. After optimization, parking efficiency will be improved by 3 units, and the cost of construction and installation will be reduced by 105 yuan/m2;
2.3 Earthworks
Cost control measures: (principle: adjust measures to local conditions, self balance earthwork in the site, save costs and save construction period);
① Select appropriate underground garage form and strictly control the excavation amount.
② In the scheme design stage, the vertical design shall be well controlled to maximize the use of site elevation.
③ Rationally plan the building layout and maximize the use of site elevation difference. For example, the design strategy in mountain buildings is based on the principle of site priority. The building layout and product type shall be selected according to the site. The road design shall comply with the terrain characteristics to minimize the earthwork and foundation treatment costs.
④ It is possible to reduce the quantity of earthwork transported or purchased, and control the number of inward dumping.
One of the important principles of cost control is to select the appropriate underground garage form and strictly control the excavation volume!
Case
The design strategy in mountain buildings is based on the principle of site priority. The building layout and product type shall be selected according to the site. The road design shall conform to the terrain characteristics, and minimize the earthwork and foundation treatment costs.
2.4 Foundation engineering/structural form
Cost control measures:
① Geological survey shall be carried out as soon as possible to understand the geological conditions of the site and effectively deal with geological adverse factors.
② Determine key data such as foundation bearing capacity and control the density of drilling points.
③ Rationally select the foundation treatment scheme.
In general, The cost of underground structure accounts for the project 25% - 30% of the total cost. And according to different structural forms, their proportions are also different, and the underground cost proportion of frame shear high-rise buildings is higher.
Underground cost control measures:
Different pile foundation forms have a great impact on the cost and construction period. It is necessary to compare and select the economy and feasibility of the pile foundation scheme, and select the optimal foundation form and burial depth.
Above ground cost control measures:
Choose reasonable structure form; Strictly control the quota index of reinforcement and concrete; Avoid the increase of structural cost caused by architectural modeling, such as excessive moldings on the facade, exaggerated decorative components on the roof, etc;
After calculation, the content of reinforcement in the standard layer is - 1kg/m2, and the cost is saved by - 5 yuan/m2
Concrete content of standard layer: -0.01m3/m2, cost saving - 4.5 yuan/m2
2.5 Wall works/thermal insulation/rough decoration/door and window works
Wall cost control measures:
Meet basic functional requirements; The convenience of procurement and construction shall be taken into consideration when selecting materials; Solidification of materials to form a unified construction standard;
Define delivery standards
Thermal insulation cost control measures:
Meet the lowest fire protection requirements of the specification; Reasonably control the thickness of wall insulation layer; Solidification of materials and practices to form a unified construction standard;
Cure delivery standard
Rough installation (waterproof engineering)
Cost control measures:
Meet national standards and practices; Sloping of garage roof drainage structure; The garage floor drainage is replaced by the drainage ditch, which is directly drained into the sump by sloping the surface layer; Solidify materials and practices to form a unified construction standard and strictly control costs;
Door and window works
Door and window material standard and quota design
Railing material standard
2.6 Building facade
Customer analysis:
Through the customer survey of completed projects and projects on sale, it is found that the customers of Level B (6500 yuan/m2 - 8000 yuan/m2) are not very sensitive to the materials used for building facades, roof shapes, etc., but the price difference of different materials is large. Therefore, the selection of building facade materials can be optimized to effectively control costs while ensuring quality and meeting the needs of such customers.
Cost control measures:
① Control the shape coefficient of single building: reduce the concave and convex, reduce the external surface;
② Avoid excessive elevation lines and roof modeling: give priority to simplicity, and avoid too many decorative components on the roof.
③ Control the amount of different materials: refine the configuration of exterior wall finishing materials to meet the quality feeling of near human scale, and reduce the allocation of other areas that are not concerned one by one to control the cost;
2.7 Landscape engineering
It can be seen from the developed projects that the proportion of hard landscape is relatively high, reaching 43%; The cost of hard landscape also accounts for a high proportion in the landscape cost, reaching 70%.
It can be seen from the developed projects that the cost of hard scenery is more than three times higher than that of soft scenery.
Cost control measures:
Premise: ensure effect and reduce cost
Measures: control soft hard landscape ratio+low-cost landscape area+large trees
Principle 1: hard scene: soft scene=3:7 or 2:8
Principle 2: Non stone area of lawn, shrub and hard landscape>53%
Principle 3: Control the number of large trees and the cost per square meter of landscape
Landscape unit cost
Landscape:
Current cost:
Hard landscape unit cost (874 yuan/m2) X43%+soft landscape unit cost (250 yuan/m2) X57%=518 yuan/m2;
Optimization cost:
Hard landscape unit cost (874 yuan/m2) X30%+soft landscape unit cost (250 yuan/m2) X70%=437 yuan/m2;
For high-rise projects with a floor area ratio of 3.5, the single cost of construction and installation can be optimized by 15 yuan/m2
Note: The cost control of landscape is mainly based on the improvement of quality, which not only meets the core needs of customers, but also strives to form landscape characteristics.
2.7 Pipeline works
Cost control measures for outdoor pipelines:
① Control equipment room location and area.
② Reasonably design the pipe network trend and laying slope.
③ Strengthen the comprehensive layout management of outdoor pipe network to reduce excavation or repeated excavation.
④ Reasonably control the number of connections between the community pipe network and the municipal connection port.
⑤ Reasonably control the selection of pipes.
For example, Chang'an * * project optimizes the location of equipment rooms:
The original scheme: the pump house is located at the southernmost end of - 1F, away from the load center, with long pipeline length, large water supply resistance, and large demand for equipment operating power;
Revised scheme: the water pump room is set at - 2F, close to the load center of the entire underground garage, so that the pipeline length and laying are more reasonable;
Conclusion:
1) The direction and laying of equipment pipelines are more reasonable and the length is saved;
2) The water resistance of the pipe network will not increase because the pipeline is too long, and the power of the equipment will be effectively controlled;
3) The parking efficiency is improved;
Pipe selection principle:
According to the use function, laying method and price of pipes, pipes shall be selected reasonably. Under the same applicable conditions, pipes with low price shall be selected to avoid waste of resources and costs.
Indoor water, heating and electricity (electrical part)
This part of the equipment is installed in the owner's house, and the owner can directly use the product. After investigation, more and more customers pay attention to the brand grade and installation position of this part of equipment, and the cost difference is obvious. It is suggested to do grading.
Cost control measures:
Optimize the configuration according to the project level to avoid over configuration;
Security and intelligence
Cost control measures:
Determine the configuration scheme of the intelligent system according to the project orientation and property management mode; Avoid the increase of surveillance cameras caused by irregular fences; Indoor alarm, access control intercom and public area monitoring are high cost parts, so equipment selection shall be carried out to match customers with different needs.
Configure according to grade
Fire fighting system
Fire fighting system cost control measures:
① Communicate with the fire department about the fire protection system and fire protection scheme in advance, and try to use the required lower limit;
② Reasonably selected fire protection systems, such as ventilation and smoke exhaust schemes, and the plane layout scheme of the fire sprinkler system in the underground garage;
③ Selection of ventilation and smoke exhaust pipe materials (air duct cost sequence: galvanized iron duct>glass fiber reinforced plastic duct);
④ In the fire protection system, the selection of fire alarm equipment and fire protection embedded pipes;
Elevator engineering
Customer focus analysis:
The grading of elevator selection is controlled by brand and configuration:
For C-gear customers, choose domestic brand elevator+basic configuration;
For Level B customers, choose domestic brand elevator+standard configuration;
For Class A customers, choose joint venture brand elevator+standard configuration;
Principles for determining control indicators:
It is convenient for early control and has strong feasibility;
The index is highly sensitive to cost;
Large number of indicators;
Source: Pang Dong said that this article has been authorized, thank the original author.
