What are the problems and scope of real estate procurement?

I have done material procurement, but I have never done real estate.

The following collected some information about your topic, I hope it will help you! !

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* * * * Job responsibilities * * * *

You should study according to the responsibilities of the supply (procurement) department mentioned below and the actual situation of your real estate development enterprise:

Job responsibilities and standards of the supply department

I. Purpose and function:

1. 1 can be used as a normative basis for the work of the supply department.

1.2 can be used as a measure for company leaders to evaluate the performance of the supply department.

1.3 can be used as the basis for mutual supervision and cooperation among the personnel in the supply department.

Second, centralized management.

The general manager is the superior direct leader of the supply department.

The work of the supply department is directly responsible to the general manager.

Third, job responsibilities

1, procurement planning

Responsible for the preparation of supporting procurement plan according to the material demand plan of production, general affairs, equipment and inspection departments, and organize the specific implementation to ensure the material supply in the operation process.

2, material supply:

2. 1 responsible for the procurement and supply of raw and auxiliary materials, Chinese herbal medicines, packaging materials, spare parts, office supplies, inspection supplies and fuel.

2.2 Do a good job in market research and forecast. Master the material supply situation.

2.3 Timely purchase all kinds of materials proposed in the material procurement plan to ensure reasonable price and high quality.

2.4 Be responsible for signing, managing and executing all kinds of procurement contracts, and formulate corresponding management systems.

2.5 Strictly implement the material supply system formulated by the enterprise, conduct purchasing operations according to the purchasing principle, control the material supply progress according to the production arrangement, and realize the optimal management of logistics.

3. Warehousing and settlement of purchased materials:

3. 1 Be responsible for the relevant formalities after the arrival of purchased materials.

3.2 Return unqualified products in time.

4, supplier quality audit:

4. 1 Participate in the audit of supplier quality management system.

4.2 Strengthen the management of material supply files, do a good job in material information, establish a solid and reliable material supply network, and constantly explore and optimize material supply channels.

4.3 Responsible for formulating various management systems for material procurement.

4.4 Establish a reliable material supply base, and do a good job in supplier evaluation, optimization and relationship handling together with the quality management department and other relevant departments. Make it supply materials on time, with good quality and quantity.

5. Be responsible for the warehousing business in external processing.

6. Strengthen communication and cooperation with all departments of the enterprise, deal with problems and unexpected problems in the process of production and operation, and coordinate and balance the logistics management needs.

7. Complete other tasks assigned by company leaders.

Fourth, responsibilities and authority:

4. 1 has the right to refuse to supply unapproved schemes.

4.2 Have the right to request the warehouse keeper to provide the inventory report.

4.3 Purchase right:

4.3. 1 Right to buy canteen utensils.

4.3.2 The right to purchase office supplies, appliances, labor protection supplies and tooling.

4.3.3 Right to purchase sanitary articles and appliances.

4.3.4 The right to purchase spare parts, spare parts, production equipment and maintenance materials within the company.

4.3.5 The right to purchase inspection supplies and instruments.

4.3.6 Enterprise's right to purchase fuel

Verb (abbreviation of verb) working standard

5. 1 resolutely carry out all work instructions issued by the general manager and complete them successfully.

5.2 According to the production demand plan and material inventory, formulate a reasonable procurement plan, supply all kinds of materials needed by the production and operation of the enterprise on time, with good quality and quantity, and provide material guarantee for the production and operation of the enterprise.

5.3 Strictly implement the enterprise's material supply system, abide by the procurement principles formulated by the enterprise, and establish procurement operation, supplier management and supply channels. All meet the requirements of the enterprise.

5.4 Be able to communicate and cooperate well with other departments, and coordinate relevant departments to deal with abnormal material supply or temporary adjustment and change of production tasks.

5.5 According to the demand plan of each department, regular orders and quantitative orders are implemented to minimize the occupation of working capital and improve the efficiency of capital use.

5.6 The supplier management measures are effective, and the established material supply channels and supply networks are stable.

Reliable, the information work of material supply and the file management of material supply meet the specification requirements.

5.7 The daily management of salesmen is strict, and the out-going personnel do not harm the interests of enterprises and violate the rules and regulations, so the work efficiency is generally well reflected.

5.8 The daily work management is organized, the office is clean, the work order is good and the efficiency is high.

5.9 Maintain good communication and cooperation with other departments at work.

* * * * Working Notes * * * *

Pay attention to the contract. When signing a government procurement contract, we should pay attention to the terms of project acceptance, and make clear the terms of acceptance criteria, acceptance procedures, acceptance responsibilities, dispute resolution methods, and inspection cost burden principle, so as to lay a good foundation for project acceptance.

Strengthen intermediate acceptance. Intermediate acceptance is an important part of project acceptance. Some goods procurement projects need to be supervised in the process of goods manufacturing to ensure that the quality and technology of raw materials meet the contract; Project countries have corresponding acceptance specifications and construction quality acceptance standards, which should be strictly implemented in accordance with the standards and specifications. If it is necessary to entrust professional supervision and quality supervision, it is necessary to entrust professional supervision and quality supervision departments to conduct engineering quality supervision and quality supervision. In order to do a good job in project change management and strictly apply for visa, the project settlement should be audited by a qualified project cost consulting unit.

Carefully prepared. Whether the preparatory work is sufficient or not has an important influence on the quality of the acceptance work. In practical work, many projects become a mere formality because of insufficient preparation. It is necessary to set up an acceptance team to determine the personnel involved in the acceptance. The acceptance team must be attended by many people to form a mutually restrictive situation. According to the principle of separation of procurement and acceptance, the person who handles procurement cannot be the main person in charge of the acceptance team. All members of the acceptance team should be familiar with the procurement documents, procurement contracts and relevant national acceptance standards. Formulate the acceptance implementation plan to increase the planning of the whole acceptance work.

Standardize the contents of the acceptance report. The acceptance report shall be true, objective, comprehensive and detailed, and all members of the acceptance team shall sign the acceptance report. During the actual project operation, it is found that some acceptance report personnel have incomplete signatures, and the contents are too simple to reflect the actual situation of acceptance work. If there are problems in the future, it is not conducive to accountability.

Suggestions on strengthening acceptance work

Establish and improve the legal system and standardize the acceptance behavior of government procurement projects. Countries and regions that implement the government procurement system in the world have established a very strict supervision and management system for procurement contracts, with special chapters or implementation rules, which define the acceptance subject, acceptance criteria and acceptance procedures to standardize the acceptance behavior of government procurement contracts. At present, the acceptance of government procurement projects in China lacks operational procedures, which leads to nonstandard acceptance of government procurement projects. It is necessary to establish and improve the relevant laws, regulations and operating procedures for the acceptance of government procurement projects, clarify the acceptance subject, content, procedures and responsibilities of government procurement projects, and standardize the acceptance behavior of government procurement projects.

Centralized procurement institutions should strengthen the acceptance of government projects. The current government procurement law gives purchasers great powers, such as drawing up procurement requirements, confirming procurement documents, participating in evaluation and determining procurement results. In contrast, the powers and responsibilities of centralized procurement institutions are not equal. According to Article 17 of the Government Procurement Law, centralized procurement institutions should meet the requirements that the procurement price is lower than the average market price, the procurement efficiency is high, the procurement quality is excellent and the service is good.

It can be seen that the Government Procurement Law puts high demands on centralized procurement institutions, but it does not reflect the power of centralized procurement institutions. In order to meet the requirements of excellent procurement quality, strengthening project acceptance is an important measure. At present, service procurement, such as agreed supply procurement and fixed-point procurement, can be regarded as the focus and breakthrough of strengthening acceptance work.

Strengthen the supervision and inspection of government procurement acceptance. The supervision and administration department of government procurement should strengthen the supervision and inspection of government procurement acceptance, especially the supervision and inspection of contract changes, realize the whole process supervision of government procurement, and prevent all kinds of illegal transactions from breeding and spreading under legal procedures. The Government Procurement Law stipulates that in the performance of government procurement contracts, if the purchaser needs to increase the same goods, projects or services as the subject matter of the procurement contract, he can sign supplementary contracts with suppliers without changing other terms of the contract, but the purchase amount of all supplementary contracts shall not exceed 10% of the original contract purchase amount. In the actual process of government procurement, this provision of the government procurement law is sometimes abused and should be the focus of supervision.

* * * * Quality management * * * *

How to manage the quality of real estate development projects In the past ten years, real estate development projects have mushroomed. The huge market demand has made a large number of developers. Some big bosses who have just entered the real estate industry are on the verge of bankruptcy because they have not mastered the law of real estate development and have not been recognized by the market.

What caused this completely different ending? There is only one answer: the director closed down because of poor product quality. The quality here is "quality" in a broad sense, including: the quality of land selection, feasibility study, pre-project planning, design, project implementation and property management. Here are some personal ideas on how to improve the product quality of real estate development projects. The life cycle of real estate development projects includes five stages: preliminary feasibility study, product planning, design, implementation and delivery. It is very important to do well in these five stages of real estate development projects, so that products that meet market demand and satisfy customers can be submitted at each stage, which is also the foundation of success or failure.

First, the current problems in real estate development projects In the development of real estate projects, we generally ignore the quality management in the feasibility study stage, planning stage and design stage of pre-development projects, and focus on the construction stage. Of course, the project construction must obtain the construction unit, but as the construction party and the team established by the project, this thinking must be changed. When the development project is in the construction stage, the product planning, market positioning, target customers and facilities of the project have been determined, and the planning and design scheme, technical scheme and design drawings have been reviewed and approved. If the product planning, market positioning, target customers and facilities of the project are all reviewed, then the planning and design scheme, technical scheme and design paper are not optimal, and it is difficult to guarantee the overall investment benefit of the project. Some real estate developers unilaterally regard the feasibility study report as a reply report, and the payment standard of consultation fee for the preliminary feasibility report is far below the market standard. As a result, consulting companies that undertake the preparation of feasibility study reports rarely conduct in-depth market surveys (macro-,meso-and micro-surveys), conduct in-depth analysis of survey results, and compare and select multiple schemes for planning schemes, house types and landscape schemes. In the design stage, some developers and owners pay too little design fees unilaterally, which affects the enthusiasm of designers for careful design. This problem has seriously affected the product quality of development projects.

Second, the preliminary work of real estate development projects The preliminary work of real estate development projects mainly refers to the project proposal, feasibility study report, product planning of project development, etc. The quality of preliminary work is the key to the whole real estate project. Whether the site selection, scale, planning scheme content, apartment composition, potential target customer analysis, customer purchase psychology analysis, supporting facilities level analysis, technical content analysis, risk analysis, financial, economic and social benefits, etc. of the development project are in-depth and comprehensive, and whether the data are in line with reality directly determines the future and destiny of the proposed development project.

My personal suggestions are as follows:

1. Establish the responsibility system for quality management of development projects. The person in charge of the project is the only person in charge of the quality of the development project, and must personally grasp the quality work. Large development projects can also have project quality managers. The responsibilities of the quality manager are: according to the investor's project development strategy and market positioning objectives, responsible for preparing the quality plan of the development project and organizing its implementation; Track, supervise and inspect the implementation of the project quality plan, especially the verification, inspection and evaluation activities of the main quality control points specified in the quality plan; Organize research and solve major quality problems in management or technology, and report to the person in charge of the project team; Prepare the project quality report and submit it to the superior quality inspection department and project manager. The supervision and inspection of quality by the project quality manager cannot replace the quality responsibilities of other positions in the project. All project managers, professional leaders, departments and offices, and professionals should fulfill their own quality responsibilities, and the project quality can be guaranteed.

2. Make the quality plan of the development project. Fully understand the strategic decision and quality policy of the project investor, understand and master the characteristics of the project, be familiar with the dynamic trend of the real estate industry, and clarify the quality objectives and standards of the consulting results; Be familiar with the quality management system documents of consulting enterprises, and decide how to apply the quality management system of enterprises according to the characteristics of project organization structure. If it is an independent development project team, it is necessary to make appropriate adjustments to the quality management system of the development enterprise, decompose the quality objectives layer by layer, and implement them layer by layer according to the quality plan and implementation steps until the end. The responsibilities, authorities, resource allocation and quality assurance measures at all levels are clearly defined. The quality management plan should be concise, focused and operable.

3. Establish a quality evaluation system for the preliminary work results of development projects. Establishing an evaluation system is an important means to ensure and improve the quality of the early achievements of development projects. Using Del illegal assessment and absorbing more experts' knowledge and wisdom can find problems in time and optimize the preliminary results. After the project consultation provided by the project consulting company is completed, the developer's project team requires the consulting company to organize project personnel to conduct self-evaluation on the project consultation results, and then conduct internal evaluation. After the internal review is completed, the consultation results can only be submitted to the entrusting party. The project manager of the project owner may invite relevant experts to review and improve the consulting results, and form corresponding records to improve the investment benefit. The selection of consulting units in the early stage of development projects should be strictly controlled. At present, a considerable number of consulting companies seem to like to give qualitative analysis reports to owners, and rarely carry out quantitative analysis (including financial analysis). There is no conclusion after analysis, and owners are often required to make judgments and decisions only based on qualitative ideas. In fact, this is due to the scope of consulting services entrusted by the owners. First of all, a combination of qualitative and quantitative investigation and analysis, one is high cost, the other is that the owners do not understand the work and are unwilling to pay, and the third is that a considerable number of consulting companies can not meet the consulting requirements of combining quantitative and qualitative. However, as a big country that has entered WTO, our management should be in line with the world. According to the current practice of developing projects by feeling, it will soon become history.

Third, quality control in the design stage.

1. Scheme design stage In real estate development projects, the feasibility study report, market survey and product planning and positioning in the early stage of the development project are the basis for planning and scheme design in the later stage. As a real estate investor, the fundamental purpose of his investment in development projects is to obtain benefits (economic and social benefits). Therefore, as a real estate developer, it is best to invite a consulting company to plan the whole process. Consulting companies should participate in the planning and design of the next stage after obtaining a more scientific positioning of the products developed by the project. Developers should also conduct a comprehensive investigation on the performance of planning and design units when looking for planning and design units, because planning and design is a creative work. According to the experience and lessons of some engineering scheme design, it is suggested that developers should choose three planning and design units with corresponding strength for scheme design according to the planning orientation of real estate. Before several planning and design units are interested in this project, please ask the relevant personnel of this project consulting company to introduce and explain the project feasibility study and product market positioning to the planning and design units, and the designers will plan and design on this basis. This is called connecting the preceding with the following. In the process of scheme design, as the owner, try not to tell the scheme designer what to do, do not interfere at will, and let the designer give full play. After several companies come up with different schemes, the construction party will organize relevant experts to discuss and select the best preliminary planning scheme. The construction party will sign a contract with the preliminary design unit that makes the best scheme, and then refine it and make a scheme for approval.

2. In the construction drawing design stage, the construction drawing design is carried out on the basis of the examination and approval of the planning scheme of the development project, so the planning scheme is the design basis of the preliminary design of the project. Engineering design is generally divided into two stages: preliminary design and construction drawing design. Super-large projects with complex technology can be divided into three stages: preliminary design, technical design and construction drawing design. Two-stage design and three-stage design are the basic working modes formed in China's engineering design industry for a long time. The design results of each stage include design specifications, technical documents (drawings) and economic documents (budget estimates), aiming at ensuring the design quality by controlling the design depth of different stages. (1), develop the quality control method in the design stage of the project. Correctly compiling the design task book should be based on the planning orientation in the early stage of the project, the approved planning and design scheme, the historical records of previous engineering designs and the author's experience. In order to effectively control the design quality, it is necessary to track the design quality and regularly review the design documents. During the design process and when the stage design is completed, the project design supervisor of the development unit shall conduct in-depth and detailed review of the design documents according to the design bidding documents (including the design task book and geological survey report, etc.). ), design contracts, relevant government approvals, various technical specifications, meteorological, regional and other natural conditions and related materials. In the review process, we should pay special attention to two extreme situations: over-design and under-design. Over-design leads to economic depression; Insufficient design, hidden danger or reduced function. (2) Establish the quality responsibility system of the design manager. Under the leadership of the project manager, the design director of the developer manages the design process, supervises and inspects the implementation of the company's quality system documents by the professional engineers of the construction party in the professional design, and ensures that the designed products and services meet the quality requirements stipulated in the contract; Organize design planning, and compile the planning results into a design scheme; Control the design process according to the provisions of the project plan, project quality plan and design plan; Be responsible for the connection between various majors; Responsible for organizing the review and coordination of comprehensive technical schemes of various disciplines to ensure the rationality of comprehensive technical schemes; Responsible for organizing or supervising the design review and design verification at all stages of design; Be responsible for controlling design changes and control them according to Design Change Control Procedure; Check the key control points of the design, personally organize or check the activities and design documents that have a significant impact on the design quality. (3) Define the responsibilities of the professional engineers of the project owner to monitor the design quality. The professional engineer of the construction party shall prepare the professional design task book, and make clear the fineness and depth of the design in each stage and the design requirements reflecting the engineering characteristics. As a contractor, design monitoring is generally carried out in accordance with professional monitoring, and the specialty is combined with the project team to implement matrix management. All professional departments and project teams of the design unit are required to form corresponding working relationships with relevant professionals of the construction party and the project department, and relevant personnel of the construction party are responsible for the management and control of design quality. And take measures to effectively control the professional design process; Require the design unit to send qualified professional leaders and designers at all levels for this project to ensure that the project has sufficient quality and quantity of human resources to ensure the design quality; Be responsible for determining the professional technical scheme adopted in the design, and be responsible for the advancement, reliability and rationality of the professional technical scheme; Organize or participate in the review or verification of design input, output and finished products at all stages of design.

Four. Quality control in the construction stage is the process of forming a development project entity, and it is also the key stage to determine the final product quality. To improve the engineering quality of development projects, we must pay close attention to the quality control in the construction stage. The construction of engineering projects involves a wide range and is an extremely complicated process. There are many factors that affect the quality. Small differences in materials used, small changes in operation, small fluctuations in the environment and normal wear and tear of machinery and equipment will all lead to quality variation and quality accidents. After the completion of the project, if quality problems are found, it is impossible to disassemble, disassemble and replace parts like some industrial products, let alone "exchange goods" or "refund". Therefore, the quality control in the process of project construction is extremely important.

1, quality management in preparation stage before construction of real estate projects. (1) Defining the quality objectives The determination of the quality objectives of real estate development projects is related to the development project strategy and product planning positioning of the project investors, and at the same time, it is in the same priority as the project schedule control and cost control. Therefore, the quality objectives of project development must be suitable for the characteristics of the project itself. If the goal is too low, it will hurt the project and lose market competitiveness; Excessive input cost will increase and comprehensive development performance will decrease. The above two aspects are not the original intention of the developer. So, how to accurately determine the quality objectives? First of all, it is necessary to analyze the income and cost of quality input, enhance the understanding of quality cost by project investors and project teams, and establish the concept of life cycle cost of development projects. Appropriately increase the consistent cost of the project and reduce the inconsistent cost; Appropriately increase the cost of prevention and vigorously reduce the cost of accidents. (2) Formulate the quality management plan for project construction. After determining the quality objectives of the project construction, formulate measures and methods to achieve the quality objectives, and correctly use the planned inputs, tools and technologies (quality benchmark plan, flow chart, adherence to design template to guide the way, and accurate use of quality standards) to prepare a feasible quality plan. Define the relevant quality responsibilities of the project team, the project manager is responsible for the project quality management, the project quality manager is responsible for the project quality, the professional engineers of the project team are responsible for the project quality specification, and the implementation unit is responsible for the project results. (3) Quality assurance Quality assurance is to implement the quality plan and enhance the confidence of project investors and project end users in the project quality. For example, in the construction of development projects, the bidding system and construction supervision system are strictly implemented, and qualified supervision units are entrusted to check the qualifications of the winning construction units, so that the qualification level of the construction units is consistent with the requirements of contracted projects, and the quality and personnel structure of construction personnel are monitored, so that the technical level of personnel involved in construction can meet the engineering technical requirements; Hold a pre-bid briefing before bidding, and the developer will publicly explain the quality objectives, progress objectives, cost control objectives and bidding conditions of this development project at the meeting, so that Jiang Taigong can fish-those who are willing to take the bait; Review the construction organization design and quality plan; Monitor raw materials, components and equipment entering the site; When selecting construction machinery and equipment, we should consider the influence and guarantee of technical performance, work efficiency, work quality and maintenance difficulty, energy consumption, safety and flexibility of construction machinery on construction quality; Organize design disclosure and design joint review meetings attended by design units and construction units; Check whether the construction unit has established and improved the quality management system. (4) Quality control in the process of development project construction Quality control in the process of project construction is actually program control and process deviation control. The process control in the construction of real estate development project is to compare the work process and phased achievements of the construction unit with the scope of work determined in the original contract, and find out the deviation of the scope of work in implementation; Compare the quality standards, construction drawings and general design instructions determined in the contract with the actual finished products and semi-finished products to find out the deviation; Use the approved construction scheme, construction operation sequence and actual process sequence to find out the deviation; By means of spot check, inspection and general survey, the whole operation process is tracked, and opinions and suggestions on whether the on-site project department of the construction unit will continue to operate or carry out rectification according to the current construction sequence, methods and quality standards are obtained. Only in this way can the quality of the project work process be guaranteed, and only by ensuring the quality of the process can the final quality of the product be guaranteed. Tools and technologies needed in process control include: checking and drawing dynamic process control chart and construction flow chart. In practical work, we can entrust the engineering supervision unit to supervise the implementation of the quality management system of the construction unit; Supervise and inspect whether the construction personnel, construction machinery and equipment, construction methods, processes or operations in the construction process are in good condition and meet the requirements of quality assurance; Do a good job in controlling design changes; Do a good job of inspection and acceptance during construction; Do a good job in dealing with engineering quality problems and quality accidents. When nonconforming products appear, the construction unit shall be required to take measures for rectification and follow up until they are qualified. The quality of the construction site is abnormal, effective measures are not taken, the concealed works are closed without inspection, the design drawings are modified without consent, and when unqualified raw materials or components are used, a shutdown instruction is issued, and a resumption instruction is issued after correction; It is necessary to implement a sampling inspection system for engineering materials, concrete test blocks and stressed steel bars; Review the technical level of operators engaged in metering operations, and evaluate and confirm the results of their metering operations.

Conclusion: The key to implementing quality plan in project development and construction is to strengthen the implementation of quality prevention measures, appropriately increase the pre-control cost (consistent quality cost) and greatly reduce the rework cost (inconsistent quality cost). According to the modern project management concept: high quality is planned, not checked. If the inspection, it will inevitably increase the inconsistent cost, in fact, it will increase the quality input. This is very unfavorable to developers. At the same time, it also reduces the economic benefits that the development project should have achieved.