Analysis and research on the management of real estate development, operation and construction projects?

In recent years, the real estate industry has become more and more important in the national economy, and its rapid development has made it a pillar industry of the national economy. From the development history of the industry, China's real estate industry is still in the growth stage, and it is still in the transition period when the traditional and self-sufficient production mode is replaced by a market-oriented, industrialized and specialized real estate production and supply mechanism. Real estate project management is gradually becoming perfect and mature. Engineering management in real estate development and operation runs through the whole development and operation cycle of the project, and its main contents can be divided into four parts according to the flow order: planning and design management, development management, construction management and property management. For real estate development enterprises, making decisions, organizing, leading, controlling and innovating in the whole process of the project is the premise of real estate success. This paper mainly analyzes the coordination and balance between real estate project management.

2 development management

Development management refers to the organization and management of personnel, finance, engineering, sales, logistics and other departments within the company by real estate development enterprises in order to successfully complete the development of engineering projects, and it is also the business model adopted by enterprises in order to successfully realize planning management, construction management and property management.

The engineering department manages the construction of the project on behalf of the developer, which mainly includes the procurement and inventory of materials, the determination and coordination of construction enterprises, the control of construction quality and progress, the management of relevant contracts, the necessary changes of detailed structure design, and the construction application.

The financial department is responsible for the fund management of the enterprise and regularly provides reports that can reflect the financial status and operating results of the enterprise. Its main contents include three parts: establishing the financing (financial) plan of the project, distributing the project funds of the construction unit and dealing with the operating expenses of the development enterprise itself.

The sales department is a product developed by sales enterprises-architecture, and its work contents are as follows: the selection of promotion methods, the formulation of sales prices and the establishment of sales channels. The management work of enterprise personnel department is: allocating the work of project development related personnel, managing personnel's information, establishing performance appraisal and incentive system, etc. The logistics department provides life support for the project construction.

The goal and principle of development management is to integrate the manpower, material resources and financial resources of enterprises, establish a series of scientific and standardized operation processes, and rely on modern information management to continuously develop marketable houses or commercial houses that are deeply loved by customers. The focus of development management lies in the internal operation of enterprises, and the core lies in the development process of engineering projects, while controlling costs, ensuring quality, shortening construction period and market innovation are the specific requirements in the development and operation process.

3 the significance of plan management

Planning management is the management of planning and design process. If a real estate development enterprise entrusts the planning and design of a building to the corresponding design unit, it is bound to control and manage the cost, schedule and objectives of the planning and design. Real estate enterprises can establish or adopt planning management system to manage planning and design. That is to say, planning management application software and planning design software are relatively independent "two sets" of specialized software, the former facing "management" and the latter facing "design".

Planning management is closely related to planning and design, and one of the important goals of planning management system construction is to improve the review and management level of planning and design results. The core of the relationship between planning management information system and planning design is to ensure that the planning and design results meet the requirements of engineering project planning, and to improve the management level of planning and design through various review tools provided by computers. The specific work to be done includes the following points:

3. 1 The developer shall determine the key points and principles of project planning and design as input elements in the management system. After the planning is completed, the developer should check and evaluate the planning scheme, make appropriate adjustments through feedback and correction, and finally choose the design scheme.

3.2 Planning management should minimize changes in planning and design work habits. In order to automatically calculate, query and analyze various planning indexes in the computer, it is necessary to change the previous planning map oriented to cartography into a digital planning map oriented to GIS spatial analysis. However, changes to the original working habits of planners and designers should be minimized, and only standard requirements should be put forward for elements that need to be calculated. Planners and designers are required to design these layers according to certain layer layering and coding, and other elements, including some decorative pixels, can be relaxed.

3.3 Propose a reasonable coding standard for planning and design levels. At present, many planning and design units use AutoCAD for planning and design, so it is necessary to establish a complete set of AutoCAD layered standards for planning drawings according to the above principles and existing national standards, departmental standards and local standards, and issue them to relevant planning and design units. At the same time, formulate corresponding measures to ensure that real estate development enterprises and planning management departments can use the planning management information system to review the planning and design plans submitted by design units.

3.4 Review the planning and design results by computer. If the design scheme submitted by the planning and design unit conforms to a certain format standard stipulated by the system, the planning management system can import the planning map into the system, display it superimposed with topographic map, pipeline map and other layers, and calculate and compare the planning and design scheme at the same time, and make inquiries, statistics and analysis.

3.5 Transform the planning and design results into basic data. Approved planning drawings (such as regulatory detailed planning) can be used as reference materials for planning management information system, and the engineering process serving for approval, scheme research and subsequent analysis can be represented by figure 1:

4 Analysis of the importance of construction management

The so-called construction management is to manage the construction process of the project. The project management department is generally responsible for the construction management of real estate development companies, and the overall management mode and contracting mode of the project are determined by the company's top management according to the project characteristics and the company's actual situation. Common contracting modes of construction projects include: parallel contracting mode (individual contracting), general contracting mode (GC), general contracting management mode (MC), general contracting mode (design plus construction), general contracting mode of projects, and CM (construction management) contracting mode. In China, the construction of real estate is generally carried out in the first two forms, that is, either the construction of the project is completely contracted out to a construction unit, or different construction projects (building structure, greening, construction equipment, municipal pipelines, etc.). ) was contracted to different construction units to complete. For large-scale engineering projects or high-grade buildings, real estate development enterprises should consider adopting MC mode or CM contracting mode for construction management. The construction general contracting management mode (MC) means that the owner (developer) signs a construction general contracting management agreement with a unit or consortium with rich construction management experience, and is responsible for the construction organization and management of the whole project. General MC units do not participate in the construction of specific projects, and then subcontract bidding and subcontracting. MC mode can speed up the construction progress, and its cost is generally extracted according to a certain proportion of the construction and installation cost. The CM contracting mode is that the development enterprise entrusts CM unit as the contractor, and adopts the Fast Track production organization mode for construction management, which directly directs the construction activities and influences the design activities to a certain extent. Generally, contracts are signed with developers in the form of "cost plus". It is characterized by the complete overlap of design and construction, and the maximization of project cost ensures that CM enterprises bear corresponding risks.

For real estate development enterprises, the construction management mode can take different forms, but the purpose is the same: to complete high-quality engineering projects with the fastest speed and reasonable cost. In order to achieve this goal, development enterprises must play an important role in construction quality control, schedule control and cost control, that is, developers can control the quality, schedule and cost of project construction through measures such as construction qualification verification, bidding and on-site construction inspection (including material quality, construction technology and procedures, precision and safety, etc.). ), supervision unit supervision, orderly payment of the project. Of course, construction management also includes coordination with suppliers.

5. Coordination and promotion of development management, planning and design management and construction management of construction projects.

Project management in real estate development and operation includes the above-mentioned planning management, development management, construction management and property management. Obviously, to complete a successful project, we must do a good job in these four aspects before it can be realized. Therefore, coordinating the relationship between these four management contents to promote and cooperate with each other is an important content of developing enterprises (partly reflected in development management).

The separation of architectural design and construction in real estate development is conducive to the improvement of their respective professional level; But the separation of design and construction also brings many problems. For example, designers don't understand the construction technology, which makes the design scheme difficult to construct and affects the construction cost and progress of the project; Or the construction unit is inexperienced, does not know much about architectural design, and fails to "construct according to the drawing". In order to solve this kind of problem, constructability analysis in project management has become a common and practical management method. Constructability refers to "applying construction knowledge and experience to the planning, design, procurement and field operation of the project to achieve the overall goal of the project". In real estate development, that is, architects and engineers plan and design the most economical and easy-to-construct scheme to meet the planning objectives according to the requirements of developers; According to this plan, the development and management personnel of the project consider the scheduling and use time of various manpower, materials and construction equipment, and put forward the best progress plan; According to their own construction (management) experience, the construction manager or contractor adopts suitable materials and construction methods for the scheme, and puts forward suggestions to architects and engineers in the planning and design stage, which will affect the design scheme to a certain extent, thus avoiding waste and construction difficulties. Constructability emphasizes the feasibility and difficulty of engineering construction, such as site size, construction equipment, time and climate, labor cost, etc., which are not considered in the design. The study of constructability is the discussion, analysis and improvement of related design contents.

On the other hand, the engineering management department of the construction unit or developer failed to communicate with the design unit to reach understanding and coordination, and many buildings did not conform to the planning and design after completion. Therefore, the implementation of constructability research and the correct construction of design need to have the following elements:

5. 1 Strong support from real estate development enterprises. As an investor, developers should put constructability research and design research in a very important position, that is, at the beginning of planning and design, when planning and design are completed and construction is completed, convene designers, builders, relevant experts and organizers and coordinators of their own enterprises to hold regular research meetings. Through effective communication and discussion, the project objectives are achieved in a comprehensive, systematic and professional way.

5.2 Implement as soon as possible. In the early stage of the project, the cost of project decisions is very small, but these decisions can have an important impact on the overall cost of the project. From planning stage, design stage to construction stage and property management stage, the influence of constructability research on project cost is obviously reduced, and the benefit is also obviously reduced. It is difficult to change the construction drawing design description of the project once it is submitted. Development enterprises and construction units should participate in the feasibility study of planning and design as soon as possible, and developers should make project decisions as soon as possible.

5.3 Continue to carry out research. On the one hand, the study of constructability emphasizes the systematic study of the whole process of project implementation, and gives full play to the knowledge and experience of relevant personnel. That is, construction research and design research become part of the overall planning of the project. On the other hand, the practice of "knowledge management" is to record and sublimate the experience and lessons in the research process through planning and summary, systematically manage the disorderly knowledge in the business process, make it a "renewable resource", and realize the enjoyment and reuse of knowledge.

6 conclusion

To sum up, all enterprises aim at obtaining sustainable competitive advantage, and real estate development enterprises are no exception. This requires real estate developers to implement customer satisfaction management in the whole process of real estate development and operation, based on excellent human resources, relying on innovative construction technology and taking professional management mode as the core, that is, in the stages of planning, design, development and operation, construction, property management, etc., to continuously improve their operations, strengthen management and provide customers with satisfactory products and services.

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