Management risk of real estate project management

In the actual implementation and operation process, real estate projects have the characteristics of large investment, long construction period and immovability, which leads to a large number of uncertain factors in all stages of project establishment, feasibility study, design, construction, commissioning and property management, which may interfere with the original plan and scheme and make the original goal impossible to achieve. These internal and external interference factors that cannot be determined in advance are called real estate project risks.

The risk of real estate development projects is actually an inherent risk in the development process of developers. In today's economic environment, there are mainly the following aspects:

1), the positioning risk of real estate project management.

The market positioning of real estate development projects, including product positioning, building product quality positioning and building environment quality positioning, is based on market research, project economic and technical analysis and project feasibility study report, and is the basis for guiding project decision-making, project design, project marketing planning and other preliminary work. It can be said that after the market positioning of the project is determined, the construction style, construction cost and marketing promotion plan of the project are basically finalized, which determines the sales prospect of the project. Once the market positioning is not accurate, the guiding ideology of the project will make mistakes, which is a risk that cannot or is difficult to make up in the later period. It is also the biggest risk in the process of project development, which belongs to the risk of decision-making mistakes in project construction. Judging from the scope of risk influence, it belongs to the overall risk (decision risk) to some extent.

2) Investment support ability risk of real estate project management.

Before and after the publication of the "Project Feasibility Study Report", due to the vague or contradictory understanding of market positioning; Or not really "tailor-made" or "do what you can"; Either the financing (self-owned funds) and financing ability of enterprises are overestimated, or there are serious mistakes in project cost analysis; Or they have not fully understood the industrial policies of the state and local governments and are not sure about the big economic environment; Or the cost process control is seriously out of control (unexpected events), too many unexpected factors, etc., which leads to the project fund payment ability can not meet the planned requirements and brings risks (controllable risks and decision-making risks) to the project construction.

3) Quality risk of real estate project management.

Including: in the decision-making stage of real estate projects, due to mistakes in economic and technical analysis, there are quality problems caused by contradictions between quality and price; In the design stage, put forward the requirements that violate the design norms and standards, especially the mandatory standards, and take care of the "speculative" quality problems brought about by adoption through "relationship"; The quality risk caused by employees' serious mistakes in understanding the design knowledge and changing the design without authorization during the construction stage; In the process of construction management, we don't pay attention to the follow-up inspection and treatment of key parts and key working procedures, and some problems that are easy to affect the structural safety, especially those that do not affect the structural safety but have a serious impact on the normal use function, such as "permanent defects" that are not "controlled in advance" or "hidden dangers" of quality after sale and handover (actually disputes caused by "common quality defects"); The problem of "physical quality" caused by the inconsistency between physical delivery of houses and sales commitments and advertising commitments, as well as the risks (controllable risks) caused by disputes and conflicts caused by "quality" problems.

4) Contract performance risk of real estate project management.

In the process of real estate project operation and construction, contracts or agreements such as land transfer, financing, design, supervision, engineering geological survey, design and survey and design results review, bidding agency, construction, material and equipment supply, quality inspection, sales commission, house purchase, etc. Be signed and executed. Due to the one-off (non-repeatable) characteristics of real estate projects, the construction period is long and involves a wide range. If there are control mistakes in key processes, such as land supply system and loan policy, it is a common way for enterprises to try to highlight the "bottleneck" constraint, and sometimes they may fall into the "trap" because of "omitting the process" in the case of "hunger for food".

5) Risk of "innovation" in real estate project construction.

The current economic environment makes the land and capital conditions for real estate project construction more important than ever. Under the condition of limited resources, it is very necessary for enterprises to develop continuously and stably, pursue planned profits and obtain established benefits. In this case, it is extremely risky to pursue the "difference" between the project and the surrounding projects for the purpose of service, and choose the "innovation" that one's own enterprise is unfamiliar with or does not know enough to complete the pursuit, not to mention the risk of normal innovation itself.

6) "Government" risk of real estate project management.

The risks of "government" mostly occur in the discontinuity, mutation and loopholes of policies. For enterprises, it mainly occurs in the speculative process of illegal operation and blind process errors that do not understand policies. In the process of project construction, enterprises must master relevant laws: People's Republic of China (PRC) Construction Law, People's Republic of China (PRC) Contract Law, People's Republic of China (PRC) Land Law, People's Republic of China (PRC) Bidding Law, People's Republic of China (PRC) Urban Real Estate Law and People's Republic of China (PRC). The laws and regulations that must be mastered are: Regulations on Quality Management of Construction Projects, etc. You must master the departmental rules, normative documents and mandatory standards that supplement and operate relevant laws and regulations.