While vigorously promoting the agent construction system in various provinces and cities, because the state has not yet unified management measures or regulations on the agent construction system, according to the general provisions of the Measures for the Administration of Provincial Non-operating Projects Invested by Provincial Governments, the agent construction institutions generally must meet the following conditions:
(1) has the qualification of an independent enterprise or an enterprise legal person;
(2) Having an organization, management ability, professional and technical personnel and management personnel suitable for the project construction management;
(3) Having one or more qualifications such as design, supervision, engineering consultation, general construction contract and real estate development corresponding to the scale of the agent construction project;
(4) Having assets suitable for the project construction.
In the project construction, the agent construction unit has the status of legal person, enjoys the rights of legal person and bears corresponding responsibilities. At present, there is no unified understanding and relevant policies and regulations on what type of legal person institution to choose or what qualification category to choose as an agency. According to the legal institutions that can engage in similar construction work in China at present, they are basically divided into three categories: First, management consulting companies. Including project management companies, engineering supervision consulting, cost management, bidding companies, design institutes with consulting qualifications, etc. The second is the general contracting company of engineering construction. Such as the general contractor; Third, real estate development companies and investment and financing companies. Then, in the process of contracting out a specific project agent, what kind of agent to choose is a direct problem faced by the developer. How to choose a construction agency should be considered in combination with the characteristics of government-invested projects. First, the purpose is to meet the reasonable needs of users, take into account the source of funds, repayment and management, and integrate various factors to minimize the risk of investment and construction. At the same time, it is necessary to fully consider the work content and main responsibilities that the current agent construction unit should undertake according to the agent construction contract.
At present, the work content and main responsibilities of the agent construction unit are mainly divided into the early stage of project construction, the stage of project implementation and the stage of project completion and acceptance:
(1) In the early stage of project construction, organize the preparation and approval of the project feasibility study report according to the approved project proposal; Organize bidding for engineering survey and design, and report the bid-winning notice to the provincial construction engineering management department for the record; Organize the preparation and approval of the preliminary design and budgetary estimate of the project; Handling the relevant examination and approval procedures for planning, planning, land, demolition, construction, environmental protection, fire protection, water and electricity, landscaping, greening and municipal administration;
(2) In the project implementation stage, organize the preparation and approval of construction drawing design documents; Organize the bidding for engineering construction, supervision and equipment and materials procurement, and submit the bidding, bidding situation and bid-winning notice to the provincial construction engineering management department for the record; Responsible for the negotiation and signing of engineering contracts; Prepare the annual investment plan and annual infrastructure expenditure budget of the project and submit them to the provincial construction project management department and users; Report the quality and safety of the project to the provincial construction administrative department and other relevant competent departments;
(3) In the delivery stage of completion acceptance, organize the intermediate acceptance and completion acceptance of the project, and report the acceptance results to the provincial construction project management department; Prepare the final financial report of the project completion, which shall be audited by the provincial construction project management department and submitted to the provincial finance department for approval. Responsible for the complete compilation and handover of technical data related to project completion and construction, and handle the asset delivery procedures to users according to the approved asset value.
With the reform of the national investment system, it is more feasible to use real estate enterprises as construction agents than other enterprises.
Organizational advantages of real estate enterprises as agents. As an independent enterprise, the real estate enterprise has its own complete enterprise organization. The most important thing is that the functions of the organization are basically consistent with the work content and main responsibilities of the same agent. In addition to leadership, real estate enterprises will also set up functional departments such as pre-planning, planning and design, budget contract, material procurement, project management, regulation and finance, and marketing. These functional departments only cooperate with the special work of the agent in the pre-construction stage, project implementation stage and completion acceptance delivery stage. The personnel of each department correspond to their own roles in the project construction, and there is no role change when undertaking the agent construction project, so it is more convenient to carry out all the work. Moreover, mature real estate enterprises at this stage all adopt project management system. In the process of implementing agent construction project management, it is not necessary to adjust its original organizational structure, but only to set up a new project management department by using the existing organizational model according to the specific conditions of undertaking agent construction projects.
Technical advantages of real estate agency. The real estate industry itself is a capital-intensive and technology-intensive industry. First of all, in the process of its own development, professionals engaged in planning, project management, engineering technology, budget and final accounts, contract management, finance, law and other aspects have gathered. These professionals play their respective roles in different stages of project construction. Pre-project: put forward feasible opinions on the implementation of the planning scheme, participate in the bidding work of survey, design, supervision and construction units, check from the technical and construction perspectives, and assist in the supervision and approval of project safety and quality; Project implementation stage: preside over all kinds of construction technology conferences, check and accept all kinds of construction stages, cooperate with subcontractors of various disciplines to bid, preside over daily production meetings, coordinate the relationship between contractors and supporting units in the later stage, and strictly implement company instructions; Post-service stage: support various professional acceptance, completion acceptance, data submission, delivery and post-delivery maintenance services. Secondly, real estate enterprises will carry out continuous technological innovation in their own development process. In order to meet the needs of market competition, while promoting the continuous upgrading of its products, it will pay extensive attention to and adopt new technologies, new materials and new processes, and some have formed their own patented technologies. These mature technologies have been applied to real estate enterprises' own products, and can be successfully copied to the construction projects they undertake without argumentation and inspection. In addition, based on the needs of market competition, large real estate enterprises will have their own design institutes and supervision companies, which will increase the technical advantages of real estate enterprises as agents.
Financial advantages of real estate enterprises' agents. Although you don't need abundant funds as a necessary condition to be a construction agent, considering the performance ability and anti-risk ability, the financial advantage of real estate enterprises as construction agents is not available to other enterprises. At present, in order to reduce their own risks, most agent construction projects require the agent to provide performance bond, but the amount of performance bond stipulated by relevant policies is on the high side. For example, according to the Administrative Measures of Beijing Municipal Government on the Agent Construction System of Construction Projects, the agent construction unit is required to provide a bank performance guarantee of 10% ~ 30% of the estimated project budget before the project agent construction contract takes effect. Even at the lower limit of 10%, a project agent with 1 100 million yuan should provide a performance bond of 1 10,000 yuan. And if there are some problems in this project, the impact on the supervision unit, project management company and design unit as agents will be even more fatal. In addition, once the agent construction project has financial difficulties, the real estate company can negotiate with the investors and directly convert the agent construction project into a BT project, so that the government only needs to pay the investment interest of the agent construction unit after paying the established agent construction amount, which ensures the normal delivery of the agent construction project and reduces the risk of the agent construction project.
Management advantages of real estate enterprises' agents. The management advantages of real estate enterprises as agents are mainly reflected in project management, fund management, risk management and so on. Real estate agency project management is a classification of engineering project management, and it is the manager of agency project who uses the viewpoint, theory and method of system engineering to carry out the whole process and all-round comprehensive management of the construction and use of agency project. In the agent construction project, due to the complexity and huge of the project itself, it often involves many professional departments, not only the project agent and the project investment unit, but also the government functional departments, design units, supervision units, construction units and so on. In the process of project construction, all participants and their tasks are isomorphic to form a complete agent construction project management system. In the process of agent construction project management, real estate companies can manage their own agent construction projects according to the project management model in the original development process. Because the agent construction project management is the whole process and all-round, including all aspects of the project implementation stage, mainly including: organization and coordination, contract management, information management, investment, quality and progress control, people generally summarize it as "one coordination, two management, three control" or "three control". Real estate companies have accumulated a set of successful experiences in the construction of their own development projects, including pre-development work, bidding (determining design, supervision, and so on).
The real estate development project itself is a capital-intensive management project. In the financial activities of real estate enterprises, funds are always a high-value and highly liquid asset, and fund management is the core content of financial management of real estate enterprises. Real estate enterprises have advantages in fund management and use that other agent construction enterprises do not have. Most real estate enterprises have their own capital budget management system, capital risk management measures and capital supervision and management measures, so the decision makers of government investment should be most assured to hand over the projects to real estate enterprises for construction.
In the process of modern market economy, every enterprise has the possibility of risk in its operation. For real estate enterprises, the risks often encountered mainly include: policy risks, which refer to changes in government laws, regulations, policies and plans, changes in tax rates and interest rates, or risks brought about by special rectification of industries; Risks caused by changes in market factors; Capital chain risk; Personnel risk. Therefore, real estate enterprises should "prepare" for every identified risk in the early stage of the project. The preparation of these risks includes system preparation, manpower preparation and capital preparation. Institutionally, it is necessary to establish a risk management system, formulate a risk management process, implement it in the post, and make a good risk budget. In terms of perfecting risk management measures and improving the ability of enterprises to resist risks, most real estate enterprises can raise their risk awareness and incorporate risk management into their operation and management. In order to make risk management a continuous management activity of enterprises, corresponding risk management institutions and scientific risk management mechanisms should be established. These management systems and mechanisms, as well as the experience gained by real estate enterprises in development and construction activities, can improve their anti-risk ability of agency construction projects.
To sum up, real estate enterprises have obvious comparative advantages as agents at this stage. Because the professional project company is in the stage of cultivation and growth, its fund management, project management and technical management need to be improved and developed; Although supervision units and engineering consulting enterprises have certain technical advantages and on-site management experience in the construction stage, they lack experience in fund management, pre-project management and completion acceptance and delivery. As an agent, the design unit has the limitations of project management, and has no successful experience in project fund management, construction site technical management, pre-project management, project completion acceptance and delivery, and the design unit, supervision unit and consulting enterprise have no reliable source of funds guarantee. As the agent, the general contractor is easily misunderstood as both the agent and the contractor. How to change its role in the actual implementation process is very important and the most difficult. It is necessary to test the ability of the general contractor as the agent in the early management, organization, commissioned design, supervision and construction of construction projects. The shortcomings of investment companies as agents are more obvious. In addition to the financial advantage, it does not have the technical management ability, project management ability and preliminary work ability as an agent. At this stage, although real estate enterprises have comparative advantages as agents, there are still many factors that affect and restrict real estate enterprises to carry out agent construction, mainly in the following aspects:
(1) The most prominent problem is the low cost of agent construction, the lack of effective incentive mechanism, and the difficulty in matching the benefits and risks of agent construction enterprises.
(2) The legal status of the agent is not clear. Because there is no corresponding agent construction system or laws and regulations at the national level, some local management methods simply do not allow real estate enterprises to act as agents.
(3) The service concept needs to be improved. For projects developed by real estate enterprises themselves, real estate enterprises have the freedom to develop their own space, but for projects under construction, they should strengthen their service awareness;
(4) Users and project management agencies are biased against real estate enterprises, believing that real estate enterprises are only investment enterprises and lack the ability to manage projects;
(5) The defects of real estate enterprises as agents. Because the scope of real estate enterprises is basically civil and commercial housing construction projects, they are not familiar with the professional scope of water conservancy, electric power, highways, railways and tunnels invested by government funds, or lack strong technical support, and dare not set foot in the above projects.
It can be seen that at the present stage of the development of agent construction system, real estate enterprises, as agent construction units, have certain comparative advantages over other agent construction units in project management, technical management, fund management and organizational improvement. At present, due to the financial turmoil and other reasons, the business of real estate enterprises is not prosperous, and the state and local governments are increasing their investment in the construction of affordable housing for urban residents. Real estate enterprises can participate in the construction of this sub-project, which not only solves the current predicament of enterprises, but also expands the space for enterprise development and realizes a win-win situation for government investment projects and enterprise management.
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