1, determine the project cost target.
In the decision-making stage of real estate investment, developers actually need to have a preliminary estimate of the market positioning and quality requirements of their own real estate projects and a preliminary calculation of the project cost. In addition, the preliminary cost calculation should be reflected in the project design process.
Since real estate is a commodity, it has the same characteristics as other commodities, and value engineering management can be applied, that is, under the premise of satisfying the engineering structure, quality and use function, efforts can be made to obtain the best economic benefits.
In value engineering, value is defined as the ratio of function to the cost of realizing it. Its expression is: value = function/cost. Function is the specific function and use of a product; Cost is the total cost from research and production to use according to the functional requirements put forward by users. Generally speaking, there are five ways to improve product value: one is to keep the function unchanged and reduce the cost; Second, the cost remains unchanged and the function is improved; Third, the cost has increased and the function has been improved even more; Fourth, some secondary functions have declined, but the cost has been greatly reduced; The fifth is to improve functions and reduce costs. By refining functions, removing redundant functions, and implementing key control on high-cost functions, the project cost is finally reduced and the best economic benefits of construction projects are realized.
At present, the design bidding method of combining project cost and design scheme in real estate project design is beneficial to effectively control project cost while ensuring project market positioning and quality. On this basis, real estate enterprises should further calculate and optimize the project to determine the final target cost of the project. There is still great potential to further reduce the development cost in this respect.
2, the project target cost control
After the project cost target is established, how to effectively control the cost is an important guarantee for whether the real estate project can finally make a profit or get rich returns. In a mature real estate market with little background change, the market positioning of real estate is relatively stable, so it is particularly important for project cost control. In the implementation stage, we especially need to do a good job in the following main aspects of cost control.
2. 1 Reasonable arrangement of project cycle
The occurrence of project cost involves the whole construction cycle of the project. Scientifically and reasonably arranging the construction period can effectively control the target cost decomposed into individual items according to time nodes. From the project construction preparation, through the construction process to the completion handover, the cost control work should be accompanied by all stages of the project, such as working out the best construction scheme together with the general contractor in the project preparation stage, reasonably arranging the construction sequence, carrying out the construction according to the design requirements and construction specifications, making full use of the existing resources, ensuring the project quality, reducing the construction cost and reducing the project rework fee. Make the project cost under effective control from beginning to end.
At the same time, according to the time limit for a project and the construction progress, the time nodes of all supporting work are arranged accordingly, so that all the work carried out around the project can be carried out in an orderly manner.
2.2 Strict control of Jian 'an costs
Strictly controlling Jian 'an cost and reducing project cost is another important content of target cost management of real estate projects. In practical work, although the project can be completed on time and with good quality, the project cost is seriously overspent and the expected income cannot be realized from time to time. Therefore, when signing a contract with the construction unit, it is necessary to improve the optimization design on the premise of ensuring the quality, invite experienced consulting companies to prepare strict bidding documents and contract texts, and have all-round constraints on contractors, predict possible situations in advance, and prevent the construction unit from finding various reasons to claim compensation during the project implementation. According to the common practices and relevant norms of the construction market and construction industry, it may cause unclear responsibilities, mutual wrangling, impact on construction cost, delay in construction period and other factors. It should be agreed in advance and determined in legal form to ensure that both parties perform as agreed.
The cost management department shall, jointly with the project management department and the supervision engineer, analyze the technical changes and construction changes in the construction process to minimize the changes. For technical changes and construction changes, a confirmation sheet (technical contract sheet and construction visa sheet) should be signed before construction. If the project schedule is tight, it should be carried out at the same time. If there is any increase or decrease in items, the price shall be reviewed in time to avoid unverifiable conditions and unnecessary disputes between the two parties. In short, all functional departments should strengthen monitoring, strengthen budget review, and strictly manage economic visas and engineering changes.
It's a good idea to hire an independent professional price appraisal agency. This work should be involved in time at the beginning of the project implementation, assisting the construction unit to track and count the actual quantities of the project construction and the selection price of materials in time, especially the changes of concealed works, so as to lay the foundation for the final accounts audit and cost control of the project.
2.3 Strictly control the price of materials and equipment.
The cost of materials and equipment accounts for about 70% of the project construction and installation cost, and the cost control of engineering materials is an important link in the project development process. For some major materials and equipment, Party A generally supplies or limits the price. Real estate enterprises should establish a price information network to timely and accurately understand the latest price information of materials and equipment in the market. Attention should be paid to whether the positioning of various materials and equipment is consistent with the grade of real estate, and whether it is economical and reasonable. For the bulk materials in the equipment order, we should shop around or invite public bidding for procurement. On the premise of satisfying the construction, you should grasp the timing of placing an order. The same materials and equipment will have different prices due to different grades of origin, that is, the equipment of the same brand will have different prices due to different sales agents. It is necessary to establish cost awareness and form a cost control mechanism.
Materials not supplied by Party A can be controlled by price limit. The cost management department, the engineering management department and the supervision engineer should properly participate in the material ordering of the construction unit, and can recommend relevant manufacturers for analogy; At the same time, it is necessary to control the purchase price of materials, supervise the quality of materials, and reasonably limit prices on the premise of ensuring quality.
2.4 Reasonable arrangement of construction funds
Real estate enterprises must raise funds reasonably, ensure project development and control the cost of funds. Real estate enterprises generally have a high asset-liability ratio, which is one of the loans to banks; Real estate enterprises must raise funds reasonably, ensure project development and control the cost of funds. Real estate enterprises generally have a high asset-liability ratio, which is a hurdle for lending to banks. Therefore, in order to broaden financing channels, real estate enterprises should choose appropriate financing methods according to the length of investment period, the capital status of enterprises and the recovery of funds.
For enterprises that invest in multiple real estate development projects at the same time, due to the large amount of investment and the pressure of funds, it is necessary to ensure the development of multiple projects through financing, and to avoid the high capital cost caused by excessive occupation of funds. If we have a very accurate forecast of the capital income and expenditure in the development process of each project and a clear understanding of the capital operation of the enterprise, we can work out the best capital plan and minimize the capital cost of the enterprise.
For example, according to the fact that the company has a lot of real estate development land and is short of funds, it allocates some of its own funds for the development of a project, and at the same time uses trust financing to solve the problem of land purchase funds in the early stage. After obtaining the "four certificates", according to the arrangement of construction funds, we gradually paid the construction funds from the bank and returned the loans from the previous trust financing, and then returned the loan funds and trust funds with the sales proceeds, which achieved good results. Trust financing can effectively avoid the problems of incomplete "four certificates" and inability to obtain bank loans, and can solve the problem of early investment; It can also rationally optimize the capital structure to make it have the ability to refinance; This effectively avoids the problem of high asset-liability ratio.
3. Rational use of tax policy planning.
Real estate development enterprises should carry out scientific and comprehensive tax planning for the whole company in order to effectively reduce the tax burden. The financial department of an enterprise should formulate corresponding reasonable tax avoidance measures according to the characteristics of various taxes.
The taxes of real estate development projects mainly include business tax and surcharges, income tax and land value-added tax. Land value-added tax is levied progressively according to the value-added amount. If the tax planning of real estate projects is carried out reasonably, these three taxes should have greater tax avoidance space.
The main ways for tax policy to plan real estate development projects are: reasonable distribution method; Pricing planning; Income planning; Preferential policy planning, etc. If we can share the expenses reasonably and make full use of preferential policies, the planning space will be great.
As the tax law stipulates that the sum of the amount paid by a real estate development project to obtain the land use right and the real estate development cost can be deducted by 20%, the expenses of the third phase can be deducted within 10% of the sum of the amount paid by the real estate development cost, and the land value-added tax can be exempted if the value-added of ordinary housing does not exceed 20%. Therefore, if the development project involves ordinary residential and other real estate development, it should be considered not to calculate the land value-added tax separately (provided that the local tax allows), and different value-added rates can be obtained to choose the value-added tax that should be paid; You can also control the value-added of ordinary houses to no more than 20% by increasing the amount of deduction items and reducing the sales price of real estate. During this period, the three expenses shall reach the upper limit of 10% of the development expenses as far as possible.
4. Conclusion
The target cost management of real estate enterprises is the management of all employees and the whole process. Enterprises should have a sound cost management system, strengthen cost supervision and analysis in the implementation process, and feed back cost information in time. It provides a basis for the formulation and adjustment of enterprise marketing strategy, which will enable enterprises to obtain greater economic benefits.
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