by Assembly construction cost management is different from traditional cost management.
We should not only focus on the component price higher than the traditional cast-in-place price.
At present, in the incremental cost of precast buildings, the space that can be reduced is limited.
From the overall situation of real estate development, how to better carry out the cost management of precast buildings.
The adoption of EPC mode, large-scale implementation and standardized design are the internal factors to solve the problem of high cost of precast buildings.
Policy dividends such as government subsidies, value-added tax calculation, a certain proportion of area reward, advance pre-sale collection, tax and interest saving are external factors to make up for the incremental cost of precast buildings.
This paper shares the experience of cost control in the three stages of land acquisition, construction and sales in the chronological order of real estate development.
I.
land acquisition stage in the early stage of real estate development, market research and feasibility study are required to provide reference data for land acquisition.
In this link, house price is the core content of the research, the precast building incentive policy and land value-added tax policy of the local government are the focus of the research, and the technical system, financial strength and location layout of precast component manufacturers are the key to the research.
1.
House price is the decisive factor in the direction of cost control.
China implements the “bidding, auction and listing” system of land transfer.
The auction transaction price acceptable to real estate companies generally does not depend on the land cost itself, but is often determined by the expected rise of house price in the future.
The house price is the core index of digesting the prefabrication rate.
The higher the house price, the prefabrication rate can be increased accordingly to reduce the unit construction cost.
This phenomenon is particularly obvious in the first and second tier cities (the house price in the first tier cities such as Beijing, Shanghai, Guangzhou and Shenzhen reaches more than 50000 / m2), and the land acquisition cost is basically not affected by the incremental cost of precast buildings.
In foreign countries, such as Singapore and Japan, the incremental cost of precast buildings is no longer a negative factor restricting the development of construction industrialization.
In China’s third and fourth tier cities, or areas where the house price is less than 10000 yuan, the cost pressure of applying precast construction technology is greater.
2.
Incentive policy and land value-added tax policy are important factors affecting profits.
The combined incentive policy implemented by local governments for precast buildings makes up for the incremental cost of precast buildings to a certain extent.
Such as area incentive policy, cash subsidy policy, advance pre-sale policy, etc.
(Shanghai stipulates that more than 1 / 2 of the main structure can be pre-sale, and Shenyang even stipulates that ± 0 of the main structure can be pre-sale).
These combination policies basically make up for the incremental cost of precast buildings.
Meanwhile, in the process of land acquisition, more attention should be paid to the impact of government subsidies on the critical point of land value-added tax.
The Interim Regulations on land value-added tax stipulates that the preferential policy of exemption from land value-added tax shall be implemented for standard ordinary houses.
If the land value-added rate exceeds 20% due to government subsidies, the real estate company cannot enjoy the tax-free treatment of standard ordinary houses, and the government may subsidize 1 million, Instead, real estate companies pay 10 million more taxes, which is not worth the loss.
3.
Accurate investigation of component manufacturers is the key, and the technical level and location layout of precast component manufacturers are also an important consideration.
There are many forms of precast concrete structure system, and the technical level and production equipment of each precast component factory are different.
For example, the assembly line production equipment with high degree of automation in Germany is not suitable for the precast component requirements of “beard reinforcement”, and its depreciation cost is also higher than that of ordinary domestic production lines; Secondly, the financial strength of the prefabrication plant is the key factor that must be considered.
The settlement of loan pressure is a common phenomenon in the building materials industry.
Once the prefabrication plant has financial difficulties, the ultimate victim of the restriction of construction progress must be the real estate company; Thirdly, the transportation distance.
If the distance between the precast component factory and the project location directly affects the transportation cost.
II.
In the construction stage, the construction and installation link includes three closely related processes: design, procurement (production) and construction.
The cost proportion of this link reaches more than 80%, which is the focus of cost control.
1.
Precast design is the key element of cost control.
Design plays a decisive role in the final cost of the project.
However, at present, precast architectural design is in the re starting stage.
Most architectural design institutes do not have the professional design ability of precast architecture, and the application of BIM Technology is also in the exploratory and starting stage.
This urges the real estate company to improve the integration ability and integrate the traditional design, assembly deepening design, component production and the technical force of the construction unit and the specific situation of the project, so as to achieve the purpose of cost saving in the production, transportation and construction of precast components.
First, determine the reasonable scheme in the project scheme design stage.
The system takes into account the impact of the building scheme on the deepening design, component production, transportation, installation and construction.
Full research and close cooperation in advance will effectively reduce the comprehensive cost.
Secondly, carefully calculate the prefabrication rate.
The decision-making standard is not to meet the prefabrication rate specified by the government, but to split it with the optimal prefabrication rate required by the project.
Too low or too high prefabrication rate will have an adverse impact on the cost.
The design of precast buildings should follow standardization and modularization, and reasonably design the structural form between precast components and cast-in-situ connection, so as to facilitate production and reduce construction difficulty.
Then, conduct a comprehensive review of all disciplines.
The necessary discrimination, induction, coordination and modification can really reduce the post modification and reduce the cost.
If possible, try to use advanced technologies such as BIM system to improve the drawings, find and solve problems in advance, and ensure the unity and perfection of architectural drawings and construction drawings.
2.
The optimization and innovation of procurement management and the procurement of precast components should be comprehensively balanced from the aspects of prefabrication rate, technical system, scale, standardization and capital cost, so as to optimize the comprehensive cost of real estate.
At present, the price of precast components is generally on the high side, about 3000 ~ 4500 yuan / m3 in Shanghai (with the price of steel and concrete floating up and down)..
