Purchasing real estate business

The real estate industry is an integrated industries, while the industry is a resource integration, pre-products from the project planning, project planning, design, surveying, construction, materials and equipment to advertising, landscaping, decorative Dengjun need to purchase. Procurement activities in the real estate business and thus occupy an important position, on the maturity of the management of procurement activities, direct impact on product quality and cost, the enterprise is not in place prestashop the procurement aspects of management, resulting in delays in the cases submitted to the lack, so real estate procurement management industry is a very important part of every growing real estate companies want to be serious attention and carefully studied the subject. Here in the consultation process with our sum up experience and comparison with the excellent business analysis, engineering, materials, equipment, management of procurement activities of some of.

a real estate enterprise procurement management system

the organizational structure of the real estate business in our contacts in the procurement management functions are virtuemart template defined in terms of some kind or another problem, summed up are: Group and the project's lack of authority does not meet the requirements of the company's strategic development, such as the requirements of the project cycle is very tight, but the tender procurement and approval procedures involved in too many groups, affecting the efficiency improvement; procurement management lack of oversight function, a department have the final say,virtuemart template, or individual persons only, the lack of the impartiality of procurement, the procurement process is also easy to breed in violation of laws; procurement management functions of design is not complete, lack of supplier evaluation and management and information collection and updating of the database functions.

1, prestashop real estate business principles of the procurement function to set the real estate business purchasing department

set by firm size, corporate culture, professionalism and corporate control of the mode, but different. First of all procurement functions to solve the problem of the division and the division of authority, the other aspect is improving the oversight function. General in the group, the group level, focusing on planning and oversight functions, the implementation of the project is subject, or the division of authority by a certain group and the project procurement authority, the powers and responsibilities clearly defined. Group size in non-real estate company, or between different departments and projects are divided between the Department, but different implementation and oversight functions should be subject to complete in order to achieve improve procurement efficiency and reduce procurement costs, and the formation of internal open, just, fair and honest procurement environment and atmosphere.

Second, the real estate business by purchasing functions of the department in complying with the above principles

based on the subject of procurement management division should have two levels: one level, the more inclined to procurement system of the overall planning and supervision of the development of procurement systems management processes, procurement specifications, standard procurement contracts, bidding processes and document templates and other fine work processes, monitor the implementation of procurement activities, while establishing a unified procurement information system, to the sharing of procurement resources, and suppliers from the company level and to establish strategic partnerships, the establishment of the company strategic sourcing process in order to purchase products obtained when price and excellent quality, thus reducing procurement costs and improve profitability of the business to respond to future real estate industry as a whole profits decline, the formation of the company's competitive advantage. Another aspect is the implementation of the main procurement activities, the specific implementation of procurement activities, the preparation of procurement plans, tissue engineering, materials and equipment procurement activities, the organization of the supplier evaluation and on-site materials, equipment management, the number of approved and so on, which project management departments, such as project, engineering materials, such as supervision and on-site inspection of materials, equipment management.

the division of functions on two levels is not fixed, according to such factors as the size of enterprises to adjust, to establish a complete and systematic procurement management system, but in general, implementation and oversight functions should be separated due to lack of supervision in order to avoid causing loss of control of procurement management, to avoid causing additional damage to the enterprise.

Third, the procurement process key performance indicators and key points of the procurement activities to determine

goal is to ensure the overall project schedule, quality and cost control targets to reach, which we have under the Housing real estate project objectives of the procurement process to analyze key performance indicators, put together the following key indicators as the control objectives of the procurement process of the reference. Relevant departments in the development of performance indicators can refer to the formulation.

1. Procurement process key performance indicators measure

class name definition

A (number of) the accuracy of procurement plans and the plans to purchase the number of actual use of the ratio of the number of completed procurement plan

rate of the number of procurement projects and plans to complete the ratio of the number of

Q (quality) procurement rate of production batches,prestashop, the procurement of qualified products, the batch acceptance rate and the actual procurement of a batch of new materials

The new technology adoption program completion rate of new materials, new technology uses the number of items and plan to use the ratio of the number of items

C (cost) rate of achievement was the procurement cost of purchasing the product cost and target cost ratio

unilateral project cost in the procurement of materials, equipment, the percentage of the cost of unilateral construction cost amount of material and equipment cost and target cost ratio of unilateral

T (time) rate of timely completion of the tender program requirements in accordance with the process completed on time limit the proportion of tender

R (risk) materials, equipment procurement delays in construction delay caused by the number of days according to the project actual number of days to be expected based on the above statistics

indicators for different departments in the procurement activities to assume the duties of the purchasing department to develop appropriate decomposition, or the relevant department and job performance indicators, such as the sample set of board design department plans to complete the assessment, technical part of the preparation of tender documents such as the quality of the assessment.

2. The key point of the procurement process, the main method of input, output and control the activities of purchasing management

many things, how to seize the key to procurement activities, a clear control requirements and methods to achieve the control objectives demands? Based on the above procurement process to develop key performance indicators should be controlled by analyzing a clear focus on key points of the procurement process, the activities of the main input and output and control methods:

prestashop key points of the procurement process the major input prestashop output control

procurement method to determine the overall project implementation plan, project schedule, material and equipment needs, outsourcing project requirements, technical requirements and costs related to the objectives and requirements and other procurement methods clearly identify the procurement method to determine the principles and procurement of products according to the type of results , close to the level of impact the project schedule, procurement, product quality and to determine the stability of such materials, equipment, procurement of the main procurement methods and clear; the total package procurement contracts through the project, define the total package and sub-projects and the procurement of the main sub-projects

product configuration list of strategic sourcing, procurement planning, product technical requirements. Strategic Sourcing list of materials, strategic sourcing agreement. Clearly defined list of strategic sourcing of materials, different products to determine the method of choice strategic partners to develop strategies and monitor the implementation of the procurement agreement.

procurement information database providers to establish and maintain vendor information to be acquired by, qualified suppliers selected conditions of entry of vendor information, and the list of qualified suppliers to provide products, technical information and product price levels. Established the use of information systems supplier information database. Create a form, clearly different products supplier information content requirements, the establishment of access standards for qualified suppliers to realize the sharing of supplier information and constantly updated.

bidding project bidding plan, bidding points, product technical requirements, list of qualified suppliers and other tender documents, including the evaluation methods; bids, bid notices and contracts, agreements and so clear that the draft tender technical requirements, supplier qualification, evaluation methods, the tender process should be impartial, fair and open tender documents through the review or audit, to ensure complete and accurate.

supplier qualification management engineering, materials, equipment, information providers, suppliers, supplier past performance, qualifications and other providers to develop access standards for suppliers, supplier inspection records, the records of the supplier evaluation , primaries and updated list of qualified suppliers eligible for audit of suppliers, vendors access standards, performance standards and conformity assessment process supplier evaluation standards and evaluation results of the public release of an open and transparent supplier management information system.

prepare the necessary contract management contract, technical documents and information, tender information and other standard form contracts, contract review and approval of the record, entered into various contracts and its accompanying documentation for technical and quality requirements of the standard contract text and review, contract technical requirements, commercial terms and contract review process the formulation of the full and timely.

Fourth, the choice of procurement method to determine

many real estate companies on the choice of procurement method, there are still considerable arbitrariness, and some major decision is the boss word; some rely solely on individual employee trust, commitment to the decisions by individual employees most of the product procurement tasks, although some of the methods used bidding, but most of the procurement activities duel to take the same approach of a tender, the tender process cumbersome long cycle, leading to the impact of progress, how to select the procurement method? We believe that the process should give a clear determination of the design method.

1, the type of procurement method

by the real estate industry works, materials and equipment procurement are strategic sourcing, bidding, purchasing, and direct commission proposed standard, etc., and some companies The project also uses a centralized procurement of products, unified centralized procurement from suppliers in order to increase purchases and strive to obtain preferential prices. According to procurement engineering, materials, equipment, and the progress of the project types and the close relationship between the stability of product quality, product cost control the degree of difficulty, procurement of the main choices have different ways. Procurement of materials classified as a purchase materials, purchase materials, a set B, A refers to the B share, B share four categories of fixed B. In the works are divided into the total package and sub projects. Procurement of the main division of the general principles according to the following, usually signed a contract with the general contractor to determine.

1) A purchase materials (equipment): The amount of large, high quality requirements, a greater impact on the quality of real estate, construction progress with the less demanding, can be relatively independent of construction equipment (installation) and finished materials can take a share way.

2) A set B to purchase materials: the design phase can not be fixed plate, and the material differences between the brand (quality, price) a larger effect on real estate and a great influence on the quality, the Party should focus on control, and and more closely with the duration of the construction unit; information vary greatly in price of materials (or information not on price) for purchase by way of a fixed B.

3) Party A brand range, B procurement of materials: engineering common effects and quality of real estate has little effect, and there are three or more of price, quality, close; and information price close to, and construction schedule and more closely match the material.

4) B B share of the material set: all similar materials on the market prices are close to the real estate did not affect the effectiveness and quality of basic, and information value is very close to the material.

2. Procurement method to determine

procurement method for identifying key for a material (equipment) and B share a given material (equipment) and total package procurement and subcontracting Party.

1) Strategic Sourcing Strategic Sourcing

is for a company to improve quality, reduce costs, increase efficiency purposes, and certain of its suppliers to sign agreements directly purchases. The main methods of strategic sourcing operation in the multi-project real estate company adopted unified general headquarters by the group to negotiate with suppliers, through the tender to determine the strategic partnership and signed a strategic cooperation agreement. The current real estate company purchased materials and equipment implementation strategy are: elevator equipment, room equipment, air conditioning units, paint, tile, electrical products, access control systems and building decoration materials. Such as building materials supermarkets and the Shenzhen Branch B & Q has real estate Co., Ltd., Guangzhou City, Hopson, Pearl River Investment, Shanghai real estate developers such as the hinterland of the Group signed a cooperation agreement.

2) Bidding Bidding

including supplier pre-qualification, tender document preparation and award, back to the standard, opening, evaluation, calibration, negotiation and dissemination of the process of winning notification. Bidding is divided and inviting public bidding tender. Bidding procurement method to determine the size and the general based on the procurement division of procurement authority to determine, as part of the bidding process more time-consuming, and therefore determine which products are tender, should focus on a number of large volume, high value products. The procurement of products in general to take direct market rates, negotiated procurement of or invitation to the subject manner. Specific needs through a clear bid by purchasing the product categories and procurement methods to determine the amount of tender materials, equipment, scope of procurement.

3) Engineering

procurement activities to determine the total package beprestashope the advance of individual sub-project must be started directly from the contract; the total package works in a number of highly professional, industry competition more intense, the market level and there are certain differences between the fixed level of the project also works as a total package Party nominated sub-projects, through the tender to select suppliers. The amount of scattered works within a limited, can be taken directly to parity purchasing project management approach, other are used tender option.

Fifth, the establishment of supplier management system

supplier management system, establish and regulate real estate business buying behavior, the formation of the internal open and transparent procurement management system and establish a good supplier partnership is very important. By working with suppliers to establish long-term, stable relations of cooperation, joint efforts to reduce costs, improve cost-effective, and through cooperation with leading suppliers to the enterprise market, the benefits of publicity and promotion, and enhancing mutual trust with suppliers, in full effectively improve the communication cost, so as to achieve mutually beneficial win-win good results. At present the establishment of supplier management systems, many real estate companies is not enough attention to the degree, so the intensity of supplier management is still very weak.

1. Supplier evaluation and incentive system, establish and Materials Information Library

1) the purchasing department should collect vendor information, the establishment of supplier information database, the accumulation of information suppliers and product information for the selection and identification of procurement products provide full and accurate information.

2) set clear standards for short-listed qualified supplier, the supplier preliminary screening, inspection and judgments, to meet the requirements included in the list of qualified suppliers do not meet the requirements of the supply also failed to establish internal Business (blacklist) records, provide information for future selection and basis.

3) create incentives for suppliers, punishment and support policies, mobilize the enthusiasm of vendors and punish violations, the formation of an open, transparent and fully shared within the Vendor Management System.

2. Vendor performance evaluation

1) purchasing organizations to receive vendor products and services sector, the supplier's product quality, service quality, internal management, resource protection and compliance, were evaluated and scored. Products, cooperation with the good, good service providers and follow-up under purchase price evaluation of the implementation is given. Also summarize the procurement of material weaknesses in the procurement data entry database.

2) to establish management systems supplier integration, product supply good quality and reasonable price, qualified by the evaluation of the level of giving different points according to score, the more points in the follow-up work or materials available supply is priority right to choose.

3. Material procurement departments should establish the functions of information collection and research initiative to study the materials market, and provide relevant reports to the design departments for reference, the design department of material information to grasp fully, in the design process to fully consider the material quality, price, and Optimization to replace and update the requirements.

VI bidding process control methods

Bidding is now commonly used in the real estate business purchasing, but its effect very different, and some is only a form of , through the bidding process did not really find the right suppliers; and some enterprises and blindly continue to keep the prices down through the lowest bid and the way of choice of suppliers, resulting in suppliers with low implementation of the project, proposed changes, visa and more with the duration and refused to pay the Housing and Development and other bargaining units, and ultimately on the construction quality and progress of the adverse effects.

1. Tender with the relevant departments and segregation of duties

1) To ensure the independence of bidding to ensure fairness, equity, efficiency, general bidding should be set up leading group of independent (or Committee) of the bidding prestashop subject of a large amount of collective decision-making. To avoid collusion or the following hiding on the upper prestashop lower (higher speaks little) of the situation.

2) need to be in the bidding process design department and project management departments of the strong support of the preparation of tender documents as part of the technical requirements, determine the material model, the subject to participate in technology assessment and evaluation process, in the draft contract drafting and so on.

3) cost management departments should limit the cost of procurement of products made to participate in the preparation of tender documents underlying business, the subject of evaluation in business to participate in the tender documents for business and technology analysis and calibration process.

2. tendering procurement process / evaluation criteria and methods

1) the bidding process for selection of bidders should establish clear selection method, and explicitly tell prestashop suppliers or contractors prestashop to open, fair prestashop impartial.

2) Organization of the tender documents for review or audit of the technical and commercial terms to ensure a clear, free of omissions.

3) under the list of qualified suppliers and supplier integration, select the highest-ranked unit to issue invitations to tender, tender documents issued.

4) evaluation of the bid evaluation process should be pre-established criteria, and the formation of a number of departments and professionals to participate in the evaluation team, based in the tender evaluation methods were developed prior to the technical standards and business targets analysis and evaluation, and finally consolidated OK.

5) to take on-site centralized opening, evaluation, and try to take on-site opening, bid evaluation, in order to avoid because of the time, the process is longer, bring to the supplier coordination through irregular channels, activities room.

seven, the management of the procurement process of implementing the procurement implementation

Although there is no significant role in the tendering process, but in some of the details of the management in place, it easy to form the holes and on the quality of the project caused influence, and sometimes even deny the preliminary work will be completed the work, so companies still have to pay attention to, regulate the management of the procurement process of implementation.

1, purchasing materials should be determined prior to the implementation model, refined decoration or construction model model room, and the material model are numbered, logos and uniform registration and management, procurement, implementation process, in strict accordance with model acceptance.

2, procurement of materials, should provide a clear acceptance inspection methods and materials management system. That can not be purchased by a model material, must re-examine a model organization, recognized only after delivery.

3, a clear determination of model B for the material means of ensuring the quality of B for the materials meet the requirements.

4, overstaffing of materials and materials over plans for the management of the amount of residual materials management, materials and the payment, settlement and other material consumption should be clearly defined review.

eight benchmark enterprise procurement bidding management features of

tender procurement department in the early work is a measure of the degree of involvement of a real estate company purchases an important indicator of the level. For the introduction of new technologies, products, or purchase product performance requirements than the conventional, in the early design stage is necessary to explore the relevant market conditions, to achieve better value for money (because the institute is virtuemart template very little to economic considerations .)

1, pre-procurement activities, procurement activities in the real estate development in the value chain to do the whole process of participation, and try to pre-set clear standards, such as project development stage: to provide material price change information, provide a reference for the cost estimates; in the project design stage, to collect material information, providing new materials, new technologies of information and materials related to the material model, the basis for the design of choice, especially in the design room decoration materials, fine selection of cost significant influence. Research results and materials to provide material specifications, models, performance and other aspects of reference information and price information for the design of cost control and provide a reference list of materials development.

2, pre-procurement preparatory work, preparation of tender documents for reference templates and standard form contracts, vendor information database of qualified and unqualified list of qualified suppliers and supplier information, supplier selection and tendering for the job good preparation.

3, establishing libraries and vendor information sharing mechanism, so that designers, project managers through the platform on the market price of the material changes and changes in a comprehensive understanding of the selection board and set design changes can have a reasonable choice. Can fully consider the material cost of the upgrading and optimization of factors, from the source control procurement costs.

4, after the establishment of the supplier evaluation and integration system, and gradually form a long-term business cooperation with suppliers partnership, achieve mutual benefit and win-win situation.

5, Group-based multi-enterprise projects simultaneously, a strategic procurement process, concentrate on the strategic procurement to reduce procurement costs and the best resources.

These are just a combination of consulting experience and experience in the conduct of a number of summary and exploration, not a comprehensive procurement solutions, business solutions, the overall procurement management systems need to structure and process of procurement the overall design and implementation of comprehensive and effective, can only be really improved.