Why do real estate agents always ask designers to work overtime?
The domestic economic downturn, many architectural designers jumped to the design institute inside the real estate company, did the building design "food chain" upstream manager. So what is their mode of production? Xia Jun tells you, Why do some designers always stay up late? What does a real estate company want?
Current situation and reflection of real estate design management
Author: Xia Jun
I have been working in a real estate company for more than ten years. I am often asked if the real estate drawing is designed by the design department. The house is built by the construction unit. What are you still doing? What's the difference between a real estate designer and a designer in design company? This question has been puzzling for many years.
In the real estate company, I have done the engineering, done the cost. It's much more stressful to do design management now. The design determines the time for the approval of the application. The design determines the cost of the project and decides whether the project will sell well or not. It can be said that design determines the "life and death" of the project.
The design department of real estate is most affected by the downstream department is the drawing schedule and the quality of the drawing. The delay and modify is the two big problems of design department. The staff of the design department sometimes complain that it is the design institute is doing what relation with me? The design institute is also very grievance, you come not to change diagram is to urge diagram. The construction drawing has been changed, and today said tomorrow should be finished. Believe this is happening in many real estate companies.
Most real estate companies have design departments, including architects, structural engineers, hydropower engineers, decoration designers and landscape designers. Its responsibilities are project design management. The design task is outsourced to the design company through bidding or direct delegation. Both parties are doing project design management. The main reason for the above problems is whether the designers and designers are overlapping or misplacement.
As can be seen from the above table, the design company and the real estate design department are all in the project design management. However, the content and emphasis of the design management of both sides are different.
There will be no disagreement as to the relationship between the two parties. The design company completes the submission of the design drawing according to the design specification issued by the real estate company. This is a common real estate development management model.
First of all, the designers of the design department of the real estate company should distinguish between "products" and "works". Every design person, especially architecture, has a work that is ideal. As a real estate company, the design must be market-oriented, and must be tested by market consumers. Do what customers want, not what we want to do. The core of its design is "what to sell" and "to whom". Instead of giving it to the design institute, "draw it first." There was a joke on the Internet that a designer was in a coma after a car accident on the way to work. "Party A agrees to the picture... " A few minutes later, the designer rolled over and said I was going to draw the picture... .
A similar "cold joke" is a lot. I have also done the design and have resonance to their hard work. To submit design drawings or tender documents for a week in order to work overtime. When I see these jokes, I only have a bitter smile, which seems to be a cruel reality that can't be changed.
The designer keeps changing the diagram, and part of it is a routine revision of the audit opinion at each design stage. More and more revisions are due to the unclear or uncertain positioning of party a's project. The project cost fluctuates, and party a's internal opinion does not unify the design plan. The key points of the design specification issued by the investor are incomplete and not detailed. It's really hard working with designers.
Good design management for real estate is not about design, but about design out of design and more participation in market planning cost measurement work. The preparation of the book can be targeted to reduce the repetition. As the design of party a, we should pay attention to three objectives: function, form and cost. The function mainly solves the use problem, such as the convenience, the comfort, also is the humanized design that we often say. The form is mainly the architectural style and the external aesthetic considerations. Cost is the project investment target control, each construction cost, the cost deviation will cause the design repeatedly.
And as a design company, you need to change your mindset. "I'll wait for you to tell me how to do it" to "you tell me the direction and the requirements, and I'll decide what to do." Many design institutes in China, especially construction drawing units, are more like a "closed machine". This is not unrelated to the vicious competition of design fees in China. Designers spend most of their time in front of the computer and out of the market. Understand the intention of party a rather than the mechanical execution of the task book, and put the functional improvement in the first place and party a to study and realize the customer demand.
Secondly, China's design market is currently divided into serious sectors, and one project cannot be completed in one design. On the one hand, the building design unit lacks the ability of special design personnel, the door window, curtain wall, landscape, intelligence, fine decoration and so on need the second design. On the other hand, such as civil defense, power supply, water supply and environmental protection are in semi-marketable condition. These designs are lagging behind the construction drawing design from the current construction process.
Not only is it hard to avoid design changes, but the schedule has an impact, and it can even make big changes. Therefore, for real estate designers, multi-line operation and resource integration are important qualities of design management. This requires the design department manager to effectively integrate internal and external resources. In the design stage of the project, the design and construction units that make doors and Windows, curtain walls, landscape, intelligent and fine decoration participate in the project, avoiding the later modification and adjustment. The elevator, air conditioning and other equipment provide the purchasing department's bidding in advance, and determine the technical parameters before the construction drawing design... . The design personnel management object and scope of the real estate company can not only be the design institute, it is not good design management to keep the design institute day by day.
In actual design management, we need to have a reasonable evaluation method for the performance evaluation of designers and design units. There is a story of three brothers. Big brother of Bian Que - cure before the disease attack, actual result is good, performance appraisal is low? Bian Que 2 elder brother -- cure in the beginning of the disease, actual results, in the performance evaluation? Bian Que -- treating the disease seriously, the actual effect is poor, the performance evaluation is high? This kind of imagination is reflected in real estate design interior and design unit. I met a designer, who said to me: the design institute is designed without multiple pipes, and we can design optimization to show our ability. And some design units will also have, in the process of the later secondary design conditions intentionally not to consider, marked "a second design by party a", to guarantee the drawing time. The design changes will also come with the design fee.
因此，我对“设计优化”一直抱有不同的看法。设计优化的多少是判断一个公司设计管理水平的表现，很
Therefore, I have always held different views on "design optimization". How much design optimization is to judge the performance of a company's design management level. How much design optimization is to judge the performance of a company's design management level. Many of the "design optimizations" are actually repeated error repetitions and corrections. As the project design management of the real estate, we should constantly summarize the experience and lessons, and form the design standard to the design unit. It is the goal of management to let the design unit make fewer mistakes.
From the beginning of the project to the delivery room, the constant "redrawing" has prompted me to reflect on the large number of real estate design management in China. The design management of real estate should be managed out of the narrow sense, but the design of the management mode of the enterprise. Design is not an improvisation of the artist, nor should it be a designer's pursuit of individuality. In modern economic life, design is increasingly becoming an organizational behavior with a purpose, a plan, and cooperation with various disciplines and departments.
The position setting and personnel quality of the traditional real estate design department can not be done according to the professional correspondence of the design company, so as to avoid duplication with the design company. The specific implementation responsibility of the design is delegated to the design company through the contract. Property design and design management comprehensive market research, product research, the effect of core responsibilities such as control, cost control, which changes the real estate enterprises in the management to hold the investors, straighten out the internal and external management responsibilities.
Although the land developed by the real estate is monopolized by the state, the land market elements are incomplete. Therefore, the real estate industry presents a semi-market-oriented operation mode. Although the domestic real estate market is affected by the government regulation, it is in a downturn. However, the domestic future economy is bound to continue to develop, and the demand of consumers is also increasing. Compared with the level of architectural design in developed countries, there are many gaps in domestic real estate, but the gap is the potential of development. Clear architectural design is closely combined with people's life, love life, pay attention to details of life, from people's inner demand and behavior habit of thinking of architectural design, really reflect the design concept of "building life philosophy". Strengthen the communication and communication of effective information of the design unit, and continuously improve the design management at the operational and theoretical level. To provide consumers with higher quality products is the ideal and action target of every silver sea person.
