房地产开发详细流程 精品.docx

房地产开发详细流程 精品.docx

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房地产开发详细流程精品

房地产开发详细流程

目录r__[_9_x 

1.土地投标（商务）                                                     4_

}wWK_FX_ 

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2.土地投标（技术）                                                     6T__Ix_|L 

d4m__=0G_` 

3.土地状况调研                                                         8W$QcDp]#p} 

#_&cI__3i 

4.编制可行性研究报告                                                  10]fm_'ZY&

_ 

_,fk

cp]} 

5.建立公共建筑和住宅小区资料库                                        14@M<|:

Z%.@ 

rJd_,Rdt. 

6.建立优秀设计师信息库                                                15*a_X_F5S 

%`k6w3qI_ 

7.编制设计任务书                                                      16pE_w_"8_U 

S__EOR_SS_ 

8.建筑方案招标                                                        199*$t_!

r{B@ 

h

rmut*<| 

9.规划方案报审                                                        22M_U>k,_:

[_ 

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10.申报计划立项                                                        24__5&xB6_|k 

-VZ

_-<\uH 

11.申办《建设用地规划许可证》                                          25d^_/3（'H_6 

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2_

8h 

12.编制房地产开发流程计划                                              26U2__$d%8G 

_r[1i__*b$ 

13.双代号座标网络计划（房地产开发企业项目管理通用范例）                302*rH?

dz8E

3W_N`y__8l 

14.设计委托                                                            31$oT_dfb_ 

#btLa\H__J 

15.建筑设计优化                                                        33_U0___=_] 

$`APH_jijN 

16.日照分析报告的编制和报送                                            36）iq-yj_O6 

cbeLu'DWB. 

17.编制营销策划书                                                      38>_Wh}f3C_ 

___El_<]b7 

18.选择和确定营销代理                                                  40_1[_

kMO_p 

）q0._0

19.召开扩初设计审批会                                                  425

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p2%KQ_ 

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20.扩初设计送审                                                        43_A"`foI$0_ 

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21.委托现场地质勘探                                                    46}>）_@WL_:

q 

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oa"_ 

22.结构设计优化                                                        49V_mCW6G#M 

bB_}__$' 

23.三通一平跟踪管理                                                    51i_Q_4）;du 

P__N0VQ/.. 

24.土地接管                                                            52p_>vn7;s2# 

_:

`E8Z:

-_R 

25.工程报建                                                            54p_（PM_ZVV` 

iS&l8_@2a_ 

26.申办《建设工程规划许可证》                                          56_$_KUos+% 

_v.Q（v\KV5 

27.工程安全质量报监                                                    58Au_{

8i|w__（5m; 

28.申领《施工许可证》                                                  60I&_MY

__{f 

{g2@6c__t 

29.投资监理委托                                                        62nt;h_ae_J_ 

_w^Lta_ 

30.施工总承包招标                                                      64fbWFLS_m; 

h@:

_TpE+N_ 

31.现场管理台帐                                                        68Z__iYm:

$CJ 

=8r0_（c 

32.图纸管理                                                            70nl（_WJKq' 

o;W`_4S__^ 

33.施工日记                                                            717_M<'ddAN_ 

_0_dA7pY_9 

34.编制会议纪要                                                        7228/A_DZ 

2_p_zF_5h 

35.施工图内审                                                          73}tH[[4t_w, 

MZTx:

_EN!

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36.施工图设计交底                                                      75b_y'DQ00 

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ip_tT（2_ 

37.临水、临电配套                                                      77_~by]xE1Eg 

6_`0mtaQ 

38.申办开工复验红线                                                    79s:

2|c]wQ#R 

._s<*_'B7& 

39.施工技术方案优化                                                    81___S#-wl2z 

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40.委托勘丈                                                            83uGwJK`!

_~ 

xXY_.AoO

6 

41.楼书及宣传资料制作                                                  85$`8Ar,_Xz` 

__]_,ZzI 

42.选择首届物业管理单位                                                86>6~k9>nDb< 

+vNZW@_$D_ 

43.申办《预售许可证》                                                  88_A_s_Px_?

iweD_@b

_ 

44.组织房展会                                                          90W__（25T_bQ 

#Ei,

（xiP_ 

45.商品房销售合同的网上备案和登记                                      91$_55U+）_C< 

SR^_cpZoi_ 

46.商品房定金合同的网上备案                                            93uK（"<_u|_ 

'JZJF_E7_Z 

47.编制工程预算                                                        94FZ_|CqD"# 

\A_%eG& 

48.编制项目计划书                                                      96__\_dlph 

_2/36_dGFH 

49.审核验工月报                                                        98R__GIoI]_ 

1_^dJ_g__8 

50.工程拨款                                                           100%dm-__?

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51.甲方采购                                                           102?

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F 

52.施工安全管理                                                       105_]__h!

`I_X 

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53.施工安全巡视                                                       108.mL#6P!

d3^ 

s_T1&e5`W 

54.施工图修改                                                         110D）;'_pKl_ 

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55.工程例会                                                           112i2Jq|9,g 

PoShQR_<__ 

56.现场签证                                                           114__va|rO#.= 

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57.工程质量事故处理                                                   116Uh|>_Skic4 

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58.索赔                                                               118pKJK9@A_d 

_*（_GZ^QH. 

59.样板引路和封样验收                                                 122（A/0@_f1# 

}Ia_0"J4 

60.隐蔽工程验收（土建）                                               124PI|`vC|yy& 

W_7UtA.2LT 

61.隐蔽工程验收程序（安装）                                           126I___4I{nI 

q42F

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62.竣工备案制验收                                                     12845}v_^|Je\ 

\&A+s4c"） 

63.公建配套                                                           133$W!

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64.供电配套                                                           1355M?

mYNQR/H 

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65.供水配套                                                           139_aIvBY78o 

z]@W[_MHY 

66.排水配套                                                           142D6_=HYqdj 

#_q4*]qGHm 

67.消防配套                                                           144rB_]W,8~_% 

_zg_]Drm 

68.燃气配套                                                           147r7__X_D&Y 

fy_kI_,!

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69.环卫配套                                                           149_a%[q|oyR 

_4_%bTj,H# 

70.卫生防疫报批                                                       151_nGZ\_<-_ 

+#v4B?

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71.通信配套                                                           153_Ac:

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lS{4dvr?

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72.有线电视配套工程                                                   155BD1K_H_;_ 

U2&_HSE|2J 

73.绿化配套                                                           157_LV=^js_Q5 

Rkr^

Z?

/GH 

74.邮政配套                                                           159x（yX0,P/7 

p5q_x=p~c_ 

75.安全技术防范配套                                                   160\6c8z/O7_ 

%g-0__O#8} 

76.门牌报批                                                           162_[,\i__[[< 

（l;C%O7*_ 

77.申办“使用粘土砖”核定                                             163=u[rOU{X"W 

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78.结建民防工程建设管理                                               164cCYl$MskZ 

hC|KH}aCR） 

79.工程竣工档案编制验收和报送                                         168\jx0ZH_R 

Yg|_l?

d" 

80.申办规划验收                                                       172&Ky3Jb<:

Gt 

+Gp!

c_GaAm 

81.公司内部验收                                                       174@qpYDnJ:

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VE_r6uvB_ 

82.申办入户许可证                                                     175/H._（d_4C 

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83.申办大产证                                                         177a$la_RtId7 

IMw_"_eV 

84.编制工程决算                                                       179_#%:

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K:

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85.物业移交和接管                                                     181n=;';（wR[ 

_5>N__6VeM 

86.预售商品房的物业交付                                               1833_"f）*w7d 

_p6B.s_G4 

87.代办小产证                                                         185.A）\F",X 

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88.项目总结                                                           186wxH（&CB-{ 

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89.项目资金管理                                                       188MT;SRAm_Ur 

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90.项目贷款                                                           190\.K_\YAM_< 

1}i&HIr!

b_ 

91.项目经济效益测评                                                   192g5lmUKlQ$0 

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92.成本管理                                                           194yS1__b,cxz 

I}6_DoLbV 

93.成本核算                                                           201H1aV}KD__ 

N_#<_zEAB 

94.课题组研究成果报告摘要                                             206Z;|0"K

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95.课题组研究成果评审意见                                             209o_

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游春波

2010-08-2413:

58

土地投标（商务）/GSI_.t__O 

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1．作业目的7n_95>as_ 

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土地投标分为商务标和技术标两大部分。

其中商务标包括投标报价、开发企业资质、企业简介、从业业绩、银行资信、可行性报告等内容。

由于商务标在整个投标评分系统中所占的比重往往达70%左右，因此能否编制好商务标是投标成败的关键。

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2．作业依据_5GFn_fc_} 

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政府土地管理部门发布的土地公开招投标信息，公司年度开发计划，地区地形图。

D_Pxu3,Y 

|_ShRxE3@' 

3.决策岗位 总经理：

负责土地投标书（商务）的批准和签发。

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h8-tbHgpb 

主管岗位　总经济师：

负责投标书的最后通稿，向总经理和董事长汇报并商量决定投标报价。

xAz4_ZXj=q 

3L]^x9Cu_） 

协管岗位　总会计师：

对财务部提供信息资料的真实性负责，对筹资方案的可靠性负责。

f_E__iEfu 

446hrzW>@ 

 主办岗位　土地开发：

负责向各相关岗位提出投标书所需信息资料收集的具体要求，并负责按时汇总，编制商务标的标书，校核商务标和技术标的连贯性和一致性。

n_kj'A_H"2 

;<@O^_+

协办岗位　营销策划，成本控制，成本核算，融资会计：

按土地开发岗位的要求，按时提供书面的资料信息，并对其的真实性和客观性负责。

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4.紧前工作条件q

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获得土地招标文件和相关技术指标要求。

RcM0VbR"EU 

6_4>[p_ZF8 

5.作业描述VEEeQ__y__ 

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5.1组织现场踏勘ZDmk_<}A-U 

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