Pipeline synthesis, whether this work is temporary or permanent. Is it necessary? Still not necessary. Such problems make many newcomers particularly confused, and even those who have worked for four or five years can't tell why.
It's actually quite simple. Look at the entry of Baidu Commercial Real Estate again:
In recent years, large shopping centers have rapidly become the main force in the commercial retail market in many cities, and traditional commercial properties have been unable to meet their requirements for hardware and software, which has left a huge market gap for the real estate industry, so commercial real estate enterprises that integrate traditional circulation industry and real estate industry have emerged.
According to statistics, since 20 10, real estate began to be tightly regulated, and the New Deal mainly targeted at the residential market, while commercial real estate became the beneficiary of the New Deal of property market regulation. In 20 10, the commercial real estate in China showed explosive growth, reaching a record high. During the period from 20 10 to 12, the investment in the development of commercial buildings and office buildings reached 5598.84 yuan and180.655 billion yuan, respectively, increasing by 33.90% and 3 1.2%.
You are right, because of the rapid rise of commercial real estate, those companies that have been engaged in residential construction in the market have entered a new field.
It is no exaggeration to say that the technical content of commercial real estate and housing is not at the same level. Just two creatures. The complexity of commercial real estate mainly focuses on three aspects:
1: implemented in stages
Before the construction of the community, there were basically blank houses. Even if it was finely decorated, it was difficult to install, and users had no choice. Commercial real estate is different, generally divided into first-class electromechanical and second-class electromechanical.
The primary electromechanical system is mainly connected with the main system of all functions, and the secondary electromechanical system depends on the merchants.
That is, after the commercial real estate investment is completed. Set up specific functional terminals according to the requirements of merchants.
For example, in the first electromechanical stage, it is assumed that the top floor is a catering industry, but it is not specifically Haidilao or South Beauty. It may be a box of horses.
When the investment is completed and it is determined that it is South Beauty, some functional terminal facilities such as lighting, air conditioning, water supply, drainage and kitchen smoke exhaust will be arranged according to the internal needs of South Beauty.
But many times, when inviting investment, the primary electromechanical system has been completed. It may be that the primary electromechanical system does not meet the needs of merchants. In other words, there is no way to connect the pipeline wiring in the merchant with the existing primary electromechanical connection.
Then we must work out a feasible plan at this time. Many of these schemes are handled by the construction unit itself. That is to be a pipeline integrator.
2. The technology is more complicated.
The technology is complex, mainly for various systems. The following are some major pipelines:
Water supply and drainage specialty: domestic water supply system, hot water system, sewage and wastewater system, ventilation system, spray system, fire hydrant system, gas fire extinguishing system, oil drainage system, pressure drainage system, gravity rainwater system, reclaimed water system and siphon rainwater system.
HVAC major: chilled water system, cooling water system, condensed water, VRV refrigerant system, air conditioning hot water system, floor heating system, fresh air system, air supply and exhaust system, smoke control system and air conditioning return air system.
Electrical specialty: high voltage bridge system, main bridge, bus system, power distribution system, lighting distribution bridge system, fire bridge system, fire bridge system, etc.
Weak current major: integrated wiring system, security system, equipment monitoring system, audio-visual system, mobile communication system, and some systems that occupy less space, such as access control, elevator control, patrol system and so on.
There are so many systems that no one can locate them clearly by imagination. Needless to say, those on-site workers have to determine for themselves. The days of construction without drawings are gone forever.
3. More and more commercialized.
Because the market price of real estate is getting higher and higher, and it is much higher than the construction cost, the more floors you make, the higher the profit. Every link will try to reduce the floor height when giving suggestions to the owner.
In fact, determining the height of a building is very simple. Building height = beam height+ceiling space+ceiling net space+floor cushion thickness.
In fact, when the house was hot, the height of beam and slab was studied, and many flat beam designs were made, and the technology was very mature.
The clear height under the ceiling, the general decoration has high requirements for aesthetics. The more commercial real estate, the higher the requirements. Large clear height can improve the quality of commercial real estate, which is directly related to profits and is generally not the focus of optimization.
There is little room for optimizing the thickness of ground cushion.
However, in a sense, the less space on the ceiling, the better. However, in many commercial real estates, the ceiling space may be 1-2 meters or more. This is impossible in residential buildings, many of which don't even have ceilings.
If the space on each ceiling is compressed by one meter, then every four floors can be four meters higher, that is, you can make another floor. Why not?
Who will do this work, and the design institute will do it? At present, it is impossible now, and it will not be possible in the future.
The main reason is that the knowledge structure of design institutes cannot keep up with the changes of the times.
(1) At present, many design institutes regard not violating the strong rules as an achievement in their propaganda. What can they expect?
(2) There are fewer and fewer good designers, or they have gone to Party A. ..
(3) The design fee is getting lower and lower, and it is impossible to cultivate a sophisticated design team.
The above three points have multiplied the complexity of commercial buildings. How to control such complexity.
The predecessor of pipeline synthesis-deepening design came into being. It is mainly set up by many large construction companies with reference to the requirements of companies such as Japan and Hong Kong. At first, it only cooperated with many large-scale foreign-funded projects, and gradually extended from the inside to the outside of major construction company groups.
The market is getting bigger and bigger, and in this process, everyone's mentality has also changed. Before, it may be that the construction technicians of the construction unit arranged the pipeline, or it may be that the designers of the design institute arranged it.
But now, no one, no construction technician or designer thinks it's their job to arrange pipelines. If a project does not deepen the design, it will make people feel that there is a lack of formalities.
Therefore, as long as the construction industry exists, pipeline integration will always follow, and there will be another industry after design, construction, sales and cost: pipeline deepening.
However, the market is really chaotic now. According to the cost per square meter, the quotation for pipeline deepening ranges from 0.3-30 yuan/square meter. According to the calculation of 200,000 ㎡ of general commercial buildings, that means 60,000 yuan is cheap and 6 million yuan is expensive. This is a huge gap.
In this gap of 5.94 million, all kinds of things will appear in the market, and over time, a long food chain will also be formed.
The first floor, of course, is the big boss who can provide a source of livelihood, usually a real estate development company or a large construction company. Abbreviation, source layer
The second layer is those related households that have corresponding relationship with the source layer. It may be a personal relationship or a relationship between companies. Abbreviation, business layer
At the business level, the main ability is business ability. As long as people at the source level can be taken care of, life will continue. After receiving the job, the business layer may do it by itself, which can form its own strength and reputation and is more conducive to establishing its own image. You can also subcontract.
At the third level, sometimes the business layer will outsource again because of shortage of staff, risk transfer or other reasons, mainly to the third level. Abbreviation, executive layer
The main task of the executive layer is work, and most technicians in the market will enter this level. A large number of BIM companies on the market now belong to this category.
At the fourth level, there are some small teams that are close to unqualified and have no office space. They sometimes take over some small jobs from their previous level (called entrepreneur level for short).
Many people at this level are people who have done better at the previous levels. After they come out, they are formed together and can be considered as entrepreneurial teams.
On the fifth floor, there are still some businesses that are mobile and have fixed jobs, and they usually pick up some live people privately, which is called illegitimate floor for short.
Source layer-business layer-executive layer-entrepreneur layer-private activity layer
Among these five levels, the second level is the boundary, which can be considered as the business layer in front and the business layer in the back. Most of the profits will be concentrated in the first two levels. Therefore, if we want to do things well, we must try our best to improve the level, otherwise the cost will not keep up with the quality requirements.
Of course, it's worth it. It is impossible to have low cost and good service quality. It is very likely that others will give up halfway, or simply do it for you. Do you want someone to examine it? Or did you review it, but he changed it, and finally something went wrong, all because of the reviewer?
If it reaches this level, the job can't be done, and the business is basically finished. This is the result that no one wants to see.
In fact, how to get money quickly, reduce costs and satisfy users is the knowledge that all business layers want to know most. We have produced a series of articles: pipeline comprehensive technology and management practice. It was made for this purpose.
The whole series of articles, starting from the three levels of team leader, backbone and novice, tells how to empower people at these three levels and how to integrate them organically into a whole, so as to achieve our goal: get money quickly, reduce costs and satisfy users.
At present, the part about the group leader has basically been serialized. Welcome to watch the comments. The follow-up part will continue to follow up. ......