III 摘要 自上世纪80年代以来，我国的房地产行业逐步启动并发展壮大，尤其是在98年 取消福利分房制度以后，借着我国的城市化春风，中国房地产行业获得了跨越式的发 展，创造了大量的商业神话和建设奇迹。根据2018年统计数据，我国的房地产总市 值已超过全球当年的GDP总值，因此不管从存量还是增量的角度来看，我国的房地 产行业均为全球第一，是世界最大的房地产单一市场。我国房地产行业也早已经从曾 经的跟随者成为了行业的领头羊，继续发展的道路已经没有多少先行者的经验可以借 鉴，房地产管理的研究进入了全新的的探索阶段，设计管理作为房地企业的管理的核 心内容自然成为房地产企业管理研究的重要领域。 本文从房地产企业的设计管理实务出发，结合房地产项目设计管理的技术属性和 管理属性，充分研究设计管理的主体（设计管理人员，管理制度）和客体（设计单位， 设计图纸），明确研究主体和客体的内涵和外延。利用现代企业的管理理论进行系统 的分析，解构和重组，理清房地产企业设计管理的核心问题和管理目标。本文通过对 研究对象ZTJH公司和上城项目的剖析和梳理，从三个重要的方面来研究设计管理。 首先是在进度管理方面充分考虑房地产项目的进程特点，对房地产项目的全流程进行 总体性的概括和总结，摈弃现有的主要以设计研究单位的工作进程为主要脉络的流程 进度管理方式，从适合现有房地产行业开发节奏的角度来提出新的项目划分阶段和管 理节点；其次在质量管理方面总结了以往项目的失败教训，对质量管理的方式提出了 反思，并创新性的引入了新的质量管理工具和体系；最后在成本控制方面以全项目成 本为视角，不拘泥于设计本身的成本，全面考虑设计对建造成本的影响，试图研究建 立全局性的质量控制体系。 在研究过程中也充分结合管理学，系统工程及工程管理学等学科领域的相关理论 和研究工具，结合案例实际采用类比，多因子分析，系统分析等研究方法对设计管理 中质量，成本等客观变量进行定性和定量分析，进而找到对研究企业进行管理优化的 方法。 房地产行业的设计管理有较为明显的个性特征，往往要结合企业的自身特点来量 身打造才更能够符合企业的实际需求，也更容易发挥作用。本文也是针对具体的研究 对象而进行的针对性的研究，部分研究内容和结论可能会有研究对象的特殊性，但仍 然希望通过本文的撰写为设计管理这一较为特殊的管理领域找到一种具有普适性的 研究方法，提高设计管理的整体水平，为我国蓬勃发展的城市建设服务。 关 键 词：房地产， 建筑设计， 管理， 成本， 进度，质量 ABSTRACT V ABSTRACT Since the 1980s, China's real estate industry has gradually started and grown. Especially after the abolition of the welfare division system in 98, china's real estate industry has achieved leapfrog development, creating a large number of commercial myths and construction miracles. According to 2018 statistics, China's total real estate market value has exceeded the world's GDP for the year, regardless of the stock or incremental point of view, China's real estate industry is the world's first, is the world's largest single market for real estate. China's real estate industry has long been from the former followers to become the industry leader, the road to continue to develop has not many pioneers can learn from, real estate management research into a new stage of exploration. Design management, as the core content of the management of real estate enterprises, has naturally become an important field of real estate enterprise management research. Based on the design management practice of real estate enterprises, combined with the technical and management attributes of real estate project design management, this paper fully studies the main body of design management (designer, management system) and object (design drawings). To study the connotation and extension of the subject and object, analyze the management theory of modern enterprises, deconstruct and reorganize, and clarify the core problems and management objectives of the design and management of real estate enterprises. Through the analysis and combing of the real estate project of ZTJH company, the design management is studied from three important aspects. First of all, in the progress management to fully consider the real estate project process characteristics, the overall process of real estate projects to summarize and summarize, discarding the existing mainly design research unit work results as the main context of the process progress management, From the perspective of suitable for the existing real estate market, put forward the new project division stage and management node, secondly, in the quality management aspect summarizes the failure lessons of previous projects, reflects on the way of quality management, and innovatively introduces new quality management methods and systems, and finally, in the perspective of cost control, the whole project cost as the perspective, Not only the cost of the design of the project itself, but the comprehensive consideration of the design cost and design on the construction cost, try to study the establishment of a global quality control system. In the course of research, combined with management, management information system and 西安电子科技大学硕士学位论文 VI engineering management related theoretical and research tools, combined with actual cases, using analogy, multifactor analysis, system analysis and other research methods, the use of entity and network questionnaires on the design of management of personnel behavior and other subjective variables for qualitative analysis, the use of grid method, grid method, Charting method and other ways to design management of the quality, cost and other objective variables qualitative analysis, to draw a conclusion in line with the characteristics of the enterprise, and then find the research enterprise management optimization method. Real estate industry design management has a more obvious personality characteristics, often combined with the characteristics of the enterprise to tailor to more in line with the actual needs of enterprises, but also more easily play a role. This paper is also for the specific research object of targeted research, some parts also have the particularity of the research object, but more hope that the writing of this paper for the design management of this more special management field to find a universal research method, for China's booming real estate industry services. Keywords: Real Estate, Architectural Design, Management, Cost, Progress, Quality 插图索引 VII 插图索引 图3.1 上城项目效果图 ....... 14 图3.2 ZTJH公司前期项目结构成本对比图 .... 23 图4.1 制图看板 ................... 35 表格索引 IX 表格索引 表3.1 ZTJH公司设计阶段划分 ........................ 16 表3.2 ZTJH公司前期项目设计导致延误汇总 17 表3.3 曦城项目设计周期与施工周期对比 ...... 19 表3.4 上城项目返迁住宅面积调整汇总 .......... 19 表3.5 上城项目返迁住宅面积调整汇总 .......... 23 表3.6 上城项目返迁区与竞品项目用材对比表 ............................. 24 表4.1 上城项目设计阶段划分及主要工作内容 ............................. 29 表4.2 项目难度系数修正表 .............................. 30 表4.3 各类设计单位的特点 .............................. 37 表4.4 设计招标评价权重 ... 39 目录 XV 目录 摘要 ......... III ABSTRACT ............................ V 插图索引 VII 表格索引 . IX 符号对照表 ............................ XI 缩略语对照表 ..................... XIII 第一章 绪论 ......................... 1 1.1 研究背景及意义 ..... 1 1.1.1 课题研究背景 ............................. 1 1.1.2 课题研究意义 ............................. 2 1.2 研究内容及研究方法 ............................ 3 1.2.1 研究内容 ...... 3 1.2.2 研究方法 ...... 3 1.2.3 论文结构 ...... 5 第二章 相关理论综述 ......... 7 2.1 项目管理相关理论 . 7 2.2.1 项目管理的定义 ......................... 7 2.2.2 项目管理研究现状 ..................... 7 2.2 设计管理相关理论 . 8 2.2.1 设计管理的定义 ......................... 8 2.2.2 设计管理研究现状 ..................... 8 2.2.3 房地产项目设计管理研究现状 . 9 2.3 小结 ....................... 10 第三章 ZTJH公司房地产项目设计管理现状分析 ...................... 13 3.1 研究对象简介 ....... 13 3.1.1 ZTJH公司简介 ......................... 13 3.1.2 拟研究项目简介 ....................... 13 3.2 设计进度管理现状 .............................. 15 3.2.1 设计阶段划分 ........................... 15 3.2.2 设计进度控制 ........................... 17 3.2.3 设计管