Completion settlement refers to the final project cost prepared after the completion of the project based on all project cost-related information such as completion drawings, meeting minutes, design changes, and on-site visas. It is the final summary after the completion and acceptance of the project or each sub-item. It should ensure that the settlement scope, content and pricing standards are consistent with the scope of the contract; the amount of work shown in the completed drawings is consistent with the actual completion, and accurate calculations are made; the completed project and Services, supplied materials and equipment must meet the quality requirements stipulated in the contract and pass acceptance inspection.

In combination with completion filing and profit settlement, the reviewer should pay attention to the strategy and rhythm of the settlement review.

Analysis of the causes of common problems in settlement

There are many disputes in settlement, resulting in untimely editing and even serious delays. First of all, the product positioning is vague and the design is changed at will, resulting in the total contract price or unit price. Difficult to cover and lock down.

Secondly, the bidding drawings are not deep enough.

On the one hand, the design institute does not provide technical specifications for materials and equipment, resulting in vague technical requirements, unclear contract interfaces, and unclear risk definitions. The bidding unit is unable to prepare a complete bill of quantities, list items, or If the description is unclear or has many missing items, the bidding unit cannot quote accurately, and the price competition is limited, making it difficult for developers or construction units to reasonably evaluate the bid price;

On the other hand, due to the insufficient depth of the design drawings and other issues The solution had to be postponed to the construction stage, and the construction unit had to adopt an open-ended contract, which resulted in poor contract rigor, many disputes and on-site visas, and difficulty in locking in costs. The construction unit also had to spend a lot of time and manpower on coordination.

Once again, the contract is too detailed.

On the one hand, the construction party split a large amount of materials into A supply contract or A-B supply contract. The number of contracts ranged from dozens to hundreds. For this reason, a large number of manpower had to be arranged to be responsible for the materials. Confirmation, procurement, coordination, management and acceptance of goods;

On the other hand, contract splitting has made the project contract relationship more complex, and the construction party has to assume direct management responsibilities and the general contractor should For some of the responsibilities assumed, there is often a phenomenon of passing the blame during project progress and settlement, resulting in ineffective costs and even progress delays.

Finally, the contractor did not prepare the construction drawing budget in a timely manner, and the Ministry actively checked the pre-settlement with the investment supervisor. The reason was that the general contracting (to the structural capping) construction, the temporary contract valuation or the high profit level , or its internal management chaos.

10 key points for project settlement review

1. Make preparations for settlement review

First of all, the contractor or designated subcontractor or supplier should be required When submitting the settlement for review, attach a commitment that the settlement price will not be adjusted.

Secondly, the contract text of the project or sub-item should be reviewed in detail to understand the scope of the contract, the interface division with other contractors, and the pricing model.

Thirdly, the completeness and accuracy of the as-built data should be checked, especially whether the design changes are fully reflected in the as-built drawings.

Finally, you should contact and communicate with the project management department and on-site supervision in a timely manner to fully understand the on-site conditions of the project or sub-project, which will facilitate the integrity of the settlement review work.

In addition, planning is also very important. Taking Evergrande as an example, the Evergrande Cost Control Center formulates the budget preparation plan for each project based on the drawing time of the construction drawings of the general office; the cost control center formulates the budget preparation plan according to the project management The center prepares the project settlement review plan based on the settlement data provided by the center; the cost control center prepares the project settlement review plan based on the settlement time reported by the contractor.

2. Review the building area

On the one hand, attention should be paid to the adjustment of the building area that may be caused by design changes, and the cost consulting company should be reminded to pay attention to the difference between the construction drawings and the actual building area, and contact the cost consulting company if necessary. The area calculated by the architect or cost consulting firm or contractor is compared floor by floor.

On the other hand, if the building area is different from the settlement, all parties are required to reach an agreement on the area difference; if the building area is adjusted, the relevant data of the mechanical and electrical professional settlement should be checked in a timely manner.

3. Review settlement information

Take Evergrande as an example. In addition to general requirements, settlement information also has personalized requirements:

In terms of earthwork settlement, The delivery site elevation map and the completed surface elevation map that have been unanimously confirmed by Party A's on-site engineer, cost engineer, supervision engineer and construction unit must be provided.

The elevation map must have clear boundary lines/grading/working surfaces and other actual conditions (except for grading/working surfaces stipulated in the contract, which must be divided into detailed grid calculation diagrams (10×10) and related calculation books) ;

In the settlement of pile foundation projects, the original on-site records of pile driving for pile foundation projects, including pile number/pile specification/current soil elevation/pile top design elevation/pile delivery length, etc., must be provided by Party A’s on-site engineer, The cost engineer, supervision engineer and the construction unit must sign and confirm the agreement of all parties;

For component project settlement, the construction unit must make detailed completion drawings for the on-site engineer of the project management center and the designer of the general engineering office Confirm after verification, and submit the bidding drawings and change visa as the basis for settlement for comparison;

For settlement of garden construction/greening projects, the settlement information must be submitted to the engineer of Party A's engineering management center through the garden construction /Confirmation by the relevant greening engineer, and the settlement verification opinion signed by the garden construction/greening engineer;

For the model house project, the engineering management center engineer will take over the corresponding settlement data handover work; it is necessary to provide the approval The description of the current situation of the model house and its appendix with the acceptance opinions; if the main material prices are tentative at the time of bidding, the cost control center must confirm the corresponding main material prices according to the design requirements.

Materials and equipment settlement. , the original "Material and Equipment Acceptance Form" and the supporting "Material and Equipment Price List" signed and verified by the supplier/supervisor (except in the case of no supervision)/general contractor/Party A must be provided as the basis for settlement.

The key points for checking Evergrande’s settlement data include:

Whether the data is complete and whether there is a copy of the price settlement;

Whether the completion acceptance report is complete, especially Pay attention to whether the completion date, construction area, etc. in the acceptance report are completed;

Whether the project settlement work handover form is completed completely and whether the person in charge of the project management center signs it;

Pay special attention to the description of the completed drawings, instruction changes, and the description of the current payments in the handover order

4. Check for over-calculation items

Over-calculation errors in settlement are usually due to errors. The content expressed in the design or as-built drawings exceeds the scope of the bid or contract; or the project quantity calculation rules stipulated in the contract are different from the conventional understanding.

So, you should read it carefully before checking and settling. The contract (or divided according to conventional assumptions) and the calculation rules for the project quantity, ensure that the settlement content is consistent with the content and calculation rules stated in the contract.

Common multiple calculation items include but are not limited to the following 6. Types:

The first is the large base plate erecting steel bars that have been agreed to be included in the unit price of steel bars or measures;

The second is the 1m erected steel bars that have been agreed to be included in the unit price of earthwork excavation. ?3; Concrete blocks inside;

The third is the interior painting of walls and floors, the waterproof layer of toilets, etc. This is the working interface between the civil engineering general contracting and the secondary decoration subcontracting;

Four. They are electrical pipes and cables, switches and sockets, air-conditioning vents, hot and cold water supply pipes, weak current pipes and cables, etc. This is the interface between electromechanical and secondary decoration subcontracting;

The fifth is pipe penetration, Embedded parts and equipment foundation are the interface between the civil engineering general contractor and the mechanical and electrical subcontracting;

The sixth is the embedded parts at the interface between the civil engineering general contractor and the curtain wall subcontracting.

5. Do a good job in price review

The first is to review the unit price.

First of all, review whether the unit price of each sub-project listed in the completion settlement is in line with the unit price agreed in the contract, including the contract unit price or fixed unit price, and whether its name, specifications, unit of measurement and included project content are consistent with the contract. Or the unit price estimate is consistent with the price list.

Secondly, when converting unit prices, you must first check whether the converted sub-projects are allowed to be converted in the contract or quota, and then check whether the conversion is correct.

Thirdly, when supplementing the contract unit price or quota and the unit valuation table, it is necessary to review whether the preparation of the supplementary quota complies with the preparation principles and whether the calculation of the unit valuation table is correct.

The second is to review the fee collection standards.

If fixed-amount pricing is adopted, the fixed amount executed when the expenses are incurred and the charging standard corresponding to the fixed amount will be calculated based on the completion settlement time.

Attention should be paid to whether the classification of construction projects is consistent with the nature of the project and the specified indicators, and whether there are high standards for charging fees; whether the calculation base for each fee is in compliance with the relevant regulations; whether there are any fees beyond the regulations. Fees, etc.; labor unit prices, start-up fees, management rates, profit sharing, etc. must be implemented in accordance with the provisions of the contract.

The third is to review deductions and write-offs for materials supplied by A.

If part of the project or sub-projects uses materials supplied by Party A, when using fixed pricing, the fixed budget price of materials supplied by Party A must be deducted after tax; if there is a discrepancy between the quantity supplied by Party A and the actual usage of the project Any differences will require material write-off, and the oversupply portion shall be deducted according to the supply price.

The fourth is to review Party A’s payment and withholding.

In the project or each sub-project, if Party A pays and withholds the project water and electricity bills, etc., the reviewer should settle the expenses.

The fifth is to review the rewards and fines stipulated in the contract.

In the project or each sub-project, if there are various types of awards and fines according to the contract, such as quality, construction period, etc., this cost should be settled.

In addition, according to the contract, the warranty money for the project or sub-project should be calculated and reserved, and all settlements must be calculated and verified before being signed and sealed by the three parties.

6. Review project quantities

The following five methods can be used to synchronize or cross-check project quantities:

First, use statistical data and experience to review the main project quantities The content per square meter is first subject to preliminary approval to determine whether it is within a reasonable range.

The second is to use the overall planning method to review planes such as building area and floor slabs, decorative surfaces, ceilings, and suspended ceilings, as well as vertical planes such as facades and their finishes, windows, balcony doors, curtain walls, and exterior feet. The rationality and correctness of relevant data such as hand, facade or plane coefficients.

The third is to review the rationality of the concrete and steel content indicators of columns, beams, floor slabs, and shear walls floor by floor or select typical floors such as basements, podiums, standard floors, and roof floors.

The fourth is to spot check or measure the concrete content and steel bar content of typical column network structures.

The fifth is to conduct 100% calculation and review of project quantities on a regular or irregular basis.

7. Review time point

The review of the general contract settlement can be carried out simultaneously with the cost consulting unit; the settlement review of the designated subcontracting or supply contract can be arranged in the cost consulting unit After the unit submits preliminary review opinions.

Take Evergrande’s requirements for audit time as an example:

If a project cost consulting company is entrusted to conduct an audit, in principle, the time for issuing a preliminary audit report for the audit of a project below 10 million yuan shall not be allowed. If it exceeds 20 days, the time for issuing a preliminary audit report for a project exceeding 10 million yuan shall not exceed 30 days, and under special circumstances shall not exceed 45 days.

The cost control center’s response time each time it receives feedback from the construction unit: within 2 days for orders below 100,000 yuan, within 3 days for orders between 100,000 yuan and 500,000 yuan, and within 5 days for orders above 500,000 yuan.

The review time of the Group Financial Management Center is generally within 5 days from the date when the settlement information is complete, and the comprehensive review time is within 10 days within 500,000 yuan. Municipal supporting facilities and garden construction projects will be completed within 25 days.

If the above is not completed within the time limit (except for delays caused by the audited unit itself), the director of the responsible department will be fined 50 yuan for each day of delay.

8. Give full play to the role of the cost consulting unit

There must be requirements for the cost consulting unit, such as requiring it to provide calculation manuscripts, and communicating the above inspection results with it, and requiring it to Party A will further negotiate with the contractor based on its review opinions.

When entrusting a cost consulting company, Evergrande’s cost control center inspects and screens the consulting units that prepare pre-settlement, determines the entrusted objects, and then reports them to the cost leader for review and the general manager for approval; the cost control center Responsible for signing a detailed cost consulting entrustment contract for budget settlement preparation and review with the entrusted party; the cost control center is responsible for tracking and understanding the preparation or review status of the cost consulting agency, urging the consulting agency to perform the cost consulting entrustment contract, and reviewing the preparation results of the consulting agency.

According to the relevant regulations of Evergrande, a project cost consulting company is entrusted with auditing and settlement, and the consulting fees should be controlled according to the following standards:

If the project cost is less than 5 million yuan, the consulting fee should be The consulting rate should be controlled within 3~8‰, and the consulting rate for more than 5 million yuan should be controlled within 2~6‰.

Single installation project settlement audit can be appropriately increased by 0.5~1‰ on the above basis, if the quality control of the consulting company’s final audit report is within the error rate specified by the company (the initial audit error rate should be controlled within 3 %, and the reexamination error rate should be controlled within 1%). When the annual consulting fee of the consulting company is lower than the fee calculated by the minimum rate mentioned above, the cost management center can calculate compensation to the consulting company based on the minimum consulting fee to ensure that the consulting company Work motivation.

The maximum consulting fee is not higher than the maximum consulting fee stipulated above. The billing base is calculated based on the finalized cost. It must be stipulated in the consulting contract. When determining the above billing base, if the original The construction contract is a lump sum contract, and the total price of the original contract should not be included in the billing base.

The settlement consulting contract must stipulate that the company has the right to entrust other units or self-organized personnel to review the initial review amount of the consulting unit. If the review reduction rate exceeds 2% but does not exceed 3% (including 3%) , the company only pays the audit fee based on 70% of the settlement audit fee, and the consulting unit also has to bear the audit fee for the re-examination (the re-examination audit fee is charged at the basic audit fee of 1‰ of the re-examination of the project cost, and the commission for the reduction is calculated at 5% of the reduction) ), the company has the right to directly deduct the audit fees payable to the consulting unit. If the review reduction rate exceeds 3%, the company will not pay any audit fees to the consulting unit, and the prepaid audit fees will be refunded by the consulting unit.

The project cost audit consulting contract must adopt the company’s corresponding contract template.

All contracting contracts that require project settlement must clearly stipulate:

The settlement provided by the contractor must be realistic and calculated truthfully in accordance with the provisions of the contract. If Party B falsely reports and exaggerates the settlement amount, the calculation If the error rate exceeds 5%, the excess audit fee will be borne by the contractor. The audit fee will be calculated based on the reduction amount multiplied by 4%, and will be deducted directly from the project settlement amount by the company. The above error rate is defined as: (Amount submitted by Party B for review? Final audit finalized amount) )÷Final audit finalized amount × 100%).

All contracts that require on-site engineering economic visas and design change visas must clearly stipulate:

The content of the budget in the visa form must be complete and accurate, and the information reported by the contractor must be The supplementary budget amount shall not exceed 10% of the amount approved by the company. Otherwise, the company will charge 10% of the excess amount as liquidated damages, which will be deducted from the total settlement price of the project, and the contractor's quota in the company's contractor evaluation system will be reduced. Ranking.

9. Select the design unit and improve the depth and quality of drawings

Take Evergrande’s drawing requirements and ledger management as an example:

First, Evergrande's general engineering office provides design drawings (white drawings) to the cost control center, and the data clerk of the cost control center must go through the sign-in registration procedures and establish a design drawing receipt and receipt ledger.

Second, the design drawings must clearly indicate the section to which the project belongs, the location of the project, the name and code of the unit project; the type of units and the number of buildings in the current period (district) of the project.

Third, the design drawings must be clear and accurate in size, with detailed specifications, models and standards of equipment and materials. If it is decorated, there must be clear decoration standards, and the product grade, specifications, and models must be clear. If a set of pictures is used, the objects and changes in the set of pictures must be explained.

Fourthly, if any design drawing clarification, change, modification or adjustment occurs during the budget preparation process, the design representative will reply to the project cost control center in writing or mark or sign on the calculation drawings; relevant issues will be handled by the general engineering office and cost control The center communicates in the form of a business contact sheet. Design response time is not included in the budget preparation time.

Fifth, if the document clerk finds that the drawings are incomplete and does not meet the conditions for budget preparation, he may refuse to accept the drawings.

Sixth, the cost control center must keep all the design drawings and related materials provided by the general engineering office to the cost control center until the project is completed and settled, and archive them with the data clerk of the department for at least It will be more than 5 years after all project works are completed and settled.

In addition, for the auditor, it is necessary to strengthen the plan and rhythm of project development, pay attention to and strengthen the planning of bidding and procurement, and ensure a reasonable time for bidding and procurement; strengthen and refine the bid return analysis and Inquiry and confirmation work to reduce and avoid the recurrence of contract disputes; strengthen contract management, project records and archives management; strengthen prior guidance, process management, and post-assessment assessment of investment supervision.

10. Other matters needing attention in the settlement process

The amount of work to be settled shall be based on the as-built drawing. If the as-built drawing is unclear, the budget personnel must obtain confirmation from the project management center or go to the construction site. Conduct on-site measurements on-site; especially for projects that are not marked on the drawings, have no special requirements in the specifications, and have actual on-site construction and higher standards, the on-site engineer documents must be confirmed and meet the requirements of the project contract before actual settlement can be given.

If the settlement unit price is stipulated in the contract, it shall be implemented in accordance with the contract provisions; if the settlement unit price is not stipulated in the contract, it shall be determined with reference to the quota and the market's reasonable low price;

Deduction A Multi-use material fees for materials and equipment supplied by third parties (the difference between the actual quantity of materials received from Party A minus the settlement amount multiplied by the unit price of excess deductions for materials supplied by Party A). At the same time, sufficient attention should be paid to the over-supply and under-supply of materials and equipment supplied by A; the over-supply and under-supply quantity should be checked and confirmed with the on-site engineer, and the reasons for the under-supply and under-supply should be analyzed and passed Analysis to further verify the correctness of the settlement quantity. The material price difference is strictly adjusted according to the material price limit.

Determine the total settlement price according to the settlement method specified in the contract. During the preliminary review of the settlement document and verification with the contractor, the materials supplied by A, cooperation management fees, liability deductions and other expenses are confirmed and deducted according to the contract. ;

During budget preparation, if the construction organization design and the actual site elevation are not provided in time, resulting in the project and engineering quantities not being calculated according to the construction organization design and the actual site elevation, the cost control center must require this in the settlement. The Engineering Management Center provides construction organization design and actual site elevation, and makes corresponding adjustments to the original budget.

If there are more than two settlements for the same project or two or more contracts are signed and more than two settlements are made, attention should be paid to the connection between the project quantities of the previous settlement and the subsequent settlement in the installment settlement. The previous settlement must be Use text or icons to mark (explain) the settled range and location. Afterwards, the settled time period, location and range of each previous settlement book must be checked before settlement to avoid duplication. Field engineers are required to indicate the actual construction location or distance for each settlement when submitting information to the cost control center.

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