房地产与建设项目管理汇总专业英语.ppt

房地产与建设项目管理专业英语,Unit1CharacteristicsofRealEstate,Realestatehasmanyuniquecharacteristicsthatmakeitdifferentfromothertypesofproducts.Thecharacteristicscanbedividedintophysicalandeconomicfeatures.房地产有许多不同于其他产品的特性，这些特性可分为物理特性和经济特性.,PhysicalCharacteristics,1ImmobilityBeingimmobility,thelandissubjecttocontrolofthestateandlocalgovernmentsunderwhosejurisdictionitexists.1固定性由于土地是无法移动的，因此，它受所在州或者地方政府法规的控制。,2LackofStandardizationEvenifthephysicalfeaturesoftwohomeswerealmostidentical,zoning,deedrestrictions,ortitleencumbrancecouldmaketheirvaluesconsiderablydifferent.2标准缺乏性即使两处房屋的物理性能几乎形同，而所在区域、契约条件或债权资格均可以使房屋价格有很大差异。,3LongLifeRealpropertymayhavealifespanof10to200ormoreyears.3使用年限长房地产有10200年甚至更长的使用寿命。,4IndestructibilityIndestructibility,fourthphysicalcharacteristicsofland,causesrealestatetobeadurableandrelativelystableinvestment.4不易损坏性不易损坏性是房地产的第四个物理特征，这使得房地产具有耐久性，而且是一种相对稳定的投资。,EconomicCharacteristics,Inadditiontothephysicalcharacteristics,landalsohasitsparticulareconomiccharacteristics:scarcity，,fixedinvestment,location,improvements.Theseeconomiccharacteristicsalsohaveanimpactonthemannerinwhichrealestatebusinessiscarriedout.除了物理特性外，土地还具有特殊的经济特性，诸如稀缺性、投资固定性和地域性以及改建增值等特性。这些经济特性对房地产中的交易方式产生影响。,1ScarcityThereisnoscarcityoflandassuch;however,landofspecificusesinspecificlocationsisfrequentlyinsufficienttomeetdemand.1稀缺性土地并非会稀有到这种程度，但是对于特定地点特定用途的土地却常常供不应求。,2FixedInvestmentMostmodificationsorimprovementstothelandcannotbemoved,anditmaytaketwentyorthirtyyearstorepaytheinvestment;thus,theinvestmentislonglasting.2投资固定性大多数对于土地的改良和开发都是不可逆的，而且其投资回收期可能长达二三十年；因此这种投资是个持久的过程。,3LocationSimilarpiecesofrealpropertymayhaveextremelydifferentvaluesjustbecauseofthedifferenceinlocation.3地域性仅仅因为地段的不同，两处相似的房地产可能会拥有完全不同的价值。,4ImprovementsThefourtheconomiccharacteristicoflandisitsabilitytobemodifiedorimproved,withtheassociatedimpactuponthevalue.4可开发性土地的第四个经济特性是可以被改良和开发，从而对其价值产生相应的影响。,MarketCharacteristics,LocalMarketsRealestatepricesarehighlyvulnerabletolocaleventssuchasplantlayoffsordeclineinlocalindustries.本地市场房地产价格非常容易受到当地诸如工厂停工、工业衰退等事件的影响。,UnorganizedmarketsWesawthattheimmobilityofrealestateresultsinlocalmarkets.This,inturns,causestherealestatebusinesstobehighlydecentralizedand,toextent,unorganized.无序市场我们看到，房地产的不可移动性导致了本地市场的形成。这种不可移动性进而造成了房地产交易的分散甚至一定程度上的无序。,UnbalancedSupplyandDemandTheremaybeastrongdemandinsomecitieswhereeconomicconditionsaregoodand,atthesametime,aweakmarketinothercitieswhereemploymentisloworindustriesaredeteriorating.供需不平衡在一些经济条件较好的城市，其房地产市场往往有着强烈的需求；同时，在其他一些就业率较低或者工业陷入衰退的城市，其房地产市场常常比较疲软。,PrivateTransactionsAlargepercentageofrealestatetransactionsarebetweenindividualbuyersandsellswhereneitherpartyisintherealestatebusiness.私人交易相当比例的房地产交易都是在个人买家和卖家之间发生，他们双方都不能算作参与了房地产生意。,Unit2InvestorsinRealProperty,Investmentinrealpropertyiscarriedoutbyprivatepersons,privatetrustsandtheinstitutionsinsurancecompanies,pensionfunds,charities,propertycompanies,propertybondfundsandpropertyunittrusts.Tosomeextenteachhasdifferentobjectives,andsotheirpreferencesdiffer.,房地产的投资者包括个人，私人信托和某些机构保险公司，养老基金，慈善团体，房地产公司，不动产债券基金以及不动产信托。从某种程度上来说，它们都有各自的不同投资目标，因此也有不同的投资侧重点。,PrivatePersonsAnybodywhopurchasesapropertyratherthanrentingisaninvestor.Thesatisfactionorreturnreceivedshouldatleastequalwhatcouldbeobtainedif,instead,premiseswererentedandthemoneyinvestedelsewhere.个人任何购买而不是租赁不动产的个人都是投资者。物业价值的实现或者回报应不低于投资者出租该物业或作其他投资所得的回报。,InsuranceCompaniesByandlarge,life-insurancecompaniestrytomatchassetstofutureliabilities,andthislargelydeterminesthespreadoftheirportfoliosasbetweenshortandlong-termfixed-interestinvestmentsandequityholdings.保险公司一般而言，人寿保险公司努力使他们的现有资产与将来的债务相平衡，这在很大程度上决定了其投资范围：包括短期的或长期的固定回报率的投资和股本的持有。,PensionFundsThesmallerpensionfundsinvestinpropertyindirectlythroughpensionfundpropertyunittrusts,whosetrustdeedslimitmembershiptopensionfundsandcharitiesenjoyingtaxexemption.养老基金小型的养老基金一般通过投资养老基金不动产信托间接地投资房地产。这类信托规定其投资者只能是享受免税待遇的养老基金和慈善团体。,CharitiesandTrustsCharitiesandtrustsareconcernednotonlywithincome(fromwhichperiodicdistributionsaremade)butalsowithretainingtherealvalueoftrustfunds.慈善团体和信托慈善团体和信托关心的不仅仅只是收益（定期分红的来源），还有保持信托基金的实际价值。,PropertyCompaniesPropertyinvestmentanddevelopmentcompanieshavegrownconsiderablysince1945,largelyreflectingtheboominurbanredevelopment.房地产公司房地产投资和开发公司在1945年以后迅速发展起来，这在很大程度上反映了城市再开发的兴起。,PropertyBondFundsThepersonwishingtoinvestinpropertyisfacedwiththesnagofhavinginsufficientfundstobuyprimeproperty,thekindwhichhasshownthegreatestcapitalgrowth.不动产债券基金有意于不动产的投资者总会面临缺乏足够资金购买有成长潜力房产的阻碍，而正是这类房产拥有最大的资本增值能力。,PropertyUnitTrustsAsimilarprincipleoperateswiththoseunittrustswhichspecializeinproperty,butinordertoavoidmanagementcommitments,suchunittrustsusetheirfundstobuysharesinpropertycompaniesorincompaniessuchashotelswhichareconcernedwithproperty.不动产信托运作原则类似于那些专注于房地产的信托公司，但是为了避免管理承诺，这种信托公司用它们的资金购买房地产公司或者像酒店这种与房地产有关系的公司股份。,marketstudy,physicalfeatures,governmentregulations,andfinancialfeasibility.开发决策应该清楚有四种因素在起作用，它们是：市场调研的结果、物业的自然特性、政府法规和财务上的可行性。,InfrastructureDevelopmentandBuildingOnceyoureceiveapprovalsandfinancing,youcanbegintheconstructionphaseoftheproject.基础设施开发和建设一旦你获得了许可，融到了足够的资金，你就可以开始进入项目的建设阶段。,DevelopingaSalesProgramAsalesandmarketingprogramshouldhavebeendevelopedatanearlystageandcontinuallyrefined.制定销售计划在早期就应该制定营销计划并逐渐将其完善。,SaleandSettlementThesettlementistheculminationofdevelopersefforts.Here,thelenderispaidoff,thebuyerreceivesanewhome,andthedeveloperispaid.销售和结算结算标志着开发商大功告成。这时，贷款方获得了回报，业主得到了新家，开发商也获取了收益。,Unit4LandAcquisitionStudy,Onceapotentialsiteislocated,thelandacquisitionstudycanbegin.Thelandacquisitionstudycanbedividedintosixcategories:PropertyInventoryEnvironmentalAnalysisUtilitiesRegionalInventoryGovernmentRegulationsDevelopmentDecision,一旦一个潜在的地址被选定，征地研究就可以开始了。征地研究可分为六类：财产清单环境分析公用事业设施区域清单政府法规开发决策,Thesecategoriesarethemselvesdividedintoabout40subcategories,listedasfollows:1PropertyInventory1)Legaldescription2)Siteofproperty3)Currentuseoflandandincomeproduced4)Title5)Liens6)Easementsandrightsofway7)Restrictions8)Assessments9)Propertytaxes,这六大类又可大约40个小类，如下：1财产清单1)合法的界定2)财产地址3)当前土地使用及所获收益4)所有权5)抵押权6)地役权和通行权7)限制8)估价9)财产税,2EnvironmentalAnalysis10)Microclimate11)Water12)Vegetation13)Topographyandlandsurvey14)Soil15)Externalfactors(noise,odors,vistas),2环境分析10)微气候11)水12)植被13)地形和土地勘测14)土壤15)外部因素（噪音，气味，风景）,3Utilities16)Water17)Sewer18)Electricandgas19)TelephoneandcableTV20)Solidwastedisposal3公用事业设施16)供水17)排水管道18)电力和煤气19)电话和有线电视20)固体废弃物处理,4RegionalInventory21)Adjoininglanduse22)Communityfacilities23)Schools24)Emergencyservices25)Surfacetransportation26)Publictransportation27)Existingandproposedlanduses28)Growthpatterns-proposedandprojected,4区域清单21)邻近土地的使用22)社区设施23)学校24)急救服务25)地面交通26)公共交通27)现有和计划土地用途28)计划发展模式,5GovernmentRegulations29)Permitsandregulations30)Zoningandsubdivisionregulations31)Environmentalregulations32)Countyandmunicipalcomprehensiveplan33)Plansubmission,5政府法规29)许可和管理30)区划法与细分条令31)环境法规32)国家和城市整体规划33)计划呈报,6DevelopmentDecision34)Assessmentoflandacquisitionstudy35)Marketanalysis36)Developmentconcept37)Financing38)Negotiatinglandacquisition39)Priceandconditions40)Goorfold.,6开发决策34)征地研究的评估35)市场分析36)开发构想37)融资38)协商征地39)价格和条件40)实施或者放弃,Unit5LandUsePlanningandZoning,Landcanbeusedforfarming,industry,commerce,residentialliving,orrecreation.Asurbanareaexpands,itbecomesimportanttoplantheuseoflandratherthantoletitbedevelopedinanunplannedmanner.Itisthennecessarytoenforcetheplanthroughrestrictionsonlandusethatimplementedby(a)zoningregulationsandbuildingcodesand(b)requirementsforstartingsubdivisionsofresidentialorindustrialconstruction.,土地可用作农耕，工业，商业，住宅或者娱乐等用途。随着城市范围的扩大，有计划地使用而不是盲目地开发土地显得犹为重要。因而，总体规划的实现需要借助于对土地利用的两种限制来完成：（1）区划法和建筑法（2）对居住区或工业区细分规划的规范。,1LevelsofPlanningUrbanareaplanningtakesplaceatthefederal,regional,state,andlocallevels.Statelegislatureshavealsogiventhesemunicipalitiestherighttoestablishplanningcommissionsunderlegislationreferredtoasenablingacts.Itmaybeeitheradvisoryorhaveexecutiveresponsibility,althoughexperiencehasshownthataplanningcommission,inordertobeeffective,needstheauthoritytoenforceitsdecisions.Thedevelopmentandimplementationofthemasterplanrequirefunds.Initialfundscanbesecuresfrombondissuesbecausetheplanusuallyresultsinbuildingprojectthatincreasetaxablevalues.Thus,bondissueformasterplansprovideforareturnthroughfuturetaxesofamountssubstantiallyhigherthantheoriginalcostsofthemasterplan.,1规划层次城市规划出现在联邦，地区，州和本地等层次。各州法律机构也已授权其市、镇政府部门依照实施法设立规划委员会。规划委员会可能是一个顾问性质的机构，也可能是具有执行职能的机构。然而经验表明规划委员会要有效实施其决策，必须得到相应的授权。总体规划的研拟和执行需要资金。由于总体规划往往会带来房产项目，导致税收增加，因此规划的启动资金可以通过债券的发行来筹集。这样，为规划而发行的债券通过未来税收的形式，带来的回报将远远高于规划成本。,2PurposeofZoningImplementingtheplanforanurbanareadependsheavilyuponthepowertothezone.Zoningisameansforregulatingandcontrollinglandanditsuseeventhoughpropertyisprivatelyowned.ThefirstrealzoningordinancewaspassedbyNewYorkCityin1916.Totalfloorarea/Lotarea=Floorarearatio(FAR).,2区划的目的一个城市规划的执行在很大程度上依赖于区划的力量。区划是管理和控制土地及其使用的一种手段，即使对于私人拥有的物业也依然如此。纽约在1916年通过了第一部真正意义上的分区区划法规。总建筑面积/用地面积=容积率,Unit6MortgagesandFinancialMarket,Alltypesofdebtinstrumentsareboughtandsoldinfinancialmarket,whichismadeupiftwocomponents,themoneymarketandthecapitalmarket.Corporateandconsumerdebtsaresplitaboutevenlybetweenthemoneymarketandthecapitalmarket,whereasmortgagemarketutilizeslong-terminstrumentsalmostexclusivelyandthusispartofthecapitalmarket.,金融市场由货币市场和资本市场两部分组成，里面买进卖出着各种类型的债务票据。公司和消费者的债务大致均衡地分布在资金市场和资本市场，抵押市场几乎无一例外地运用长期票据从而成为资本市场密不可分的一部分。,1PrimaryMortgageMarketBydefinition,aninstitutionallendersisalenderthatmeetstwocriteria:theinstitutionaccumulatesdepositsfromindividualsofbusinesses(suchassavingsaccounts),poolsthefunds,andreinveststhefundsinrealestatemortgagesorotherloansorsecurities;andtheinstitutionconformstostateandfederalregulationapplicabletoitscharter.,1初级抵押市场从定义来看，机构性贷方符合两个条件：一是机构必须吸收个人的储蓄，汇集资金，并把资金再投向不动产抵押贷款市场或其他贷款市场或证券市场；二是机构须遵守与其营业范围相关的州和联邦政府的法规。,2PrimaryMortgageMarketActivitiesTheprimarymortgagemarketdealswithrelationshipsbetweenmortgageloanborrowersandlendersoriginatingtheloans.Thetermoriginationissometimesusedtoincludeallactivitiesrelatedtobringingaloanintothelendersportfolio.Thetermmayincludeonlythesolicitationtoobtainmortgageloansandthetakingoftheloanapplication.,2初级抵押市场活动初级抵押市场涉及因贷款而产生的抵押贷款借贷双方之间的关系。发起这一术语有时指所有把贷款纳入贷方投资项目范畴的活动，有时特指获取抵押贷款和接受贷款申请。,3SecondaryMortgageMarketThesecondarymortgagemarketconsistsofinvestors,lenders,orgovernmentagencieswhobuyandsellmortgagesoriginatedbyprimarylenders.3次级抵押市场次级抵押市场由投资者，贷方或者某些政府机构构成。这些政府机构参与买卖源于初级贷方的抵押权。,Unit7MarketingRealEstate,Marketingistheprocessofplanningandexecutingtheconception,pricing,promotion,anddistributionofideas,goodsandservicestocreateexchangesthatsatisfyindividualandorganizationalobjectives.市场营销是对思想、货物和服务进行构思、定价、促销和分销的计划和实施，从而产生满足个人和组织目标的交换的过程。,Therealestatebrokerdealsbothwithsellersandprospectivebuyersofrealestate.Thebrokersrelationshipwiththesellersinvolvesobtainingpropertiestolist.房地产经纪人同房产的卖方和潜在买方都要打交道。他们和卖方的业务主要是将卖方的物业列入等待交易的名单。,Thedominantreasonsthathomesellersturntorealestatebrokerratherthantryingtoselltheirpropertyontheirownaretheyneedtechnicalassistanceandarehesitanttotakerisks.住房出售者请房地产经纪人代理而不是自己操办的主要原因，一是他们需要经纪人的专业协助，二是他们不愿意承担风险。,Unit8MethodsofValuation(1),1TheComparativeMethodThemoreuncommonapropertyis,andthemorespecializedthetypeofproperty,thelesslikelyisitthatthevaluerwillbeabletofindgood“comparables”.1比较法物业越不一般，其类型越特殊，估价者就越难找到好的比较案例。,Theskillofthevaluerwillberequiredtomakeanallowanceinmoneytermsforsuchdifferenceinvaluecausedbyadifferentgeographicalsituation.要凭估价员的经验对地理的差异引起的价值差异作价格修正。,2TheContractorsMethodInusingthecontractorsmethodthevaluermustthereforemakeadeductiontoallowforbothdepreciationofthebuildingandobsolescenceofdesign.2重置成本法在使用重置成本法时，估价员必须对建筑物磨损与式样过时进行折旧。,Unit9MethodofValuation(2),1TheResidualMethodTheresidualmethod(hypotheticaldevelopmentmethod)isusedwhenapropertyhasdevelopmentorredevelopmentpotential.1剩余法当一个物业有开发或者再开发的潜在可能时使用剩余法（假设开发法）。,Thesemayincludesuchitemsasthecostofsiteclearance,architectsfees,siteengineersfees,quantitysurveysfees,andallotherprofessionalfeesincurredincreatingthedevelopment.这些（开支）包括如下几项：拆迁费，建筑设计费，工地工程师费用，估算师费用以及建设开发过程中所需的其他专业人员的费用。,2TheProfitsMethodTheprofitsmethod(accountsmethod,treasurymethod)isbasedontheassumptionthatthevalueofsomepropertieswillberelatedtotheprofitswhichcanbefromtheiruse.2利润法利润法（会计法，财政法）基于一个假设：某些物业的价值与通过使用它们所产生的利润相关。,3TheInvestmentMethodTheinvestmentmethod(capitalization)isbasedontheprinciplethatannualvaluesandcapitalvaluesarerelatedtoeachotherandthat,giventheincomeapropertyproduces,oritsannualvalue,thecapitalvaluecanbefound.3收益法收益法（资本化）基于一个原则：年金和资本价值互相关联，因此给出一个物业所产生的收益也就是年金，那么资本价值也就能够得出。,Unit10PropertyManagement,1ApproachestoPropertyManagementPropertymanagementinvolvesawidevarietyoftasksandresponsibilities.Theresponsibilitiescanbehandledbyoneofthreebasicapproaches:1物业管理的途径物业管理涉及到一系列各种各样的任务和职责。这些职责可以通过三个基本途径中的一个解决：,Afirmthatdealsexclusivelyinpropertymanagement.Arealestatebrokeragefirmwithadepartmentsetuptomanageproperty.Apropertymanagerwhohasresponsibilitiesforaspecificbuilding.一个专门进行物业管理的公司一个设立了物业管理部门的房地产经纪公司一个负责某个特定建筑的物业经理,2ObjectivesinPropertyManagement2物业管理的目标Profitstotheowner为所有者盈利Fewervacancies(highoccupancyrate)降低闲置率(提高入住率)Lowerrateofturnoverofunits降低居住单元的交易换手率Lowdelinquencies降低失职,Fewercomplaintsandrepairs减少投诉和维修Lowturnoverofemployees低人员更换率Goodrelationswithownerandtenants房东和租户拥有良好的关系,3OrganizationforPropertyManagementAsinanybusiness,theformofthepropertymanagementorganizationandthewayinwhichresponsibilitiesaredelegatedhavemuchtodowiththeoperationssuccess.3物业管理的组织和其他任何行业的管理一样，物业管理的成功与否与管理组织模式和委托的责任形式紧密相关。,4ServicesServiceofferedtothetenantsaffecttheratesofunits;however,theseservicescanoftenbesuppliedbythelandlordmoreefficientlyforalltenantsthanifeachtenantweretosecureown.4服务向承租人提供的服务会影响物业的出租率；然而，这些服务常由业主向全体承租人提供，因其效率会高于单个承租人自行解决的效率。,5ManagementServicesProvidingservicesthatmeetthetenantsneedsanddesiresisimportanttoretainpresenttenantsandsecurenewtenants.5管理服务向租户提供满足其需要和愿望的服务对于留住现有租户和寻找新租户是很重要的。,6HouseRulesThepropertymanagershouldestablishapleasantlivingatmosphereandprovideforthewelfareofthetenants.6居住公约物业经理应该营造一种愉悦的居住环境，给承租人带来幸福和安宁。,Unit11BasicConceptsofConstructionProjectManagement,WhatisProjectManagement?Themanagementofconstructionprojectsrequiresknowledgeofmodernmanagementaswellasanunderstandingofthedesignandconstructionprocess.什么是项目管理？建设工程管理需要先进的管理知识以及对于设计和建设过程的认识。,AccordingtotheProjectManagementInstitute,thedisciplineofprojectmanagementcanbedefinedasfollow:Projectmanagementistheartofdirectingandcoordinatinghumanandmaterialresourcesthroughthelifeofaprojectbyusingmodernmanagementtechniquestoachievepredeterminedobjectivesofscope,cost,time,qualityandparticipationsatisfaction.,根据美国项目管理协会，项目管理学科可以被定义如下：项目管理是在项目的整个生命期内用现代管理技术指挥和协调人和物质资源，从而完成既定的范围，费用，进度，质量以及参与者满足感等目标的一门艺术。,Theacquisitionofaconstructedfacilityusuallyrepresentsamajorcapitalinvestment,whetheritsownerhappenstobeanindividual,aprivatecorporationorapublicagency.一个建筑设施的达成通常表示一个较大的资本投资，不管其业主是个人、私人公司还是公共机构。,Unit12SelectionofProfessionalServices,FinancialPlanningconsultantsArchitecturalandEngineeringFirmsDesignConstructFirmsProfessionalconstructionManagersOperationandMaintenanceManagersFacilitiesManagement,财务投资顾问建筑和工程公司设计施工企业职业建筑经理运行及维护经理设备管理,Unit13ContractualRelationships,Aclientnotskilledinconstructionpracticewillprobablyneedtoobtainexpertadviceononeormoreofthefollowing:1)feasibilitystudies2)thedesignoftheworksthatareproposed3)specialistequipmentinstallations4)thepreparationofthecontractdocumentsandothercontractprocedures5)tenderingproceduresandtenderevaluation6)constructionprogrammingandscheduling7)thesupervisionoftheconstructionoftheworks8)thecertificationofcompletedworkforpayment9)dealingwithvariationordersandclaimsforadditionalpayments,一个不是很了解施工操作的客户可能需要在以下一个或几个方面获取专业的建议：1)可行性研究2)提出的设计方案3)专业设备安装4)合同文件和其他订约过程的准备5)投标程序和评标6)建设规划和进度安排7)工程建设的监督8)竣工结算凭证9)处理工程变更通知单和费用索赔,Unit14TypesofContract,Aconstructioncontractisabindingagreement,enforceableinlaw,containingtheconditionsunderwhichtheconstructionofafacilitywilltakeplace.施工合同是有约束力的协定，具有法律效力，它包括了一个设施建设所需要的条件。,Typesofconstructioncontractarebasedpredominatelyonthewaysinwhichacontractorsispaidfortheworkcarriedout.Therearegenerallythreeclassificationscoveringthebulkofcontractwork,asfollows:施工合同的分类主要是根据对承包商所完成工作的付款方式而区别。所有的合同大体上可分为如下三类：,admeasurementcontractslumpsumcontractscostreimbursementcontracts单价合同总价合同成本加酬金合同,Unit15TenderDocumentsandTenderingProcedures,TenderDocumentsandTenderingProcedures1TenderDocumentsTheprimefunctionofthetenderdocumentsistoprovidewould-becontractorswhoaretenderingwithsufficientinformationabouttheworksthemtopreparecompetitiveandwell-informedtenders.Thefollowingisalistofthedocumentsthatarerequiredforusewithanadmeasurementcontract:,招标文件和招标程序1招标文件招标文件的主要作用是向投标人提供充足的关于工程的信息，从而使这些潜在的承包商充分占有信息，提高竞争力。以下是单价合同中所需要的文件清单：,formoftendergeneralconditionsofcontractspecificationdrawingsbillofquantitiesformofagreement招标书合同通用条款专用条款图纸工程量清单合同格式,2TenderingProceduresShouldaclienttoenterintoacontactwithacontractorinordertoobtaintheconstructionofafacility,theclienthasfirsttoarrangetoobtainanofferortenderfromthecontractor.2招标程序假如业主为了建设一个设施希望和一个承包商签订合同，那么该业主就不得不首先要设法获得该承包商的承诺或投标。,Unit16ConstructionPlanningandProgressControl,1BasicConceptsintheDevelopmentofConstructionPlansAgoodconstructionisbasedondevelopingthebudgetandthescheduleforwork.项目规划制定中的基础概念制定成本和进度计划是成功完成建设工作的基础。,Constructionplanningisnotanactivitywhichisrestrictedtotheperiodaftertheawardofacontractforconstruction.Itshouldbeanessentialactivityduringthefacilitydesign.Also,ifproblemsariseduringconstruction,re-planningisrequired.项目计划并不是一项局限于签订施工合同后进行的活动。它应该是建筑设施设计阶段中不可或缺的活动。并且，在建设过程中如果出现问题还需要重新修订计划。,2ChoiceofConstructionTechnologyandMethodAsinthedevelopmentofappropriatealternativesforfacilitydesign,choicesofappropriatetechnologyandmethodforconstructionareoftenill-structuredyetcriticalingredientsinthesuccessoftheproject.2施工技术和建设方案的选择如为建筑设施设计确定合适的方案一样，选择合适的施工技术和方法尽管经常无固定的模式，却是项目成功的关键因素。,3DefiningWorkTasksWorktasksrepresentthenecessaryframeworktopermitschedulingofconstructionactivities,alongwithestimatingtheresourcesrequiredbytheindividualworktasks,andanynecessaryprecedencesorrequiredsequenceamongthetasks.3对工作任务的定义随着对各个工作任务要求使用的资源进行估计及对任务中任何必需的优先顺序