计划建造什么样的项目？What kind of project to build?
—— 清晰的项目定义（目标设定）并不简单—— A clear project definition (goal setting) is not simple.
在任何一个项目开始之前，大多数业主将会经历以下阶段。您可以检查一下自己处于哪个阶段。Before any project begins, most clients will go through the following stages. You can check which stage you are currently in.
- 您刚开始对项目没有思路。You just started and have no ideas about the project.
- 您有些思路，但还不够清晰。You have some ideas, but they are not clear enough.
- 您已经有方案，但不知道技术方面是否切实可行。You have a scheme, but don't know if it is technically feasible.
- 您已经有方案，但不知道需要投资多少费用。You have a scheme, but don't know how much investment is required.
- 您已经有好几种方案，但不知道哪种方案更好。You have several schemes, but don't know which one is better.
- 您不能决定要租赁或购买一个既有设施，还是建造一个新的项目。You cannot decide whether to lease or buy an existing facility, or build a new project.
- 您已经有一个清晰的项目蓝图，仅关心如何高品质地实现它。You already have a clear project blueprint and only care about how to realize it with high quality.
1）成功项目的基本标准1) Basic Standards for a Successful Project
一个成功的项目需要满足以下基本要求：A successful project needs to meet the following basic requirements:
- 满足功能需求；Meet functional requirements;
- 技术可行；Technically feasible;
- 有独特性；Distinctive;
- 体现品质；Reflect quality;
- 满足上述条件的合理成本及工期计划；Reasonable cost and schedule plan meeting the above conditions;
我们可以根据上述标准帮助业主详细定义其项目。We can help clients define their projects in detail based on the above standards.
2）需要留意的问题2) Issues to Note
部分业主在项目策划阶段直接找设计院寻求解决方案，这不一定错误但需要注意以下问题：Some clients directly seek solutions from design institutes during the project planning stage. This is not necessarily wrong, but the following issues need to be noted:
- 设计院通常情况下更注重理论上的“技术可行”。只要图纸按照规范设计并通过审图，设计院的设计工作基本结束。因此，设计内容的实用性和可操作性可能比较差。Design institutes usually focus more on theoretical "technical feasibility". As long as the drawings are designed according to specifications and pass the drawing review, the design work of the institute is basically finished. Therefore, the practicality and operability of the design content may be relatively poor.
- 由于国内设计费市场价偏低，大部分设计院为了生存会追求出图速度，而不会对某个项目的设计进行认真推敲。也就是说设计院不太关注项目的独特性和品质。Due to the low market price of design fees in China, most design institutes pursue drawing speed for survival and will not carefully deliberate on the design of a specific project. In other words, design institutes pay little attention to the uniqueness and quality of the project.
- 大部分设计院不关心项目成本，也不太了解工期进度。Most design institutes do not care about project costs and do not know much about the schedule.
综上所述，直接找设计院可能无法帮助业主规划一个成功的项目。In summary, going directly to a design institute may not help clients plan a successful project.
3）解决方案/实施计划3) Solutions / Implementation Plan
为了清晰地对拟建项目进行定义，业主和保客思(BOX Engineering)共同开展以下工作：To clearly define the proposed project, the client and BOX Engineering jointly carry out the following work:
- 结合工程知识，梳理业主需求并将其具体化，形成项目概要；Combine engineering knowledge to sort out and specify client requirements, forming a project brief;
- 起草设计概要，将项目概要转化为具体的设计任务；Draft a design brief to transform the project brief into specific design tasks;
- 实施项目的概念/方案设计；Implement the project's concept/schematic design;
- 制定项目的技术规格书；Formulate the project's technical specifications;
- 编制项目总概算及总进度计划（包括重要里程碑）；Prepare the project master budget estimate and master schedule (including important milestones);
- 选择合适的设计院进行施工图设计，或采用EPC工程总包模式（设计+施工一体化），由总包单位完成施工图设计及建造；Select a suitable design institute for construction drawing design, or adopt the EPC general contracting model (design + construction integration), where the general contractor completes the construction drawing design and construction;
- 审核设计院或EPC工程总包设计的施工图。Review the construction drawings designed by the design institute or EPC general contractor.
在此过程中，我们负责规划，工作安排和协调，业主负责提供具体需求和做出决策。During this process, we are responsible for planning, work arrangement, and coordination, while the client is responsible for providing specific requirements and making decisions.
另外，我们的项目理念是：“简洁，实用，耐用，与众不同，注重细节与品质。”它既符合上文提到的成功项目的基本标准，又能满足对项目品质有更高要求的业主的期望。我们的工作理念及其对应的实践行动将贯穿于整个项目从规划设计、招标采购到施工管理的全过程。In addition, our project philosophy is: "concise, practical, durable, distinctive, and focused on details and quality." It not only meets the basic standards for a successful project mentioned above but also satisfies the expectations of clients with higher requirements for project quality. Our work philosophy and corresponding practical actions will run through the entire project process from planning and design, bidding and procurement, to construction management.
怎样组织和管理项目？How to organize and manage the project?
—— 我们采用更加简洁高效的EPCM全过程工程管理模式—— We adopt a more concise and efficient EPCM full-process engineering management model.
1）传统管理模式——业主独自管理项目1) Traditional Management Model - Client Self-Management
- 国内很多业主还习惯于自己管理所有顾问、施工单位或供应商，这是传统的项目管理模式。Many domestic clients are still accustomed to managing all consultants, construction units, or suppliers by themselves, which is the traditional project management model.
- 业主需要配置1个庞大且专业的项目管理团队，否则项目难以顺利运转；The client needs to configure a large and professional project management team, otherwise, the project will be difficult to operate smoothly;
- 项目管理工作需要占用业主大量时间；Project management work requires a lot of the client's time;
- 工程结束后，大部分管理人员将被解雇。After the project is finished, most management personnel will be laid off.
- 该管理模式的风险较大，通常不适合大型复杂的项目。This management model has high risks and is usually not suitable for large and complex projects.
该管理模式的组织架构参见传统管理模式组织架构。For the organizational structure of this management model, please refer to the traditional management organization chart.
2）传统项目管理公司参与管理2) Traditional Project Management Company Involvement
- 传统项目管理公司参与下，业主自己不需要配置很多管理人员；With the involvement of traditional project management companies, the client does not need to configure many management personnel;
- 传统项目管理公司帮助业主协调和监管各参与主体的活动，为业主分担一部分管理压力；Traditional project management companies help clients coordinate and supervise the activities of various participants, sharing a part of the management pressure for the client;
- 传统项目管理公司通常自己不实施设计以及招标采购/成本管控，在管理这部分工作时不够专业；项目容易受设计院、造价咨询公司专业水平的影响；Traditional project management companies usually do not implement design, bidding procurement/cost control themselves, and are not professional enough in managing these parts; the project is easily affected by the professional level of design institutes and cost consulting companies;
- 传统项目管理公司更多的是业主管理职能的延伸，一般不能起到项目整体规划的作用；Traditional project management companies are more of an extension of the client's management function and generally cannot play the role of overall project planning;
该管理模式的组织架构参见项目管理顾问参与管理的组织架构。For the organizational structure of this management model, please refer to the organizational chart with PM consultant involvement.
3）EPCM全过程工程管理模式3) EPCM Full-Process Engineering Management Model
保客思(BOX Engineering)以其参与项目的深度和广度，减少了工程顾问的数量，相应地减少了管理界面，使整个项目的组织架构更加简洁高效：With the depth and breadth of its participation in the project, BOX Engineering reduces the number of engineering consultants and correspondingly reduces the management interfaces, making the organizational structure of the entire project more concise and efficient:
- 我们在策划阶段提供有创意的概念/方案设计，并提供详细的技术规格书；在详细设计阶段，我们按照批准的前期设计成果，审核设计院的施工图。业主不用再聘请建筑师和机电顾问。We provide creative concept/schematic design during the planning stage and provide detailed technical specifications; during the detailed design stage, we review the construction drawings of the design institute according to the approved early-stage design results. The client no longer needs to hire architects and MEP consultants.
- 我们亲自实施从工程概算、招标、变更管理到竣工结算的全过程招标采购/成本管控工作，因此业主不用再聘请造价咨询公司。We personally implement the full-process bidding procurement/cost control work from budget estimation, bidding, and change management to final completion settlement, so the client no longer needs to hire a cost consulting company.
- 业主和我们的项目团队组成一个专业的项目控制组，我们负责规划，工作安排和协调，业主负责清晰需求和及时决策。The client and our project team form a professional Project Control Group. We are responsible for planning, work arrangement, and coordination, while the client is responsible for clear requirements and timely decision-making.
- 项目控制组亲自参与实施了从规划设计、招标采购/成本管控到施工管理的全过程，减少了对设计院及其他外部顾问的过度依赖，因此自主性更强。The Project Control Group personally participated in and implemented the entire process from planning and design, bidding procurement/cost control to construction management, reducing excessive reliance on design institutes and other external consultants, thus having stronger autonomy.
该管理模式下组织架构参见如下EPCM全过程工程服务组织架构01。For the organizational structure under this management model, please refer to the following BOX EPCM Integrated Services Model 01.
另外，由于我们已经实施了前期设计，包括技术规格书等文件，项目可以采用EPC工程总包发包模式，由1个单位或设计、施工单位组成的联合体，完成施工图设计+施工。这样做的好处是工程总包可以更早进入现场，开展诸如土方换填、临建搭设、现场物流等前期准备工作，从而缩短项目周期，特别适合场地条件较差的大型建设项目。In addition, since we have already implemented the early-stage design, including technical specifications and other documents, the project can adopt the EPC general contracting model, where one entity or a consortium of design and construction units completes the construction drawing design + construction. The advantage of this is that the general contractor can enter the site earlier to carry out preliminary preparation work such as earthwork replacement, temporary facility setup, and on-site logistics, thereby shortening the project cycle, which is particularly suitable for large-scale construction projects with poor site conditions.
该管理模式下组织架构参见如下EPCM全过程工程服务组织架构02。For the organizational structure under this management model, please refer to the following BOX EPCM Integrated Services Model 02.
如何合理控制项目成本？How to reasonably control project costs?
降低项目成本的传统思路Traditional Approach to Reducing Project Costs
建造费在项目总造价中占比较大，因此降低成本的最直接方法是降低承包商的价格。常用的做法是招标时设置最低价中标原则，或强制要求意向承包商降低至某一价格范围。Construction costs account for a large proportion of the total project cost, so the most direct way to reduce costs is to lower the contractor's price. Common practices are setting the lowest price winning principle during bidding or forcing intended contractors to reduce to a certain price range.
在当前建筑业处于下行周期，行业竞争异常激烈的状态下，承包商被迫通过降价来拿到项目。为了盈利，承包商会以更大力度压低分包或劳务的价格，或者采取低价中标，高价索赔的做法，甚至偷工减料、以次充好。项目可能会有停工、产生纠纷、质量难以保证等风险。最终，业主可能遭受更大损失。In the current downward cycle of the construction industry and extremely fierce competition, contractors are forced to lower prices to get projects. To make a profit, contractors will press harder on subcontracting or labor prices, or adopt the practice of winning bids at low prices and making high-price claims, or even cutting corners and substituting inferior products for good ones. The project may face risks such as suspension, disputes, and difficulty in guaranteeing quality. Ultimately, the client may suffer greater losses.
1) 成本管控的基础1) The Foundation of Cost Control
成功项目的基本标准，即：The basic standards for a successful project, namely:
- 满足功能需求；Meet functional requirements;
- 技术可行；Technically feasible;
- 有独特性；Distinctive;
- 体现品质；Reflect quality;
- 满足上述条件的合理成本及工期计划；Reasonable cost and schedule plan meeting the above conditions;
也就是说，项目的成本是满足项目整体交付条件下的合理成本。这是实施成本管控包括价值工程的主要依据。That is to say, the project cost is the reasonable cost under the conditions of meeting the overall project delivery. This is the main basis for implementing cost control, including value engineering.
2) 保客思（BOX Engineering）解决方案2) BOX Engineering Solutions
- 设计阶段有目的地控制成本- Purposeful cost control in the design stage
- 前期设计是施工图设计的重要依据，对工程造价影响很大。在开展设计前，我们团队将业主的需求按照基本需求和高级需求进行分类，并分别给出反映不同需求的方案及其成本估算。根据业主的决策，项目控制组确定项目的前期设计及概算。Early-stage design is an important basis for construction drawing design and has a great impact on project cost. Before starting the design, our team classifies the client's needs into basic needs and advanced needs, and provides schemes and cost estimates reflecting different needs respectively. Based on the client's decision, the Project Control Group determines the early-stage design and budget estimate.
- 施工图设计阶段，我们团队根据前期设计成果文件审核设计院的施工图，删除有不必要成本的细节。During the construction drawing design stage, our team reviews the construction drawings of the design institute based on the early-stage design deliverable documents and removes details with unnecessary costs.
- 从项目全周期严控成本- Strictly control costs throughout the project life cycle
除了在设计阶段有目的地控制成本，我们团队还从项目全周期严控成本，包括但不限于：In addition to purposeful cost control in the design stage, our team also strictly controls costs throughout the project life cycle, including but not limited to:
- 招标采购阶段：编制施工图预算；评标时与承包商进行多轮谈判，包括开展价值工程。Bidding and procurement stage: Prepare construction drawing budgets; conduct multiple rounds of negotiations with contractors during bid evaluation, including value engineering.
- 施工阶段：严格审核变更并实施动态成本管控，定期更新和汇报项目的预算执行情况及成本控制风险，对超预算事项进行预警。Construction stage: Strictly review changes and implement dynamic cost control, regularly update and report the project's budget execution status and cost control risks, and issue early warnings for over-budget items.
- 竣工阶段：审核施工单位提交的结算文件，办理结算手续。Completion stage: Review the settlement documents submitted by the construction unit and handle settlement procedures.
3) 为了节省建造周期及费用，是否可以租赁或购买既有建筑？3) Can we lease or buy existing buildings to save construction cycles and costs?
- 商业建筑：除非有特殊需求，大部分客户可以考虑租赁或购买同种物业类型的既有建筑。如果是不同物业类型，原有建筑改造难度及费用较大。Commercial buildings: Unless there are special needs, most clients can consider leasing or buying existing buildings of the same property type. If it is a different property type, the difficulty and cost of renovating the original building are relatively high.
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工业建筑：Industrial buildings:
- 没有复杂生产工艺的客户可以考虑租赁或购买同类型既有设施。Clients without complex production processes can consider leasing or purchasing existing facilities of the same type.
- 大部分有特殊生产工艺的工业客户，需要不同的功能布局、结构形式、市政配套等。现有工业建筑可能无法匹配以上特殊需求。Most industrial clients with special production processes require different functional layouts, structural forms, municipal utilities, etc. Existing industrial buildings may not be able to match the above special needs.
需要注意的是，很多既有建筑设施老化，甚至结构也不一定安全。因此，在做出决策之前，客户需要深入调查和评估现有设施的状态以及相关风险。It should be noted that many existing building facilities are aging, and even the structures may not be safe. Therefore, before making a decision, clients need to thoroughly investigate and evaluate the status of existing facilities and related risks.
对于有租赁或购买既有建筑需求的客户，我们可以开展详细的尽职调查，并提供全周期的EPCM综合工程服务。For clients with needs to lease or purchase existing buildings, we can conduct detailed due diligence and provide full-cycle EPCM integrated engineering services.