External elevation ratio (only residential part is calculated)=expanded area m2 of the external wall (excluding door and window openings) of the single residential part of the above ground building ÷ building area m2 of the single residential part of the above ground building.
The north side of the building is the main facade of the community, the south side is the main facade of the community, and the east and west sides are secondary facades.
Case 3: The owner of a project proposed that the landscape of the park could not be seen in the living room because the facade line of the external wall was blocked.
Refer to the following figure of Poly Real Estate Group’s Housing Facade Adaptation Standards.
In general, the higher the facade ratio of a building, the higher its cost, and the higher the grade of the building.
-01 – Control of residential facades – 01 – Preface In real estate projects, the exterior wall finishing project is the focus of the collaborative management of design and cost, and its importance is reflected in the following three aspects: ① The project quantity is the largest in the exterior facade project, and the system is complex; The external facade of the building includes exterior wall painting, door and window curtain wall system, roof truss, grille, etc.
② The building facade is rich in materials, with large cost volatility and high cost sensitivity.
According to the engineering experience of benchmarking enterprises, the external elevation ratio is controlled as follows: window to floor ratio (only residential part is calculated)=the area of doors and windows at the external wall opening of the single residential part of the above ground building (except for non glass doors and windows, the area of the window at the corner is included in the expanded door and window area) m2 ÷ the building area of the single residential part of the above ground building m2.
When considering the effect of facade in the design, it is necessary to consider the impact on the owner’s later life; 2.
The content of facade quota design includes the selection and proportion of materials, the standard of cost adaptation and the centralized purchase brand.
The painting practice is subdivided into details ② Unbalanced cost delivery and key delivery case 4: We take a mid-range building in an area as an example.
During the sales process, it is recommended to inform the customer of unavoidable defects in the design before sales to avoid conflicts in the later period- 03 – Fine control in the construction drawing stage ① Subdivision of facade material construction interface Each material method in the construction drawing stage should be subdivided to avoid extensive facade of the construction drawing, and the elevation control manual should be in place.
Case reflection: 1.
The gap between the sales promotion and the actual situation has caused the owners to be extremely dissatisfied.
The original design facade adopts a stone dry hanging system (25 mm dry hanging stone, primary and secondary keels).
The sensitivity of the owners who need the architectural style of the real estate is weak, and their perception of the architectural style is getting higher and higher with the improvement of the grade of the real estate.
Modern style, neo classical style, new Asian style and new Chinese style occupy the mainstream products in the market.
③ Figure coefficient and structure industrialization: the smaller the figure coefficient is, the more regular the building/structure is, and the more convenient the standardization of prefabricated components is.
The expansion area of the two layers of exterior walls of the base is about 950m2 (including 670m2 in the north-south direction and 280m2 in the east-west direction).
Case 2: The data source “Baixiang · Material Manual 2.0” (click to enlarge) assumes that the cost of construction and installation of fine decoration high-rise buildings is 3000 yuan/m2, and the cost of exterior wall finishes, doors and windows, railings, etc.
We calculate with different schemes: only the cost of exterior wall painting changes from 68 yuan/m2 to 203 yuan/m2, and the cost of different materials fluctuates greatly.
in the above case accounts for about 33%, so the cost of facade can not be said to be small.
The two floors of the base are stone dry hanging (single floor building area 390m2), and the above is polychrome stone paint.
Source of the above figure: CR Land’s residential product configuration standards and construction and installation cost quota indicators (2015 version) ③ Reduce excessive overhang of residential buildings, affect lighting, avoid owners’ complaints about the facade lines at the plan stage, avoid excessive “elevation”, and the facade design should be people-oriented.
In addition, the architectural style of residential buildings is becoming more and more homogeneous.
The unit price is 800 yuan/m2, and the total price is about 760000 yuan..
② Control figure coefficient, exterior elevation ratio, window to floor ratio figure coefficient=building surface area m2 ÷ volume enclosed by the surface area m ³。 ① Shape coefficient and building energy conservation: every 0.01 increase in shape coefficient will increase energy consumption by 2.5%; ② Shape coefficient and structural wall arrangement ratio: the larger the shape coefficient is, the higher the wall arrangement ratio of single structure is, and the higher the steel content index is.
Architectural style standardization can facilitate large-scale replication and reduce costs.
③ It directly affects the quality of buildings and is most vulnerable to external damage- 02 – Key points of control in the scheme stage ① The facade style should be compared with the competing buildings, in line with popular aesthetics and internal control requirements; The architectural style and material reflect the grade demand of the real estate.
In the scheme stage, the facade scheme selection should be carried out to simplify the facade shape, constrain the facade materials and reduce the scale of the roof truss.
Developers can easily standardize the architectural style.
If the project is oriented to the products with high demand, it is recommended that the architectural style should not be higher than that of the competing buildings; If it is located in the improved or re modified profitable products, it is recommended to make efforts to increase the marketing premium, especially in the “near human scale” position where the owners are sensitive.
Finally, the quota design of products is carried out according to the facade standardization.
Common coating material cost case 1: Take the 25 storey high-rise residential building as an example, the above ground building surface is 9720m2, including 80m2 for the lobby, 850m2 for the two storey base, and 8790m2 for the rest; The external wall area is about 12145m2, including 95m2 for the lobby, 1050m2 for the base and 11000m2 for the rest.
The facade of commercial buildings in the Adaptation Standard for Residential Facades of Poly Real Estate Group is more complex, and most of its materials are curtain walls, aluminum plates and stones.
The false height of the building roof should not be too obvious to avoid unnecessary waste of the main structure, structural components, facade materials, etc; The height of the roof tower crown should be reasonably controlled to minimize the false height and save costs.