Wei Zi real estate New Year's Day newspaper

The previous work is the most training, which requires comprehensive quality and long-term accumulation in all aspects. The application and handling of the preliminary formalities is only a superficial process and phenomenon, and we need to see the real internal reaction through the phenomenon. There are only two outcomes: yes or no, but the reasons are quite different. People who go through the preliminary procedures often only know the process and the materials needed, but little about the content basis of the audit of various departments, the audit process of functional departments and the internal operation system, and have no understanding of the knowledge reserves of all aspects of the project, so the function plays a simple process of collecting information and reporting; This pretreatment is definitely going to hit a wall.

There are many ways and means of pre-project management, but the most basic thing is to legally comply with the prescribed procedures, even if we want to break through, we must follow the prescribed procedures. The current pre-examination departments and officials are basically implemented within the scope of administrative regulations and permits, and there are few blatant difficulties. As a specific pre-construction application manager, the use of public relations resources and commitments is extremely limited. Emphasis is placed on the construction of one's own ability, and less attention is paid to unconventional practices.

First, strengthen the understanding and knowledge of personal procedures and professional knowledge in the company, project and construction; Imagine, as a government inspector, your thoughts and attitudes towards an unwitting early construction contractor.

Public relations can close the relationship with officials in functional departments, but it can't help you break through the scope of norms and regulations. Breakthrough still needs our own efforts. Only by thoroughly understanding the approval basis and process of government functional departments and fully understanding the policies can you put forward feasible solutions and realize your requirements. Public relations is only an auxiliary means, and few officials dare to violate the rules and regulations. Moreover, the officialdom is complex, and officials worry that such an approach will become the handle of opponents. After you have completed the first step, you should actively participate in all the workflow in the early stage of the project, understand the key points and core of the project, and distinguish between what is necessary and what can be compromised. At the very least, you should have a clear concept of the project, and never stop at the simple stage of information collection and transmission. On the basis of doing your homework, start the second step and study the situation of your work object.

Seriously understand the standards, core contents, laws and regulations, handling procedures and relevant regulations of various functional departments. This only meets the most basic requirements.

The third step is to understand the internal structure of various functional departments and the decision-making process of administrative examination and approval, such as development and reform, land, planning, construction Committee, fire protection, civil air defense, greening and so on. For example, the Planning Bureau has many departments. What are the functions of the acceptance window, planning office, land location, engineering office, construction management office, office, preparation center and the planning sub-bureau, the composition and specific division of labor of the leading group, and even know how to use the reference room to inquire about your needs and handle specific processes such as site selection, planning land permit and planning permit. , which departments start the process, which other functional departments participate, and whether a coordination meeting is needed. Will experts be invited, how to do the expert work, when the internal audit meeting of the planning bureau will start, will you be discussed, and so on. Here are just examples. It takes time to accumulate and understand yourself.

The fourth step is to understand the personnel composition and internal relations of various functional departments, the degree of interpersonal harmony within departments, between departments, between leaders and between middle levels, and even understand the driving factors of leaders (sometimes playing a surprise role). Otherwise, I don't know when to offend people, so as not to be involved in some whirlpool and cause unnecessary losses, which is also the characteristic of China.

Only by doing these four parts can you be regarded as a basically qualified applicant for preliminary construction, which takes a long time to accumulate. It is very strong to reach this level in two years.

There will be improved and expert versions below.

The administrative service center is only a window function, and the window staff are actually responsible for the first and second parts of the construction application process. He knows nothing about the intermediate process and needs to follow the internal audit procedures of functional departments. He just checks the information according to the procedure, receives the materials, classifies them, and transfers them to the host office of the approval process according to the process; As for some minor problems, such as why the copy is not stamped, you should find the reasons yourself. If you are careful, you can solve them. As long as you have complete information, the window can't refuse.

Public relations is only an important factor in the whole early stage, not decisive. As for public relations, it is necessary to analyze specific problems, seize the core figures and key teachers who solve contradictions, and make great efforts to communicate. If the window staff need to go to special public relations, the efficiency and cost are too high, which is unnecessary. We just need to handle our relationship with them at work. Improved version:

The main guiding ideology at this stage is to think from the other side's standpoint and put yourself in the other's shoes. Followed by the tracking process, the usual practice is that after the application of window construction is completed, the rest is ignored. As for the specific problems that have not been completed, we often know nothing. In fact, sometimes the reason is simple. At least you can tell your boss what the problem is. For some reason, detailed construction procedure tracking is a necessary condition for success. In the early construction application process, we often complain that we have been treated unfairly, that is, we will feel wronged if we think from our own standpoint; If you put yourself in the other person's shoes, you may get the opposite answer. Will you meet administrative staff at all levels in various departments, or take the Planning Bureau as an example:

First, you will meet the staff at the window. Usually, the technical content of this position is relatively low, and it will usually be a fresh graduate or a person in his 40 s and 50 s. For them, the standard of work is simple. According to the requirements of the construction application, just check the information mechanically and register. They may be the hardest in the whole functional department, repeating simple and boring work, receiving so many projects every day, and their power is basically zero. It is normal for you to have a bad face.

The window staff will forward the information to the specific manager of the functional office according to the content you want to apply for construction.