Cost Consulting Services

When constructing a building, money is always a topic of discussion, from the concept stage to schematic design, design development, construction stage, and final completion. A rough estimate of the construction cost is required during a competition, and if changes occur during the design or construction process, the information of "how much will the cost increase or decrease due to these changes" is essential for determining the progress of the project. The Cost Consulting Department is involved in Cost Management within design offices, which means that in addition to rough estimates throughout the entire design process, we also check the validity of estimates presented by contractors and sometimes support the formulation of client business budgets.

Generally speaking, when people hear the term "Cost Management," they tend to think of it as the job of cutting various costs associated with a project, staying within budget, and increasing the company's profits. However, we share our values with our clients and place emphasis on increasing customer satisfaction by proposing ways to circulate money, in other words, where and how to spend the business budget, and resolving cost-related issues.

This is what we call "cost design." At our company, we in the Cost Consulting Department participate in projects from the concept stage and work with the designers to design the architecture. Previously, it was positioned as a division (Cost Management Office) of the Construction Department, but in 2020 it became independent as the Cost Design Department. In 2023, it moved from the Engineering Group to the Consulting Group as an internal organization, and its name was changed to the Cost Consulting Department.

As Mr. Yoneyama said earlier, I think sharing a sense of cost with a client means sharing values. It's not as simple as just staying within the initial budget; architecture is a one-off production, so there is no set price like there is for standardized products. If the client is satisfied with the final construction cost, then in a sense that's also the right answer. To achieve this, it's important to clearly organize the given conditions from the start, accurately formulate the project budget, and consistently control it appropriately until the end. If circumstances change during the long project period and costs are likely to increase, we will propose rationalization measures and make adjustments to gain the client's understanding.

The way of explanation is also important. It is difficult to understand if you just list numbers, so we incorporate comparative graphs and other materials to make it easier to consider. Furthermore, if the information on which we base our explanations is not neutral and reliable, it will not be convincing. We make full use of our abundant track record, backed by our company's more than 130 years of history, while also making sure to collect information on a daily basis, such as by monitoring construction cost trends.

Numerical data is necessary as reference material, but comparisons with similar buildings are easier to understand as explanatory materials. In the case of ongoing projects, comparisons are made with buildings that were built previously. However, different locations have different conditions, so construction costs naturally vary. Architecture is truly a one-off production. I try to explain this in detail.

Especially in recent years, construction costs can change dramatically if the construction period differs by several years. Even things that are considered common sense in the construction industry can sometimes be understood but not accepted, so we are constantly racking our brains to translate them into easy-to-understand expressions for clients in other industries and to ensure that our clients feel that they made a good purchase in the end.

Nowadays, buildings are becoming larger and more complex, so design, cost, and Construction Supervision all require deeper and broader expertise and skills, and teams with multiple professions work on projects. However, every profession should have a sense of cost. Our important role in this context is to use our imagination to identify risks that may affect costs and share them with the team.

Even when there are no blueprints yet, such as in the conceptual stage of planning, I will provide advice based on my experience. If the project is expanding and is likely to exceed the project budget, I will sometimes take on the role of driving the project forward by sorting out the given conditions and ideas and getting things back on track. I think our company may be the only one where a cost manager takes such a proactive role (laughs).

I think I'm probably considered quite a nosy person within the company (laughs). I imagine things that aren't even drawn on the blueprints, and I'll even ask, "If we continue like this, it looks like we won't fit within the budget. Is it really okay?" I'm aware that, for better or worse, I'm a nosy person.

You can't give what you don't have, and because it's about money, someone has to say something. Even if you're young, you're expected to express your thoughts clearly to everyone, so after three years of experience in Cost Management, you'll be able to negotiate on an equal footing with designers.

I think the ability to imagine things that aren't shown in the drawings of my seniors is really amazing. In particular, I have to imagine the provisional plans and construction methods myself, and I feel that this knowledge and thinking ability has been further developed since I joined the Cost Consulting Department.

Cost Management work is generally required for all properties that we design and Construction Supervision. There are a wide variety of project types, from new builds to renovated properties, and generally, one property is handled by about two people. Currently, there are about 20 people in the Cost Consulting Department, including those with multiple roles, but if small properties are also included, one team may be in charge of 10 to 20 cases at the same time.

Of course, not everything is always running, and we know what work is required at each design stage, so I think it's a job that's easy to adjust the schedule. We have a two-person team, so it's reassuring when we need to respond suddenly.

Basically, our job is right up until the start of construction. The most difficult part is investigating the estimated cost presented by the construction company and making the necessary adjustments. The happiest moment is when the client agrees, the construction contract is concluded, and construction begins without any problems. The construction department is in charge of cost management during construction as Construction Supervision, so after taking over, all we have to do is wait for completion while keeping an eye on it. It's fun to see the completed building and see how the parts that we had trouble adjusting the estimates actually fit in.

For large projects, we assign dedicated cost managers to each department, such as architecture, electricity, machinery, and civil engineering, and a cost manager coordinates the internal affairs. TOKYO TORCH　Torch Tower" (Height 385m, total floor space approximately 550,000㎡) from 2017 until construction begins in September 2023, and when construction finally begins I felt like a weight had finally been lifted from my shoulders.

Currently, when someone is hired in our construction department, they first gain experience in on-site Construction Supervision for a few years, and then in the cost consulting department for a few years. After that, they are reassigned to Construction Supervision or Cost Management based on their wishes, aptitude, and work situation. The basic policy is that it is important to first go to the site, see, touch, and feel how a building is constructed. A building construction site is a world that students rarely experience as they are students, so seeing is believing. By knowing the site, you can understand estimates and drawings much faster.

When I touched the rebar on-site, I was surprised at how heavy it was. I think that the knowledge I gained on-site, such as how much rebar one person can carry, whether scaffolding is required for this work or a stepladder will suffice, and what materials the ceiling space in the office is made of, is definitely being put to good use in my current job.

I first experienced the field for three years, and now I'm in my third year in the Cost Consulting Department, but I think it would be good to have a route like "first experience some cost before going to the field." When I jumped into the field as a new graduate, I was surrounded by technical terms and didn't know what to do. When you look at drawings and estimates from end to end in a cost job, you can understand various things such as what items are needed and what materials are available. I think that if I had gone to the field with that knowledge, I might have been able to absorb more knowledge. There are pros and cons to which is better to do first, but it is certainly better to experience both.

Not just for newcomers, but for everyone, seeing the site is important in sharpening your sense for reading estimates and drawings. As the project progresses, you hone your logical thinking and explanation skills, which is necessary for any profession, not just cost managers. I think one of the attractions of this job is that you can acquire not only specialized knowledge about materials and construction methods, but also a wide range of knowledge about construction in general.

コストマネジメントは、クライアントや設計者と想いを共有しながらコストをデザインするのが仕事。プロジェクトマネジメント（PM）やコンストラクションマネジメント（CM）はクライアントに代わって品質や工程、コストなどの管理を行うのが主な仕事です。当社には三菱地所のインハウスの設計事務所だった長い歴史があり、また今も三菱地所グループの建物を多く手掛けているので、クライアントに寄り添うCM/PMといった職能が日本に普及する前から、同じようなスタンスで業務を行ってきたといえます。三菱地所が「公正、透明で信頼を第一とした企業活動」を旨としており、コストではその姿勢が今もしっかりと息づいています。

For example, when I was investigating the estimate submitted by a construction company, I discovered an error in the estimate (something written on the blueprint was not included in the estimate). When I was able to point this out, the construction company thanked me, and I felt glad that I was doing this job.

From the client's point of view, the estimated cost may go up, but it is a reasonable construction cost, and if it is overlooked, it will cause trouble on site. It may affect safety and quality assurance. While working for the client, we try not to lose our neutrality. Without it, we cannot build a relationship of trust with the construction company.
Also, in Japan, there is still a culture of not being forthright about money, so sometimes you can't get people to tell you their true feelings right from the beginning. I try to understand the client's business and imagine how much they can spend on the construction. After that, how do I get the money into the client's pocket while overcoming the challenges? That's the difficult part, but when I gain their trust, I feel that this job is worthwhile.

When deciding on a construction company, we often get estimates from multiple general contractors, so we gather information on actual construction costs. In a sense, we have a grasp of the current state of the construction industry, and can determine the appropriate construction cost based on that information. We believe that it is not about someone winning alone, but about working to ensure that money circulates well in society, which will lead to the next step.