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La Gestión de Proyectos Inmobiliarios

La gestión de proyectos inmobiliarios está relacionada con el desarrollo urbano de las ciudades, su planificación y la respuesta a las necesidades de una comunidad que en algunos casos puede llegar a tener grandes complejidades. En la actualidad existen proyectos inmobiliarios que a su vez pueden estar incluidos en programas o portafolios de proyectos cuyo resultado desde el punto de vista económico, técnico y social es de gran importancia por la incidencia que esto conlleva en el desarrollo de países y regiones alrededor del mundo.

Históricamente esta ha sido una labor muy intensa que ha reflejado los avances que las diferentes civilizaciones han logrado desde el punto de vista cultural, político y social, y que hasta la fecha son referente y caso de estudio.

Entre los tipos de proyectos que podemos identificar se encuentran:

  • Proyectos de Adquisición de inmuebles. Relacionados a inversiones hechas por sociedades, desarrolladoras de inmuebles o fondos de inversión, así como el surgimiento del “crowdfunding” que es una tendencia actual de financiamiento abierto a nivel mundial para la adquisición de inmuebles ya construidos o para desarrollarlos.
  • Proyectos de Construcción. Una obra construida desde su cimientos hasta su puesta en marcha y que es terminado en tiempo, dentro del presupuesto y de acuerdo con las especificaciones definidas. Estas pueden ser grandes estructuras como puentes, presas hidroeléctricas, plantas petroleras, aeropuertos entre otros.
  • Proyectos de Restauración. En los cuales se revive una edificación generalmente en deterioro y que tiene un valor cultural e histórico.
  • Proyectos de Renovación. Desarrollo de actualización, nuevos conceptos en un inmueble de forma parcial o total como parte de su publicidad o atractivo comercial, centros comerciales, franquicias, incluso inmuebles de uso habitacional.
  • Proyectos de Desarrollo Inmobiliario No Constructivo. La mayoría de las veces relacionado a cambio en el uso de suelo. Centros históricos convertidos en teatro, centro de convenciones, o librerías, así como plazas en corredores gastronómicos, galerías de arte e incluso en mercados, o calles en convertidas en paseos peatonales como parte de una planificación urbana integral que beneficia a las comunidades que forman parte de una ciudad.

Algunos datos interesantes que se pueden encontrar en relación a los bienes inmuebles:

  • El sector inmobiliario es el segundo mayor gasto en la cuenta de resultados de la mayoría de las empresas. Así, en la mayoría de las organizaciones, la cartera de bienes raíces es el tercer activo más valioso o caro.
  • De acuerdo a datos que se evidencian en todo el mundo, los edificios consumen el 42% de toda la electricidad – hasta el 50% de los cuales se pierde y son considerados el principal contribuyente a las emisiones globales de CO2. Por lo que los factores de eficiencia y sostenibilidad vienen a formar parte de los conceptos a incluir en el caso de negocio, anteproyecto y proyecto de este rubro.

Por otro lado, es importante saber que un factor importante para el desarrollo de un proyecto inmobiliario es su localización, aquella que le otorgue la mayor rentabilidad, entre los factores de localización a considerar están:

  • Medios y costos de transporte
  • Disponibilidad y costo de mano de obra
  • Cercanía de las fuentes de abastecimiento
  • Factores ambientales
  • Cercanía del mercado
  • Costo y disponibilidad de terrenos
  • Topografía de suelos
  • Estructura impositiva y legal
  • Disponibilidad de agua, energía y otros suministros
  • Comunicaciones
  • Posibilidad de desprenderse de desechos, entre otros.

El Project Management Institute (PMI), además de contar con el PMBOK Guide (Guía de los Fundamentos para la Dirección de Proyectos) que ya está por su 6ta edición publicada este 2017, cuenta con la extensión específicamente para Proyectos de Construcción: Construction Extension to the PMBOK Guide. La 1ra publicación de esta extensión se dió en el 2003 y se ha actualizado para mantener la consistencia con el PMBOK y utilizar de ambos en conjunto (2016), siendo un complemento de la actual y futuras ediciones del PMBOK.

Construction Extension to the PMBOK Guide, describe el conocimiento y prácticas complementarias que son generalmente aceptadas en proyectos de construcción e incluye áreas del conocimiento específicas en esta industria y que no aparecen en la Guía PMBOK, herramienta de gran utilidad para el desarrollo de proyectos inmobiliarios.

De acuerdo con la extensión, los proyectos de construcción simultáneamente deben abordar:

  • Las condiciones del sitio
  • Comunidades
  • Ambiente físico
  • Infraestructura existente
  • El amplio rango de requerimientos de los involucrados.
  • Además de la complejidad, están los equipos multidisciplinarios especialistas y contratistas.
  • A menudo resulta ser un producto único en lugar de una producción en masa.

El Project Manager en los proyectos inmobiliarios debe tener el conocimiento, experiencia y competencia para entender y definir las interrelaciones entre los componentes de la gestión del proyecto. Comprender la evolución de las interdependencias contractuales y humanas en la ejecución, junto con la creación de equipos y la participación de los interesados.

Se espera que el Director de Proyectos sea adaptable y, en algunos casos, posea una amplia base de conocimientos en los avances de la construcción, tecnología y los métodos alternativos de contratación, además de los conceptos de sostenibilidad y eficiencia.

Estos cambios están desplazando a la industria a un enfoque más holístico e integral que amplía aún más las habilidades necesarias para los gerentes de proyectos de desarrollos inmobiliarios, es por ello que surge la necesidad de que el Project Manager se capacite y desarrolle habilidades personales y técnicas que cubran la demanda requerida para estos proyectos.

Tania Guevara Arch, MBA, MPM, GPM-b®, PMP®

Deputy Director for El Salvador, GPM Global

Miembro del Capítulo del Project Management Institute (PMI) de El Salvador


Referencias

Presentación del Modulo Análisis de la Cadena de Valor del Sector Inmobiliario, Roberto Pérez Llanes. https://es.slideshare.net/rperezllanes/analisis-del-sector-inmobiliario

Preparación y Evaluación de Proyectos 5ta edición, Nassir Sapag Chain, Editorial Mc Graw Hill, 2008.

Urban Construction Project Management, Richard Lambeck, Editorial Mc Graw Hill, 2009.

Construction Project Management, J.F. McCarthy, Pareto-Building Improvement, 2010

Construction Extension to the PMBOK® Guide, Project Management Institute, Inc. 2016

P5 Standard, Green Project Management, 2016

https://www.greenprojectmanagement.org/gpm-standards/prism-projects-integrating-sustainable-methods

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