Sinanoba, Eryaman Konut Tiplerine Dayalı, Standart İnşaat Sınıfları Açısından İç Bitirme İmalatları Ve İç Donatı Elemanlarının Konut Maliyetine Etkisi

Abstract

Bu çalışmanın amacı; konut inşaat standardındaki değişimin konut maliyetlerine etkilerinin araştırılmasıdır. Çalışmada, standartları etkilemediği kabul edilen imalatlar sabit kalmak üzere iç bitirme imalattan ve iç donatı elemanlarında belirlenen dört standart sınıflamaya göre standartlaşmanın bina maliyetine etkisinin proje bazında karşılaştırılması, standart değişmelerinin maliyetlere yansıması belirtilmiştir. Bunun yanında bu çalışmada vurgulanan bir başka konu da, standart düşürerek elde edilecek maliyet farkının konutlarda alansal artışı sağlayacak şekilde değerlendirlmesidir. Çalışmada seçilen binalar, daha önceki bir araştırmada analiz edilmiş olup,.Eryaman ve Sinanoba toplu konut bölgelerinde yapılmış olan, plan tipi ve kat sayısı bakımından farklılık gösteren 12 bloktur. Araştırmada, 12 blok için inşaat imalatları ve bu imalatların miktarları belirlidir. Bu değerler 1989 Bayındırlık Bakanlığı Birim Fiyatları ile çarpılarak her blok için 1989 yılına ait inşaat maliyeti hesaplanmıştır. Çalışmada öncelikle, konutların standart grupları belirlenmiştir. Bu belirlemede Maliye Bakanlığı'nca yayınlanan vergi rehberindeki "bina vergilerine esas olacak standart sınıf kapsamından yola çıkılmıştır. Aynı zamanda ülkemizde üretilmekte olan konutların standartları da sınıflamayı belirleyen bir başka etken olmuştur. Konut standartları belirlendikten sonra, standart değişimi etkileyen imalatların tespiti söz konusudur. Bu imalatların genel olarak içi bitirme imalatları olduğu kabulünden yola çıkılarak, çalışma kapsamına iç bitirme imalatları alınmıştır. Bunun yanında iç bitirme imalatlarını tamamlayıcı iç donatı elemanları da çalışmaya eklenmiştir. Piyasa araştırması yolu ile iç bitirme imalattan ve iç donatı elemanlarının dört standart sınıf için belirlenmesi ve iç donatı elemanlarının fiyatlandırılması yapılmıştır. Standartları etkilemediği kabul edilen imalatlar ise iki şekilde fiyatlandırılmıştır. Bayındırlık Bakanlığı Listelerinde olanlar 1993 Bayındırlık Bakanlığı Fiyatları'nın D.İ.E. inşaat maliyet artış oranları kullanılarak Ekim 1993 tarihine getirilmesi ve bu listelerde olmayan imalatların piyasa fiyatlan ile tespit edilmesi şeklindedir. Tüm imalatların fiyatları belirlendikten sonra, standart sınıflara göre her blok için maliyet hesaplamaları yapılmıştır. Bu hesaplamalarda toplam maliyet, toplam inşaat maliyeti ve toplam iç donatı eleman maliyeti ve m2 maliyet belirtilmiştir. Bu arada çalışmada kullanılan fiyatların piyasa ve Bayındırlık Bakanlığı kaynaklı olmasının çalışmadaki maliyet sonuçlarının dengeleri arasındaki etkileri araştınlmıştır. Hesaplamaların sonuçlan maliyet karşılaştırmaları yapılmasında kullanılmıştır. Maliyet karşılaştırmaları, iki değişik maliyet grubu için üç şekilde- yapılmıştır. Maliyet gruplan : 1) toplam maliyet-inşaat maliyeti- iç donatı eleman maliyeti. 2) sabit imalat maliyeti-iç bitirme imalat maliyeti-iç donatı eleman maliyeti olarak kullanılmıştır. Bu gruplar kullanılarak yapılan karşılaştırmalar ise : 1) 1. gruptaki bölümlenme kullanılarak bu maliyetlerin dört standart sınıf için ardışık olması 2) 2. gruptaki bölümlenme kullanılarak maliyetlerin kümülatif olması ve 3) 2. gruptaki bölümlenme kullanılarak maliyetin bölümlere dağılımının gösterilmesi şeklindedir. Maliyetler bu şekilde karşılaştırdıktan sonra, standart düşürmeden doğacak maliyet farkının alansal artışta kullanılması araştınlmıştır. Lüks,1. ve 2. sınıfların m2 maliyetlerinden yola çıkılarak, örneğin lüks inşaat sınıfının 100m2 lik maliyeti ile 1., 2., ve 3. sınıf konut yapıldığı durumlarda alansal artışın hangi mertebelerde olabileceği araştınlmıştır.

As known, housing need is an important problem in Türkiye and in order to solve this problem some legal approaches have been organized. One of them is that The State gives subvention to people who are in need of housing. However, the fact that the area of a dwelling should be maximum 100 sq. m.s., causes that the dwelling, need of people can not be met fully. Therefore, housing need should be taken into consideration both as number of dwelling and as area of the dwelling. Besides that, differentiation is occured in housing standards depending on the user's economic capabilities. Therefore, the term "Housing need" covers the differentiation both in area and standared. in this project a research has been made how for in which housing types and the differentiations in interior finishing and fixture elements effect change the housing costs. The aim of investigating this change is to show that the change in housing standards can cause the ratio of cost/m2 reduce. The cost of the standard categories on the housing construction has been compared. This comparisons contain two groups. First one is total cost, construction cost, interior fixture elements cost. Second one is stable cost, interior finishing cost and interior fixture element cost. Another subject, which has been mentioned in this thesis is increasing the field sizes which were result of the cost difference occured by decreasing the qualifications standard on housing. At the beginning of the study, the most important factor was to find out the dwelling types that could be companed in cost. There was a need for dwelling plans in numbers and their estimations for this reason -x- these required data have been provided from the research work about which the general information is give below. This research work has the title : "Compansious of costs with respect to settlement and building types, factors effecting the costs and data- based housing cost calculation model" and it was undertaken after the contract made in October 1992 between the Head of Moss Housing Board of Primeministry of Türkiye and Faculity of Architecture of İstanbul Technical University. The information in this research covers: plans, sections and deviations showing the architectural characteristics of housing buildings in these settlement, economic and field indicators, building systems and materials used and costs of these buildings. İn the second part of the project for description of the standard categories a searching was made on the standard categories of housing and manifacture effect on these. ( The tax guide declared by The Ministry of Finance adopted to the thesis project) interior finishing manifacture cost became main subject of this project as its effectiveness on housing standard. Besides that, certain interior fixture elements has been mentioned as the second factor effect housing standard. The ones to include to the study were determined. They were some elements showing complementary feature with interior finishing manifacture. The determination of these elements were made by market research. The number of the fixture elements were found from the projects and 25% developer's profit was added to the costs. When manifactured tables of the research were evaluated construction products were devided into two groups : First group contained products on the list of The Ministry of Public Works. Second group contained special product which were not included on the list of The Ministry of Public Work. The second part of this project, the determination prices all products and elements has been done. The prices mentioned in the research were of 1989 that' s way these prices should have been updated. -XI- The products of first group which were mentioned above were determinated by using 1993 unit price of The Ministry of Public Works. The products of second group as been special product, were determinated with taking the price from firms that have used them but only the prices of October, 1993 have been able to taking from these firms. As a result of that the products prices of the first part should have been updated October 1 993. Besides that, taking into, consideration that the Ministry of Public Works declare the prices in March 1993, these prices have been actualized by determining the increase in construction prices between April and October utilizing the Bulletins published by the State Institute for Statistics. For interior finishings of different types of manufacture, the Analiyses of Ministry of Public Works were used. Before calculation of the costs, takes for each housing block were prepared showing the amount of manufactures of standard categories, fixture elements and unit prices. Manufacture part of these table contained all manufacture part of the categories, in the calculations total cost was written to the related categories which manufacture belonged, other ways unrelated categories was filled with "0". Amount of stable manufacture, and its price were the same in all categories, in tables, total areas of the dwellings, construction costs, costs (per sq.m) of fixture elements, for each standard category, (in chapter three) Amount of the interior fixture elements were determinated by counting them in the related project. After calculating the costs for standard categories in all blocks, comparisons of costs were made first within each settlement, them between the three settlements. Comparisons between the three settlements were made in three ways with respect to : The comparison cost has been made in throe different types : 1) Comparison of the sequencial of cost groups in all categories. 2) The cumulative comparison of them, 3) The percentage rate comparison of them -xn- The comparisons cost have been made, bettween two manufacture groups. First comparison has been made in total cost, construction cost, interior fixture element cost. Second and third comparisons have been made in stable manufacture cost, interior finishing and interior fixture elements cost of four standard categories in block base. Finding out the cost/m2 in the dwelling with rengect to four seperate standard categories, gives the possibility for determining: a) how much the change in standard effect the cost b) how much the cost of the dwelling change by changing only the standard of interior finishing and fixture elements. The values which calculated in the previous chapters have been compared in chapter 4. According to the standard categories the costs on the block level which were calculated as a total cost, construction costs, interior finishing cost, interior fixture elements cost and stable cost have been appraised for the residence Eryaman and Sinanoba. After that how the differences occured by using distinct cost sources on these comparions would effect on the results were investigated, in the same chapter the prices which were declared by the Ministry of Public Works were increased and reduced 20% rate and its effectiveness on the results was evaluated. As a result, comparions between the qualification standards and alternative field size were examined carefully and in which rate the reduction on the qualification standard made field size increase was explained. if the gain obtained from the decrease in standard is used for increasing the area of the dwellings of larger areas for the same costs. Altough the dwelling standard is as important as the area, the priority given to any of them depends upon the houshold size and economic situation of the user. Therefore, to limit the dwelling that would be produced utilizing the mass housing subventions with 100 sq. m.s., is useless for the group who would meet their need for larger dwellings with the same cost.